517 Bill Anderson Rd · Dahlonega, GA 30533

$169,000

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 53 Days on market

Built 2004 1.01 ac lot ↓ 13% since listing

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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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• 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

Peaceful living with space and privacy on a full acre in Lumpkin County. This well-maintained double-wide mobile home is clean, move-in ready, and ideal for anyone looking for both convenience and privacy. Inside, you'll find a spacious layout with an eat-in kitchen and plenty of countertop space for everyday living. The primary bedroom features a soaking tub, double vanity, and a walk-in closet. The full acre offers privacy and a quiet setting while still being conveniently located just minutes from shopping and restaurants, and only 10 minutes from the charm of Dahlonega Square. This property does not qualify for Fannie Mae/Freddie Mac conforming financing.

Key facts

• Double vanity
• Soaking tub
• Walk-in closet

Tags

• FULL ACRE
• EAT-IN KITCHEN
• SOAKING TUB
• DOUBLE VANITY
• WALK-IN CLOSET
• QUIET SETTING

Property features AI

Finance

• Other: Road frontage on a county road with asphalt and gravel surface; GPS friendly with directional signs

Exterior

• Parking: Driveway parking; Open parking available
• Utilities: Shared well and private well water; Septic tank; 110V and 220V electric; Electricity available; Phone available; Water available
• Home design: Double wide mobile home; One level; Resale condition
• Construction: Vinyl siding; Composition/shingle roof; Foundation: block, combination, and concrete perimeter
• Exterior features: Lighting; Rain gutters; Deck

Interior

• Kitchen: Eat-in kitchen; Stained cabinets; Laminate counters; Dishwasher; Electric cooktop; Electric oven; Microwave; Refrigerator
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms; Master bathroom with double vanity, separate tub and shower, and soaking tub
• Heating & cooling: Electric heating; Heat pump; Electric cooling
• Interior features: Walk-in closets; Window treatments; No common walls
• Laundry & utility: Washer and dryer included; Electric dryer hookup; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $169k.

Deal economics

• At list price, monthly cash flow is $440 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $164k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 3.2% 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: employment D, housing D, commute F.
• 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.
• Zoned schools: Lumpkin County Middle School (math 35% / reading 44%, grade F, #147 of 470 statewide, top 33%, 862 students, 40% FRL); Lumpkin County High School (math 30% / reading 41%, grade F, #81 of 424 statewide, top 19%, 1,134 students, 34% FRL).
• Market conditions: 384 active listings in the ZIP; 277 units permitted in Lumpkin County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% 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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $47k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $26k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $163,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% 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: 1.20% ✓
• Cap rate: 9.42%
• Cash-on-cash: 11.16%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 0.4%
• Equity multiple: 1.01×
• Total profit: $681
• Equity at exit: $25,198

10-year hold

• IRR: 10.0%
• Equity multiple: 1.78×
• Total profit: $36,817
• Equity at exit: $14,612

Cash invested: $47,320 (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: 384
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,036 medium
• Mortgage (P&I): −$886
• Tax est. 1.5%: −$211 /mo · $2,535/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $440

Break-even live

Break-even rent $1,478

Max offer price $169,000

Occupancy floor 73%

Sensitivity live

Price	-10% $557	-5% $499	+0% $440	+5% $382	+10% $323
Rent	-10% $279	-5% $360	+0% $440	+5% $521	+10% $601
Rate	-1.0pp $525	-0.5pp $483	base $440	+0.5pp $396	+1.0pp $352

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $169,000 Active 53 DOM
2. 2026-06-18
   days on market $169,000 Active 50 DOM
3. 2026-06-17
   price $169,000 Active 49 DOM

   Show marketing remark (673 chars)

   Peaceful living with space and privacy on a full acre in Lumpkin County. This well-maintained double-wide mobile home is clean, move-in ready, and ideal for anyone looking for both convenience and privacy. Inside, you'll find a spacious layout with an eat-in kitchen and plenty of countertop space for everyday living. The primary bedroom features a soaking tub, double vanity, and a walk-in closet. The full acre offers privacy and a quiet setting while still being conveniently located just minutes from shopping and restaurants, and only 10 minutes from the charm of Dahlonega Square. This property does not qualify for Fannie Mae/Freddie Mac conforming financing.

4. 2026-06-17
   days on market $185,000 Active 49 DOM

   Show marketing remark (673 chars)

   Peaceful living with space and privacy on a full acre in Lumpkin County. This well-maintained double-wide mobile home is clean, move-in ready, and ideal for anyone looking for both convenience and privacy. Inside, you'll find a spacious layout with an eat-in kitchen and plenty of countertop space for everyday living. The primary bedroom features a soaking tub, double vanity, and a walk-in closet. The full acre offers privacy and a quiet setting while still being conveniently located just minutes from shopping and restaurants, and only 10 minutes from the charm of Dahlonega Square. This property does not qualify for Fannie Mae/Freddie Mac conforming financing.

