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625 Allen St #12 🏷️ Likely Rental
B- Composite 66.04
Why this score? — see what drove the B- 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 +30.0/30.0
  • 1% rule +10.0/10.0
  • DSCR +10.0/10.0
  • ARV discount +7.5/15.0
  • Condition / age +4.0/5.0
  • Livability +2.9/5.0
  • Appreciation +2.5/10.0
  • Rent growth +2.5/5.0
  • Schools +2.4/10.0
  • Manufactured-home adj. -5.7

$38,000

625 Allen St #12 · Swainsboro, GA 30401
2 bd · 1.0 ba · 770 sqft · Manufactured · 77 Days on market
Manufactured home Built 1981 Good condition $49/sqft · 55% below area ↓ 31% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

Looking for a low-maintenance rental with immediate income? This 2-bedroom, 1-bath mobile home in Swainsboro's Southern Oaks manufactured housing community checks the boxes. Currently rented at 800/month, this unit offers steady cash flow from day one. Major capital expenses have already been handled, including a brand new roof, new HVAC system, and updated linoleum flooring throughout, giving you peace of mind and reducing upfront costs. The AC unit is serviced annually, helping maintain efficiency and extend its lifespan. With a low lot fee and strong rental demand in the area, this is a great option for investors looking for a simple, cash-flowing asset. Listing is for the mobile home only (no land).

Key facts

  • Strong rental demand
  • Low lot fee
  • New roof

Tags

NEW ROOFNEW HVAC SYSTEMUPDATED LINOLEUM FLOORINGLOW LOT FEESTRONG RENTAL DEMAND

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…
🏷️ Possibly a rental listed for sale. The $38,000 price doesn't fit this home's estimated sale value (~$84,633) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

  • This is a 2-bed/1.0-bath manufactured listed at $38k. Condition is rated good.

Deal economics

  • At list price, monthly cash flow is $239 ($3k/yr) — positive.
  • The deal already cash-flows at list — no discount required.
  • Meets the 1% rule at list price ($635 rent vs $38k).
  • Recommended offer: $36k (6.0% below list) — sets the bar for market timing.
  • Cap rate 13.8% vs local median 4.9% in Swainsboro — 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 58/100 on livability (#450 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, amenities F, commute F.
  • Emanuel County (town): math 27% / reading 30% proficiency, ranked #110 of 174 in GA (top 63%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
  • Zoned schools: Swainsboro Primary School (883 students, 98% FRL); Swainsboro Middle School (math 16% / reading 28%, grade F, #333 of 470 statewide, top 72%, 647 students, 98% FRL); Swainsboro High School (math 21% / reading 22%, grade F, #218 of 424 statewide, top 53%, 810 students, 98% FRL) — zoned schools average 98% FRL vs 71% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
  • Market conditions: 104 active listings in the ZIP; 76 units permitted in Emanuel County in 2024 (0 in 5+ unit buildings).
  • This rent is only 15% of the median local income ($51k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

  • Local home prices are declining (-3.0%/yr); year-one equity from $263 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
  • Emanuel County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
  • At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

  • It's been on market 77 days — a 6% lower offer ($36k) is reasonable based on typical stale-listing flexibility.
  • 5 sale attempts; 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: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer $35,720 (6.0% below list)

Questions for the listing agent

  1. It's been on market 77 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
  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
1.67% ✓
Cap rate
13.84%
Cash-on-cash
26.96%
DSCR
2.20
GRM
5.0

