798 Williamson Rd · Tallapoosa, GA 30176

$200,000

4 bd · 2.0 ba · 2,128 sqft · Manufactured public records

Built 2003 15 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 +11.9/30.0
• ARV discount +7.5/15.0
• Appreciation +4.8/10.0
• DSCR +3.5/10.0
• Livability +3.5/5.0
• 1% rule +2.9/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Private Country Retreat on 15.07 Acres Spacious 4-bedroom, 2-bath mobile home situated on a peaceful 15.07-acre tract offering exceptional privacy and room to roam. Surrounded by nature, this property is ideal for those seeking a quiet rural lifestyle, a homestead, or an investment opportunity. The home features a functional floor plan with generous living space and ample bedroom sizes. With moderate rehab needed in the kitchen and bathrooms, this property is a great chance to add value and customize to your taste. The bones are in place — bring your vision and make it your own. The expansive acreage provides endless possibilities: gardening, recreation, animals, or future improvements. Whether you’re looking for a private residence, weekend retreat, or fixer-upper with land, this property delivers space, seclusion, and potential.

Key facts

• 15.07 acre lot
• Garage
• Built 2003

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $-50 ($-594/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (21.1% below list).
• Recommended offer: $158k (21.1% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.0% in Tallapoosa — 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 70/100 on livability (#95 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Haralson County (rural): math 36% / reading 30% proficiency, ranked #76 of 174 in GA (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: West Haralson Elementary School (math 24% / reading 21%, grade F, #803 of 1,228 statewide, top 66%, 383 students, 85% FRL); Haralson County Middle School (math 43% / reading 33%, grade F, #159 of 470 statewide, top 34%, 772 students, 85% FRL); Haralson County High School (math 30% / reading 42%, grade F, #74 of 424 statewide, top 18%, 945 students, 85% FRL) — zoned schools average 85% FRL vs 54% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 74 active listings in the ZIP; 225 units permitted in Haralson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $432 of equity ($1k loan paydown + $-951 appreciation (-0.5% local appreciation)).
• Haralson County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,898 (21.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 6.00%
• Cash-on-cash: -1.06%
• DSCR: 0.95
• GRM: 10.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.76×
• Total profit: $-13,462
• Equity at exit: $53,362

10-year hold

• IRR: 1.0%
• Equity multiple: 1.10×
• Total profit: $5,442
• Equity at exit: $60,495

Cash invested: $56,000 (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 30176

• Home prices YoY: -0.2%
• Active inventory: 74
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,579 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$165 /mo · $1,977/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $-50

Break-even live

Break-even rent $1,642

Max offer price $191,253

Occupancy floor 98%

Sensitivity live

Price	-10% $64	-5% $7	+0% $-50	+5% $-106	+10% $-163
Rent	-10% $-174	-5% $-112	+0% $-50	+5% $13	+10% $75
Rate	-1.0pp $51	-0.5pp $1	base $-50	+0.5pp $-101	+1.0pp $-154

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-04-15
   historical
2. 2026-04-10
   soldstatus $200,000 Closed 854-char remark

   Show marketing remark (854 chars)

   Private Country Retreat on 15.07 Acres Spacious 4-bedroom, 2-bath mobile home situated on a peaceful 15.07-acre tract offering exceptional privacy and room to roam. Surrounded by nature, this property is ideal for those seeking a quiet rural lifestyle, a homestead, or an investment opportunity. The home features a functional floor plan with generous living space and ample bedroom sizes. With moderate rehab needed in the kitchen and bathrooms, this property is a great chance to add value and customize to your taste. The bones are in place — bring your vision and make it your own. The expansive acreage provides endless possibilities: gardening, recreation, animals, or future improvements. Whether you’re looking for a private residence, weekend retreat, or fixer-upper with land, this property delivers space, seclusion, and potential.

3. 2026-04-01
   listed $200,000
4. 2026-03-12
   status Pending 854-char remark

   Show marketing remark (854 chars)

   Private Country Retreat on 15.07 Acres Spacious 4-bedroom, 2-bath mobile home situated on a peaceful 15.07-acre tract offering exceptional privacy and room to roam. Surrounded by nature, this property is ideal for those seeking a quiet rural lifestyle, a homestead, or an investment opportunity. The home features a functional floor plan with generous living space and ample bedroom sizes. With moderate rehab needed in the kitchen and bathrooms, this property is a great chance to add value and customize to your taste. The bones are in place — bring your vision and make it your own. The expansive acreage provides endless possibilities: gardening, recreation, animals, or future improvements. Whether you’re looking for a private residence, weekend retreat, or fixer-upper with land, this property delivers space, seclusion, and potential.

