30 Crooked Ct · Ellijay, GA 30540

$199,999

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 107 Days on market

Manufactured home Built 2026 Good condition 0.65 ac lot

---

Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Cash flow +3.4/30.0
• Schools +3.4/10.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Manufactured-home adj. -2.1

Listing remarks MLS

Welcome to this brand new 3-bedroom, 2 full bath single-wide home at 30 Crooked Ct, perfect for a young family or full-time living. This home features upgraded finishes throughout and a bright, open-concept layout that connects the beautiful kitchen to the spacious living area-ideal for everyday life and entertaining. The kitchen is equipped with stainless steel appliances, ample cabinetry, and modern touches that make it both functional and stylish. The primary suite offers a relaxing retreat with a large en-suite bathroom featuring a soaking tub and a separate shower. With its thoughtful design, modern upgrades, and comfortable layout, this move-in ready home is a great opportunity for anyone looking for affordable, quality living.

Key facts

• Ample cabinetry
• Soaking tub
• Separate shower

Tags

• OPEN-CONCEPT LAYOUT
• STAINLESS STEEL APPLIANCES
• AMPLE CABINETRY
• LARGE EN-SUITE BATHROOM
• SOAKING TUB
• SEPARATE SHOWER

🏗️ New construction. The $199,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $259,927.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-794 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $145k (27.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (36.6% below list).
• Recommended offer: $127k (36.6% below list) — sets the bar for 1% rule.
• Cap rate 2.6% vs local median 1.7% in Ellijay — 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 71/100 on livability (#85 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, amenities F, commute F.
• Gilmer County (rural): math 39% / reading 36% proficiency, ranked #56 of 174 in GA (top 32%) — 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: Mountain View Elementary (math 47% / reading 29%, grade F, #469 of 1,228 statewide, top 38%, 668 students, 67% FRL); Clear Creek Middle School (math 39% / reading 39%, grade F, #155 of 470 statewide, top 33%, 917 students, 63% FRL); Gilmer High School (math 12% / reading 38%, grade F, #181 of 424 statewide, top 43%, 1,174 students, 51% FRL) — zoned schools at 61% FRL track the district average.
• Market conditions: 1223 active listings in the ZIP; 176 units permitted in Gilmer County in 2024 (74 in 5+ unit buildings).

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.
• Gilmer County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 6 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.

Recommended offer $126,847 (36.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.49% ✗
• Cap rate: 2.63%
• Cash-on-cash: -13.09%
• DSCR: 0.42
• GRM: 17.1

CMA / ARV

• ARV (median comp): $259,927
• List price: $199,999
• Delta: -23.06%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
465 Spring Creek Trl	1.36mi	2/2.0 (-1)	1,216 (0%)	7mo	$55,000	$45	54
485 Banner Cir	0.70mi	3/2.0	1,164 (-4%)	8mo	$390,000	$335	54
104 Nugget Ln	0.66mi	2/2.0 (-1)	1,152 (-5%)	6mo	$252,000	$219	50
870 Morton Dr	1.26mi	2/1.5 (-1)	1,208 (-1%)	12mo	$357,000	$296	47
1765 Nugget Ln	0.65mi	3/2.0	1,440 (+18%)	2mo	$254,900	$177	43
9503 Tails Creek Rd	1.15mi	3/2.0	1,440 (+18%)	1mo	$100,000	$69	39
144 Banner Cir	0.84mi	2/2.0 (-1)	1,396 (+15%)	2mo	$275,000	$197	33
140 Jetty Dr	0.72mi	3/2.0	1,475 (+21%)	11mo	$259,000	$176	32
220 Jetty Dr	0.76mi	4/2.0 (+1)	1,475 (+21%)	5mo	$250,000	$169	31
140 Jetty Dr	0.76mi	3/2.0	1,475 (+21%)	11mo	$259,000	$176	31
328 Morton Dr	1.09mi	2/1.0 (-1)	960 (-21%)	3mo	$175,000	$182	28
300 Cameron Dr	0.77mi	3/3.5	1,498 (+23%)	10mo	$440,000	$294	26

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: -40.8%
• Equity multiple: -0.27×
• Total profit: $-92,684
• Equity at exit: $38,756

10-year hold

• IRR: -66.6%
• Equity multiple: -1.00×
• Total profit: $-145,764
• Equity at exit: $22,474

Cash invested: $72,780 (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 30540

• Home prices YoY: -11.0%
• Active inventory: 1223
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $1,268 medium
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,899/yr
• Insurance: −$108
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $-794

