168 Bush Rd · Alma, GA 31510

$159,900

3 bd · 2.0 ba · 2,280 sqft · Manufactured public records · 55 Days on market

Built 2012 1.00 ac lot

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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 +15.1/30.0
• ARV discount +7.5/15.0
• Appreciation +5.2/10.0
• DSCR +4.6/10.0
• Schools +3.5/10.0
• 1% rule +3.1/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Stunning 4 bedroom 2 bath Townhome Doublewide on approximately 1 acre lot. House has been renovated like new. New carpet, paint, flooring, and cabinets. Great price and lots of privacy. Home is located down a long private driveway. Conveniently located to everything. SELLER FINANCING AVAILABLE.

Key facts

• Ample outdoor space
• Full 1-acre lot
• New roof

Tags

• NEW ROOF
• FULL 1-ACRE LOT
• OPEN AND FUNCTIONAL LAYOUT
• SPLIT-BEDROOM FLOOR PLAN
• AMPLE OUTDOOR SPACE

Property features AI

Exterior

• Utilities: Private well water
• Construction: Composition roof
• Exterior features: 1 acre lot

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Has cooling
• Interior features: 9 total rooms; Carpet and vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $54 ($649/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (19.5% below list).
• Recommended offer: $129k (19.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 54/100 on livability (#530 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: health & safety C-, crime F, amenities F.
• Bacon County (rural): math 48% / reading 36% proficiency, ranked #43 of 174 in GA (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Bacon County Primary School (571 students, 90% FRL); Bacon County Middle School (math 37% / reading 36%, grade F, #167 of 470 statewide, top 38%, 465 students, 78% FRL); Bacon County High School (math 32% / reading 8%, grade F, #238 of 424 statewide, top 57%, 641 students, 58% FRL) — zoned schools average 75% FRL vs 58% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 42% district-wide (-14 pts) — the specific schools serving this property underperform the Bacon County average; the district grade overstates school quality for this exact location.
• Market conditions: 38 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($1k loan paydown + $711 appreciation (0.4% local appreciation)).
• Bacon County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (0.4% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $130k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $128,769 (19.5% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 19% 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 F 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. 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: 0.81% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.45%
• DSCR: 1.06
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.44% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.9%
• Equity multiple: 1.05×
• Total profit: $2,069
• Equity at exit: $50,016

10-year hold

• IRR: 6.0%
• Equity multiple: 1.69×
• Total profit: $30,820
• Equity at exit: $63,064

Cash invested: $44,772 (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 31510

• Home prices YoY: 0.2%
• Active inventory: 38
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,288 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$58 /mo · $697/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $54

Break-even live

Break-even rent $1,219

Max offer price $159,900

Occupancy floor 91%

Sensitivity live

Price	-10% $145	-5% $99	+0% $54	+5% $9	+10% $-36
Rent	-10% $-48	-5% $3	+0% $54	+5% $105	+10% $156
Rate	-1.0pp $135	-0.5pp $95	base $54	+0.5pp $13	+1.0pp $-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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-22
   days on market $159,900 Active 55 DOM
2. 2026-06-21
   days on market $159,900 Active 54 DOM
3. 2026-06-21
   days on market $159,900 Active 53 DOM
4. 2026-06-18
   days on market $159,900 Active 51 DOM
5. 2026-06-17
   days on market $159,900 Active 50 DOM
6. 2026-06-16
   days on market $159,900 Active 49 DOM
7. 2026-06-15
   days on market $159,900 Active 48 DOM
8. 2026-06-13
   days on market $159,900 Active 46 DOM
9. 2026-06-12
   days on market $159,900 Active 45 DOM
10. 2026-06-09
    days on market $159,900 Active 42 DOM
11. 2026-06-08
    days on market $159,900 Active 41 DOM
12. 2026-06-07
    days on market $159,900 Active 40 DOM
13. 2026-06-05
    days on market $159,900 Active 38 DOM
14. 2026-06-04
    days on market $159,900 Active 36 DOM
15. 2026-06-02
    days on market $159,900 Active 35 DOM
16. 2026-06-01
    days on market $159,900 Active 34 DOM
17. 2026-05-31
    days on market $159,900 Active 33 DOM
18. 2026-05-31
    days on market $159,900 Active 32 DOM
19. 2026-04-28
    listed $159,900 Active 823-char remark
20. 2025-08-11
    historical
21. 2025-08-06
    price $169,000
22. 2025-06-16
    listed $170,000 New
23. 2023-06-09
    soldstatus $129,500 Sold

    Show marketing remark (295 chars)

    Stunning 4 bedroom 2 bath Townhome Doublewide on approximately 1 acre lot. House has been renovated like new. New carpet, paint, flooring, and cabinets. Great price and lots of privacy. Home is located down a long private driveway. Conveniently located to everything. SELLER FINANCING AVAILABLE.

