213 Highway 3 N · Lovejoy, GA 30228

$94,000

3 bd · 2.0 ba · 924 sqft · Manufactured public records · 32 Days on market

Built 2007 1.00 ac lot $102/sqft · 35% below area Est $145k · 35% under ↓ 21% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.1/5.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

More Pictures Coming Soon Looking for space, privacy, and potential without breaking the bank? This 3-bedroom, 2-bath manufactured home sits on a full acre with a fenced-in yard-perfect for pets, kids, or simply enjoying your own piece of land. Step inside to a functional layout with plenty of room to make it your own. Whether you're an investor, first-time buyer, or someone looking to add modern touches and build equity, this home is full of opportunity. Outside, you'll love the open space-ideal for entertaining, gardening, or just relaxing with no close neighbors in sight. All of this for under $120,000-hard to find at this price point! Highlights: 3 Bedrooms | 2 Bathrooms Manufactured home on 1 acre Fully fenced yard Great value-add opportunity Perfect for investors or owner-occupants Don't miss your chance to turn this into something special-schedule your showing today!

Key facts

• 1 acre lot
• Garage
• Built 2007

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $94k.

Deal economics

• At list price, monthly cash flow is $681 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $94k).
• Recommended offer: $91k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.0% 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.
• Henry County (rural): math 24% / reading 33% proficiency, ranked #89 of 174 in GA (top 51%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+2.2%/yr); 560 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,989 units permitted in Henry County in 2024 (92 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $650 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Henry 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 $26k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($91k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $91,180 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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. 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.
5. 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.
6. 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: 1.86% ✓
• Cap rate: 14.99%
• Cash-on-cash: 31.04%
• DSCR: 2.38
• GRM: 4.5

CMA / ARV

• ARV (median comp): $145,019
• List price: $94,000
• Delta: -35.18%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 24.9%
• Equity multiple: 2.02×
• Total profit: $26,796
• Equity at exit: $14,016

10-year hold

• IRR: 32.2%
• Equity multiple: 3.80×
• Total profit: $73,771
• Equity at exit: $8,127

Cash invested: $26,320 (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: 560
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,748 high
• Mortgage (P&I): −$493
• Tax from tax record: −$168 /mo · $2,014/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $681

Break-even live

Break-even rent $886

Max offer price $94,000

Occupancy floor 56%

Sensitivity live

Price	-10% $734	-5% $707	+0% $681	+5% $654	+10% $628
Rent	-10% $543	-5% $612	+0% $681	+5% $750	+10% $819
Rate	-1.0pp $728	-0.5pp $705	base $681	+0.5pp $657	+1.0pp $632

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30 Winston Way Hampton, GA	3.0	2.0	924	$1,400	$1.52	45d	1	0.29mi
40 E James Cir Hampton, GA	2.0	2.0	1100	$1,100	$1.00	45d	1	1.17mi
148 W James Cir Hampton, GA	3.0	1.0	1000	$1,750	$1.75	45d	1	1.30mi
10997 Big Sky Dr Lovejoy, GA	2.0	1.0	1110	$1,250	$1.13	6d	1	1.33mi
12227 Tara Blvd Lovejoy, GA	1.0–3.0	1.0–2.0	1179	$1,913	$1.62	0d	13	1.49mi

Listing history 6 events

1. 2026-05-11
   price $94,000 903-char remark

   Show marketing remark (903 chars)

   More Pictures Coming Soon Looking for space, privacy, and potential without breaking the bank? This 3-bedroom, 2-bath manufactured home sits on a full acre with a fenced-in yard-perfect for pets, kids, or simply enjoying your own piece of land. Step inside to a functional layout with plenty of room to make it your own. Whether you're an investor, first-time buyer, or someone looking to add modern touches and build equity, this home is full of opportunity. Outside, you'll love the open space-ideal for entertaining, gardening, or just relaxing with no close neighbors in sight. All of this for under $120,000-hard to find at this price point! Highlights: 3 Bedrooms | 2 Bathrooms Manufactured home on 1 acre Fully fenced yard Great value-add opportunity Perfect for investors or owner-occupants Don't miss your chance to turn this into something special-schedule your showing today!

2. 2026-05-08
   price $99,000 903-char remark

   Show marketing remark (903 chars)

   More Pictures Coming Soon Looking for space, privacy, and potential without breaking the bank? This 3-bedroom, 2-bath manufactured home sits on a full acre with a fenced-in yard-perfect for pets, kids, or simply enjoying your own piece of land. Step inside to a functional layout with plenty of room to make it your own. Whether you're an investor, first-time buyer, or someone looking to add modern touches and build equity, this home is full of opportunity. Outside, you'll love the open space-ideal for entertaining, gardening, or just relaxing with no close neighbors in sight. All of this for under $120,000-hard to find at this price point! Highlights: 3 Bedrooms | 2 Bathrooms Manufactured home on 1 acre Fully fenced yard Great value-add opportunity Perfect for investors or owner-occupants Don't miss your chance to turn this into something special-schedule your showing today!

