665 Ridgeview Rd · Morganton, GA 30560

$215,000

3 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 20 Days on market

Built 1996 0.71 ac lot

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Why this score? — see what drove the B- 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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• Schools +3.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Introducing a fantastic 3-bedroom, 2-bath manufactured home on a permanent foundation— an excellent starter home in one of North Georgia's most sought-after mountain communities! This move-in-ready (or easily updated) structure is just * * minutes from downtown Blue Ridge * * with easy access to the highway and sits in a quiet, private setting. It offers the perfect low-maintenance lifestyle with modern appeal and strong value, ideal whether you're buying as your primary residence or looking for a quick-occupancy investment property. Prime, convenient location — Close to downtown Blue Ridge for shopping, dining, and daily life, plus quick highway access to I-75 and all amenities. (Note: Exact drive times aren't published in the listing but it's in the Blue Ridge area with easy ingress/egress. ) (Affixed/modular advantages) — Built on a permanent foundation (not a traditional mobile home park), so it has better long-term durability, energy efficiency, and lower maintenance costs than older trailers. Factory-built quality with no surprises during installation. - * * Starter-friendly design * * — 3 bedrooms, 2 baths, open layout, and room to grow — great for young families, first-timers, or anyone wanting mountain living without the high price of custom site-built homes. - * * Current market context * * — Blue Ridge manufactured/affixed homes like this deliver excellent value right now, especially with the location premium and quick occupancy potential.

Key facts

• Energy efficiency
• Quick highway access
• 0.71 acre lot

Tags

• QUIET PRIVATE SETTING
• EASY ACCESS TO HIGHWAY
• CLOSE TO DOWNTOWN BLUE RIDGE
• QUICK HIGHWAY ACCESS
• ENERGY EFFICIENCY
• LOWER MAINTENANCE COSTS

Property features AI

Finance

• Other: Lot is approximately 0.71 acre
• HOA & community: No association

Exterior

• Parking: Parking shed
• Utilities: Public water available; Septic tank; Propane; Cable available; High-speed internet available; Underground utilities
• Home design: Manufactured single-family residence; One story; Resale property
• Construction: Built in 1996; Metal roof; Press board, vinyl siding, and wood siding; Concrete or crawl space basement (no finished below-grade area)
• Exterior features: Level, private lot

Interior

• Kitchen: Convection oven; Dishwasher; Microwave; Refrigerator; Ice maker; Stainless steel appliances
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Hardwood
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating (electric and propane); Central air conditioning (electric); Ceiling fans
• Interior features: One-level layout; Family room and office; Fireplace
• Laundry & utility: Washer and dryer; Laundry located in the kitchen; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $215k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $215k).
• Recommended offer: $212k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 2.7% in Morganton — 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 57/100 on livability (#456 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety C-, crime D-, amenities F.
• Fannin County (rural): math 40% / reading 39% proficiency, ranked #51 of 174 in GA (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: East Fannin Elementary School (math 42% / reading 32%, grade F, #485 of 1,228 statewide, top 41%, 415 students, 63% FRL).
• Market conditions: 306 active listings in the ZIP; 375 units permitted in Fannin County in 2024 (0 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $60k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $45k; list at $215k implies a 378% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $211,775 (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 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.46% ✓
• Cap rate: 11.89%
• Cash-on-cash: 19.98%
• DSCR: 1.89
• GRM: 5.7

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: 12.1%
• Equity multiple: 1.48×
• Total profit: $29,045
• Equity at exit: $32,057

10-year hold

• IRR: 21.1%
• Equity multiple: 2.79×
• Total profit: $107,685
• Equity at exit: $18,589

Cash invested: $60,200 (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 30560

• Home prices YoY: -9.6%
• Active inventory: 306
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $3,150 medium
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,225/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$661
• Net cashflow: $1,002

Break-even live

Break-even rent $1,881

Max offer price $215,000

Occupancy floor 63%

Sensitivity live

Price	-10% $1,151	-5% $1,077	+0% $1,002	+5% $928	+10% $854
Rent	-10% $753	-5% $878	+0% $1,002	+5% $1,127	+10% $1,251
Rate	-1.0pp $1,111	-0.5pp $1,057	base $1,002	+0.5pp $947	+1.0pp $890

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $215,000 Active 20 DOM
2. 2026-06-17
   days on market $215,000 Active 19 DOM
3. 2026-06-16
   days on market $215,000 Active 18 DOM
4. 2026-06-15
   days on market $215,000 Active 17 DOM
5. 2026-06-14
   days on market $215,000 Active 15 DOM
6. 2026-06-13
   statusdays on market $215,000 Active 14 DOM
7. 2026-06-10
   days on market $215,000 New 12 DOM
8. 2026-06-09
   days on market $215,000 New 11 DOM
9. 2026-06-08
   days on market $215,000 New 10 DOM
10. 2026-06-07
    days on market $215,000 New 9 DOM
11. 2026-06-05
    days on market $215,000 New 6 DOM
12. 2026-06-03
    days on market $215,000 New 5 DOM
13. 2026-06-02
    days on market $215,000 New 4 DOM
14. 2026-06-01
    days on market $215,000 New 3 DOM
15. 2026-05-31
    days on market $215,000 New 2 DOM
16. 2026-05-31
    remarks 699-char remark
17. 2026-05-31
    listed $215,000 New 1 DOM

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,794
• − Mortgage interest: −$12,043
• − Property taxes: −$3,225
• − Insurance: −$1,075
• − Repairs & maintenance: −$3,024
• − Management: −$3,024
• − Depreciation: −$6,255
• Taxable income: $9,149
• Est. tax owed @ 24.0%: −$2,196
• After-tax cash flow: $9,832/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: Fannin County
• NCES district ID: 1302100
• Math proficiency: 40% ▼ -7.00%
• Reading proficiency: 39% ▼ -10.00%
• Median HH income: $37,693
• Composite: 32.92/100
• National rank: #5597
• State rank: #51 of 174 in GA

Livability — Morganton

• Score: 57/100
• State rank: #456
• US rank: #21670

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,194

Population outlook (Fannin County) Hauer SSP2

• Today (2025): 25,218 people
• By 2030: 25,519 · +1.2%
• By 2040: 25,548 · +1.3%
• By 2050: 25,008 · -0.8%
• By 2075: 23,359 · -7.4%
• By 2100: 20,129 · -20.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Black 3% Hispanic / Latino 2%
• Common ancestry: Slovak 4% Scottish 3% Lithuanian 3%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Fannin

• 2024 margin: Solid R (+64.8) · D 17.4% · R 82.2%
• 2008→2024 swing: -15.7pp toward R · 2008: -49.1pp · 2024: -64.8pp
• All cycles: 2024: R+64.8 2020: R+64.6 2016: R+65.5 2012: R+58.2 2008: R+49.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.58%
• Current HPI: 316.822
• 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

+377.8% since first listed

3 events — show timeline

• 2026-05-29 Listed $215,000 GAMLS
• 2026-05-29 Listed $215,000 NEGBOR
• 2017-11-20 Sold (Public Records) $45,000 Public Records

Property tax history

-19.3%/yr

Latest (2025): $21 · -1.0% YoY. Source: county tax records.