2369 Talmadge Rd #17 · Lovejoy, GA 30228

$36,000

None bd · None ba · — sqft · SingleFamily · 65 Days on market

Built 2000

---

Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.1/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turnkey Cash-Flowing Investment, Hampton, GA. Investor opportunity you don't want to miss. This well-maintained 2BR/1BA mobile home is already producing income with a reliable tenant in place, paying $1,150/month with a strong payment history. Lot rent is $575/month, leaving immediate positive cash flow from day one. No repairs needed. Property has been well cared for, making this a true low-maintenance, plug-and-play addition to your portfolio. Located in a quiet, established community in Hampton, GA, with convenient access to shopping, dining, and major roadways. At $42,999, this is an affordable entry point for both new and seasoned investors looking for consistent returns. Serious inquiries only. Call today

Key facts

• Built 2000
• Listed 65 days

Tags

• WELL-MAINTAINED MOBILE HOME
• LOW-MAINTENANCE ADDITION
• QUIET ESTABLISHED COMMUNITY
• CONVENIENT ACCESS TO SHOPPING
• CONVENIENT ACCESS TO DINING

🏷️ Possibly a rental listed for sale. The $36,000 price doesn't fit this home's estimated sale value (~$305,313) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a single-family listed at $36k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $36k).
• Recommended offer: $34k (6.0% below list) — sets the bar for market timing.
• Cap rate 46.5% vs local median 4.4% in Lovejoy — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 62/100 on livability (#317 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, schools F, amenities F.
• Clayton County (suburban): math 11% / reading 20% proficiency, ranked #155 of 174 in GA (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.2%/yr); 547 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $249 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Clayton County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.2% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $7k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $33,840 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 5.12% ✓
• Cap rate: 46.50%
• Cash-on-cash: 143.60%
• DSCR: 7.39
• GRM: 1.6

CMA / ARV

• ARV (median comp): $305,313
• List price: $36,000
• Delta: -88.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2326 Walker Dr #10	0.20mi	4/2.5	1,883	1mo	$299,990	$159	77
11967 Brightside Pkwy Lot 83	0.25mi	4/2.5	2,000	0mo	$233,600	$117	76
12150 Conrad Cir	0.29mi	5/3.0	2,361	1mo	$346,000	$147	73
11899 Conrad Cir	0.36mi	4/2.5	—	1mo	$280,000	—	70
11909 Lovejoy Crossing Blvd	0.41mi	3/2.5	1,794	1mo	$270,000	$151	68
2611 Lovejoy Crossing Dr	0.45mi	5/3.0	2,480	1mo	$309,000	$125	66
11953 Aukerman Way	0.46mi	3/2.5	—	1mo	$321,200	—	66
11964 Aukerman Way	0.49mi	5/3.0	2,360	0mo	$354,100	$150	64
2981 Cleburne Ter	0.50mi	3/2.5	—	1mo	$271,000	—	63
11777 Lovejoy Crossing Blvd	0.55mi	3/2.5	1,608	0mo	$249,900	$155	62
10834 Wheeler Trce	0.55mi	4/2.5	2,076	1mo	$278,000	$134	61
11922 Lovejoy Crossing Way	0.66mi	3/2.5	—	1mo	$265,000	—	56

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.2% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.90×
• Total profit: $69,551
• Equity at exit: $5,368

10-year hold

• IRR: —
• Equity multiple: 16.24×
• Total profit: $153,664
• Equity at exit: $3,113

Cash invested: $10,080 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Georgia: 90 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

Magistrate court evictions in 10-30 days; no rent control; preempted; few tenant protections.

Methodology + full state rankings →

ZIP-level market 30228

• Home prices YoY: -24.3%
• Rents YoY: 2.2%
• Active inventory: 547
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $1,842 high
• Mortgage (P&I): −$189
• Tax est. 1.5%: −$45 /mo · $540/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $1,206

