334 Robin Ln Unit 334R · McDonough, GA 30253

$49,900

2 bd · 2.0 ba · 924 sqft · SingleFamily · 3 Days on market

Built 1991 Good condition $54/sqft · 74% below area $509/mo HOA · 30% of rent ↓ 17% 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 +3.8/5.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Whether you're looking for your next home or a smart investment, this 2-bedroom, 2-bath mobile home checks all the boxes. With a thoughtful layout, ample natural light, and low upkeep, it's perfect for comfortable everyday living or generating rental income. Convenient, affordable, and versatile-this property offers flexibility for homeowners and investors alike.

Key facts

• Community pool
• Built 1991
• Listed 3 days

Property features AI

Finance

• Other: Land lease; Property listed as residential; property sub-type noted as manufactured home; Address: Mcdonough, GA 30253 (Unit #334R)
• HOA & community: Has association; annual association fee (amount provided); Association fee includes: Other; Community amenities include clubhouse and pool

Exterior

• Parking: Open parking with parking pad
• Utilities: Public water; Public sewer; Electricity available; Phone available
• Home design: Manufactured home / Single-family residence; One level; Resale property; Located in Audubon Estates subdivision
• Construction: Built in 1991; Vinyl siding; Metal roof; Manufactured house structure
• Exterior features: Level lot

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Family room; Fireplace (1); Other interior features
• Laundry & utility: Laundry in hall

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $50k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $502 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Cap rate 18.4% vs local median 3.9% in McDonough — 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 63/100 on livability (#279 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: crime D, amenities F, commute 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.
• Zoned schools: Oakland Elementary School (math 8% / reading 17%, grade F, #1,032 of 1,228 statewide, top 85%, 931 students, 70% FRL); Eagle'S Landing Middle School (math 16% / reading 33%, grade F, #301 of 470 statewide, top 66%, 1,092 students, 59% FRL); Eagle'S Landing High School (math 18% / reading 22%, grade F, #232 of 424 statewide, top 56%, 1,642 students, 48% FRL) — zoned schools average 59% FRL vs 43% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.3%/yr); 682 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $345 of loan paydown is wiped out by about $1k 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 + 0.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.

Recommended offer $49,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-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: 3.44% ✓
• Cap rate: 18.37%
• Cash-on-cash: 43.12%
• DSCR: 2.92
• GRM: 2.4

CMA / ARV

• ARV (median comp): $189,694
• List price: $49,900
• Delta: -73.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 Sherwood Loop	0.20mi	3/1.0 (+1)	975 (+6%)	9mo	$177,000	$182	65
174 Sherwood Loop	0.08mi	3/2.0 (+1)	1,056 (+14%)	11mo	$76,500	$72	58
155 Greenview Ter	0.22mi	3/1.0 (+1)	1,008 (+9%)	10mo	$197,000	$195	57
40 Sherwood Loop	0.22mi	3/2.0 (+1)	1,056 (+14%)	9mo	$149,900	$142	54
114 W Independence Cir	0.17mi	3/1.0 (+1)	1,020 (+10%)	21mo	$140,000	$137	49

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 34.7%
• Equity multiple: 2.37×
• Total profit: $19,201
• Equity at exit: $7,440

10-year hold

• IRR: 38.9%
• Equity multiple: 3.85×
• Total profit: $39,834
• Equity at exit: $4,314

Cash invested: $13,972 (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 30253

• Home prices YoY: -29.4%
• Rents YoY: -0.3%
• Active inventory: 682
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,716 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$509
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $502

Break-even live

Break-even rent $1,081

Max offer price $49,900

Occupancy floor 66%

Sensitivity live

Price	-10% $537	-5% $519	+0% $502	+5% $485	+10% $468
Rent	-10% $366	-5% $434	+0% $502	+5% $570	+10% $638
Rate	-1.0pp $527	-0.5pp $515	base $502	+0.5pp $489	+1.0pp $476