5. 2026-06-16
   days on market $185,000 Active 48 DOM
6. 2026-06-15
   days on market $185,000 Active 47 DOM
7. 2026-06-14
   days on market $185,000 Active 45 DOM
8. 2026-06-10
   days on market $185,000 Active 42 DOM
9. 2026-06-09
   days on market $185,000 Active 41 DOM
10. 2026-06-08
    days on market $185,000 Active 40 DOM
11. 2026-06-07
    remarks 667-char remark
12. 2026-06-07
    pricestatusdays on market $185,000 Active 39 DOM
13. 2026-06-05
    days on market $195,000 Active Under Contract 36 DOM

    Show marketing remark (673 chars)

    Peaceful living with space and privacy on a full acre in Lumpkin County. This well-maintained double-wide mobile home is clean, move-in ready, and ideal for anyone looking for both convenience and privacy. Inside, you'll find a spacious layout with an eat-in kitchen and plenty of countertop space for everyday living. The primary bedroom features a soaking tub, double vanity, and a walk-in closet. The full acre offers privacy and a quiet setting while still being conveniently located just minutes from shopping and restaurants, and only 10 minutes from the charm of Dahlonega Square. This property does not qualify for Fannie Mae/Freddie Mac conforming financing.

14. 2026-06-03
    days on market $195,000 Active Under Contract 35 DOM
15. 2026-06-02
    days on market $195,000 Active Under Contract 34 DOM
16. 2026-06-01
    days on market $195,000 Active Under Contract 33 DOM
17. 2026-05-31
    days on market $195,000 Active Under Contract 32 DOM
18. 2026-05-31
    days on market $195,000 Active Under Contract 31 DOM
19. 2026-05-04
    historical Active Under Contract 593-char remark

    Show marketing remark (673 chars)

    Peaceful living with space and privacy on a full acre in Lumpkin County. This well-maintained double-wide mobile home is clean, move-in ready, and ideal for anyone looking for both convenience and privacy. Inside, you'll find a spacious layout with an eat-in kitchen and plenty of countertop space for everyday living. The primary bedroom features a soaking tub, double vanity, and a walk-in closet. The full acre offers privacy and a quiet setting while still being conveniently located just minutes from shopping and restaurants, and only 10 minutes from the charm of Dahlonega Square. This property does not qualify for Fannie Mae/Freddie Mac conforming financing.

20. 2026-05-04
    historical Active Under Contract 599-char remark

    Show marketing remark (673 chars)

    Peaceful living with space and privacy on a full acre in Lumpkin County. This well-maintained double-wide mobile home is clean, move-in ready, and ideal for anyone looking for both convenience and privacy. Inside, you'll find a spacious layout with an eat-in kitchen and plenty of countertop space for everyday living. The primary bedroom features a soaking tub, double vanity, and a walk-in closet. The full acre offers privacy and a quiet setting while still being conveniently located just minutes from shopping and restaurants, and only 10 minutes from the charm of Dahlonega Square. This property does not qualify for Fannie Mae/Freddie Mac conforming financing.

21. 2026-04-28
    listed $195,000 New 593-char remark

    Show marketing remark (673 chars)

    Peaceful living with space and privacy on a full acre in Lumpkin County. This well-maintained double-wide mobile home is clean, move-in ready, and ideal for anyone looking for both convenience and privacy. Inside, you'll find a spacious layout with an eat-in kitchen and plenty of countertop space for everyday living. The primary bedroom features a soaking tub, double vanity, and a walk-in closet. The full acre offers privacy and a quiet setting while still being conveniently located just minutes from shopping and restaurants, and only 10 minutes from the charm of Dahlonega Square. This property does not qualify for Fannie Mae/Freddie Mac conforming financing.

22. 2026-04-28
    listed $195,000 Active 599-char remark

    Show marketing remark (673 chars)

    Peaceful living with space and privacy on a full acre in Lumpkin County. This well-maintained double-wide mobile home is clean, move-in ready, and ideal for anyone looking for both convenience and privacy. Inside, you'll find a spacious layout with an eat-in kitchen and plenty of countertop space for everyday living. The primary bedroom features a soaking tub, double vanity, and a walk-in closet. The full acre offers privacy and a quiet setting while still being conveniently located just minutes from shopping and restaurants, and only 10 minutes from the charm of Dahlonega Square. This property does not qualify for Fannie Mae/Freddie Mac conforming financing.

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,427
• − Mortgage interest: −$9,467
• − Property taxes: −$2,535
• − Insurance: −$845
• − Repairs & maintenance: −$1,954
• − Management: −$1,954
• − Depreciation: −$4,916
• Taxable income: $2,756
• Est. tax owed @ 24.0%: −$661
• After-tax cash flow: $4,621/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

-13.3% since first listed

10 events — show timeline

• 2026-06-17 Price Changed $169,000 GAMLS
• 2026-06-17 Price Changed $169,000 FMLS
• 2026-06-05 Relisted — GAMLS
• 2026-06-05 Price Changed $185,000 GAMLS
• 2026-06-05 Relisted — FMLS
• 2026-06-05 Price Changed $185,000 FMLS
• 2026-05-04 Contingent — GAMLS
• 2026-05-04 Contingent — FMLS
• 2026-04-28 Listed $195,000 FMLS
• 2026-04-28 Listed $195,000 GAMLS