Break-even live

Break-even rent $2,274

Max offer price $145,004

Occupancy floor —

Sensitivity live

Price	-10% $-615	-5% $-704	+0% $-794	+5% $-884	+10% $-974
Rent	-10% $-894	-5% $-844	+0% $-794	+5% $-744	+10% $-694
Rate	-1.0pp $-663	-0.5pp $-728	base $-794	+0.5pp $-862	+1.0pp $-930

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: $64,982
• Closing costs: $7,798
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Exterior

• Parking: Driveway with available open parking
• Utilities: Well waterSeptic tankElectricity available (electric service: other)
• Home design: Single-wide mobile/manufactured homeOne levelNew constructionFee simple ownership
• Construction: Vinyl sidingComposition roofBlock foundation
• Exterior features: Front porchOther exterior features

Interior

• Kitchen: Breakfast barKitchen islandDishwasherElectric ovenElectric rangeRefrigerator
• Bedrooms: Three main-level bedroomsSplit bedroom plan
• Flooring: Laminate
• Bathrooms: Two full bathroomsMaster bathroom with separate tub and shower and a soaking tub
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Walk-in closet(s)No shared/common wallsAttic and other bonus room(s)
• Laundry & utility: Mud room

Listing history 50 events

1. 2026-08-08
   days on market $199,999 Active 107 DOM
2. 2026-08-07
   days on market $199,999 Active 106 DOM
3. 2026-08-06
   days on market $199,999 Active 105 DOM
4. 2026-08-05
   days on market $199,999 Active 104 DOM
5. 2026-08-04
   days on market $199,999 Active 103 DOM
6. 2026-08-03
   days on market $199,999 Active 102 DOM
7. 2026-07-31
   days on market $199,999 Active 99 DOM
8. 2026-07-30
   days on market $199,999 Active 98 DOM
9. 2026-07-29
   days on market $199,999 Active 97 DOM
10. 2026-07-27
    days on market $199,999 Active 95 DOM
11. 2026-07-25
    days on market $199,999 Active 93 DOM
12. 2026-07-24
    days on market $199,999 Active 92 DOM
13. 2026-07-23
    days on market $199,999 Active 91 DOM
14. 2026-07-22
    days on market $199,999 Active 90 DOM
15. 2026-07-21
    days on market $199,999 Active 89 DOM
16. 2026-07-18
    statusdays on market $199,999 Active 86 DOM
17. 2026-07-16
    days on market $199,999 Active Under Contract 84 DOM
18. 2026-07-16
    days on market $199,999 Active Under Contract 83 DOM
19. 2026-07-14
    days on market $199,999 Active Under Contract 82 DOM
20. 2026-07-14
    days on market $199,999 Active Under Contract 81 DOM
21. 2026-07-12
    days on market $199,999 Active Under Contract 80 DOM
22. 2026-07-11
    days on market $199,999 Active Under Contract 79 DOM
23. 2026-07-10
    days on market $199,999 Active Under Contract 78 DOM
24. 2026-07-09
    days on market $199,999 Active Under Contract 77 DOM
25. 2026-07-07
    days on market $199,999 Active Under Contract 75 DOM
26. 2026-07-06
    days on market $199,999 Active Under Contract 74 DOM
27. 2026-07-05
    days on market $199,999 Active Under Contract 73 DOM
28. 2026-07-04
    days on market $199,999 Active Under Contract 72 DOM
29. 2026-07-03
    days on market $199,999 Active Under Contract 71 DOM
30. 2026-07-02
    days on market $199,999 Active Under Contract 70 DOM
31. 2026-07-01
    days on market $199,999 Active Under Contract 69 DOM
32. 2026-06-30
    days on market $199,999 Active Under Contract 68 DOM
33. 2026-06-29
    days on market $199,999 Active Under Contract 67 DOM
34. 2026-06-28
    days on market $199,999 Active Under Contract 66 DOM
35. 2026-06-28
    days on market $199,999 Active Under Contract 65 DOM
36. 2026-06-27
    days on market $199,999 Active Under Contract 64 DOM
37. 2026-06-25
    days on market $199,999 Active Under Contract 62 DOM
38. 2026-06-23
    days on market $199,999 Active Under Contract 60 DOM
39. 2026-06-21
    days on market $199,999 Active Under Contract 59 DOM
40. 2026-06-18
    days on market $199,999 Active Under Contract 56 DOM
41. 2026-06-17
    days on market $199,999 Active Under Contract 55 DOM
42. 2026-06-16
    days on market $199,999 Active Under Contract 54 DOM
43. 2026-06-15
    days on market $199,999 Active Under Contract 53 DOM
44. 2026-06-14
    days on market $199,999 Active Under Contract 51 DOM
45. 2026-06-13
    days on market $199,999 Active Under Contract 50 DOM
46. 2026-06-10
    days on market $199,999 Active Under Contract 48 DOM
47. 2026-06-09
    days on market $199,999 Active Under Contract 47 DOM
48. 2026-06-08
    days on market $199,999 Active Under Contract 46 DOM
49. 2026-06-07
    days on market $199,999 Active Under Contract 45 DOM
50. 2026-06-05
    statusdays on market $199,999 Active Under Contract 42 DOM

