65 Tobacco Pouch Creek Rd · Dahlonega, GA 30533

$265,900

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 54 Days on market

Built 1999 1.41 ac lot $205/sqft · 21% below area Est $338k · 21% 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 +20.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +4.1/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 65 Tobacco Pouch Creek Road, an inviting 3-bedroom, 2-bath home located just 11 minutes from downtown Dahlonega. Set on a quiet road, this property offers a peaceful setting with convenient access to shopping, dining, and everyday essentials. Inside, you'll find updated flooring throughout and a comfortable, open living space that flows easily into the kitchen and dining area. The kitchen features painted cabinetry, ample counter space, and a functional layout that works well for daily living. The home also offers spacious bedrooms with great natural light, creating a warm and inviting feel throughout. Major systems have been well cared for, including a new roof and a regularly serviced HVAC system. One of the standout features is the covered, screened-in porch, providing the perfect spot to relax and enjoy the quiet surroundings year-round. If you're looking for a well-maintained home in a convenient Dahlonega location with a private, laid-back setting, this is one you don't want to miss.

Key facts

• Ample counter space
• Painted cabinetry
• Updated flooring

Tags

• UPDATED FLOORING
• PAINTED CABINETRY
• AMPLE COUNTER SPACE
• FUNCTIONAL LAYOUT
• COVERED SCREENED-IN PORCH
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $266k.

Deal economics

• At list price, monthly cash flow is $367 ($4k/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 $243k (8.6% below list).
• Recommended offer: $243k (8.6% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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: schools D+, employment D, housing D.
• 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.
• Market conditions: 378 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 277 units permitted in Lumpkin County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% 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 54 days — a 3% lower offer ($258k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y 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.
• Current owner paid $185k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $242,954 (8.6% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 0.91% ✗
• Cap rate: 7.95%
• Cash-on-cash: 5.92%
• DSCR: 1.26
• GRM: 9.1

CMA / ARV

• ARV (median comp): $338,020
• List price: $265,900
• Delta: -21.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -7.2%
• Equity multiple: 0.73×
• Total profit: $-19,835
• Equity at exit: $39,647

10-year hold

• IRR: 2.3%
• Equity multiple: 1.16×
• Total profit: $12,283
• Equity at exit: $22,990

Cash invested: $74,452 (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: 378
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,430 medium
• Mortgage (P&I): −$1,394
• Tax from tax record: −$47 /mo · $563/yr
• Insurance: −$111
• HOA: −$0
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $367

Break-even live

Break-even rent $1,965

Max offer price $265,900

Occupancy floor 80%

Sensitivity live

Price	-10% $518	-5% $443	+0% $367	+5% $292	+10% $-102
Rent	-10% $175	-5% $271	+0% $367	+5% $463	+10% $559
Rate	-1.0pp $501	-0.5pp $435	base $367	+0.5pp $298	+1.0pp $228

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: $66,475
• Closing costs: $7,977
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
194 Frank Christian Rd Dahlonega, GA	3.0	2.0	1400	$2,100	$1.50	3d	1	0.96mi
100 Dickerson Rd Dahlonega, GA	3.0	2.0	1400	$1,900	$1.36	3d	1	1.04mi

Listing history 15 events

1. 2026-05-16
   historical Active Under Contract 1015-char remark

   Show marketing remark (1015 chars)

   Welcome to 65 Tobacco Pouch Creek Road, an inviting 3-bedroom, 2-bath home located just 11 minutes from downtown Dahlonega. Set on a quiet road, this property offers a peaceful setting with convenient access to shopping, dining, and everyday essentials. Inside, you'll find updated flooring throughout and a comfortable, open living space that flows easily into the kitchen and dining area. The kitchen features painted cabinetry, ample counter space, and a functional layout that works well for daily living. The home also offers spacious bedrooms with great natural light, creating a warm and inviting feel throughout. Major systems have been well cared for, including a new roof and a regularly serviced HVAC system. One of the standout features is the covered, screened-in porch, providing the perfect spot to relax and enjoy the quiet surroundings year-round. If you're looking for a well-maintained home in a convenient Dahlonega location with a private, laid-back setting, this is one you don't want to miss.

2. 2026-05-16
   historical Active Under Contract 1015-char remark

   Show marketing remark (1015 chars)

   Welcome to 65 Tobacco Pouch Creek Road, an inviting 3-bedroom, 2-bath home located just 11 minutes from downtown Dahlonega. Set on a quiet road, this property offers a peaceful setting with convenient access to shopping, dining, and everyday essentials. Inside, you'll find updated flooring throughout and a comfortable, open living space that flows easily into the kitchen and dining area. The kitchen features painted cabinetry, ample counter space, and a functional layout that works well for daily living. The home also offers spacious bedrooms with great natural light, creating a warm and inviting feel throughout. Major systems have been well cared for, including a new roof and a regularly serviced HVAC system. One of the standout features is the covered, screened-in porch, providing the perfect spot to relax and enjoy the quiet surroundings year-round. If you're looking for a well-maintained home in a convenient Dahlonega location with a private, laid-back setting, this is one you don't want to miss.