CMA / ARV

ARV (median comp)
$84,633
List price
$38,000
Delta
-55.10%
Verdict
UNDERPRICED
Comps
5 within 1.0 mi
Show comp detail 10 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
572 Rentz St 0.15mi 2/1.0 864 (+12%) 5mo $42,750 $49 69
313 Modoc Rd 0.23mi 3/1.0 (+1) 986 (+28%) 3mo $120,000 $122 56
173 Advantage Ln 1.38mi 1/1.0 (-1) 784 (+2%) 8mo $127,500 $163 51
311 Modoc Rd 0.24mi 3/1.0 (+1) 986 (+28%) 12mo $135,000 $137 49
110 Grady St 0.35mi 2/1.0 864 (+12%) 55mo $27,500 $32 43
221 Grady St 0.26mi 3/1.0 (+1) 1,000 (+30%) 48mo $79,900 $80 38
2117 Highway 56 1.60mi 1/1.0 (-1) 832 (+8%) 57mo $25,500 $31 27
109 Happiness Dr 1.49mi 2/1.0 986 (+28%) 37mo $93,000 $94 20
320 Pratt Ave 1.70mi 3/1.0 (+1) 910 (+18%) 27mo $130,000 $143 15
0 Abundance St 1.72mi 1/1.0 (-1) 1,000 (+30%) 57mo $11,500 $12 15

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 · 3.0% rent growth · sell at horizon

5-year hold
IRR
20.9%
Equity multiple
1.85×
Total profit
$9,079
Equity at exit
$5,666
10-year hold
IRR
29.1%
Equity multiple
3.59×
Total profit
$27,551
Equity at exit
$3,286

Cash invested: $10,640 (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 →

Active competition Active MLS

For sale now
2 active
Median asking
$53,000 ($61/sqft)
Median days on market
77 d
This list price
lowest-priced of the active set
ARV vs active asking
+80.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30401

Home prices YoY
-11.8%
Active inventory
104
Price-to-rent
5.0×

Monthly cashflow live

Estimated rent
$635 medium interval (Pro) →
Mortgage (P&I)
−$199
Tax est. 1.5%
−$48 /mo · $570/yr
Insurance
−$16
HOA
−$0
Lot rent leased land?
−$0
Vacancy / Maint / Mgmt
−$133
Net cashflow
$239

Break-even live

Break-even rent $332
Max offer price $38,000
Occupancy floor 57%

Sensitivity live

Price -10% $265 -5% $252 +0% $239 +5% $226 +10% $213
Rent -10% $189 -5% $214 +0% $239 +5% $264 +10% $289
Rate -1.0pp $258 -0.5pp $249 base $239 +0.5pp $229 +1.0pp $219

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
$9,500
Closing costs
$1,140
Reserves months
—
Total cash needed
—

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Short-term bridge; refi at stabilization.

Property features AI

Finance

HOA & community
Land is leased

Exterior

Parking
Unpaved parking (other)
Utilities
Shared well waterPublic sewer
Home design
Manufactured homeSingle-story
Construction
Vinyl sidingComposition roofFoundation: see remarksBuilt as a manufactured home
Exterior features
No patio or porchLot features: see remarks

Interior

Kitchen
Eat-in kitchen
Bedrooms
Total of 4 rooms (includes living areas and bedrooms)
Flooring
VinylOther (see remarks)
Bathrooms
1 full bathroom
Heating & cooling
Central airCeiling fan(s)
Interior features
Built-in featuresEat-in kitchenOther (see remarks)
Laundry & utility
Washer hookup