ⓘ 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: $15,222
• − Mortgage interest: −$14,560
• − Property taxes: −$3,899
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,218
• − Management: −$1,218
• − Depreciation: −$7,562
• Taxable loss: −$14,534
• Est. tax savings @ 24.0%: +$3,488
• After-tax cash flow: $-6,042/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 · 6 photos

Good 80/100 None rehab

This move-in ready home features a modern kitchen, two bathrooms, and a good condition exterior and interior. It has a good condition roof, siding, and foundation. The home is in good condition and ready for a new owner or tenant.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Landscaping and adding curb appeal features — Enhanced landscaping can improve the home's curb appeal and attract potential buyers or renters. ↑
• Both Adding smart home features — Smart home features can increase the home's value by making it more energy-efficient and convenient for potential buyers or renters. ↑
• Both Upgrading the kitchen appliances — Upgrading to more modern or energy-efficient appliances can increase the home's value and appeal to potential buyers or renters. ↑
• Both Adding a small shed or storage unit — A small shed or storage unit can provide additional storage space and increase the home's value by adding functionality and appeal to potential buyers or renters. ↑

F Composite school gradezoned avg 34/100

Zoned Schools

Elementary Mountain View Elementary F GA #469/1,228 Nat'l #21,128/41,679 Middle Clear Creek Middle School F GA #155/470 Nat'l #6,362/14,009 High Gilmer High School F GA #181/424 Nat'l #12,347/17,239

Schools (NCES district)

• District: Gilmer County
• NCES district ID: 1302340
• Math proficiency: 39% ▼ -7.00%
• Reading proficiency: 36% ▼ -6.00%
• Median HH income: $40,473
• Composite: 31.53/100
• National rank: #5961
• State rank: #56 of 174 in GA

B Composite livability gradescore 71/100

Livability — Ellijay

• Score: 71/100
• State rank: #85
• US rank: #7087

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Gilmer · 31,466 people
• Population (ZIP): 20,145
• Household income: $73,771
• Rent vs Own: 20.3% rent · 79.7% own
• Severe rent burden: 20% of renters

---

Population outlook (Gilmer County) Hauer SSP2

• Today (2025): 31,466 people
• By 2030: 32,199 · +2.3%
• By 2040: 33,034 · +5.0%
• By 2050: 33,266 · +5.7%
• By 2075: 33,686 · +7.1%
• By 2100: 33,792 · +7.4%

---

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 12% Two or more races 6% Native American 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 4% Lithuanian 2% Romanian 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 7% Other Indo-European 1%

---

Political lean MEDSL · Gilmer

• 2024 margin: Solid R (+62.6) · D 18.5% · R 81.0%
• 2008→2024 swing: -10.6pp toward R · 2008: -52.0pp · 2024: -62.6pp
• All cycles: 2024: R+62.6 2020: R+63.5 2016: R+66.9 2012: R+63.3 2008: R+52.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.49%
• Current HPI: 270.796
• 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

Property features AI

Exterior

• Parking: Driveway with available open parking
• Utilities: Well waterSeptic tankElectricity available (electric service: other)
• Home design: Single-wide mobile/manufactured homeOne levelNew constructionFee simple ownership
• Construction: Vinyl sidingComposition roofBlock foundation
• Exterior features: Front porchOther exterior features

Interior

• Kitchen: Breakfast barKitchen islandDishwasherElectric ovenElectric rangeRefrigerator
• Bedrooms: Three main-level bedroomsSplit bedroom plan
• Flooring: Laminate
• Bathrooms: Two full bathroomsMaster bathroom with separate tub and shower and a soaking tub
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Walk-in closet(s)No shared/common wallsAttic and other bonus room(s)
• Laundry & utility: Mud room

Price history

+0.0% since first listed

12 events — show timeline

• 2026-06-04 Contingent — GAMLS
• 2026-06-04 Contingent — FMLS
• 2026-06-04 Pending — NEGBOR
• 2026-05-18 Relisted — FMLS
• 2026-05-18 Relisted — GAMLS
• 2026-05-18 Relisted — NEGBOR
• 2026-05-17 Contingent — GAMLS
• 2026-05-17 Pending — NEGBOR
• 2026-05-17 Contingent — FMLS
• 2026-04-09 Listed $199,999 FMLS
• 2026-03-27 Listed $199,999 NEGBOR
• 2026-03-23 Listed $199,999 GAMLS