3. 2026-04-29
   price $265,900 1015-char remark

   Show marketing remark (1015 chars)

   Welcome to 65 Tobacco Pouch Creek Road, an inviting 3-bedroom, 2-bath home located just 11 minutes from downtown Dahlonega. Set on a quiet road, this property offers a peaceful setting with convenient access to shopping, dining, and everyday essentials. Inside, you'll find updated flooring throughout and a comfortable, open living space that flows easily into the kitchen and dining area. The kitchen features painted cabinetry, ample counter space, and a functional layout that works well for daily living. The home also offers spacious bedrooms with great natural light, creating a warm and inviting feel throughout. Major systems have been well cared for, including a new roof and a regularly serviced HVAC system. One of the standout features is the covered, screened-in porch, providing the perfect spot to relax and enjoy the quiet surroundings year-round. If you're looking for a well-maintained home in a convenient Dahlonega location with a private, laid-back setting, this is one you don't want to miss.

4. 2026-04-29
   price $265,900 1015-char remark

   Show marketing remark (1015 chars)

   Welcome to 65 Tobacco Pouch Creek Road, an inviting 3-bedroom, 2-bath home located just 11 minutes from downtown Dahlonega. Set on a quiet road, this property offers a peaceful setting with convenient access to shopping, dining, and everyday essentials. Inside, you'll find updated flooring throughout and a comfortable, open living space that flows easily into the kitchen and dining area. The kitchen features painted cabinetry, ample counter space, and a functional layout that works well for daily living. The home also offers spacious bedrooms with great natural light, creating a warm and inviting feel throughout. Major systems have been well cared for, including a new roof and a regularly serviced HVAC system. One of the standout features is the covered, screened-in porch, providing the perfect spot to relax and enjoy the quiet surroundings year-round. If you're looking for a well-maintained home in a convenient Dahlonega location with a private, laid-back setting, this is one you don't want to miss.

5. 2026-03-26
   listed $269,500 New 1015-char remark

   Show marketing remark (1015 chars)

   Welcome to 65 Tobacco Pouch Creek Road, an inviting 3-bedroom, 2-bath home located just 11 minutes from downtown Dahlonega. Set on a quiet road, this property offers a peaceful setting with convenient access to shopping, dining, and everyday essentials. Inside, you'll find updated flooring throughout and a comfortable, open living space that flows easily into the kitchen and dining area. The kitchen features painted cabinetry, ample counter space, and a functional layout that works well for daily living. The home also offers spacious bedrooms with great natural light, creating a warm and inviting feel throughout. Major systems have been well cared for, including a new roof and a regularly serviced HVAC system. One of the standout features is the covered, screened-in porch, providing the perfect spot to relax and enjoy the quiet surroundings year-round. If you're looking for a well-maintained home in a convenient Dahlonega location with a private, laid-back setting, this is one you don't want to miss.

6. 2026-03-26
   listed $269,500 Active 1015-char remark

   Show marketing remark (1015 chars)

   Welcome to 65 Tobacco Pouch Creek Road, an inviting 3-bedroom, 2-bath home located just 11 minutes from downtown Dahlonega. Set on a quiet road, this property offers a peaceful setting with convenient access to shopping, dining, and everyday essentials. Inside, you'll find updated flooring throughout and a comfortable, open living space that flows easily into the kitchen and dining area. The kitchen features painted cabinetry, ample counter space, and a functional layout that works well for daily living. The home also offers spacious bedrooms with great natural light, creating a warm and inviting feel throughout. Major systems have been well cared for, including a new roof and a regularly serviced HVAC system. One of the standout features is the covered, screened-in porch, providing the perfect spot to relax and enjoy the quiet surroundings year-round. If you're looking for a well-maintained home in a convenient Dahlonega location with a private, laid-back setting, this is one you don't want to miss.

7. 2022-07-08
   soldstatus $185,000 Closed
8. 2022-06-24
   status Pending
9. 2022-05-24
   status Pending
10. 2022-05-20
    listed $179,900 Active
11. 2013-09-01
    historical
12. 2012-10-15
    listed $59,900
13. 2000-06-23
    soldstatus $59,900
14. 1999-08-02
    soldstatus $45,000
15. 1997-01-15
    soldstatus $75,000

ⓘ 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: $563 · $47/mo
• Projected year-2 tax: $2,446 · $204/mo
• Expected delta: +$1,884/yr (+$157/mo · 334.8%)

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

Taxation est. · year 1

• Rental income: $29,154
• − Mortgage interest: −$14,895
• − Property taxes: −$563
• − Insurance: −$1,330
• − Repairs & maintenance: −$2,332
• − Management: −$2,332
• − Depreciation: −$7,735
• Taxable loss: −$32
• Est. tax savings @ 24.0%: +$8
• After-tax cash flow: $4,415/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
• City population: 28,049
• 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

+254.5% since first listed

15 events — show timeline

• 2026-05-16 Contingent — GAMLS
• 2026-05-16 Contingent — FMLS
• 2026-04-29 Price Changed $265,900 FMLS
• 2026-04-29 Price Changed $265,900 GAMLS
• 2026-03-26 Listed $269,500 FMLS
• 2026-03-26 Listed $269,500 GAMLS
• 2022-07-08 Sold (MLS) $185,000 FMLS
• 2022-06-24 Pending — FMLS
• 2022-05-24 Pending — FMLS
• 2022-05-20 Listed $179,900 FMLS
• 2013-09-01 Listing Removed — GAMLS
• 2012-10-15 Listed $59,900 GAMLS
• 2000-06-23 Sold (Public Records) $59,900 Public Records
• 1999-08-02 Sold (Public Records) $45,000 Public Records
• 1997-01-15 Sold (Public Records) $75,000 Public Records

Property tax history

-0.9%/yr

Latest (2023): $563 · +0.3% YoY. Source: county tax records.