Break-even live

Break-even rent $315

Max offer price $36,000

Occupancy floor 30%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $9,000
• Closing costs: $1,080
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10938 Wheeler Trce Lovejoy, GA	3.0	3.0	1692	$1,879	$1.11	43d	1	0.33mi
11560 Winston Dr Lovejoy, GA	3.0	3.0	1710	$2,710	$1.58	43d	1	0.43mi
11942 Fuller St Lovejoy, GA	3.0	2.5	1421	$1,639	$1.15	43d	1	0.48mi
11940 Fuller St Lovejoy, GA	3.0	2.5	1421	$1,699	$1.20	43d	1	0.48mi
11722 Chatham Dr Hampton, GA	3.0	2.5	1600	$2,300	$1.44	24d	1	0.52mi
11877 Fuller St Lovejoy, GA	3.0	2.5	1386	$1,609	$1.16	24d	1	0.53mi
11649 Mendenhall Ct Hampton, GA	3.0	2.5	1568	$2,300	$1.47	20d	1	0.53mi
2257 Sugarleaf Trl Lovejoy, GA	3.0	2.0	1624	$1,775	$1.09	43d	1	0.57mi
11523 Vinea Ln Lovejoy, GA	3.0	2.0	1557	$1,850	$1.19	43d	1	0.59mi
12227 Tara Blvd Lovejoy, GA	1.0–3.0	1.0–2.0	1179	$1,656	$1.40	1d	13	0.61mi
2056 Registry Pl Lovejoy, GA	3.0	2.0	1488	$1,825	$1.23	43d	1	0.63mi
11866 Registry Blvd Unit 1 Hampton, GA	3.0	2.0	1488	$1,650	$1.11	24d	1	0.66mi
2411 Brianna Dr Lovejoy, GA	3.0	2.0	1432	$1,826	$1.28	2d	1	0.67mi
2481 Brianna Dr Unit 1 Hampton, GA	3.0	2.5	—	$1,500	—	43d	1	0.69mi
30 Winston Way Hampton, GA	3.0	2.0	924	$1,400	$1.52	43d	1	0.71mi
2482 Brianna Dr Lovejoy, GA	3.0	2.5	—	$1,825	—	2d	1	0.72mi
11352 Michelle Way Lovejoy, GA	3.0	2.5	1440	$1,485	$1.03	12d	1	0.72mi
2367 Brianna Dr Lovejoy, GA	3.0	2.5	1440	$1,695	$1.18	43d	1	0.72mi
2361 Brianna Dr Lovejoy, GA	3.0	2.5	1384	$1,525	$1.10	21d	1	0.73mi
2355 Brianna Dr Lovejoy, GA	3.0	2.5	1876	$1,476	$0.79	12d	1	0.74mi
11531 Kimberly Way Lovejoy, GA	3.0	2.5	1579	$2,200	$1.39	4d	1	0.75mi
11522 Kimberly Way Lovejoy, GA	3.0	2.5	1700	$2,200	$1.29	4d	1	0.75mi
11540 Alicias Ct Lovejoy, GA	3.0	2.5	1876	$1,711	$0.91	5d	1	0.76mi
2306 Nicole Dr Lovejoy, GA	3.0	2.5	1324	$1,800	$1.36	43d	1	0.76mi
2251 Nicole Dr #119 Hampton, GA	3.0	2.5	1324	$1,700	$1.28	24d	1	0.80mi
1906 Dalton Way Lovejoy, GA	3.0	3.0	2228	$2,100	$0.94	43d	1	0.96mi
1992 Lovejoy Rd Lovejoy, GA	1.0–3.0	1.0–2.0	1085	$1,542	$1.42	1d	25	1.00mi
11664 Flemming Ct Lovejoy, GA	3.0	2.5	2025	$2,060	$1.02	5d	1	1.08mi
2019 Grove Way Lovejoy, GA	3.0	2.5	1524	$1,395	$0.92	43d	1	1.12mi
11517 Haleigh St Lovejoy, GA	3.0	3.0	2228	$2,000	$0.90	43d	1	1.15mi
1902 Grove Way Lovejoy, GA	3.0	2.5	1592	$1,555	$0.98	3d	1	1.15mi
11441 Ashefield Ln Lovejoy, GA	3.0	2.5	—	$1,950	—	43d	1	1.16mi
1863 Grove Way Lovejoy, GA	3.0	2.5	1592	$1,660	$1.04	24d	1	1.17mi
10997 Big Sky Dr Lovejoy, GA	2.0	1.0	1110	$1,250	$1.13	5d	1	1.23mi
1781 Fielding Way Lovejoy, GA	3.0	2.5	1370	$1,545	$1.13	43d	1	1.25mi
11248 James Madison Dr Hampton, GA	3.0	2.5	1986	$1,980	$1.00	11d	1	1.33mi
11236 James Madison Dr Hampton, GA	3.0	2.5	1518	$1,870	$1.23	43d	1	1.34mi
2762 Hunters Ct Hampton, GA	3.0	2.5	1702	$1,870	$1.10	20d	1	1.35mi

Listing history 10 events

1. 2026-05-31
   days on market $36,000 Active 65 DOM
2. 2026-04-28
   price $36,000 721-char remark

   Show marketing remark (721 chars)

