272 Homers Rd · Meigs, GA 31773

$128,000

3 bd · 2.0 ba · 1,568 sqft · SingleFamily · 154 Days on market

Built 1999 Good condition 1.00 ac lot $82/sqft · 69% below area

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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 +23.6/30.0
• Appreciation +8.8/10.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Condition / age +4.0/5.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

GREAT HOME, GREAT PRICE!! This 3BR/2 Bath mobile home sits on one acre - great scenic views. Home features wonderful open living space, a fireside den, huge kitchen, big primary suite with tub and shower, and can be yours today! Call your favorite agent for a closer look!

Key facts

• Fireside den
• Big primary suite
• Open living space

Tags

• OPEN LIVING SPACE
• FIRESIDE DEN
• HUGE KITCHEN
• BIG PRIMARY SUITE
• SCENIC VIEWS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $128k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $128k).
• Recommended offer: $113k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#428 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A-; Watch: schools F, amenities F, commute F.
• Grady County (town): math 27% / reading 27% proficiency, ranked #116 of 174 in GA (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 27 active listings in the ZIP; 55 units permitted in Grady County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($885 loan paydown + $10k appreciation (7.7% local appreciation)).
• Grady County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.7% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Recommended offer $112,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 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. 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: 1.11% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.11%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

• ARV (median comp): $411,132
• List price: $128,000
• Delta: -68.87%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

7.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.6%
• Equity multiple: 2.83×
• Total profit: $65,714
• Equity at exit: $94,632

10-year hold

• IRR: 23.3%
• Equity multiple: 6.00×
• Total profit: $179,204
• Equity at exit: $185,403

Cash invested: $35,840 (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 31773

• Home prices YoY: 3.2%
• Active inventory: 27
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,426 medium
• Mortgage (P&I): −$671
• Tax est. 1.5%: −$160 /mo · $1,920/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $242

Break-even live

Break-even rent $1,120

Max offer price $128,000

Occupancy floor 78%

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: $32,000
• Closing costs: $3,840
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $128,000 Active 154 DOM
2. 2026-06-18
   days on market $128,000 Active 153 DOM
3. 2026-06-17
   days on market $128,000 Active 152 DOM
4. 2026-06-16
   days on market $128,000 Active 151 DOM
5. 2026-06-15
   days on market $128,000 Active 150 DOM
6. 2026-06-14
   days on market $128,000 Active 148 DOM
7. 2026-06-12
   days on market $128,000 Active 147 DOM
8. 2026-06-09
   days on market $128,000 Active 144 DOM
9. 2026-06-08
   days on market $128,000 Active 143 DOM
10. 2026-06-07
    days on market $128,000 Active 142 DOM
11. 2026-06-07
    days on market $128,000 Active 141 DOM
12. 2026-06-03
    days on market $128,000 Active 138 DOM
13. 2026-06-02
    days on market $128,000 Active 137 DOM
14. 2026-06-01
    days on market $128,000 Active 136 DOM
15. 2026-05-31
    days on market $128,000 Active 135 DOM
16. 2026-05-31
    days on market $128,000 Active 134 DOM
17. 2026-01-16
    listed $128,000 Active 272-char remark

    Show marketing remark (272 chars)

    GREAT HOME, GREAT PRICE!! This 3BR/2 Bath mobile home sits on one acre - great scenic views. Home features wonderful open living space, a fireside den, huge kitchen, big primary suite with tub and shower, and can be yours today! Call your favorite agent for a closer look!

ⓘ 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: $17,114
• − Mortgage interest: −$7,170
• − Property taxes: −$1,920
• − Insurance: −$640
• − Repairs & maintenance: −$1,369
• − Management: −$1,369
• − Depreciation: −$3,724
• Taxable income: $922
• Est. tax owed @ 24.0%: −$221
• After-tax cash flow: $2,684/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 80/100 Cosmetic rehab

This 3BR/2BA mobile home is in good condition with modern finishes and a spacious layout. It offers a great price and scenic views, making it an excellent investment opportunity.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers
• Both Adding a small front porch — A front porch can increase the home's curb appeal and provide a welcoming entrance

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers ↑
• Both Adding a small front porch — A front porch can increase the home's curb appeal and provide a welcoming entrance ↑

ⓘ 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: Grady County
• NCES district ID: 1302460
• Math proficiency: 27% ▬ 0.00%
• Reading proficiency: 27% ▼ -1.00%
• Median HH income: $34,558
• Composite: 22.25/100
• National rank: #8146
• State rank: #116 of 174 in GA

Livability — Meigs

• Score: 58/100
• State rank: #428
• US rank: #20781

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,040

Population outlook (Grady County) Hauer SSP2

• Today (2025): 24,897 people
• By 2030: 24,634 · -1.1%
• By 2040: 23,693 · -4.8%
• By 2050: 22,401 · -10.0%
• By 2075: 18,973 · -23.8%
• By 2100: 14,665 · -41.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 14% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Portuguese 1% Italian 1%
• Foreign-born: 0% · Vietnam
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Grady

• 2024 margin: Solid R (+38.2) · D 30.7% · R 68.9%
• 2008→2024 swing: -14.3pp toward R · 2008: -23.9pp · 2024: -38.2pp
• All cycles: 2024: R+38.2 2020: R+31.9 2016: R+33.1 2012: R+26.6 2008: R+23.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.70%
• Current HPI: 249.2072
• 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

1 event — show timeline

• 2026-01-16 Listed $128,000 TABRMLS