479 Windsor Pkwy · Hampton, GA 30228

$65,500

3 bd · 2.0 ba · 1,600 sqft · SingleFamily · 32 Days on market

Built 1998 Good condition 8,712 sqft lot

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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 +3.2/5.0
• Rent growth +3.1/5.0
• Schools +2.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Awesome Henry County Home For Sale! * * Have a home to sell? BUY THIS HOME AND WE'LL BUY YOURS! Welcome home to this spacious 3 bedroom, 2 bathroom mobile home with 1,600 square feet of living space, providing a bright open layout. The interior has been completely renovated from subfloors up with brand new finishes throughout. You'll find modern flooring, updated lighting, a beautiful large kitchen with new cabinets, countertops, and appliances, and fully updated bathrooms featuring ceramic tile finishes. This home is located in the Clover Ranch, a peaceful and welcoming community offering various amenities such as a swimming pool, clubhouse, basketball court, soccer field, and a picnic a

Key facts

• Modern flooring
• Large kitchen
• New cabinets

Tags

• COMPLETELY RENOVATED
• MODERN FLOORING
• UPDATED LIGHTING
• LARGE KITCHEN
• NEW CABINETS
• NEW COUNTERTOPS

Property features AI

Finance

• Other: Listing offers cash and private financing options
• Financial info: Land lease
• HOA & community: No HOA; Community clubhouse, playground, and pool

Exterior

• Parking: Parking pad / open parking
• Utilities: Public water; Public sewer; Electricity available; High speed internet available; Cable available; Sewer connected; Water available
• Home design: Manufactured home (manufactured house); Single-family residence; Residential property; Built in 1998
• Construction: Vinyl siding; Composition roof; Built in 1998
• Exterior features: Deck; Level lot

Interior

• Kitchen: Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms on the main level
• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Updated/remodeled condition; One level (single-story); Owner-reported living area 1600; Family room; Mud room
• Laundry & utility: Laundry area (mud room)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $66k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $66k).
• Recommended offer: $64k (3.0% below list) — sets the bar for market timing.
• Cap rate 27.0% vs local median 4.5% in Hampton — 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 65/100 on livability (#213 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety 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: Hampton Middle School (math 18% / reading 33%, grade F, #288 of 470 statewide, top 62%, 850 students, 62% FRL) — zoned schools average 62% FRL vs 43% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.2%/yr); 547 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 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 $453 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Recommended offer $63,535 (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: 3.06% ✓
• Cap rate: 27.02%
• Cash-on-cash: 74.03%
• DSCR: 4.29
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $251,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
130 Nicki Ct	0.45mi	3/2.0	1,593 (-0%)	2mo	$263,000	$165	76
2 Cindy Ct	0.46mi	3/2.0	1,568 (-2%)	2mo	$258,000	$165	74
108 Nicki Ct	0.44mi	3/2.0	1,742 (+9%)	1mo	$240,000	$138	64
25 Georgia Ave	0.73mi	3/2.0	1,518 (-5%)	1mo	$195,000	$128	56
106 June Ct	0.28mi	3/2.0	1,398 (-13%)	11mo	$270,000	$193	56
5 Jeriana Dr	0.52mi	4/2.0 (+1)	1,718 (+7%)	7mo	$270,000	$157	52
1669 Graystone Dr	0.55mi	3/2.0	1,400 (-12%)	2mo	$249,900	$179	52
16 Jeriana Dr	0.61mi	4/2.0 (+1)	1,681 (+5%)	8mo	$195,000	$116	51
1013 Bluecoat Cir	0.46mi	3/2.0	1,397 (-13%)	13mo	$265,000	$190	46
15 Porter Cir	0.57mi	3/2.0	1,796 (+12%)	11mo	$246,500	$137	44
8 Central Ave	0.70mi	2/2.0 (-1)	1,661 (+4%)	18mo	$220,000	$132	41
20 Porter Ct	0.59mi	4/1.5 (+1)	1,375 (-14%)	14mo	$215,000	$156	30

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 · 2.2% rent growth · sell at horizon