24. 2023-05-17
    status Under Contract

    Show marketing remark (295 chars)

    Stunning 4 bedroom 2 bath Townhome Doublewide on approximately 1 acre lot. House has been renovated like new. New carpet, paint, flooring, and cabinets. Great price and lots of privacy. Home is located down a long private driveway. Conveniently located to everything. SELLER FINANCING AVAILABLE.

25. 2023-04-10
    price $129,500

    Show marketing remark (295 chars)

    Stunning 4 bedroom 2 bath Townhome Doublewide on approximately 1 acre lot. House has been renovated like new. New carpet, paint, flooring, and cabinets. Great price and lots of privacy. Home is located down a long private driveway. Conveniently located to everything. SELLER FINANCING AVAILABLE.

26. 2023-03-30
    price $134,500

    Show marketing remark (295 chars)

    Stunning 4 bedroom 2 bath Townhome Doublewide on approximately 1 acre lot. House has been renovated like new. New carpet, paint, flooring, and cabinets. Great price and lots of privacy. Home is located down a long private driveway. Conveniently located to everything. SELLER FINANCING AVAILABLE.

27. 2023-03-23
    price $139,500

    Show marketing remark (295 chars)

    Stunning 4 bedroom 2 bath Townhome Doublewide on approximately 1 acre lot. House has been renovated like new. New carpet, paint, flooring, and cabinets. Great price and lots of privacy. Home is located down a long private driveway. Conveniently located to everything. SELLER FINANCING AVAILABLE.

28. 2023-03-20
    price $144,500

    Show marketing remark (295 chars)

    Stunning 4 bedroom 2 bath Townhome Doublewide on approximately 1 acre lot. House has been renovated like new. New carpet, paint, flooring, and cabinets. Great price and lots of privacy. Home is located down a long private driveway. Conveniently located to everything. SELLER FINANCING AVAILABLE.

29. 2023-03-02
    price $145,900

    Show marketing remark (295 chars)

    Stunning 4 bedroom 2 bath Townhome Doublewide on approximately 1 acre lot. House has been renovated like new. New carpet, paint, flooring, and cabinets. Great price and lots of privacy. Home is located down a long private driveway. Conveniently located to everything. SELLER FINANCING AVAILABLE.

30. 2023-02-09
    listed $149,900 New

    Show marketing remark (295 chars)

    Stunning 4 bedroom 2 bath Townhome Doublewide on approximately 1 acre lot. House has been renovated like new. New carpet, paint, flooring, and cabinets. Great price and lots of privacy. Home is located down a long private driveway. Conveniently located to everything. SELLER FINANCING AVAILABLE.

ⓘ 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: $697 · $58/mo
• Projected year-2 tax: $1,471 · $123/mo
• Expected delta: +$774/yr (+$65/mo · 111.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,452
• − Mortgage interest: −$8,957
• − Property taxes: −$697
• − Insurance: −$800
• − Repairs & maintenance: −$1,236
• − Management: −$1,236
• − Depreciation: −$4,652
• Taxable loss: −$2,125
• Est. tax savings @ 24.0%: +$510
• After-tax cash flow: $1,159/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: Bacon County
• NCES district ID: 1300150
• Math proficiency: 48% ▬ 0.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $35,087
• Composite: 34.79/100
• National rank: #5112
• State rank: #43 of 174 in GA

Livability — Alma

• Score: 54/100
• State rank: #530
• US rank: #23747

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,592

Population outlook (Bacon County) Hauer SSP2

• Today (2025): 11,676 people
• By 2030: 11,831 · +1.3%
• By 2040: 12,066 · +3.3%
• By 2050: 12,250 · +4.9%
• By 2075: 12,308 · +5.4%
• By 2100: 11,278 · -3.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 17% Hispanic / Latino 10% Two or more races 7%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 4% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 7% Other Indo-European 1%

Political lean MEDSL · Bacon

• 2024 margin: Solid R (+73.2) · D 13.3% · R 86.5%
• 2008→2024 swing: -15.5pp toward R · 2008: -57.7pp · 2024: -73.2pp
• All cycles: 2024: R+73.2 2020: R+72.7 2016: R+68.5 2012: R+58.6 2008: R+57.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.44%
• Current HPI: 236.7103
• 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

+6.7% since first listed

12 events — show timeline

• 2026-04-28 Listed $159,900 GIAR
• 2025-08-11 Listing Removed — GAMLS
• 2025-08-06 Price Changed $169,000 GAMLS
• 2025-06-16 Listed $170,000 GAMLS
• 2023-06-09 Sold (MLS) $129,500 GAMLS
• 2023-05-17 Pending — GAMLS
• 2023-04-10 Price Changed $129,500 GAMLS
• 2023-03-30 Price Changed $134,500 GAMLS
• 2023-03-23 Price Changed $139,500 GAMLS
• 2023-03-20 Price Changed $144,500 GAMLS
• 2023-03-02 Price Changed $145,900 GAMLS
• 2023-02-09 Listed $149,900 GAMLS

Property tax history

+4.4%/yr

Latest (2025): $697 · +11.5% YoY. Source: county tax records.