749 Chambers Rd · Commerce, GA 30530

$199,900

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 10 Days on market

Built 1997 2.00 ac lot

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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 +17.2/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• 1% rule +3.5/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Country Living Potential: Fixer-Upper on 2 Acres Bring Your Toolbox! 2-Acre Homestead with Unlimited Potential! Description: Discover the serenity of country living on this private 2-acre parcel, offering the perfect canvas for your dream homestead! Situated far from the hustle and bustle, this property features a 3-bedroom, 2-bathroom manufactured home that is ready for a complete transformation. The Land: Enjoy total privacy with a mix of open, grassy areas and mature trees, providing ample space for gardening, livestock, a new shop, or an oversized chicken coop. The property has excellent, versatile space for all your outdoor aspirations. The Home: This fixer-upper is a “hand

Key facts

• Instant living space
• 2 acre lot
• Parking

Tags

• 2 ACRE NATURE RETREAT
• SPACIOUS DETACHED WORKSHOP
• INCLUDED BONUS 2013 CAMPER
• INSTANT LIVING SPACE

Property features AI

Exterior

• Utilities: Cable available; Electricity available; Natural gas available; Phone available; Sewer available; Water available
• Home design: Double-wide mobile home; Single-level (one story); Habitable residence; Suitable for agricultural, mobile home, or residential use
• Construction: Property listed as fixer condition
• Exterior features: Covered patio/porch; Deck; Front porch; Side porch; Outbuilding and shed(s); Mixed timber; Grassed, open, and partially wooded vegetation; Paved road frontage on a county road

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Three main-level bedrooms; Master bedroom on the main level
• Bathrooms: Two full bathrooms (both on the main level)
• Interior features: Separate tub and shower in master bathroom; Living room; Kitchen

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $144 ($2k/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 $170k (15.0% below list).
• Recommended offer: $170k (15.0% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 3.3% in Commerce — 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 64/100 on livability (#271 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Banks County (rural): math 29% / reading 37% proficiency, ranked #75 of 174 in GA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Banks County Primary School (706 students, 56% FRL); Banks County Middle School (math 29% / reading 40%, grade F, #196 of 470 statewide, top 42%, 641 students, 54% FRL); Banks County High School (math 2% / reading 27%, grade F, #297 of 424 statewide, top 74%, 857 students, 47% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: 74 active listings in the ZIP; 102 units permitted in Banks County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Banks County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask is 14% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $85k; list at $200k implies a 135% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,840 (15.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 7.16%
• Cash-on-cash: 3.08%
• DSCR: 1.14
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.5%
• Equity multiple: 3.11×
• Total profit: $117,940
• Equity at exit: $180,086

10-year hold

• IRR: 23.2%
• Equity multiple: 7.07×
• Total profit: $339,941
• Equity at exit: $388,362

Cash invested: $55,972 (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 30530

• Home prices YoY: 12.5%
• Active inventory: 74
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,698 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$66 /mo · $797/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $144

Break-even live

Break-even rent $1,516

Max offer price $199,900

Occupancy floor 87%

Sensitivity live

Price	-10% $257	-5% $200	+0% $144	+5% $87	+10% $31
Rent	-10% $10	-5% $77	+0% $144	+5% $211	+10% $278
Rate	-1.0pp $244	-0.5pp $195	base $144	+0.5pp $92	+1.0pp $39

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-22
   days on market $199,900 Active 10 DOM
2. 2026-06-21
   pricedays on market $199,900 Active 9 DOM
3. 2026-06-19
   days on market $219,900 Active 7 DOM
4. 2026-06-18
   days on market $219,900 Active 6 DOM
5. 2026-06-17
   days on market $219,900 Active 5 DOM
6. 2026-06-16
   days on market $219,900 Active 4 DOM
7. 2026-06-15
   days on market $219,900 Active 3 DOM
8. 2026-06-12
   pricestatusdays on marketlisting id $219,900 Active 1 DOM
9. 2026-06-09
   days on market $175,000 Active Under Contract 49 DOM
10. 2026-06-08
    days on market $175,000 Active Under Contract 48 DOM
11. 2026-06-07
    days on market $175,000 Active Under Contract 47 DOM
12. 2026-06-05
    days on market $175,000 Active Under Contract 45 DOM
13. 2026-06-03
    days on market $175,000 Active Under Contract 43 DOM
14. 2026-06-02
    days on market $175,000 Active Under Contract 42 DOM
15. 2026-06-01
    days on market $175,000 Active Under Contract 41 DOM
16. 2026-05-31
    days on market $175,000 Active Under Contract 40 DOM
17. 2026-05-31
    days on market $175,000 Active Under Contract 39 DOM
18. 2026-04-28
    status Active Under Contract
19. 2026-04-15
    listed $175,000 Active
20. 2026-04-14
    historical $175,000
21. 2005-03-01
    soldstatus $85,000
22. 2004-09-01
    soldstatus $74,900

ⓘ 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: $797 · $66/mo
• Projected year-2 tax: $1,839 · $153/mo
• Expected delta: +$1,043/yr (+$87/mo · 130.9%)

ⓘ 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 5/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,381
• − Mortgage interest: −$11,198
• − Property taxes: −$797
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,630
• − Management: −$1,630
• − Depreciation: −$5,815
• Taxable loss: −$1,689
• Est. tax savings @ 24.0%: +$405
• After-tax cash flow: $2,131/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: Banks County
• NCES district ID: 1300240
• Math proficiency: 29% ▼ -16.00%
• Reading proficiency: 37% ▼ -9.00%
• Median HH income: $41,507
• Composite: 27.85/100
• National rank: #6878
• State rank: #75 of 174 in GA

Livability — Commerce

• Score: 64/100
• State rank: #271
• US rank: #14693

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 12,874
• Population (ZIP): 7,360

Population outlook (Banks County) Hauer SSP2

• Today (2025): 18,448 people
• By 2030: 18,157 · -1.6%
• By 2040: 17,193 · -6.8%
• By 2050: 15,951 · -13.5%
• By 2075: 13,472 · -27.0%
• By 2100: 11,562 · -37.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 7% Hispanic / Latino 6% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 3% Slovak 3% Romanian 1%
• Foreign-born: 4% · Canada, Vietnam, South Korea
• Languages at home: 91% English-only · Spanish 4% German/W. Germanic 3% Vietnamese 1%

Political lean MEDSL · Banks

• 2024 margin: Solid R (+78.2) · D 10.8% · R 89.0%
• 2008→2024 swing: -12.6pp toward R · 2008: -65.6pp · 2024: -78.2pp
• All cycles: 2024: R+78.2 2020: R+78.0 2016: R+78.4 2012: R+73.9 2008: R+65.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 40.98%
• Current HPI: 367.9851
• 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

+133.6% since first listed

5 events — show timeline

• 2026-04-28 Relisted — FMLS
• 2026-04-15 Listed $175,000 FMLS
• 2026-04-14 Coming Soon $175,000 FMLS
• 2005-03-01 Sold (Public Records) $85,000 Public Records
• 2004-09-01 Sold (Public Records) $74,900 Public Records

Property tax history

+1.8%/yr

Latest (2025): $797 · +2.0% YoY. Source: county tax records.