3827 Chadwick Dr · Oakwood, GA 30542

$189,900

3 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 163 Days on market

Built 1973 0.29 ac lot $180/sqft · 28% below area Est $324k · 41% 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 +18.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +4.8/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +1.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICED TO SELL FAST!!! Move-in-ready 3 bedroom and one full bath Ranch on 1/3 acre. House has been updated with new vinyl windows and siding. Roof has been replaced in the last 5 years,interior is carpet and vinyl flooring. Exterior has 4-season porches on the front and back. Could add 600 square ft to house without much effort. House is less than a mile to I-985 just inside Hall County.

Key facts

• Replaced roof
• Four season porches
• Move in ready

Tags

• MOVE IN READY
• UPDATED VINYL WINDOWS
• REPLACED ROOF
• FOUR SEASON PORCHES
• LESS THAN A MILE TO I-985

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $165 ($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 $187k (1.5% below list).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 3.1% in Oakwood — 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 (#245 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment D+, schools F, amenities F.
• Hall County (rural): math 28% / reading 33% proficiency, ranked #81 of 174 in GA (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents falling (-5.2%/yr); 572 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,274 units permitted in Hall County in 2024 (620 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Hall County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 7y ago; this cycle's ask has dropped $40k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $150k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $167,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 F-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. 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.
7. 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.
8. 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: 0.98% ✗
• Cap rate: 7.34%
• Cash-on-cash: 3.73%
• DSCR: 1.17
• GRM: 8.5

CMA / ARV

• ARV (median comp): $323,705
• List price: $189,900
• Delta: -41.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -13.9%
• Equity multiple: 0.52×
• Total profit: $-25,711
• Equity at exit: $28,315

10-year hold

• IRR: -10.8%
• Equity multiple: 0.44×
• Total profit: $-29,917
• Equity at exit: $16,419

Cash invested: $53,172 (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 30542

• Home prices YoY: -32.2%
• Rents YoY: -5.2%
• Active inventory: 572
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,870 high
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$237 /mo · $2,848/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $165

Break-even live

Break-even rent $1,661

Max offer price $189,900

Occupancy floor 86%

Sensitivity live

Price	-10% $296	-5% $231	+0% $165	+5% $99	+10% $34
Rent	-10% $17	-5% $91	+0% $165	+5% $239	+10% $313
Rate	-1.0pp $261	-0.5pp $213	base $165	+0.5pp $116	+1.0pp $66

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3589 Cresthill Dr Flowery Branch, GA	2.0–3.0	1.5	1200	$1,600	$1.33	44d	1	0.49mi
4005 Sunfish Ln Flowery Branch, GA	3.0	2.5	1762	$2,206	$1.25	2d	7	0.63mi
4149 Warren Rd Flowery Branch, GA	3.0	2.0	1094	$1,701	$1.55	44d	1	0.66mi
4000 walden Way Flowery Branch, GA	1.0–2.0	1.0–2.0	976	$1,605	$1.64	11d	15	0.82mi
1100 Harwood Rd Flowery Branch, GA	1.0–3.0	1.0–2.0	1091	$2,038	$1.87	2d	23	0.85mi
3869 Deaton Rd Flowery Branch, GA	3.0	2.0	1121	$1,930	$1.72	2d	1	0.98mi
1000 Overbrook Dr Flowery Branch, GA	1.0–3.0	1.0–2.0	1020	$2,183	$2.14	2d	14	1.07mi
4427 Oakwood Rd Apt 3C Oakwood, GA	2.0	1.5	1024	$1,375	$1.34	22d	1	1.10mi
3105 Spring Ln Gainesville, GA	1.0–2.0	1.0–1.5	775	$1,450	$1.87	25d	3	1.21mi
4441 Township Dr Unit B Oakwood, GA	2.0	1.0	995	$1,450	$1.46	22d	1	1.41mi

Listing history 50 events

1. 2026-06-18
   days on market $189,900 Active 163 DOM
2. 2026-06-17
   days on market $189,900 Active 162 DOM
3. 2026-06-16
   days on market $189,900 Active 161 DOM
4. 2026-06-15
   days on market $189,900 Active 160 DOM
5. 2026-06-13
   statusdays on market $189,900 Active 158 DOM
6. 2026-06-10
   status $189,900 Back On Market 154 DOM
7. 2026-06-03
   days on market $189,900 Price Change 154 DOM
8. 2026-06-02
   days on market $189,900 Price Change 153 DOM
9. 2026-06-02
   pricestatus $189,900 Price Change 152 DOM
10. 2026-06-01
    days on market $199,900 Active 152 DOM
11. 2026-05-31
    days on market $199,900 Active 151 DOM
12. 2026-04-16
    status Price Change 390-char remark

    Show marketing remark (390 chars)

    PRICED TO SELL FAST!!! Move-in-ready 3 bedroom and one full bath Ranch on 1/3 acre. House has been updated with new vinyl windows and siding. Roof has been replaced in the last 5 years,interior is carpet and vinyl flooring. Exterior has 4-season porches on the front and back. Could add 600 square ft to house without much effort. House is less than a mile to I-985 just inside Hall County.

