246 King Arthur Ct · Dahlonega, GA 30533

$259,500

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 59 Days on market

Built 2022 1.37 ac lot $165/sqft · at area comps Est $260k · 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 +14.5/30.0
• ARV discount +7.6/15.0
• DSCR +4.4/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come home to peace and quiet on over an acre of land, offering peaceful living while being located close to 400. This well cared for home features a bright, open-concept floor plan with seamless vinyl flooring throughout. The spacious layout includes a large primary bedroom with a large walk-in closet and a double vanity, while a smart split-bedroom layout places two additional bedrooms on the opposite side of home. Dahlonega has so much or offer with winery's, festivals, a zoo, great options for restaurants on the square.

Key facts

• 1.37 acre lot
• Built 2022
• Listed 59 days

Property features AI

Exterior

• Parking: Driveway; Open parking available
• Utilities: Shared well water; Septic tank; 110V and 220V electric service; Cable available; Phone available; Electricity available; Water available
• Home design: Double-wide mobile home; One level; Resale condition
• Construction: Vinyl siding; Shingle roof; Pillar/post/pier foundation
• Exterior features: Private entrance; Private yard; Deck; Rear porch; Wood fencing

Interior

• Kitchen: Breakfast bar; White cabinets; Eat-in kitchen; Laminate counters; Walk-in pantry; Open view to family room; Dishwasher; Electric range; Self-cleaning oven; Refrigerator
• Bedrooms: Master on main; Split bedroom plan; 3 main-level bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms; Master bath with double vanity and shower (no tub)
• Heating & cooling: Electric heating; Central air (electric)
• Interior features: Double vanity; High-speed internet; Double-pane windows; No shared/common walls
• Laundry & utility: Main-level laundry room; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $260k.

Deal economics

• At list price, monthly cash flow is $59 ($712/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 $203k (22.0% below list).
• Recommended offer: $203k (22.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.1% in Dahlonega — 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 (#241 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+; Watch: employment D, housing D, commute F.
• Lumpkin County (rural): math 38% / reading 45% proficiency, ranked #41 of 174 in GA (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Long Branch Elementary School (math 42% / reading 47%, grade F, #336 of 1,228 statewide, top 29%, 392 students, 55% FRL); Lumpkin County Middle School (math 35% / reading 44%, grade F, #147 of 470 statewide, top 33%, 862 students, 40% FRL); Lumpkin County High School (math 30% / reading 41%, grade F, #81 of 424 statewide, top 19%, 1,134 students, 34% FRL) — zoned schools at 43% FRL track the district average.
• Market conditions: 384 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 277 units permitted in Lumpkin County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Lumpkin County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $16k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $202,511 (22.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 22% 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 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. 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?
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: 0.78% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.98%
• DSCR: 1.04
• GRM: 10.7

CMA / ARV

• ARV (median comp): $260,239
• List price: $259,500
• Delta: -0.28%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -14.8%
• Equity multiple: 0.47×
• Total profit: $-38,395
• Equity at exit: $38,692

10-year hold

• IRR: -6.2%
• Equity multiple: 0.60×
• Total profit: $-29,074
• Equity at exit: $22,437

Cash invested: $72,660 (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 30533

• Home prices YoY: -3.3%
• Active inventory: 384
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,025 medium
• Mortgage (P&I): −$1,361
• Tax from tax record: −$72 /mo · $858/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $59

Break-even live

Break-even rent $1,950

Max offer price $259,500

Occupancy floor 92%

Sensitivity live

Price	-10% $206	-5% $133	+0% $59	+5% $-14	+10% $-88
Rent	-10% $-101	-5% $-21	+0% $59	+5% $139	+10% $219
Rate	-1.0pp $190	-0.5pp $125	base $59	+0.5pp $-8	+1.0pp $-76

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: $64,875
• Closing costs: $7,785
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
312 Mount Olive Church Rd Dahlonega, GA	3.0	2.0	1188	$1,750	$1.47	23d	1	1.33mi

Listing history 29 events

1. 2026-06-21
   days on market $259,500 Active 59 DOM
2. 2026-06-18
   days on market $259,500 Active 56 DOM
3. 2026-06-17
   days on market $259,500 Active 55 DOM
4. 2026-06-16
   days on market $259,500 Active 54 DOM
5. 2026-06-15
   days on market $259,500 Active 53 DOM
6. 2026-06-14
   pricedays on market $259,500 Active 51 DOM
7. 2026-06-10
   days on market $260,000 Active 48 DOM
8. 2026-06-09
   days on market $260,000 Active 47 DOM
9. 2026-06-08
   days on market $260,000 Active 46 DOM
10. 2026-06-07
    days on market $260,000 Active 45 DOM
11. 2026-06-05
    days on market $260,000 Active 42 DOM
12. 2026-06-03
    days on market $260,000 Active 41 DOM
13. 2026-06-02
    days on market $260,000 Active 40 DOM
14. 2026-06-01
    days on market $260,000 Active 39 DOM
15. 2026-05-31
    days on market $260,000 Active 38 DOM
16. 2026-05-31
    pricedays on market $260,000 Active 37 DOM
17. 2026-05-16
    price $265,000 531-char remark

    Show marketing remark (531 chars)

    Come home to peace and quiet on over an acre of land, offering peaceful living while being located close to 400. This well cared for home features a bright, open-concept floor plan with seamless vinyl flooring throughout. The spacious layout includes a large primary bedroom with a large walk-in closet and a double vanity, while a smart split-bedroom layout places two additional bedrooms on the opposite side of home. Dahlonega has so much or offer with winery's, festivals, a zoo, great options for restaurants on the square.