5. 2026-02-25
   price $205,000 854-char remark

   Show marketing remark (854 chars)

   Private Country Retreat on 15.07 Acres Spacious 4-bedroom, 2-bath mobile home situated on a peaceful 15.07-acre tract offering exceptional privacy and room to roam. Surrounded by nature, this property is ideal for those seeking a quiet rural lifestyle, a homestead, or an investment opportunity. The home features a functional floor plan with generous living space and ample bedroom sizes. With moderate rehab needed in the kitchen and bathrooms, this property is a great chance to add value and customize to your taste. The bones are in place — bring your vision and make it your own. The expansive acreage provides endless possibilities: gardening, recreation, animals, or future improvements. Whether you’re looking for a private residence, weekend retreat, or fixer-upper with land, this property delivers space, seclusion, and potential.

6. 2026-02-14
   historical
7. 2026-01-26
   listed $210,000 Active 854-char remark

   Show marketing remark (854 chars)

   Private Country Retreat on 15.07 Acres Spacious 4-bedroom, 2-bath mobile home situated on a peaceful 15.07-acre tract offering exceptional privacy and room to roam. Surrounded by nature, this property is ideal for those seeking a quiet rural lifestyle, a homestead, or an investment opportunity. The home features a functional floor plan with generous living space and ample bedroom sizes. With moderate rehab needed in the kitchen and bathrooms, this property is a great chance to add value and customize to your taste. The bones are in place — bring your vision and make it your own. The expansive acreage provides endless possibilities: gardening, recreation, animals, or future improvements. Whether you’re looking for a private residence, weekend retreat, or fixer-upper with land, this property delivers space, seclusion, and potential.

8. 2026-01-26
   listed $210,000 New

   Show marketing remark (854 chars)

   Private Country Retreat on 15.07 Acres Spacious 4-bedroom, 2-bath mobile home situated on a peaceful 15.07-acre tract offering exceptional privacy and room to roam. Surrounded by nature, this property is ideal for those seeking a quiet rural lifestyle, a homestead, or an investment opportunity. The home features a functional floor plan with generous living space and ample bedroom sizes. With moderate rehab needed in the kitchen and bathrooms, this property is a great chance to add value and customize to your taste. The bones are in place — bring your vision and make it your own. The expansive acreage provides endless possibilities: gardening, recreation, animals, or future improvements. Whether you’re looking for a private residence, weekend retreat, or fixer-upper with land, this property delivers space, seclusion, and potential.

9. 2002-02-08
   soldstatus $52,800
10. 1993-02-09
    soldstatus $180,000

ⓘ 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: $1,977 · $165/mo
• Projected year-2 tax: $1,977 · $165/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,948
• − Mortgage interest: −$11,203
• − Property taxes: −$1,977
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,516
• − Management: −$1,516
• − Depreciation: −$5,818
• Taxable loss: −$4,082
• Est. tax savings @ 24.0%: +$980
• After-tax cash flow: $386/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: Haralson County
• NCES district ID: 1302670
• Math proficiency: 36% ▼ -6.00%
• Reading proficiency: 30% ▼ -3.00%
• Median HH income: $39,716
• Composite: 27.74/100
• National rank: #6900
• State rank: #76 of 174 in GA

Livability — Tallapoosa

• Score: 70/100
• State rank: #95
• US rank: #7557

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,341

Population outlook (Haralson County) Hauer SSP2

• Today (2025): 29,106 people
• By 2030: 29,023 · -0.3%
• By 2040: 28,434 · -2.3%
• By 2050: 27,144 · -6.7%
• By 2075: 22,666 · -22.1%
• By 2100: 16,475 · -43.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Black 10% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Serbian 1% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Haralson

• 2024 margin: Solid R (+74.4) · D 12.6% · R 87.0%
• 2008→2024 swing: -16.6pp toward R · 2008: -57.8pp · 2024: -74.4pp
• All cycles: 2024: R+74.4 2020: R+74.0 2016: R+71.6 2012: R+64.2 2008: R+57.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.48%
• Current HPI: 279.1844
• 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

+11.1% since first listed

10 events — show timeline

• 2026-04-15 Delisted — CGMLS
• 2026-04-10 Sold (MLS) $200,000 CGMLS
• 2026-04-01 Listed $200,000 CGMLS
• 2026-03-12 Pending — CGMLS
• 2026-02-25 Price Changed $205,000 CGMLS
• 2026-02-14 Listing Removed — GAMLS
• 2026-01-26 Listed $210,000 CGMLS
• 2026-01-26 Listed $210,000 GAMLS
• 2002-02-08 Sold (Public Records) $52,800 Public Records
• 1993-02-09 Sold (Public Records) $180,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $1,977 · -17.7% YoY. Source: county tax records.