625 Allen St #12 · Swainsboro, GA 30401

$38,000

2 bd · 1.0 ba · 770 sqft · Manufactured · 39 Days on market

Built 1981 Good condition $49/sqft · 55% below area ↓ 31% since listing

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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
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

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 ROOF
• NEW HVAC SYSTEM
• UPDATED LINOLEUM FLOORING
• LOW LOT FEE
• STRONG RENTAL DEMAND

Property features AI

Finance

• HOA & community: Land is leased

Exterior

• Parking: Unpaved parking (other)
• Utilities: Shared well water; Public sewer
• Home design: Manufactured home; Single-story
• Construction: Vinyl siding; Composition roof; Foundation: see remarks; Built as a manufactured home
• Exterior features: No patio or porch; Lot features: see remarks

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Total of 4 rooms (includes living areas and bedrooms)
• Flooring: Vinyl; Other (see remarks)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Ceiling fan(s)
• Interior features: Built-in features; Eat-in kitchen; Other (see remarks)
• Laundry & utility: Washer hookup

🏷️ 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 $401 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($841 rent vs $38k).
• Recommended offer: $37k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.0% vs local median 5.2% 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+, schools F, amenities 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.
• Market conditions: 81 active listings in the ZIP; 76 units permitted in Emanuel County in 2024 (0 in 5+ unit buildings).

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 ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($37k) 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 $36,860 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.21% ✓
• Cap rate: 18.97%
• Cash-on-cash: 45.27%
• DSCR: 3.01
• GRM: 3.8

CMA / ARV

• ARV (median comp): $84,633
• List price: $38,000
• Delta: -55.10%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 42.4%
• Equity multiple: 2.83×
• Total profit: $19,423
• Equity at exit: $5,666

10-year hold

• IRR: 48.5%
• Equity multiple: 5.69×
• Total profit: $49,887
• 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 →

ZIP-level market 30401

• Home prices YoY: -11.8%
• Active inventory: 81
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $841 medium
• Mortgage (P&I): −$199
• Tax est. 1.5%: −$48 /mo · $570/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $401

Break-even live

Break-even rent $332

Max offer price $38,000

Occupancy floor 47%

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: —

Listing history 26 events

1. 2026-06-19
   days on market $38,000 Active 39 DOM
2. 2026-06-18
   days on market $38,000 Active 38 DOM
3. 2026-06-17
   days on market $38,000 Active 37 DOM
4. 2026-06-16
   days on market $38,000 Active 36 DOM
5. 2026-06-15
   days on market $38,000 Active 35 DOM
6. 2026-06-14
   days on market $38,000 Active 33 DOM
7. 2026-06-12
   days on market $38,000 Active 32 DOM
8. 2026-06-09
   days on market $38,000 Active 29 DOM
9. 2026-06-09
   days on marketlisting id $38,000 Active 28 DOM
10. 2026-06-08
    days on market $38,000 Active 75 DOM
11. 2026-06-07
    days on market $38,000 Active 74 DOM
12. 2026-06-04
    days on market $38,000 Active 70 DOM
13. 2026-06-02
    days on market $38,000 Active 69 DOM
14. 2026-06-01
    days on market $38,000 Active 68 DOM
15. 2026-05-31
    days on market $38,000 Active 67 DOM
16. 2026-05-31
    days on market $38,000 Active 66 DOM
17. 2026-05-11
    historical
18. 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).

19. 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).

20. 2026-03-24
    listed $45,000 Active
21. 2026-03-24
    listed $38,000 Active
22. 2026-03-20
    listed $45,000 New 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).

23. 2025-07-30
    historical
24. 2025-07-30
    historical
25. 2025-05-19
    listed $55,000
26. 2025-05-19
    listed $55,000

ⓘ 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

Taxation est. · year 1

• Rental income: $10,087
• − Mortgage interest: −$2,129
• − Property taxes: −$570
• − Insurance: −$190
• − Repairs & maintenance: −$807
• − Management: −$807
• − Depreciation: −$1,105
• Taxable income: $4,479
• Est. tax owed @ 24.0%: −$1,075
• After-tax cash flow: $3,742/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

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

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

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
• City population: 14,232
• Population (ZIP): 14,232

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: —

Market trends

• HPI YoY: ▼ -27.97%
• Current HPI: 209.5498
• Rent YoY: —
• Metro: —
• 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

-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