18. 2026-05-16
    price $265,000 531-char remark

    Show marketing remark (531 chars)

    Come home to peace and quiet on over an acre of land, offering peaceful living while being located close to 400. This well cared for home features a bright, open-concept floor plan with seamless vinyl flooring throughout. The spacious layout includes a large primary bedroom with a large walk-in closet and a double vanity, while a smart split-bedroom layout places two additional bedrooms on the opposite side of home. Dahlonega has so much or offer with winery's, festivals, a zoo, great options for restaurants on the square.

19. 2026-04-23
    listed $275,000 Active 531-char remark
20. 2026-04-23
    historical $275,000 531-char remark
21. 2026-04-17
    listed $275,000 New 531-char remark

    Show marketing remark (531 chars)

    Come home to peace and quiet on over an acre of land, offering peaceful living while being located close to 400. This well cared for home features a bright, open-concept floor plan with seamless vinyl flooring throughout. The spacious layout includes a large primary bedroom with a large walk-in closet and a double vanity, while a smart split-bedroom layout places two additional bedrooms on the opposite side of home. Dahlonega has so much or offer with winery's, festivals, a zoo, great options for restaurants on the square.

22. 2023-05-11
    soldstatus $235,000
23. 2023-05-10
    soldstatus $235,000 Sold

    Show marketing remark (424 chars)

    NEW 3/2 SCOT BILT, GRAND SLAM 28X30 MOBILE HOME WITH OPEN FLOOR PLAN, VAULTED GREAT ROOM, LARGE KITCHEN FEATURES ISLAND AND WALK IN PANTRY, LVF THRU OUT. SPLIT BEDROOM PLAN WITH SPACIOUS MASTER WITH OVERSIZED SHOWER, SEPARATE TUB AND DOUBLE VANITY. LOCATED ON 1.37 ACRES CONVENIENT TO GA 400, DAHLONEGA, GAINESVILLE AND CLEVELAND. HOME QUALIFIES FOR USDA, FHA, VA AND CONVENTIONAL FINANCING. APPROX. 45 DAYS FROM COMPLETION.

24. 2023-05-10
    soldstatus $235,000 Closed

    Show marketing remark (424 chars)

    NEW 3/2 SCOT BILT, GRAND SLAM 28X30 MOBILE HOME WITH OPEN FLOOR PLAN, VAULTED GREAT ROOM, LARGE KITCHEN FEATURES ISLAND AND WALK IN PANTRY, LVF THRU OUT. SPLIT BEDROOM PLAN WITH SPACIOUS MASTER WITH OVERSIZED SHOWER, SEPARATE TUB AND DOUBLE VANITY. LOCATED ON 1.37 ACRES CONVENIENT TO GA 400, DAHLONEGA, GAINESVILLE AND CLEVELAND. HOME QUALIFIES FOR USDA, FHA, VA AND CONVENTIONAL FINANCING. APPROX. 45 DAYS FROM COMPLETION.

25. 2023-04-07
    status Pending
26. 2023-04-03
    status Under Contract

    Show marketing remark (424 chars)

    NEW 3/2 SCOT BILT, GRAND SLAM 28X30 MOBILE HOME WITH OPEN FLOOR PLAN, VAULTED GREAT ROOM, LARGE KITCHEN FEATURES ISLAND AND WALK IN PANTRY, LVF THRU OUT. SPLIT BEDROOM PLAN WITH SPACIOUS MASTER WITH OVERSIZED SHOWER, SEPARATE TUB AND DOUBLE VANITY. LOCATED ON 1.37 ACRES CONVENIENT TO GA 400, DAHLONEGA, GAINESVILLE AND CLEVELAND. HOME QUALIFIES FOR USDA, FHA, VA AND CONVENTIONAL FINANCING. APPROX. 45 DAYS FROM COMPLETION.

27. 2023-04-03
    historical Active Under Contract

    Show marketing remark (424 chars)

    NEW 3/2 SCOT BILT, GRAND SLAM 28X30 MOBILE HOME WITH OPEN FLOOR PLAN, VAULTED GREAT ROOM, LARGE KITCHEN FEATURES ISLAND AND WALK IN PANTRY, LVF THRU OUT. SPLIT BEDROOM PLAN WITH SPACIOUS MASTER WITH OVERSIZED SHOWER, SEPARATE TUB AND DOUBLE VANITY. LOCATED ON 1.37 ACRES CONVENIENT TO GA 400, DAHLONEGA, GAINESVILLE AND CLEVELAND. HOME QUALIFIES FOR USDA, FHA, VA AND CONVENTIONAL FINANCING. APPROX. 45 DAYS FROM COMPLETION.