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7 Sherwood Loop McDonough, GA	3.0	1.0	1080	$1,650	$1.53	20d	1	0.15mi
532 Epris Ln McDonough, GA	2.0	2.0	1070	$1,400	$1.31	6d	1	0.33mi
100 Preston Creek Dr McDonough, GA	1.0–3.0	1.0–2.0	1117	$1,974	$1.77	45d	13	0.44mi
100 Preston Creek Dr McDonough, GA	1.0–3.0	1.0–2.0	1117	$1,665	$1.49	0d	18	0.44mi
820 Hampton Rd McDonough, GA	1.0–3.0	1.0–2.0	1149	$1,660	$1.44	0d	13	0.53mi
122 Samanthas Way McDonough, GA	3.0	2.0	1118	$1,600	$1.43	45d	1	0.76mi
575 McDonough Pkwy McDonough, GA	1.0–2.0	1.0–2.5	960	$1,900	$1.98	0d	14	0.84mi
300 Highway 81 W McDonough, GA	3.0	1.0–2.0	926	$2,088	$2.25	3d	37	0.87mi
1000 Columns Dr McDonough, GA	1.0–2.0	1.0–2.0	987	$1,755	$1.78	0d	22	0.97mi
740 McDonough Pkwy McDonough, GA	1.0–3.0	1.0–2.0	1128	$1,574	$1.40	0d	22	1.03mi
325 Southpoint Blvd McDonough, GA	2.0	2.0	1106	$1,997	$1.81	46d	1	1.09mi
570 McDonough Pkwy McDonough, GA	1.0–3.0	1.0–2.0	1066	$1,625	$1.52	0d	28	1.10mi
235 Jonesboro Rd McDonough, GA	1.0–3.0	1.0–2.0	996	$1,740	$1.75	0d	2	1.21mi
102 Sable Chase Blvd McDonough, GA	1.0–3.0	1.0–2.0	980	$1,498	$1.53	0d	20	1.29mi
205 Bridges Rd McDonough, GA	1.0–3.0	1.0–2.0	1083	$1,756	$1.62	0d	31	1.30mi
91 Mount Carmel Rd McDonough, GA	3.0	1.0–2.0	1050	$1,735	$1.65	3d	14	1.37mi
1116 Whisper Wind Dr McDonough, GA	3.0	2.0	1118	$1,890	$1.69	45d	1	1.40mi

HOA detail

• Monthly dues: $509 · $6,108/yr

Listing history 7 events

1. 2026-06-21
   statusdays on marketlisting id $49,900 New 3 DOM
2. 2026-06-04
   days on market $49,900 Active 44 DOM
3. 2026-06-03
   days on market $49,900 Active 43 DOM
4. 2026-06-02
   days on market $49,900 Active 42 DOM
5. 2026-06-01
   days on market $49,900 Active 41 DOM
6. 2026-05-31
   days on market $49,900 Active 40 DOM
7. 2026-04-20
   listed $59,900 New 365-char remark

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

Taxation est. · year 1

• Rental income: $20,596
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$1,648
• − Management: −$1,648
• − HOA: −$6,108
• − Depreciation: −$1,452
• Taxable income: $5,948
• Est. tax owed @ 24.0%: −$1,428
• After-tax cash flow: $4,597/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 · 12 photos

Good 75/100 Cosmetic rehab

This 2-bedroom, 2-bath mobile home is in good condition with a modern kitchen and clean bathrooms. It's a smart investment with low upkeep and ample natural light.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace HVAC unit — Improves comfort and energy efficiency
• Both Landscaping improvements — Enhances curb appeal and value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace HVAC unit — Improves comfort and energy efficiency ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑

ⓘ 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: 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 — McDonough

• Score: 63/100
• State rank: #279
• US rank: #14962

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Henry County · 316,359 people
• City population: 114,333
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 64,779
• Household income: $81,892
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 2591.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 61% White 22% Two or more races 7% Hispanic / Latino 7% Asian 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Hispanic 1% Lithuanian 1% Slovak 1%
• Foreign-born: 10% · Canada, China, Vietnam
• Languages at home: 89% English-only · Spanish 5% French/Haitian/Cajun 1% 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: ▼ -87.51%
• Current HPI: 210.679
• Rent YoY: ▼ -0.35%
• 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

-16.7% since first listed

4 events — show timeline

• 2026-06-18 Listed $49,900 GAMLS
• 2026-06-06 Listing Removed — GAMLS
• 2026-05-28 Price Changed $49,900 GAMLS
• 2026-04-20 Listed $59,900 GAMLS