360 Black Knob Church Rd · Fairmount, GA 30734

$255,500

3 bd · 2.0 ba · 1,188 sqft · Manufactured public records · 28 Days on market

Built 2000 1.50 ac lot

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Why this score? — see what drove the D 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 +15.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled on a private, wooded 1.5-acre lot in the desirable west end of Pickens County, this beautifully updated 3-bedroom, 2-bath home offers peaceful North Georgia living at an affordable price. Perfect for first-time buyers or anyone looking for a low-maintenance mountain retreat, this home features a spacious split-bedroom floor plan with generously sized rooms. The family room with a fireplace creates a warm and inviting atmosphere, while the large driveway allows convenient drive-through access with no need to back out. The shed adds extra functionality, it can be used as workshop space, or storage. Even more updates are coming soon, including stainless steel kitchen appliances (refrigerator, dishwasher, and electric stove), new kitchen countertops, blinds throughout, and additional finishing touches to make this property truly move-in ready. Enjoy quiet country living with no HOA fees, while still being just minutes from Fairmount, Jasper, and all the shopping, dining, and outdoor recreation North Georgia has to offer. Don't miss this opportunity to own a charming home in a beautiful setting at an affordable price. Contact your agent or the listing agent today to schedule your private tour!

Key facts

• Large driveway
• Shed for workshop
• Private wooded lot

Tags

• PRIVATE WOODED LOT
• SPLIT BEDROOM FLOOR PLAN
• FAMILY ROOM WITH FIREPLACE
• LARGE DRIVEWAY
• SHED FOR WORKSHOP
• NO HOA FEES

Property features AI

Finance

• HOA & community: Community features noted as Other

Exterior

• Parking: Driveway with space for 2 vehicles; Open parking
• Utilities: Well and public water available; Septic tank; Electricity available; Natural gas available
• Home design: Double wide mobile home; One level
• Construction: Vinyl siding; Composition roof; Pillar/Post/Pier foundation; Resale condition
• Exterior features: Storage shed(s); Private yard; Private entrance; Paved road frontage on a county road

Interior

• Kitchen: White cabinets; Eat-in kitchen with view to family room; Solid surface counters; Dishwasher; Electric range; Refrigerator
• Bedrooms: Three bedrooms on the main level; Master on main with split bedroom plan
• Flooring: Luxury vinyl
• Bathrooms: Two full bathrooms on the main level; Master bath with tub/shower combo
• Heating & cooling: Central heating; Central air
• Interior features: One fireplace located in the family room; Walk-in closet(s); Crawl space
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $256k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/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 $201k (21.4% below list).
• Recommended offer: $201k (21.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.1% in Fairmount — 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 68/100 on livability (#148 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F.
• Pickens County (rural): math 35% / reading 35% proficiency, ranked #59 of 174 in GA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hill City Elementary School (math 47% / reading 32%, grade F, #435 of 1,228 statewide, top 37%, 596 students, 45% FRL); Jasper Middle School (math 32% / reading 40%, grade F, #178 of 470 statewide, top 39%, 628 students, 48% FRL); Pickens County High School (math 34% / reading 28%, grade F, #127 of 424 statewide, top 30%, 1,259 students, 36% FRL) — zoned schools at 43% FRL track the district average.
• Market conditions: 219 active listings in the ZIP; 260 units permitted in Pickens County in 2024 (0 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.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y ago 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.
• Current owner paid $35k; list at $256k implies a 630% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,779 (21.4% 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 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?
3. 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?
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: 0.79% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.58%
• DSCR: 1.07
• GRM: 10.6

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: -13.8%
• Equity multiple: 0.50×
• Total profit: $-35,526
• Equity at exit: $38,096

10-year hold

• IRR: -5.1%
• Equity multiple: 0.67×
• Total profit: $-23,752
• Equity at exit: $22,091

Cash invested: $71,540 (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 30734

• Home prices YoY: -6.0%
• Active inventory: 219
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,008 medium
• Mortgage (P&I): −$1,340
• Tax from tax record: −$45 /mo · $545/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $94