5-year hold

• IRR: 72.9%
• Equity multiple: 4.26×
• Total profit: $59,878
• Equity at exit: $9,766

10-year hold

• IRR: 76.6%
• Equity multiple: 8.56×
• Total profit: $138,590
• Equity at exit: $5,663

Cash invested: $18,340 (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: 547
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $2,005 high
• Mortgage (P&I): −$343
• Tax est. 1.5%: −$82 /mo · $982/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $1,131

Break-even live

Break-even rent $573

Max offer price $65,500

Occupancy floor 39%

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: $16,375
• Closing costs: $1,965
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
925 Revere Way Hampton, GA	4.0	2.5	2159	$1,995	$0.92	24d	1	0.43mi
637 Lynchburg St Hampton, GA	4.0	2.5	1867	$2,100	$1.12	24d	1	0.62mi
1299 N Hampton Dr Hampton, GA	3.0	2.0	1232	$1,790	$1.45	5d	1	0.78mi
1514 N Hampton Ct Hampton, GA	3.0	2.0	1208	$1,700	$1.41	12d	1	0.82mi
1323 N Hampton Dr Hampton, GA	3.0	2.0	1208	$1,794	$1.49	43d	1	0.83mi
2074 Boatswain Dr Hampton, GA	3.0	2.5	1490	$1,965	$1.32	20d	1	0.84mi
1330 N Hampton Dr Hampton, GA	3.0	2.0	1228	$1,685	$1.37	12d	1	0.86mi
9 W Main St Hampton, GA	3.0	2.0	1560	$1,713	$1.10	24d	1	0.89mi
1905 Elm Park Dr Hampton, GA	3.0	2.5	1739	$1,905	$1.10	1d	1	1.04mi
816 Marcus Ln Hampton, GA	3.0	2.5	2084	$1,889	$0.91	43d	1	1.05mi
20 Windpher Rdg Hampton, GA	3.0	2.0	1694	$2,090	$1.23	43d	1	1.46mi

Listing history 14 events

1. 2026-06-18
   days on market $65,500 Active 32 DOM
2. 2026-06-17
   days on market $65,500 Active 31 DOM
3. 2026-06-16
   days on market $65,500 Active 30 DOM
4. 2026-06-15
   days on market $65,500 Active 29 DOM
5. 2026-06-13
   days on market $65,500 Active 27 DOM
6. 2026-06-09
   days on market $65,500 Active 23 DOM
7. 2026-06-08
   days on market $65,500 Active 22 DOM
8. 2026-06-07
   days on market $65,500 Active 21 DOM
9. 2026-06-04
   days on market $65,500 Active 18 DOM
10. 2026-06-03
    days on market $65,500 Active 17 DOM
11. 2026-06-02
    days on market $65,500 Active 16 DOM
12. 2026-06-01
    days on market $65,500 Active 15 DOM
13. 2026-05-31
    statusdays on market $65,500 Active 14 DOM
14. 2026-05-15
    listed $65,500 New

ⓘ 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: $24,062
• − Mortgage interest: −$3,669
• − Property taxes: −$982
• − Insurance: −$328
• − Repairs & maintenance: −$1,925
• − Management: −$1,925
• − Depreciation: −$1,905
• Taxable income: $13,328
• Est. tax owed @ 24.0%: −$3,199
• After-tax cash flow: $10,379/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 · 9 photos

Good 80/100 Cosmetic rehab

This mobile home is in excellent condition with recent renovations, making it move-in ready and ideal for both resale and rental.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value
• Both Replace outdoor lighting — Improves safety and enhances curb appeal
• Both Install smart home devices — Enhances convenience and adds modern appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Replace outdoor lighting — Improves safety and enhances curb appeal ↑
• Both Install smart home devices — Enhances convenience and adds modern 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: 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 — Hampton

• Score: 65/100
• State rank: #213
• US rank: #12664

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hampton, GA
• County: Henry County · 316,359 people
• City population: 52,402
• 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

1 event — show timeline

• 2026-05-15 Listed $65,500 GAMLS