5507 Hemlock Ct · Lula, GA 30554

$171,465

2 bd · 1.0 ba · 1,152 sqft · Manufactured public records · 48 Days on market

Built 2000 0.84 ac lot

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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 +27.2/30.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

AS IS**Cash Only** First Look Program*******The list price is not indicative of seller's final reserve amount. This property is part of an online bidding event; please visit Auction.com to place bids. Inspections of this property and contact with occupants are strictly prohibited. Property is sold "as is" and no for sale sign allowed.

Key facts

• 0.84 acre lot
• Built 2000
• Listed 47 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $171k.

Deal economics

• At list price, monthly cash flow is $493 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $171k).
• Recommended offer: $166k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 3.3% in Lula — 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 (#130 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute 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: 100 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $5k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y 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.

Recommended offer $166,321 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 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. 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: 1.11% ✓
• Cap rate: 9.74%
• Cash-on-cash: 12.31%
• DSCR: 1.55
• GRM: 7.5

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: 1.9%
• Equity multiple: 1.07×
• Total profit: $3,501
• Equity at exit: $25,566

10-year hold

• IRR: 11.5%
• Equity multiple: 1.90×
• Total profit: $43,106
• Equity at exit: $14,825

Cash invested: $48,010 (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 30554

• Home prices YoY: -12.4%
• Active inventory: 100
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,895 medium
• Mortgage (P&I): −$899
• Tax from tax record: −$34 /mo · $407/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $493

Break-even live

Break-even rent $1,272

Max offer price $171,465

Occupancy floor 69%

Sensitivity live

Price	-10% $590	-5% $541	+0% $493	+5% $444	+10% $395
Rent	-10% $343	-5% $418	+0% $493	+5% $567	+10% $642
Rate	-1.0pp $579	-0.5pp $536	base $493	+0.5pp $448	+1.0pp $403

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: $42,866
• Closing costs: $5,144
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5956 Moon Dr Lula, GA	3.0	2.0	1386	$1,895	$1.37	44d	1	0.57mi

Listing history 16 events

1. 2026-04-09
   listed $171,465 New 346-char remark

   Show marketing remark (308 chars)

   AS IS**Cash Only** First Look Program*******The list price is not indicative of seller's final reserve amount. This property is part of an online bidding event. Inspections of this property and contact with occupants are strictly prohibited. Property is sold "as is" and no for sale sign allowed.

2. 2026-04-09
   listed $171,465 Active 308-char remark

   Show marketing remark (308 chars)

   AS IS**Cash Only** First Look Program*******The list price is not indicative of seller's final reserve amount. This property is part of an online bidding event. Inspections of this property and contact with occupants are strictly prohibited. Property is sold "as is" and no for sale sign allowed.

3. 2024-04-09
   soldstatus $195,500
4. 2024-04-03
   soldstatus $195,000 Sold
5. 2024-03-03
   status Under Contract
6. 2024-03-01
   status Back On Market
7. 2024-02-20
   status Under Contract
8. 2024-02-09
   listed $194,500 New
9. 2024-01-04
   soldstatus $103,000
10. 2023-11-09
    soldstatus $45,000
11. 2022-08-09
    historical
12. 2022-05-09
    status Back On Market
13. 2022-04-23
    status Under Contract
14. 2022-03-21
    listed $175,000 New
15. 2004-05-13
    soldstatus $79,000
16. 1999-10-21
    soldstatus $23,900

ⓘ 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: $407 · $34/mo
• Projected year-2 tax: $1,577 · $131/mo
• Expected delta: +$1,170/yr (+$98/mo · 287.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,740
• − Mortgage interest: −$9,605
• − Property taxes: −$407
• − Insurance: −$857
• − Repairs & maintenance: −$1,819
• − Management: −$1,819
• − Depreciation: −$4,988
• Taxable income: $3,245
• Est. tax owed @ 24.0%: −$779
• After-tax cash flow: $5,131/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 — Lula

• Score: 68/100
• State rank: #130
• US rank: #9112

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lula, GA
• City population: 9,167
• Population (ZIP): 9,167

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 (85%)
• Race & ethnicity: White 85% Two or more races 9% Hispanic / Latino 8% Black 2%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Slovak 3% Lithuanian 1% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 8%

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: ▼ -47.65%
• Current HPI: 338.0206
• 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

+617.4% since first listed

16 events — show timeline

• 2026-04-09 Listed $171,465 FMLS
• 2026-04-09 Listed $171,465 GAMLS
• 2024-04-09 Sold (Public Records) $195,500 Public Records
• 2024-04-03 Sold (MLS) $195,000 GAMLS
• 2024-03-03 Pending — GAMLS
• 2024-03-01 Relisted — GAMLS
• 2024-02-20 Pending — GAMLS
• 2024-02-09 Listed $194,500 GAMLS
• 2024-01-04 Sold (Public Records) $103,000 Public Records
• 2023-11-09 Sold (Public Records) $45,000 Public Records
• 2022-08-09 Listing Removed — GAMLS
• 2022-05-09 Relisted — GAMLS
• 2022-04-23 Pending — GAMLS
• 2022-03-21 Listed $175,000 GAMLS
• 2004-05-13 Sold (Public Records) $79,000 Public Records
• 1999-10-21 Sold (Public Records) $23,900 Public Records

Property tax history

+8.2%/yr

Latest (2025): $407 · +0.6% YoY. Source: county tax records.