Listing history 50 events

  1. 2026-07-27
    days on market $38,000 Active 77 DOM
  2. 2026-07-25
    days on market $38,000 Active 75 DOM
  3. 2026-07-24
    days on market $38,000 Active 74 DOM
  4. 2026-07-23
    days on market $38,000 Active 73 DOM
  5. 2026-07-22
    days on market $38,000 Active 72 DOM
  6. 2026-07-21
    days on market $38,000 Active 71 DOM
  7. 2026-07-18
    days on market $38,000 Active 68 DOM
  8. 2026-07-16
    days on market $38,000 Active 66 DOM
  9. 2026-07-15
    days on market $38,000 Active 65 DOM
  10. 2026-07-14
    days on market $38,000 Active 64 DOM
  11. 2026-07-13
    days on market $38,000 Active 63 DOM
  12. 2026-07-12
    days on market $38,000 Active 62 DOM
  13. 2026-07-12
    days on market $38,000 Active 61 DOM
  14. 2026-07-11
    days on market $38,000 Active 60 DOM
  15. 2026-07-09
    days on market $38,000 Active 59 DOM
  16. 2026-07-09
    days on market $38,000 Active 58 DOM
  17. 2026-07-07
    days on market $38,000 Active 57 DOM
  18. 2026-07-06
    days on market $38,000 Active 56 DOM
  19. 2026-07-05
    days on market $38,000 Active 55 DOM
  20. 2026-07-04
    days on market $38,000 Active 54 DOM
  21. 2026-07-03
    days on market $38,000 Active 53 DOM
  22. 2026-07-02
    days on market $38,000 Active 52 DOM
  23. 2026-07-01
    days on market $38,000 Active 51 DOM
  24. 2026-06-30
    days on market $38,000 Active 50 DOM
  25. 2026-06-29
    days on market $38,000 Active 49 DOM
  26. 2026-06-28
    days on market $38,000 Active 48 DOM
  27. 2026-06-27
    days on market $38,000 Active 47 DOM
  28. 2026-06-26
    days on market $38,000 Active 45 DOM
  29. 2026-06-22
    days on market $38,000 Active 42 DOM
  30. 2026-06-21
    days on market $38,000 Active 41 DOM
  31. 2026-06-19
    days on market $38,000 Active 39 DOM
  32. 2026-06-18
    days on market $38,000 Active 38 DOM
  33. 2026-06-17
    days on market $38,000 Active 37 DOM
  34. 2026-06-16
    days on market $38,000 Active 36 DOM
  35. 2026-06-15
    days on market $38,000 Active 35 DOM
  36. 2026-06-14
    days on market $38,000 Active 33 DOM
  37. 2026-06-12
    days on market $38,000 Active 32 DOM
  38. 2026-06-09
    days on market $38,000 Active 29 DOM
  39. 2026-06-09
    days on marketlisting id $38,000 Active 28 DOM
  40. 2026-06-08
    days on market $38,000 Active 75 DOM
  41. 2026-06-07
    days on market $38,000 Active 74 DOM
  42. 2026-06-04
    days on market $38,000 Active 70 DOM
  43. 2026-06-02
    days on market $38,000 Active 69 DOM
  44. 2026-06-01
    days on market $38,000 Active 68 DOM
  45. 2026-05-31
    days on market $38,000 Active 67 DOM
  46. 2026-05-31
    days on market $38,000 Active 66 DOM
  47. 2026-05-11
    historical
  48. 2026-05-04
    price $38,000
    Show marketing remark (712 chars)

    Looking for a low-maintenance rental with immediate income? This 2-bedroom, 1-bath mobile home in Swainsboro's Southern Oaks manufactured housing community checks the boxes. Currently rented at 800/month, this unit offers steady cash flow from day one. Major capital expenses have already been handled, including a brand new roof, new HVAC system, and updated linoleum flooring throughout, giving you peace of mind and reducing upfront costs. The AC unit is serviced annually, helping maintain efficiency and extend its lifespan. With a low lot fee and strong rental demand in the area, this is a great option for investors looking for a simple, cash-flowing asset. Listing is for the mobile home only (no land).

  49. 2026-05-04
    price $38,000 712-char remark
    Show marketing remark (712 chars)

    Looking for a low-maintenance rental with immediate income? This 2-bedroom, 1-bath mobile home in Swainsboro's Southern Oaks manufactured housing community checks the boxes. Currently rented at 800/month, this unit offers steady cash flow from day one. Major capital expenses have already been handled, including a brand new roof, new HVAC system, and updated linoleum flooring throughout, giving you peace of mind and reducing upfront costs. The AC unit is serviced annually, helping maintain efficiency and extend its lifespan. With a low lot fee and strong rental demand in the area, this is a great option for investors looking for a simple, cash-flowing asset. Listing is for the mobile home only (no land).

