1637 Flat Branch Rd · Tunnel Hill, GA 30755

$165,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 6 Days on market

Built 1996 1.49 ac lot Est $212k · 22% under

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Why this score? — see what drove the C- 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 +15.7/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

1637 Flat Branch Rd Dalton, GA offers 3 bedrooms, 2 bathrooms, and 1,680 square feet on 1.49 acres. Located on a cul-de-sac, this property provides a large yard with a mix of open space and wooded surroundings. The home features a covered front porch and a practical layout with three bedrooms and two full bathrooms. With 1,680 square feet, there is plenty of room for everyday living while still offering the opportunity to make updates and improvements over time. Outside, the 1.49-acre lot provides space for gardening, recreation, equipment, and storage. Two outbuildings add functionality for tools, lawn equipment, or workshop space. Being sold as-is, this property is a solid opportunity at this price point.

Key facts

• Covered front porch
• Large yard
• Two outbuildings

Tags

• CUL-DE-SAC
• LARGE YARD
• COVERED FRONT PORCH
• 1.49 ACRE LOT
• TWO OUTBUILDINGS

Property features AI

Finance

• Other: Lot is approximately 1.49 acres on an irregular cul-de-sac parcel with paved, public county road frontage
• HOA & community: Located in the Boulder Creek subdivision; Community features: Other

Exterior

• Parking: Driveway
• Utilities: Private water source; Septic tank; Electricity available; Water available
• Home design: Manufactured home (single-family manufactured); One level; Property described as a fixer
• Construction: Vinyl siding; Metal roof; Permanent foundation; Built as a manufactured house
• Exterior features: Covered front porch; Storage outbuilding; No additional exterior features listed; No fencing

Interior

• Kitchen: Refrigerator; Electric range and oven; Dishwasher
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: No central heating; No cooling
• Interior features: Central vacuum; Gas-log fireplace in the living room; Crawl space basement
• Laundry & utility: Laundry area (details listed as 'Other')

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $6 ($75/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 $154k (6.9% below list).
• Recommended offer: $154k (6.9% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 4.0% in Tunnel Hill — 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 67/100 on livability (#164 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Whitfield County (rural): math 37% / reading 34% proficiency, ranked #62 of 174 in GA (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: New Hope Elementary School (math 43% / reading 31%, grade F, #485 of 1,228 statewide, top 41%, 511 students, 64% FRL); New Hope Middle School (math 45% / reading 48%, grade D+, #94 of 470 statewide, top 20%, 452 students, 61% FRL); Northwest Whitfield County High School (math 29% / reading 34%, grade F, #122 of 424 statewide, top 30%, 1,219 students, 49% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: 64 active listings in the ZIP; 374 units permitted in Whitfield County in 2024 (35 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Whitfield County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 6 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: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $153,547 (6.9% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 0.93% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.89%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $211,680
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1638 Flat Branch Rd	0.03mi	3/2.0	1,728 (+3%)	22mo	$207,500	$120	75
2116 Mulberry Lane Ln	0.17mi	3/2.0	1,736 (+3%)	17mo	$219,000	$126	72

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.0%
• Equity multiple: 0.43×
• Total profit: $-26,273
• Equity at exit: $24,602

10-year hold

• IRR: -7.6%
• Equity multiple: 0.52×
• Total profit: $-22,102
• Equity at exit: $14,266

Cash invested: $46,200 (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 30755

• Home prices YoY: -22.7%
• Active inventory: 64
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,535 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $6

Break-even live

Break-even rent $1,528

Max offer price $165,000

Occupancy floor 95%

Sensitivity live

Price	-10% $120	-5% $63	+0% $6	+5% $-51	+10% $-108
Rent	-10% $-115	-5% $-54	+0% $6	+5% $67	+10% $128
Rate	-1.0pp $89	-0.5pp $48	base $6	+0.5pp $-36	+1.0pp $-80

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-21
   days on market $165,000 Active 6 DOM
2. 2026-06-19
   days on market $165,000 Active 4 DOM
3. 2026-06-18
   days on market $165,000 Active 3 DOM
4. 2026-06-17
   days on market $165,000 Active 2 DOM
5. 2026-06-15
   remarks 699-char remark

   Show marketing remark (716 chars)

   1637 Flat Branch Rd Dalton, GA offers 3 bedrooms, 2 bathrooms, and 1,680 square feet on 1.49 acres. Located on a cul-de-sac, this property provides a large yard with a mix of open space and wooded surroundings. The home features a covered front porch and a practical layout with three bedrooms and two full bathrooms. With 1,680 square feet, there is plenty of room for everyday living while still offering the opportunity to make updates and improvements over time. Outside, the 1.49-acre lot provides space for gardening, recreation, equipment, and storage. Two outbuildings add functionality for tools, lawn equipment, or workshop space. Being sold as-is, this property is a solid opportunity at this price point.

6. 2026-06-15
   listed $165,000 Active 1 DOM

   Show marketing remark (716 chars)

   1637 Flat Branch Rd Dalton, GA offers 3 bedrooms, 2 bathrooms, and 1,680 square feet on 1.49 acres. Located on a cul-de-sac, this property provides a large yard with a mix of open space and wooded surroundings. The home features a covered front porch and a practical layout with three bedrooms and two full bathrooms. With 1,680 square feet, there is plenty of room for everyday living while still offering the opportunity to make updates and improvements over time. Outside, the 1.49-acre lot provides space for gardening, recreation, equipment, and storage. Two outbuildings add functionality for tools, lawn equipment, or workshop space. Being sold as-is, this property is a solid opportunity at this price point.

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,426
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$1,622
• − Repairs & maintenance: −$1,474
• − Management: −$1,474
• − Depreciation: −$4,800
• Taxable loss: −$2,663
• Est. tax savings @ 24.0%: +$639
• After-tax cash flow: $714/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: Whitfield County
• NCES district ID: 1305700
• Math proficiency: 37% ▼ -6.00%
• Reading proficiency: 34% ▼ -9.00%
• Median HH income: $44,296
• Composite: 30.24/100
• National rank: #6290
• State rank: #62 of 174 in GA

Livability — Tunnel Hill

• Score: 67/100
• State rank: #164
• US rank: #10419

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,768

Population outlook (Whitfield County) Hauer SSP2

• Today (2025): 107,770 people
• By 2030: 108,737 · +0.9%
• By 2040: 110,260 · +2.3%
• By 2050: 111,205 · +3.2%
• By 2075: 113,014 · +4.9%
• By 2100: 112,775 · +4.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 17% Two or more races 7% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 88% English-only · Spanish 12%

Political lean MEDSL · Whitfield

• 2024 margin: Solid R (+44.5) · D 27.5% · R 72.0%
• 2008→2024 swing: -4.5pp toward R · 2008: -40.0pp · 2024: -44.5pp
• All cycles: 2024: R+44.5 2020: R+40.7 2016: R+44.8 2012: R+45.1 2008: R+40.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -84.96%
• Current HPI: 289.9653
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-15 Listed $165,000 CCARMLS
• 2026-06-15 Listed $165,000 GCAR

Property tax history

-1.0%/yr

Latest (2025): $330 · -1.8% YoY. Source: county tax records.