3. 2026-05-04
   price $103,000 903-char remark

   Show marketing remark (903 chars)

   More Pictures Coming Soon Looking for space, privacy, and potential without breaking the bank? This 3-bedroom, 2-bath manufactured home sits on a full acre with a fenced-in yard-perfect for pets, kids, or simply enjoying your own piece of land. Step inside to a functional layout with plenty of room to make it your own. Whether you're an investor, first-time buyer, or someone looking to add modern touches and build equity, this home is full of opportunity. Outside, you'll love the open space-ideal for entertaining, gardening, or just relaxing with no close neighbors in sight. All of this for under $120,000-hard to find at this price point! Highlights: 3 Bedrooms | 2 Bathrooms Manufactured home on 1 acre Fully fenced yard Great value-add opportunity Perfect for investors or owner-occupants Don't miss your chance to turn this into something special-schedule your showing today!

4. 2026-04-27
   price $113,000 903-char remark

   Show marketing remark (903 chars)

   More Pictures Coming Soon Looking for space, privacy, and potential without breaking the bank? This 3-bedroom, 2-bath manufactured home sits on a full acre with a fenced-in yard-perfect for pets, kids, or simply enjoying your own piece of land. Step inside to a functional layout with plenty of room to make it your own. Whether you're an investor, first-time buyer, or someone looking to add modern touches and build equity, this home is full of opportunity. Outside, you'll love the open space-ideal for entertaining, gardening, or just relaxing with no close neighbors in sight. All of this for under $120,000-hard to find at this price point! Highlights: 3 Bedrooms | 2 Bathrooms Manufactured home on 1 acre Fully fenced yard Great value-add opportunity Perfect for investors or owner-occupants Don't miss your chance to turn this into something special-schedule your showing today!

5. 2026-04-22
   price $118,000 903-char remark

   Show marketing remark (903 chars)

   More Pictures Coming Soon Looking for space, privacy, and potential without breaking the bank? This 3-bedroom, 2-bath manufactured home sits on a full acre with a fenced-in yard-perfect for pets, kids, or simply enjoying your own piece of land. Step inside to a functional layout with plenty of room to make it your own. Whether you're an investor, first-time buyer, or someone looking to add modern touches and build equity, this home is full of opportunity. Outside, you'll love the open space-ideal for entertaining, gardening, or just relaxing with no close neighbors in sight. All of this for under $120,000-hard to find at this price point! Highlights: 3 Bedrooms | 2 Bathrooms Manufactured home on 1 acre Fully fenced yard Great value-add opportunity Perfect for investors or owner-occupants Don't miss your chance to turn this into something special-schedule your showing today!

6. 2026-04-17
   listed $119,000 New 903-char remark

   Show marketing remark (903 chars)

   More Pictures Coming Soon Looking for space, privacy, and potential without breaking the bank? This 3-bedroom, 2-bath manufactured home sits on a full acre with a fenced-in yard-perfect for pets, kids, or simply enjoying your own piece of land. Step inside to a functional layout with plenty of room to make it your own. Whether you're an investor, first-time buyer, or someone looking to add modern touches and build equity, this home is full of opportunity. Outside, you'll love the open space-ideal for entertaining, gardening, or just relaxing with no close neighbors in sight. All of this for under $120,000-hard to find at this price point! Highlights: 3 Bedrooms | 2 Bathrooms Manufactured home on 1 acre Fully fenced yard Great value-add opportunity Perfect for investors or owner-occupants Don't miss your chance to turn this into something special-schedule your showing today!

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

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $2,014 · $168/mo
• Projected year-2 tax: $2,014 · $168/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 18 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: $20,975
• − Mortgage interest: −$5,265
• − Property taxes: −$2,014
• − Insurance: −$470
• − Repairs & maintenance: −$1,678
• − Management: −$1,678
• − Depreciation: −$2,735
• Taxable income: $7,135
• Est. tax owed @ 24.0%: −$1,712
• After-tax cash flow: $6,458/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: Henry County
• NCES district ID: 1302820
• Math proficiency: 24% ▼ -9.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $62,594
• Composite: 26.13/100
• National rank: #7279
• State rank: #89 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

• 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 (Henry County) Hauer SSP2

• Today (2025): 249,041 people
• By 2030: 264,369 · +6.2%
• By 2040: 294,459 · +18.2%
• By 2050: 322,249 · +29.4%
• By 2075: 392,310 · +57.5%
• By 2100: 437,836 · +75.8%

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 · Henry

• 2024 margin: Strong D (+29.7) · D 64.5% · R 34.9%
• 2008→2024 swing: +37.1pp toward D · 2008: -7.5pp · 2024: 29.7pp
• All cycles: 2024: D+29.7 2020: D+20.5 2016: D+4.3 2012: R+3.2 2008: R+7.5

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

-21.0% since first listed

6 events — show timeline

• 2026-05-11 Price Changed $94,000 GAMLS
• 2026-05-08 Price Changed $99,000 GAMLS
• 2026-05-04 Price Changed $103,000 GAMLS
• 2026-04-27 Price Changed $113,000 GAMLS
• 2026-04-22 Price Changed $118,000 GAMLS
• 2026-04-17 Listed $119,000 GAMLS

Property tax history

+6.2%/yr

Latest (2025): $2,014 · +35.2% YoY. Source: county tax records.