90 David Clemons Rd · Attapulgus, GA 32352

$139,000

2 bd · 3.0 ba · 1,352 sqft · Manufactured public records · 270 Days on market

Built 2005 $103/sqft · at area comps Est $140k · at est.

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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 +17.4/30.0
• ARV discount +7.8/15.0
• DSCR +5.4/10.0
• Appreciation +5.3/10.0
• 1% rule +3.5/10.0
• Livability +2.7/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Peaceful country living awaits you at this well maintained and customized manufactured home. Drive in the driveway, past the tree house and park in the carport. Sit outside under the covered swings, and enjoy the fan breeze while sipping on your favorite beverage. Step into your home with 3 beds and 2 baths with updated floors. All bedrooms have a walk in closet. Kitchen has been customized with tile backsplash and upgraded faucets and sink. New refrigerator and stove. All appliances stay. Head into the primary suite. Lighting has been upgraded. Primary closet has custom lighting, and hanging space. Very luxurious. Primary bath has new fixtures, and custom lighting. Mirror lighting is motion sensitive. Yard has plenty of potential for gardens and animals. Come See !

Key facts

• New metal roof
• Water well
• New flooring

Tags

• NEW PAINT
• NEW FLOORING
• NEW METAL ROOF
• WATER WELL

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath manufactured listed at $139k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/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 $118k (15.3% below list).
• Recommended offer: $118k (15.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 54/100 on livability (#535 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D, schools F, crime F.
• Gadsden (rural): math 31% / reading 31% proficiency, ranked #70 of 73 in FL (top 96%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 83% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 107 units permitted in Gadsden County in 2024 (36 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($961 loan paydown + $967 appreciation (0.7% local appreciation)).
• Gadsden County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.7% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 270 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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.

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 $117,795 (15.3% below list)

Questions for the listing agent

1. It's been on market 270 days. Have you received any prior offers? Is the seller open to a 15% 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 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 7.19%
• Cash-on-cash: 3.22%
• DSCR: 1.14
• GRM: 9.8

CMA / ARV

• ARV (median comp): $140,000
• List price: $139,000
• Delta: -0.71%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
90 David Clemons Rd	0.00mi	3/2.0 (+1)	1,352 (0%)	5mo	$140,000	$104	87

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.7%
• Equity multiple: 1.18×
• Total profit: $7,125
• Equity at exit: $45,263

10-year hold

• IRR: 8.3%
• Equity multiple: 1.98×
• Total profit: $38,103
• Equity at exit: $58,493

Cash invested: $38,920 (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 32352

• Home prices YoY: 0.5%
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,178 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$39 /mo · $472/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $104

Break-even live

Break-even rent $1,046

Max offer price $139,000

Occupancy floor 86%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-05
   days on market $139,000 Active 270 DOM
2. 2026-06-03
   days on market $139,000 Active 269 DOM
3. 2026-06-02
   days on market $139,000 Active 268 DOM
4. 2026-06-01
   days on market $139,000 Active 267 DOM
5. 2026-05-31
   days on market $139,000 Active 266 DOM
6. 2026-05-30
   days on market $139,000 Active 265 DOM
7. 2026-01-29
   soldstatus $140,000
8. 2026-01-28
   soldstatus $140,000 Closed 776-char remark

   Show marketing remark (776 chars)

   Peaceful country living awaits you at this well maintained and customized manufactured home. Drive in the driveway, past the tree house and park in the carport. Sit outside under the covered swings, and enjoy the fan breeze while sipping on your favorite beverage. Step into your home with 3 beds and 2 baths with updated floors. All bedrooms have a walk in closet. Kitchen has been customized with tile backsplash and upgraded faucets and sink. New refrigerator and stove. All appliances stay. Head into the primary suite. Lighting has been upgraded. Primary closet has custom lighting, and hanging space. Very luxurious. Primary bath has new fixtures, and custom lighting. Mirror lighting is motion sensitive. Yard has plenty of potential for gardens and animals. Come See !

9. 2025-12-03
   historical Active Under Contract 776-char remark

   Show marketing remark (776 chars)

   Peaceful country living awaits you at this well maintained and customized manufactured home. Drive in the driveway, past the tree house and park in the carport. Sit outside under the covered swings, and enjoy the fan breeze while sipping on your favorite beverage. Step into your home with 3 beds and 2 baths with updated floors. All bedrooms have a walk in closet. Kitchen has been customized with tile backsplash and upgraded faucets and sink. New refrigerator and stove. All appliances stay. Head into the primary suite. Lighting has been upgraded. Primary closet has custom lighting, and hanging space. Very luxurious. Primary bath has new fixtures, and custom lighting. Mirror lighting is motion sensitive. Yard has plenty of potential for gardens and animals. Come See !