Break-even live

Break-even rent $1,888

Max offer price $255,500

Occupancy floor 90%

Sensitivity live

Price	-10% $239	-5% $167	+0% $94	+5% $22	+10% $-356
Rent	-10% $-64	-5% $15	+0% $94	+5% $174	+10% $253
Rate	-1.0pp $223	-0.5pp $159	base $94	+0.5pp $28	+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: $63,875
• Closing costs: $7,665
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-21
   days on market $255,500 Active 28 DOM
2. 2026-06-18
   days on market $255,500 Active 25 DOM
3. 2026-06-17
   days on market $255,500 Active 24 DOM
4. 2026-06-16
   days on market $255,500 Active 23 DOM
5. 2026-06-15
   days on market $255,500 Active 22 DOM
6. 2026-06-13
   days on market $255,500 Active 20 DOM
7. 2026-06-13
   days on market $255,500 Active 19 DOM
8. 2026-06-09
   days on market $255,500 Active 16 DOM
9. 2026-06-08
   days on market $255,500 Active 15 DOM
10. 2026-06-07
    days on market $255,500 Active 14 DOM
11. 2026-06-04
    days on market $255,500 Active 11 DOM
12. 2026-06-03
    days on market $255,500 Active 10 DOM
13. 2026-06-02
    days on market $255,500 Active 9 DOM
14. 2026-06-01
    days on market $255,500 Active 8 DOM
15. 2026-05-31
    days on market $255,500 Active 7 DOM
16. 2026-05-24
    listed $255,500 Active

    Show marketing remark (1215 chars)

    Nestled on a private, wooded 1.5-acre lot in the desirable west end of Pickens County, this beautifully updated 3-bedroom, 2-bath home offers peaceful North Georgia living at an affordable price. Perfect for first-time buyers or anyone looking for a low-maintenance mountain retreat, this home features a spacious split-bedroom floor plan with generously sized rooms. The family room with a fireplace creates a warm and inviting atmosphere, while the large driveway allows convenient drive-through access with no need to back out. The shed adds extra functionality, it can be used as workshop space, or storage. Even more updates are coming soon, including stainless steel kitchen appliances (refrigerator, dishwasher, and electric stove), new kitchen countertops, blinds throughout, and additional finishing touches to make this property truly move-in ready. Enjoy quiet country living with no HOA fees, while still being just minutes from Fairmount, Jasper, and all the shopping, dining, and outdoor recreation North Georgia has to offer. Don't miss this opportunity to own a charming home in a beautiful setting at an affordable price. Contact your agent or the listing agent today to schedule your private tour!

17. 2026-05-24
    listed $255,500 New 1215-char remark

    Show marketing remark (1215 chars)

    Nestled on a private, wooded 1.5-acre lot in the desirable west end of Pickens County, this beautifully updated 3-bedroom, 2-bath home offers peaceful North Georgia living at an affordable price. Perfect for first-time buyers or anyone looking for a low-maintenance mountain retreat, this home features a spacious split-bedroom floor plan with generously sized rooms. The family room with a fireplace creates a warm and inviting atmosphere, while the large driveway allows convenient drive-through access with no need to back out. The shed adds extra functionality, it can be used as workshop space, or storage. Even more updates are coming soon, including stainless steel kitchen appliances (refrigerator, dishwasher, and electric stove), new kitchen countertops, blinds throughout, and additional finishing touches to make this property truly move-in ready. Enjoy quiet country living with no HOA fees, while still being just minutes from Fairmount, Jasper, and all the shopping, dining, and outdoor recreation North Georgia has to offer. Don't miss this opportunity to own a charming home in a beautiful setting at an affordable price. Contact your agent or the listing agent today to schedule your private tour!

18. 2016-11-02
    price $34,800 253-char remark

    Show marketing remark (253 chars)

    Home in Pickens county on spacious 1.5 acres. This wooded lot offers seclusion and privacy. The home boasts an extra large kitchen with white cabinetry, the bath features a garden tub. The home is a split bedroom plan offering additional privacy.

19. 2016-06-30
    price $34,800
20. 2016-06-21
    soldstatus $35,000 Sold
21. 2016-06-16
    status Under Contract
22. 2016-06-15
    price $35,000 253-char remark

    Show marketing remark (253 chars)

    Home in Pickens county on spacious 1.5 acres. This wooded lot offers seclusion and privacy. The home boasts an extra large kitchen with white cabinetry, the bath features a garden tub. The home is a split bedroom plan offering additional privacy.