28. 2023-02-11
    listed $239,900 New

    Show marketing remark (424 chars)

    NEW 3/2 SCOT BILT, GRAND SLAM 28X30 MOBILE HOME WITH OPEN FLOOR PLAN, VAULTED GREAT ROOM, LARGE KITCHEN FEATURES ISLAND AND WALK IN PANTRY, LVF THRU OUT. SPLIT BEDROOM PLAN WITH SPACIOUS MASTER WITH OVERSIZED SHOWER, SEPARATE TUB AND DOUBLE VANITY. LOCATED ON 1.37 ACRES CONVENIENT TO GA 400, DAHLONEGA, GAINESVILLE AND CLEVELAND. HOME QUALIFIES FOR USDA, FHA, VA AND CONVENTIONAL FINANCING. APPROX. 45 DAYS FROM COMPLETION.

29. 2023-02-11
    listed $239,900 Active

    Show marketing remark (424 chars)

    NEW 3/2 SCOT BILT, GRAND SLAM 28X30 MOBILE HOME WITH OPEN FLOOR PLAN, VAULTED GREAT ROOM, LARGE KITCHEN FEATURES ISLAND AND WALK IN PANTRY, LVF THRU OUT. SPLIT BEDROOM PLAN WITH SPACIOUS MASTER WITH OVERSIZED SHOWER, SEPARATE TUB AND DOUBLE VANITY. LOCATED ON 1.37 ACRES CONVENIENT TO GA 400, DAHLONEGA, GAINESVILLE AND CLEVELAND. HOME QUALIFIES FOR USDA, FHA, VA AND CONVENTIONAL FINANCING. APPROX. 45 DAYS FROM COMPLETION.

ⓘ 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: $858 · $72/mo
• Projected year-2 tax: $2,387 · $199/mo
• Expected delta: +$1,529/yr (+$127/mo · 178.2%)

ⓘ 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 4/10 Moderate 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,301
• − Mortgage interest: −$14,536
• − Property taxes: −$858
• − Insurance: −$1,298
• − Repairs & maintenance: −$1,944
• − Management: −$1,944
• − Depreciation: −$7,549
• Taxable loss: −$3,828
• Est. tax savings @ 24.0%: +$919
• After-tax cash flow: $1,631/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: Lumpkin County
• NCES district ID: 1303420
• Math proficiency: 38% ▼ -10.00%
• Reading proficiency: 45% ▼ -3.00%
• Median HH income: $43,380
• Composite: 35.08/100
• National rank: #5023
• State rank: #41 of 174 in GA

Livability — Dahlonega

• Score: 65/100
• State rank: #241
• US rank: #13603

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lumpkin County · 28,049 people
• Metro: nan
• Population (ZIP): 28,049
• Household income: $74,035
• Rent vs Own: 24.6% rent · 75.4% own
• Severe rent burden: 710.0

Population outlook (Lumpkin County) Hauer SSP2

• Today (2025): 33,244 people
• By 2030: 34,108 · +2.6%
• By 2040: 35,346 · +6.3%
• By 2050: 36,017 · +8.3%
• By 2075: 38,305 · +15.2%
• By 2100: 38,739 · +16.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 4% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 3% Italian 3% Serbian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 1% French/Haitian/Cajun 1%

Political lean MEDSL · Lumpkin

• 2024 margin: Solid R (+61.7) · D 18.9% · R 80.5%
• 2008→2024 swing: -9.8pp toward R · 2008: -51.8pp · 2024: -61.7pp
• All cycles: 2024: R+61.7 2020: R+58.2 2016: R+60.0 2012: R+60.5 2008: R+51.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -10.95%
• Current HPI: 316.4948
• Rent YoY: —
• Metro: nan
• 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

+8.2% since first listed

17 events — show timeline

• 2026-06-12 Price Changed $259,500 GAMLS
• 2026-06-12 Price Changed $259,500 FMLS
• 2026-05-30 Price Changed $260,000 GAMLS
• 2026-05-30 Price Changed $260,000 FMLS
• 2026-05-16 Price Changed $265,000 FMLS
• 2026-05-16 Price Changed $265,000 GAMLS
• 2026-04-23 Listed $275,000 FMLS
• 2026-04-23 Coming Soon $275,000 FMLS
• 2026-04-17 Listed $275,000 GAMLS
• 2023-05-11 Sold (Public Records) $235,000 Public Records
• 2023-05-10 Sold (MLS) $235,000 FMLS
• 2023-05-10 Sold (MLS) $235,000 GAMLS
• 2023-04-07 Pending — FMLS
• 2023-04-03 Pending — GAMLS
• 2023-04-03 Contingent — FMLS
• 2023-02-11 Listed $239,900 FMLS
• 2023-02-11 Listed $239,900 GAMLS

Property tax history

+16.6%/yr

Latest (2025): $858 · +356.1% YoY. Source: county tax records.