  50. 2026-03-24
    listed $45,000 Active

ⓘ 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 4/10 Moderate
  • 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
  • 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
  • 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Nearby sold comps map

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Walkable amenities ~0.75 mi

Loading nearby amenities…

Taxation est. · year 1

Rental income
$7,620
− Mortgage interest
−$2,129
− Property taxes
−$570
− Insurance
−$190
− Repairs & maintenance
−$610
− Management
−$610
− Depreciation
−$1,105
Taxable income
$2,407
combined federal + state — saved on this device
Est. tax owed @ 24.0%
−$578
After-tax cash flow
$2,291/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.

Condition & rehab AI · 10 photos

Good 80/100 Cosmetic rehab Est. rehab $3,850–$11,550 screening

This 2-bedroom, 1-bath mobile home in Swainsboro's Southern Oaks manufactured housing community is in good condition with recent updates, including a new roof and HVAC system. It offers steady cash flow and is ready for immediate rental.

Value-add opportunities

  • Both Painting exterior siding — Enhances curb appeal and value ↑
  • Both Landscaping — Improves curb appeal and rental appeal ↑
  • Both New window treatments — Enhances curb appeal and rental appeal ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 24/100

Zoned Schools

Elementary Swainsboro Elementary School F GA #673/1,228 Nat'l #28,175/41,679 Middle Swainsboro Middle School F GA #333/470 Nat'l #11,208/14,009 High Swainsboro High School F GA #218/424 Nat'l #13,899/17,239

Schools (NCES district)

District
Emanuel County
NCES district ID
1302040
Math proficiency
27% ▼ -4.00%
Reading proficiency
30% ▬ 0.00%
Median HH income
$31,771
Composite
23.21/100
National rank
#7941
State rank
#110 of 174 in GA
D Composite livability gradescore 58/100

Livability — Swainsboro

Score
58/100
State rank
#450
US rank
#21414

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

Census place
Swainsboro, GA
County
Emanuel · 22,093 people
City population
14,232
Population (ZIP)
14,232
Household income
$50,935
Rent vs Own
44.1% rent · 55.9% own
Severe rent burden
4% of renters

Population outlook (Emanuel County) Hauer SSP2

Today (2025)
22,093 people
By 2030
21,595 · -2.3%
By 2040
20,343 · -7.9%
By 2050
18,759 · -15.1%
By 2075
14,327 · -35.2%
By 2100
8,496 · -61.5%

Race, ethnicity, and origin ACS 2023

Neighborhood character
Diverse neighborhood (Simpson 0.60)
Race & ethnicity
White 50% Black 39% Hispanic / Latino 7% Two or more races 5% Asian 1%
Hispanic origin (detail)
Mexican 6%
Common ancestry
Italian 3% Slovak 1%
Foreign-born
4% · Canada
Languages at home
93% English-only · Spanish 6% Other Indo-European 1%

Political lean MEDSL · Emanuel

2024 margin
Solid R (+44.1) · D 27.8% · R 71.9%
2008→2024 swing
-19.4pp toward R · 2008: -24.8pp · 2024: -44.1pp
All cycles
2024: R+44.1 2020: R+38.6 2016: R+37.0 2012: R+26.9 2008: R+24.8

Not yet ingested

Civics
—

Price history

-30.9% since first listed
10 events — show timeline
  • 2026-05-11 Listing Removed — Hive MLS
  • 2026-05-04 Price Changed $38,000 Hive MLS
  • 2026-05-04 Price Changed $38,000 GAMLS
  • 2026-03-24 Listed $45,000 Hive MLS
  • 2026-03-24 Listed $38,000 Hive MLS
  • 2026-03-20 Listed $45,000 GAMLS
  • 2025-07-30 Listing Removed — Hive MLS
  • 2025-07-30 Listing Removed — Hive MLS
  • 2025-05-19 Listed $55,000 Hive MLS
  • 2025-05-19 Listed $55,000 Hive MLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…