2211 New Cut Rd · Byromville, GA 31007

$85,000

3 bd · 2.0 ba · 1,620 sqft · Manufactured public records · 137 Days on market

Built 2009 0.53 ac lot

---

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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0

Listing remarks MLS

Affordable three-bedroom, two-bath mobile home in Byromville featuring a fireplace and a large front yard. Ideal investment property with value-add potential, or a great option for buyers looking to create their own home with a little TLC. Small-town location with strong upside.

Key facts

• Small-town location
• Large front yard
• Investment property

Tags

• LARGE FRONT YARD
• INVESTMENT PROPERTY
• SMALL-TOWN LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#435 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D, schools F, crime D-.
• Dooly County (rural): math 5% / reading 10% proficiency, ranked #172 of 174 in GA (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 86% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 6 active listings in the ZIP; 55 units permitted in Dooly County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($588 loan paydown + $3k appreciation (3.0% local appreciation)).
• Dooly County population projected at -18% 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $40k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.40% ✓
• Cap rate: 10.59%
• Cash-on-cash: 15.36%
• DSCR: 1.68
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 21.9%
• Equity multiple: 2.25×
• Total profit: $29,690
• Equity at exit: $38,220

10-year hold

• IRR: 23.0%
• Equity multiple: 4.30×
• Total profit: $78,582
• Equity at exit: $58,901

Cash invested: $23,800 (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 31007

• Active inventory: 6
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,192 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$156 /mo · $1,868/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $305

Break-even live

Break-even rent $806

Max offer price $85,000

Occupancy floor 69%

Sensitivity live

Price	-10% $353	-5% $329	+0% $305	+5% $281	+10% $257
Rent	-10% $210	-5% $258	+0% $305	+5% $352	+10% $399
Rate	-1.0pp $347	-0.5pp $326	base $305	+0.5pp $283	+1.0pp $260

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $85,000 Active 137 DOM
2. 2026-06-18
   days on market $85,000 Active 135 DOM
3. 2026-06-17
   days on market $85,000 Active 134 DOM
4. 2026-06-16
   days on market $85,000 Active 133 DOM
5. 2026-06-15
   days on market $85,000 Active 132 DOM
6. 2026-06-13
   days on market $85,000 Active 130 DOM
7. 2026-06-12
   pricedays on market $85,000 Active 129 DOM
8. 2026-06-09
   days on market $92,900 Active 126 DOM
9. 2026-06-08
   days on market $92,900 Active 125 DOM
10. 2026-06-07
    days on market $92,900 Active 124 DOM
11. 2026-06-05
    days on market $92,900 Active 122 DOM
12. 2026-06-04
    days on market $92,900 Active 120 DOM
13. 2026-06-02
    days on market $92,900 Active 119 DOM
14. 2026-06-01
    days on market $92,900 Active 118 DOM
15. 2026-05-31
    price $92,900 Active 117 DOM
16. 2026-05-31
    days on market $113,900 Active 117 DOM
17. 2026-05-31
    days on market $113,900 Active 116 DOM
18. 2026-05-01
    price $113,900 279-char remark

    Show marketing remark (279 chars)

    Affordable three-bedroom, two-bath mobile home in Byromville featuring a fireplace and a large front yard. Ideal investment property with value-add potential, or a great option for buyers looking to create their own home with a little TLC. Small-town location with strong upside.

19. 2026-04-18
    historical
20. 2026-04-01
    status Back On Market
21. 2026-03-28
    historical
22. 2026-02-19
    price $114,900 279-char remark

    Show marketing remark (279 chars)

    Affordable three-bedroom, two-bath mobile home in Byromville featuring a fireplace and a large front yard. Ideal investment property with value-add potential, or a great option for buyers looking to create their own home with a little TLC. Small-town location with strong upside.

23. 2026-02-19
    price $114,900

    Show marketing remark (279 chars)

    Affordable three-bedroom, two-bath mobile home in Byromville featuring a fireplace and a large front yard. Ideal investment property with value-add potential, or a great option for buyers looking to create their own home with a little TLC. Small-town location with strong upside.

24. 2026-02-03
    listed $124,900 Active 279-char remark

    Show marketing remark (279 chars)

    Affordable three-bedroom, two-bath mobile home in Byromville featuring a fireplace and a large front yard. Ideal investment property with value-add potential, or a great option for buyers looking to create their own home with a little TLC. Small-town location with strong upside.

25. 2026-02-03
    listed $124,900 New

    Show marketing remark (279 chars)

    Affordable three-bedroom, two-bath mobile home in Byromville featuring a fireplace and a large front yard. Ideal investment property with value-add potential, or a great option for buyers looking to create their own home with a little TLC. Small-town location with strong upside.

26. 2009-03-04
    soldstatus $60,000

ⓘ 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: $1,868 · $156/mo
• Projected year-2 tax: $1,868 · $156/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 7/10 Severe 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,300
• − Mortgage interest: −$4,761
• − Property taxes: −$1,868
• − Insurance: −$425
• − Repairs & maintenance: −$1,144
• − Management: −$1,144
• − Depreciation: −$2,473
• Taxable income: $2,486
• Est. tax owed @ 24.0%: −$597
• After-tax cash flow: $3,059/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: Dooly County
• NCES district ID: 1301800
• Math proficiency: 5% ▼ -5.00%
• Reading proficiency: 10% ▼ -10.00%
• Median HH income: $31,659
• Composite: 5.78/100
• National rank: #10020
• State rank: #172 of 174 in GA

Livability — Byromville

• Score: 58/100
• State rank: #435
• US rank: #21069

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Byromville, GA
• Population (ZIP): 930

Population outlook (Dooly County) Hauer SSP2

• Today (2025): 12,928 people
• By 2030: 12,362 · -4.4%
• By 2040: 11,306 · -12.5%
• By 2050: 10,552 · -18.4%
• By 2075: 9,884 · -23.5%
• By 2100: 10,197 · -21.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 45% Black 33% Hispanic / Latino 16% Two or more races 10% Native American 2%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Lithuanian 2% Danish 1% Romanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Dooly

• 2024 margin: Lean R (+7.7) · D 46.0% · R 53.7%
• 2008→2024 swing: -11.2pp toward R · 2008: 3.5pp · 2024: -7.7pp
• All cycles: 2024: R+7.7 2020: R+6.0 2016: R+2.1 2012: D+6.9 2008: D+3.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+89.8% since first listed

9 events — show timeline

• 2026-05-01 Price Changed $113,900 CGMLS
• 2026-04-18 Listing Removed — GAMLS
• 2026-04-01 Relisted — GAMLS
• 2026-03-28 Listing Removed — GAMLS
• 2026-02-19 Price Changed $114,900 CGMLS
• 2026-02-19 Price Changed $114,900 GAMLS
• 2026-02-03 Listed $124,900 GAMLS
• 2026-02-03 Listed $124,900 CGMLS
• 2009-03-04 Sold (Public Records) $60,000 Public Records

Property tax history

+9.8%/yr

Latest (2025): $1,868 · +115.2% YoY. Source: county tax records.