259 Hebron Rd · Commerce, GA 30530

$135,000

4 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 23 Days on market

Built 1992 2.06 ac lot $104/sqft · 38% below area Est $217k · 38% under

---

Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.5/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Home in Banks County! Escape to peaceful country living with this 3-bedroom, 2 full bath mobile home situated on 2 beautiful acres. This property offers a spacious living room perfect for relaxing or entertaining, along with a large kitchen that provides plenty of room for gathering with family and friends. Step outside and enjoy the wide-open space with both a huge front and backyard-ideal for kids to play, pets to roam, or hosting outdoor get-togethers. The property is family-friendly and perfect for dog lovers, offering the freedom and privacy that rural living provides. The home does need some work, making it a great opportunity for investors, handy buyers, or anyone looking to customi

Key facts

• Large kitchen
• Wide-open space
• Spacious living room

Tags

• SPACIOUS LIVING ROOM
• LARGE KITCHEN
• WIDE-OPEN SPACE
• HUGE FRONT AND BACKYARD

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: No parking specified
• Utilities: Public water; Septic tank; No additional utilities specified
• Home design: Manufactured home / Single family residence; Manufactured house; Resale property; Built in 1992
• Construction: Press board construction; Composition roof
• Exterior features: Level lot (about 2.06 acres)

Interior

• Kitchen: Cooktop
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: No heating system specified; No cooling system specified
• Interior features: One-level living; Public-record living area of 1296; Family room; Crawl space basement
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $530 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.0% 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: 73 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 $14k of equity ($933 loan paydown + $14k 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 $38k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $41k; list at $135k implies a 231% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,975 (1.5% 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: 1.25% ✓
• Cap rate: 11.00%
• Cash-on-cash: 16.82%
• DSCR: 1.75
• GRM: 6.7

CMA / ARV

• ARV (median comp): $217,410
• List price: $135,000
• Delta: -37.91%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 36.7%
• Equity multiple: 3.84×
• Total profit: $107,224
• Equity at exit: $121,619

10-year hold

• IRR: 31.6%
• Equity multiple: 8.65×
• Total profit: $289,109
• Equity at exit: $262,275

Cash invested: $37,800 (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: 73
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,690 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$41 /mo · $495/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $530

Break-even live

Break-even rent $1,020

Max offer price $135,000

Occupancy floor 64%

Sensitivity live

Price	-10% $606	-5% $568	+0% $530	+5% $492	+10% $454
Rent	-10% $396	-5% $463	+0% $530	+5% $597	+10% $663
Rate	-1.0pp $598	-0.5pp $564	base $530	+0.5pp $495	+1.0pp $459

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-18
   status Under Contract 734-char remark
2. 2026-04-23
   listed $135,000 New 734-char remark
3. 2008-12-12
   soldstatus $40,792
4. 2008-12-12
   soldstatus $43,300
5. 2003-10-01
   soldstatus $48,000
6. 2003-09-01
   soldstatus $40,200
7. 1998-10-01
   soldstatus $50,000

ⓘ 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: $495 · $41/mo
• Projected year-2 tax: $1,242 · $104/mo
• Expected delta: +$747/yr (+$62/mo · 150.8%)

ⓘ 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 5/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,285
• − Mortgage interest: −$7,562
• − Property taxes: −$495
• − Insurance: −$675
• − Repairs & maintenance: −$1,623
• − Management: −$1,623
• − Depreciation: −$3,927
• Taxable income: $4,380
• Est. tax owed @ 24.0%: −$1,051
• After-tax cash flow: $5,308/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

+170.0% since first listed

7 events — show timeline

• 2026-05-18 Pending — GAMLS
• 2026-04-23 Listed $135,000 GAMLS
• 2008-12-12 Sold (Public Records) $43,300 Public Records
• 2008-12-12 Sold (Public Records) $40,792 Public Records
• 2003-10-01 Sold (Public Records) $48,000 Public Records
• 2003-09-01 Sold (Public Records) $40,200 Public Records
• 1998-10-01 Sold (Public Records) $50,000 Public Records

Property tax history

+8.6%/yr

Latest (2025): $495 · -3.1% YoY. Source: county tax records.