120 Hamby Rd · Epworth, GA 30513

$149,000

2 bd · 2.0 ba · 968 sqft · Other · 9 Days on market

Built 1992 0.77 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 +26.3/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Epworth Area home with paved road access. 2-bedroom / 2-bathroom mobile home, situated on a gentle laying 3/4 of an acre that is all useable property. Big graded flat area behind home ready for a garage, workshop or outbuildings. Nice yard with large oak trees that provides lots of shade. Great location with all paved access and city water. This property will make a good starter home and/or rental property. New water heater installed this year.

Key facts

• City water
• Paved road access
• Large oak trees

Tags

• PAVED ROAD ACCESS
• GENTLE LAYING PROPERTY
• GRADED FLAT AREA
• LARGE OAK TREES
• CITY WATER

Property features AI

Finance

• HOA & community: Association fee due annually

Exterior

• Parking: Driveway with gravel parking; Open parking available
• Utilities: Public water; Septic tank; Cable available
• Home design: Manufactured / mobile home; One story; Resale property; Built in 1992
• Construction: Metal siding construction; Metal roof; Crawl space foundation
• Exterior features: Metal roof; Metal siding; Level to sloping topography; Paved road frontage; Has a view

Interior

• Kitchen: Refrigerator; Range
• Bedrooms: Master bedroom on the main level; Two main-level bedrooms
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: No fireplace; Storm windows with aluminum frames; Deck; Private yard; Crawl space basement; Handicap access
• Laundry & utility: Laundry on the main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $149k.

Deal economics

• At list price, monthly cash flow is $385 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Cap rate 9.4% vs local median 1.1% in Epworth — 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 61/100 on livability (#354 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, employment B+; Watch: health & safety C-, schools F, 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.
• Market conditions: 592 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 375 units permitted in Fannin County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($56k/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 $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $149,000

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. 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.
4. 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.
5. 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: 9.40%
• Cash-on-cash: 11.09%
• DSCR: 1.49
• 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: 0.3%
• Equity multiple: 1.01×
• Total profit: $433
• Equity at exit: $22,216

10-year hold

• IRR: 9.9%
• Equity multiple: 1.77×
• Total profit: $32,099
• Equity at exit: $12,883

Cash invested: $41,720 (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 30513

• Home prices YoY: -22.6%
• Active inventory: 592
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,791 medium
• Mortgage (P&I): −$781
• Tax est. 1.5%: −$186 /mo · $2,235/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $385

Break-even live

Break-even rent $1,303

Max offer price $149,000

Occupancy floor 73%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
871 Old Highway 5 Blue Ridge, GA	2.0	1.0	1000	$1,700	$1.70	23d	1	0.52mi

Listing history 8 events

1. 2026-06-18
   days on market $149,000 Active 9 DOM
2. 2026-06-17
   days on market $149,000 Active 8 DOM
3. 2026-06-16
   days on market $149,000 Active 7 DOM
4. 2026-06-15
   days on market $149,000 Active 6 DOM
5. 2026-06-14
   days on market $149,000 Active 4 DOM
6. 2026-06-13
   days on market $149,000 Active 3 DOM
7. 2026-06-10
   remarks 448-char remark
8. 2026-06-10
   listed $149,000 Active 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $21,496
• − Mortgage interest: −$8,346
• − Property taxes: −$2,235
• − Insurance: −$745
• − Repairs & maintenance: −$1,720
• − Management: −$1,720
• − Depreciation: −$4,335
• Taxable income: $2,396
• Est. tax owed @ 24.0%: −$575
• After-tax cash flow: $4,051/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 — Epworth

• Score: 61/100
• State rank: #354
• US rank: #18176

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Fannin County · 11,791 people
• Metro: nan
• Population (ZIP): 11,791
• Household income: $56,331
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 240.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Slovak 5% Lithuanian 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 0%

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: ▼ -86.76%
• Current HPI: 297.9823
• 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

1 event — show timeline

• 2026-06-09 Listed $149,000 NEGBOR

Property tax history

-7.8%/yr

Latest (2025): $54 · -1.0% YoY. Source: county tax records.