23. 2016-06-15
    soldstatus $35,000 Sold 253-char remark

    Show marketing remark (253 chars)

    Home in Pickens county on spacious 1.5 acres. This wooded lot offers seclusion and privacy. The home boasts an extra large kitchen with white cabinetry, the bath features a garden tub. The home is a split bedroom plan offering additional privacy.

24. 2016-05-30
    price $35,000
25. 2016-05-27
    historical Pending 253-char remark

    Show marketing remark (253 chars)

    Home in Pickens county on spacious 1.5 acres. This wooded lot offers seclusion and privacy. The home boasts an extra large kitchen with white cabinetry, the bath features a garden tub. The home is a split bedroom plan offering additional privacy.

26. 2016-05-09
    status New
27. 2016-05-09
    historical
28. 2016-04-27
    listed $34,800 New
29. 2016-04-26
    listed $34,800 Active 253-char remark

    Show marketing remark (253 chars)

    Home in Pickens county on spacious 1.5 acres. This wooded lot offers seclusion and privacy. The home boasts an extra large kitchen with white cabinetry, the bath features a garden tub. The home is a split bedroom plan offering additional privacy.

30. 2006-07-13
    soldstatus $68,500
31. 2006-05-10
    listed $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: $545 · $45/mo
• Projected year-2 tax: $2,351 · $196/mo
• Expected delta: +$1,806/yr (+$150/mo · 331.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,093
• − Mortgage interest: −$14,312
• − Property taxes: −$545
• − Insurance: −$1,278
• − Repairs & maintenance: −$1,927
• − Management: −$1,927
• − Depreciation: −$7,433
• Taxable loss: −$3,328
• Est. tax savings @ 24.0%: +$799
• After-tax cash flow: $1,932/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: Pickens County
• NCES district ID: 1304110
• Math proficiency: 35% ▼ -11.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $53,760
• Composite: 30.72/100
• National rank: #6165
• State rank: #59 of 174 in GA

Livability — Fairmount

• Score: 68/100
• State rank: #148
• US rank: #9754

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 4,609
• Population (ZIP): 2,960

Population outlook (Pickens County) Hauer SSP2

• Today (2025): 32,161 people
• By 2030: 32,815 · +2.0%
• By 2040: 33,427 · +3.9%
• By 2050: 33,077 · +2.8%
• By 2075: 31,291 · -2.7%
• By 2100: 27,205 · -15.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Slovak 6% Serbian 3% Iranian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Pickens

• 2024 margin: Solid R (+65.8) · D 16.8% · R 82.6%
• 2008→2024 swing: -7.8pp toward R · 2008: -57.9pp · 2024: -65.8pp
• All cycles: 2024: R+65.8 2020: R+65.7 2016: R+69.2 2012: R+67.6 2008: R+57.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -18.19%
• Current HPI: 285.0885
• 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

+241.1% since first listed

16 events — show timeline

• 2026-05-24 Listed $255,500 GAMLS
• 2026-05-24 Listed $255,500 FMLS
• 2016-11-02 Price Changed $34,800 FMLS
• 2016-06-30 Price Changed $34,800 GAMLS
• 2016-06-21 Sold (MLS) $35,000 GAMLS
• 2016-06-16 Pending — GAMLS
• 2016-06-15 Sold (MLS) $35,000 FMLS
• 2016-06-15 Price Changed $35,000 FMLS
• 2016-05-30 Price Changed $35,000 GAMLS
• 2016-05-27 Contingent — FMLS
• 2016-05-09 Relisted — GAMLS
• 2016-05-09 Listing Removed — GAMLS
• 2016-04-27 Listed $34,800 GAMLS
• 2016-04-26 Listed $34,800 FMLS
• 2006-07-13 Sold (MLS) $68,500 NEGBOR
• 2006-05-10 Listed $74,900 NEGBOR

Property tax history

+0.5%/yr

Latest (2025): $545 · +21.1% YoY. Source: county tax records.