   Turnkey Cash-Flowing Investment, Hampton, GA. Investor opportunity you don't want to miss. This well-maintained 2BR/1BA mobile home is already producing income with a reliable tenant in place, paying $1,150/month with a strong payment history. Lot rent is $575/month, leaving immediate positive cash flow from day one. No repairs needed. Property has been well cared for, making this a true low-maintenance, plug-and-play addition to your portfolio. Located in a quiet, established community in Hampton, GA, with convenient access to shopping, dining, and major roadways. At $42,999, this is an affordable entry point for both new and seasoned investors looking for consistent returns. Serious inquiries only. Call today

3. 2026-03-27
   listed $42,999 New 721-char remark

   Show marketing remark (721 chars)

   Turnkey Cash-Flowing Investment, Hampton, GA. Investor opportunity you don't want to miss. This well-maintained 2BR/1BA mobile home is already producing income with a reliable tenant in place, paying $1,150/month with a strong payment history. Lot rent is $575/month, leaving immediate positive cash flow from day one. No repairs needed. Property has been well cared for, making this a true low-maintenance, plug-and-play addition to your portfolio. Located in a quiet, established community in Hampton, GA, with convenient access to shopping, dining, and major roadways. At $42,999, this is an affordable entry point for both new and seasoned investors looking for consistent returns. Serious inquiries only. Call today

4. 2025-12-31
   historical
5. 2025-10-21
   price $55,000
6. 2025-09-19
   listed $65,000 New
7. 2024-09-21
   historical $1,100
8. 2024-09-13
   listed $1,100
9. 2024-09-06
   historical $1,125
10. 2024-07-09
    listed $1,125

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,102
• − Mortgage interest: −$2,017
• − Property taxes: −$540
• − Insurance: −$180
• − Repairs & maintenance: −$1,768
• − Management: −$1,768
• − Depreciation: −$1,047
• Taxable income: $14,782
• Est. tax owed @ 24.0%: −$3,548
• After-tax cash flow: $10,927/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Clayton County
• NCES district ID: 1301230
• Math proficiency: 11% ▼ -13.00%
• Reading proficiency: 20% ▼ -9.00%
• Median HH income: $42,266
• Composite: 13.41/100
• National rank: #9527
• State rank: #155 of 174 in GA

Livability — Lovejoy

• Score: 62/100
• State rank: #317
• US rank: #17071

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment C- Housing A+ Health & safety F User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lovejoy, GA
• County: Henry County · 316,359 people
• City population: 606
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 52,402
• Household income: $82,619
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 1285.0

Population outlook (Clayton County) Hauer SSP2

• Today (2025): 310,777 people
• By 2030: 329,762 · +6.1%
• By 2040: 368,052 · +18.4%
• By 2050: 401,196 · +29.1%
• By 2075: 472,488 · +52.0%
• By 2100: 500,446 · +61.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (63%)
• Race & ethnicity: Black 63% White 23% Hispanic / Latino 8% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Hispanic 4% Lithuanian 1% Italian 1%
• Foreign-born: 9% · Canada, Vietnam, Jamaica
• Languages at home: 89% English-only · Spanish 6% French/Haitian/Cajun 2% Vietnamese 1%

Political lean MEDSL · Clayton

• 2024 margin: Solid D (+69.2) · D 84.3% · R 15.1%
• 2008→2024 swing: +2.8pp toward D · 2008: 66.4pp · 2024: 69.2pp
• All cycles: 2024: D+69.2 2020: D+70.9 2016: D+71.9 2012: D+70.1 2008: D+66.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -71.11%
• Current HPI: 222.0357
• Rent YoY: ▲ 2.20%
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

Industry mix (Fortune 500 HQ in GA)

Industry	F500 HQs	Revenue
▸Paper / Packaging	2	$29B
▸Retail	1	$160B
▸Transportation / Logistics	1	$91B
▸Airlines	1	$62B
▸Consumer Goods	1	$47B
▸Utilities	1	$25B

Price history

+3100.0% since first listed

9 events — show timeline

• 2026-04-28 Price Changed $36,000 GAMLS
• 2026-03-27 Listed $42,999 GAMLS
• 2025-12-31 Listing Removed — GAMLS
• 2025-10-21 Price Changed $55,000 GAMLS
• 2025-09-19 Listed $65,000 GAMLS
• 2024-09-21 Rental Removed $1,100 GAMLS
• 2024-09-13 Listed for Rent $1,100 GAMLS
• 2024-09-06 Rental Removed $1,125 GAMLS
• 2024-07-09 Listed for Rent $1,125 GAMLS