13. 2026-04-16
    price $199,900 390-char remark

    Show marketing remark (390 chars)

    PRICED TO SELL FAST!!! Move-in-ready 3 bedroom and one full bath Ranch on 1/3 acre. House has been updated with new vinyl windows and siding. Roof has been replaced in the last 5 years,interior is carpet and vinyl flooring. Exterior has 4-season porches on the front and back. Could add 600 square ft to house without much effort. House is less than a mile to I-985 just inside Hall County.

14. 2026-03-24
    status Under Contract 390-char remark

    Show marketing remark (390 chars)

    PRICED TO SELL FAST!!! Move-in-ready 3 bedroom and one full bath Ranch on 1/3 acre. House has been updated with new vinyl windows and siding. Roof has been replaced in the last 5 years,interior is carpet and vinyl flooring. Exterior has 4-season porches on the front and back. Could add 600 square ft to house without much effort. House is less than a mile to I-985 just inside Hall County.

15. 2026-01-10
    price $219,900 390-char remark

    Show marketing remark (390 chars)

    PRICED TO SELL FAST!!! Move-in-ready 3 bedroom and one full bath Ranch on 1/3 acre. House has been updated with new vinyl windows and siding. Roof has been replaced in the last 5 years,interior is carpet and vinyl flooring. Exterior has 4-season porches on the front and back. Could add 600 square ft to house without much effort. House is less than a mile to I-985 just inside Hall County.

16. 2025-12-05
    listed $229,900 New 390-char remark

    Show marketing remark (390 chars)

    PRICED TO SELL FAST!!! Move-in-ready 3 bedroom and one full bath Ranch on 1/3 acre. House has been updated with new vinyl windows and siding. Roof has been replaced in the last 5 years,interior is carpet and vinyl flooring. Exterior has 4-season porches on the front and back. Could add 600 square ft to house without much effort. House is less than a mile to I-985 just inside Hall County.

17. 2023-04-25
    soldstatus $150,000
18. 2023-04-14
    soldstatus $150,000 Sold 629-char remark

    Show marketing remark (629 chars)

    LOCATION, LOCATION, LOCATION!! This adorable 3 bed /1 bath manufactured home is beautifully updated and very well maintained. The open concept kitchen features stainless steel and black appliances that will compliment any decor aesthetic. The bedrooms and living room have an abundance of natural light. The bathroom conveniently accommodates the washer and dryer. Enjoy the screened in porch that allows you to enjoy the North Georgia seasons all year round and lets not forget the storage shed with entertainment. This home is conveniently located to I-985, UNG Gainesville Campus, shopping, gyms, restaurants, and Lake Lanier.

19. 2023-04-14
    soldstatus $150,000 Closed

    Show marketing remark (629 chars)

    LOCATION, LOCATION, LOCATION!! This adorable 3 bed /1 bath manufactured home is beautifully updated and very well maintained. The open concept kitchen features stainless steel and black appliances that will compliment any decor aesthetic. The bedrooms and living room have an abundance of natural light. The bathroom conveniently accommodates the washer and dryer. Enjoy the screened in porch that allows you to enjoy the North Georgia seasons all year round and lets not forget the storage shed with entertainment. This home is conveniently located to I-985, UNG Gainesville Campus, shopping, gyms, restaurants, and Lake Lanier.

20. 2023-03-27
    status Under Contract 629-char remark

    Show marketing remark (629 chars)

    LOCATION, LOCATION, LOCATION!! This adorable 3 bed /1 bath manufactured home is beautifully updated and very well maintained. The open concept kitchen features stainless steel and black appliances that will compliment any decor aesthetic. The bedrooms and living room have an abundance of natural light. The bathroom conveniently accommodates the washer and dryer. Enjoy the screened in porch that allows you to enjoy the North Georgia seasons all year round and lets not forget the storage shed with entertainment. This home is conveniently located to I-985, UNG Gainesville Campus, shopping, gyms, restaurants, and Lake Lanier.