10. 2025-12-02
    status Pending 776-char remark

    Show marketing remark (776 chars)

    Peaceful country living awaits you at this well maintained and customized manufactured home. Drive in the driveway, past the tree house and park in the carport. Sit outside under the covered swings, and enjoy the fan breeze while sipping on your favorite beverage. Step into your home with 3 beds and 2 baths with updated floors. All bedrooms have a walk in closet. Kitchen has been customized with tile backsplash and upgraded faucets and sink. New refrigerator and stove. All appliances stay. Head into the primary suite. Lighting has been upgraded. Primary closet has custom lighting, and hanging space. Very luxurious. Primary bath has new fixtures, and custom lighting. Mirror lighting is motion sensitive. Yard has plenty of potential for gardens and animals. Come See !

11. 2025-10-09
    historical Contingent 776-char remark

    Show marketing remark (776 chars)

    Peaceful country living awaits you at this well maintained and customized manufactured home. Drive in the driveway, past the tree house and park in the carport. Sit outside under the covered swings, and enjoy the fan breeze while sipping on your favorite beverage. Step into your home with 3 beds and 2 baths with updated floors. All bedrooms have a walk in closet. Kitchen has been customized with tile backsplash and upgraded faucets and sink. New refrigerator and stove. All appliances stay. Head into the primary suite. Lighting has been upgraded. Primary closet has custom lighting, and hanging space. Very luxurious. Primary bath has new fixtures, and custom lighting. Mirror lighting is motion sensitive. Yard has plenty of potential for gardens and animals. Come See !

12. 2025-09-10
    listed $145,000 Active 776-char remark

    Show marketing remark (776 chars)

    Peaceful country living awaits you at this well maintained and customized manufactured home. Drive in the driveway, past the tree house and park in the carport. Sit outside under the covered swings, and enjoy the fan breeze while sipping on your favorite beverage. Step into your home with 3 beds and 2 baths with updated floors. All bedrooms have a walk in closet. Kitchen has been customized with tile backsplash and upgraded faucets and sink. New refrigerator and stove. All appliances stay. Head into the primary suite. Lighting has been upgraded. Primary closet has custom lighting, and hanging space. Very luxurious. Primary bath has new fixtures, and custom lighting. Mirror lighting is motion sensitive. Yard has plenty of potential for gardens and animals. Come See !

13. 2025-09-03
    listed $139,000 Active 70-char remark

    Show marketing remark (70 chars)

    Is a 2005 mh New paint New flooring New metal roof Ac 2019 Water well

14. 2014-02-12
    soldstatus $20,300
15. 2013-08-16
    listed $21,000

ⓘ 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: $472 · $39/mo
• Projected year-2 tax: $1,279 · $107/mo
• Expected delta: +$807/yr (+$67/mo · 170.8%)

ⓘ 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 ≥107°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 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,135
• − Mortgage interest: −$7,786
• − Property taxes: −$472
• − Insurance: −$695
• − Repairs & maintenance: −$1,131
• − Management: −$1,131
• − Depreciation: −$4,044
• Taxable loss: −$1,123
• Est. tax savings @ 24.0%: +$270
• After-tax cash flow: $1,522/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: Gadsden
• NCES district ID: 1200600
• Math proficiency: 31% ▼ -16.00%
• Reading proficiency: 31% ▼ -7.00%
• Median HH income: $36,470
• Composite: 25.75/100
• National rank: #7373
• State rank: #70 of 73 in FL

Livability — Attapulgus

• Score: 54/100
• State rank: #535
• US rank: #23903

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,234

Population outlook (Gadsden County) Hauer SSP2

• Today (2025): 42,956 people
• By 2030: 40,878 · -4.8%
• By 2040: 36,218 · -15.7%
• By 2050: 31,502 · -26.7%
• By 2075: 21,828 · -49.2%
• By 2100: 14,480 · -66.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (74%)
• Race & ethnicity: Black 74% White 22% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Lithuanian 3% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Gadsden

• 2024 margin: Solid D (+30.7) · D 65.0% · R 34.3%
• 2008→2024 swing: -8.3pp toward R · 2008: 39.0pp · 2024: 30.7pp
• All cycles: 2024: D+30.7 2020: D+36.6 2016: D+37.5 2012: D+40.6 2008: D+39.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.70%
• Current HPI: 149.1101
• 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

+566.7% since first listed

9 events — show timeline

• 2026-01-29 Sold (Public Records) $140,000 Public Records
• 2026-01-28 Sold (MLS) $140,000 CATRS
• 2025-12-03 Contingent — CATRS
• 2025-12-02 Pending — CATRS
• 2025-10-09 Contingent — CATRS
• 2025-09-10 Listed $145,000 CATRS
• 2025-09-03 Listed $139,000 Fizber.com
• 2014-02-12 Sold (MLS) $20,300 CATRS
• 2013-08-16 Listed $21,000 CATRS

Property tax history

-3.1%/yr

Latest (2025): $472 · -0.1% YoY. Source: county tax records.