21. 2023-03-27
    status Pending

    Show marketing remark (629 chars)

    LOCATION, LOCATION, LOCATION!! This adorable 3 bed /1 bath manufactured home is beautifully updated and very well maintained. The open concept kitchen features stainless steel and black appliances that will compliment any decor aesthetic. The bedrooms and living room have an abundance of natural light. The bathroom conveniently accommodates the washer and dryer. Enjoy the screened in porch that allows you to enjoy the North Georgia seasons all year round and lets not forget the storage shed with entertainment. This home is conveniently located to I-985, UNG Gainesville Campus, shopping, gyms, restaurants, and Lake Lanier.

22. 2023-03-09
    status Back On Market 629-char remark

    Show marketing remark (629 chars)

    LOCATION, LOCATION, LOCATION!! This adorable 3 bed /1 bath manufactured home is beautifully updated and very well maintained. The open concept kitchen features stainless steel and black appliances that will compliment any decor aesthetic. The bedrooms and living room have an abundance of natural light. The bathroom conveniently accommodates the washer and dryer. Enjoy the screened in porch that allows you to enjoy the North Georgia seasons all year round and lets not forget the storage shed with entertainment. This home is conveniently located to I-985, UNG Gainesville Campus, shopping, gyms, restaurants, and Lake Lanier.

23. 2023-03-09
    status Active

    Show marketing remark (629 chars)

    LOCATION, LOCATION, LOCATION!! This adorable 3 bed /1 bath manufactured home is beautifully updated and very well maintained. The open concept kitchen features stainless steel and black appliances that will compliment any decor aesthetic. The bedrooms and living room have an abundance of natural light. The bathroom conveniently accommodates the washer and dryer. Enjoy the screened in porch that allows you to enjoy the North Georgia seasons all year round and lets not forget the storage shed with entertainment. This home is conveniently located to I-985, UNG Gainesville Campus, shopping, gyms, restaurants, and Lake Lanier.

24. 2023-03-03
    status Active
25. 2023-02-16
    historical On Hold 629-char remark

    Show marketing remark (629 chars)

    LOCATION, LOCATION, LOCATION!! This adorable 3 bed /1 bath manufactured home is beautifully updated and very well maintained. The open concept kitchen features stainless steel and black appliances that will compliment any decor aesthetic. The bedrooms and living room have an abundance of natural light. The bathroom conveniently accommodates the washer and dryer. Enjoy the screened in porch that allows you to enjoy the North Georgia seasons all year round and lets not forget the storage shed with entertainment. This home is conveniently located to I-985, UNG Gainesville Campus, shopping, gyms, restaurants, and Lake Lanier.

26. 2023-01-20
    listed $190,000 New 629-char remark

    Show marketing remark (629 chars)

    LOCATION, LOCATION, LOCATION!! This adorable 3 bed /1 bath manufactured home is beautifully updated and very well maintained. The open concept kitchen features stainless steel and black appliances that will compliment any decor aesthetic. The bedrooms and living room have an abundance of natural light. The bathroom conveniently accommodates the washer and dryer. Enjoy the screened in porch that allows you to enjoy the North Georgia seasons all year round and lets not forget the storage shed with entertainment. This home is conveniently located to I-985, UNG Gainesville Campus, shopping, gyms, restaurants, and Lake Lanier.

27. 2023-01-20
    listed $190,000 Active

    Show marketing remark (629 chars)

    LOCATION, LOCATION, LOCATION!! This adorable 3 bed /1 bath manufactured home is beautifully updated and very well maintained. The open concept kitchen features stainless steel and black appliances that will compliment any decor aesthetic. The bedrooms and living room have an abundance of natural light. The bathroom conveniently accommodates the washer and dryer. Enjoy the screened in porch that allows you to enjoy the North Georgia seasons all year round and lets not forget the storage shed with entertainment. This home is conveniently located to I-985, UNG Gainesville Campus, shopping, gyms, restaurants, and Lake Lanier.

28. 2023-01-05
    historical
29. 2022-10-03
    listed $190,000 New
30. 2020-06-01
    soldstatus $104,000 Sold
31. 2020-06-01
    soldstatus $104,000
32. 2020-05-27
    soldstatus $104,000 Closed
33. 2020-04-21
    status Under Contract
34. 2020-04-21
    status Pending
35. 2020-02-03
    price $115,000
36. 2020-02-03
    price $115,000
37. 2019-12-30
    price $117,000
38. 2019-12-29
    price $117,000
39. 2019-11-05
    price $118,000
40. 2019-11-05
    price $118,000
41. 2019-10-02
    price $119,500
42. 2019-10-02
    price $119,500
43. 2019-10-02
    status Active
44. 2019-10-02
    status Back on Market
45. 2019-09-20
    status Under Contract
46. 2019-09-20
    status Pending
47. 2019-08-01
    status Back on Market
48. 2019-07-31
    status Active
49. 2019-07-31
    status Pending
50. 2019-07-31
    status Under Contract

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,442
• − Mortgage interest: −$10,637
• − Property taxes: −$2,848
• − Insurance: −$950
• − Repairs & maintenance: −$1,795
• − Management: −$1,795
• − Depreciation: −$5,524
• Taxable loss: −$1,109
• Est. tax savings @ 24.0%: +$266
• After-tax cash flow: $2,247/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: Hall County
• NCES district ID: 1302610
• Math proficiency: 28% ▼ -12.00%
• Reading proficiency: 33% ▼ -5.00%
• Median HH income: $55,708
• Composite: 27.15/100
• National rank: #7029
• State rank: #81 of 174 in GA

Livability — Oakwood

• Score: 64/100
• State rank: #245
• US rank: #13850

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hall County · 188,353 people
• City population: 9,447
• Metro: Gainesville, GA
• Population (ZIP): 38,605
• Household income: $99,648
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 421.0

Population outlook (Hall County) Hauer SSP2

• Today (2025): 225,275 people
• By 2030: 240,204 · +6.6%
• By 2040: 268,440 · +19.2%
• By 2050: 293,596 · +30.3%
• By 2075: 350,293 · +55.5%
• By 2100: 389,329 · +72.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 19% Two or more races 15% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 12% Cuban 1%
• Common ancestry: Romanian 2% Italian 2% Slovak 2%
• Foreign-born: 14% · Canada, Jamaica, South Korea
• Languages at home: 80% English-only · Spanish 16% Other Indo-European 1% Korean 1%

Political lean MEDSL · Hall

• 2024 margin: Solid R (+43.8) · D 27.8% · R 71.6%
• 2008→2024 swing: +7.1pp toward D · 2008: -50.9pp · 2024: -43.8pp
• All cycles: 2024: R+43.8 2020: R+43.2 2016: R+50.7 2012: R+56.4 2008: R+50.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -119.84%
• Current HPI: 252.6437
• Rent YoY: ▼ -5.24%
• Metro: Gainesville, GA
• 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

+73.8% since first listed

41 events — show timeline

• 2026-04-16 Relisted — GAMLS
• 2026-04-16 Price Changed $199,900 GAMLS
• 2026-03-24 Pending — GAMLS
• 2026-01-10 Price Changed $219,900 GAMLS
• 2025-12-05 Listed $229,900 GAMLS
• 2023-04-25 Sold (Public Records) $150,000 Public Records
• 2023-04-14 Sold (MLS) $150,000 FMLS
• 2023-04-14 Sold (MLS) $150,000 GAMLS
• 2023-03-27 Pending — GAMLS
• 2023-03-27 Pending — FMLS
• 2023-03-09 Relisted — GAMLS
• 2023-03-09 Relisted — FMLS
• 2023-03-03 Relisted — FMLS
• 2023-02-16 Delisted — GAMLS
• 2023-01-20 Listed $190,000 FMLS
• 2023-01-20 Listed $190,000 GAMLS
• 2023-01-05 Listing Removed — GAMLS
• 2022-10-03 Listed $190,000 GAMLS
• 2020-06-01 Sold (Public Records) $104,000 Public Records
• 2020-06-01 Sold (MLS) $104,000 GAMLS
• 2020-05-27 Sold (MLS) $104,000 FMLS
• 2020-04-21 Pending — GAMLS
• 2020-04-21 Pending — FMLS
• 2020-02-03 Price Changed $115,000 GAMLS
• 2020-02-03 Price Changed $115,000 FMLS
• 2019-12-30 Price Changed $117,000 GAMLS
• 2019-12-29 Price Changed $117,000 FMLS
• 2019-11-05 Price Changed $118,000 GAMLS
• 2019-11-05 Price Changed $118,000 FMLS
• 2019-10-02 Price Changed $119,500 FMLS
• 2019-10-02 Price Changed $119,500 GAMLS
• 2019-10-02 Relisted — FMLS
• 2019-10-02 Relisted — GAMLS
• 2019-09-20 Pending — GAMLS
• 2019-09-20 Pending — FMLS
• 2019-08-01 Relisted — GAMLS
• 2019-07-31 Relisted — FMLS
• 2019-07-31 Pending — FMLS
• 2019-07-31 Pending — GAMLS
• 2019-07-30 Listed $115,000 GAMLS
• 2019-07-30 Listed $115,000 FMLS

Property tax history

-1.1%/yr

Latest (2025): $174 · -43.2% YoY. Source: county tax records.