1416 Oak Ln · Kennesaw, GA 30102

$179,900

2 bd · 1.0 ba · 730 sqft · Manufactured public records · 24 Days on market

Manufactured home Built 1973 0.36 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 +13.4/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• DSCR +4.1/10.0
• Livability +3.9/5.0
• 1% rule +3.8/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

**TENANT OCCUPIED. Please do not approach the home- must receive a offer before showing.** This 3BR/2BA single-level home was completely renovated in 2025 and is being sold as-is with the tenant remaining. Interior features modern LVP flooring throughout, granite countertops, and stainless steel appliances. Rest easy knowing the big-ticket items are done: all-new electrical, plumbing, and a mini-split HVAC system were installed during the renovation. Enjoy low taxes, no HOA fees, and no lot rent. Conveniently located near Acworth, Kennesaw, and Woodstock.

Key facts

• Modern lvp flooring
• Granite countertops
• All-new electrical

Tags

• TURNKEY INVESTMENT OPPORTUNITY
• MODERN LVP FLOORING
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• ALL-NEW ELECTRICAL
• ALL-NEW PLUMBING

Property features AI

Exterior

• Parking: Driveway with open parking
• Utilities: Public water; Septic tank sewer; Cable available; Electricity available; Water available
• Home design: Single-wide mobile home; One level
• Construction: Metal siding; Metal roof; Foundation details: see remarks; Resale condition
• Exterior features: Chain link fencing; Paved road access

Interior

• Kitchen: Stone counters; Dishwasher, Electric Range, Microwave, Refrigerator
• Bedrooms: Three main-level bedrooms; Master bedroom on the main level
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: Two full bathrooms (both on the main level); Master bathroom: none specified
• Heating & cooling: Electric heating; Wall unit(s) cooling
• Interior features: No shared/common walls; Other interior features; Dishwasher, Electric Range, Microwave, Refrigerator; Laminate and wood flooring; Stone countertops in the kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $5 ($59/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 $158k (12.2% below list).
• Recommended offer: $158k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.7% in Kennesaw — 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 78/100 on livability (#19 in GA, #2,588 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A-, crime B+; Watch: commute F.
• Cherokee County (suburban): math 46% / reading 48% proficiency, ranked #17 of 174 in GA (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Clark Creek Elementary School (math 55% / reading 45%, grade D+, #255 of 1,228 statewide, top 21%, 1,113 students, 44% FRL); E. T. Booth Middle School (math 41% / reading 50%, grade D+, #97 of 470 statewide, top 22%, 1,654 students, 33% FRL); Etowah High School (math 14% / reading 36%, grade F, #181 of 424 statewide, top 43%, 2,441 students, 28% FRL).
• Market conditions: Rents rising (+1.7%/yr); 331 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,665 units permitted in Cherokee County in 2024 (852 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.
• Cherokee County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,999 (12.2% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.88% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.12%
• DSCR: 1.01
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.71% rent growth · sell at horizon

5-year hold

• IRR: -17.6%
• Equity multiple: 0.39×
• Total profit: $-30,838
• Equity at exit: $26,824

10-year hold

• IRR: -12.2%
• Equity multiple: 0.32×
• Total profit: $-34,446
• Equity at exit: $15,554

Cash invested: $50,372 (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 30102

• Rents YoY: 1.7%
• Active inventory: 331
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,580 medium
• Mortgage (P&I): −$943
• Tax est. 1.5%: −$225 /mo · $2,698/yr
• Insurance: −$75
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $5

Break-even live

Break-even rent $1,574

Max offer price $179,900

Occupancy floor 95%

Sensitivity live

Price	-10% $129	-5% $67	+0% $5	+5% $-57	+10% $-119
Rent	-10% $-120	-5% $-57	+0% $5	+5% $67	+10% $130
Rate	-1.0pp $96	-0.5pp $51	base $5	+0.5pp $-42	+1.0pp $-89

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4832 Highway 92 Acworth, GA	1.0–3.0	1.0–2.0	1076	$2,146	$1.99	1d	18	1.28mi
1000 Etowah Ferry Dr Acworth, GA	1.0–3.0	1.0–3.0	1136	$2,138	$1.88	1d	29	1.35mi
900 Buice Lake Pkwy Acworth, GA	1.0–3.0	1.0–2.0	1054	$1,884	$1.79	1d	33	1.36mi

Listing history 15 events

1. 2026-06-22
   days on market $179,900 Active 24 DOM
2. 2026-06-21
   days on market $179,900 Active 23 DOM
3. 2026-06-18
   days on market $179,900 Active 20 DOM
4. 2026-06-17
   days on market $179,900 Active 19 DOM
5. 2026-06-16
   days on market $179,900 Active 18 DOM
6. 2026-06-15
   days on market $179,900 Active 17 DOM
7. 2026-06-13
   days on market $179,900 Active 15 DOM
8. 2026-06-09
   days on market $179,900 Active 11 DOM
9. 2026-06-08
   pricedays on market $179,900 Active 10 DOM
10. 2026-06-07
    days on market $199,900 Active 9 DOM
11. 2026-06-04
    days on market $199,900 Active 6 DOM
12. 2026-06-03
    days on market $199,900 Active 5 DOM
13. 2026-06-02
    days on market $199,900 Active 4 DOM
14. 2026-06-01
    days on market $199,900 Active 3 DOM
15. 2026-05-31
    days on market $199,900 Active 2 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,960
• − Mortgage interest: −$10,077
• − Property taxes: −$2,698
• − Insurance: −$900
• − Repairs & maintenance: −$1,517
• − Management: −$1,517
• − Depreciation: −$5,233
• Taxable loss: −$2,982
• Est. tax savings @ 24.0%: +$716
• After-tax cash flow: $775/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: Cherokee County
• NCES district ID: 1301110
• Math proficiency: 46% ▼ -11.00%
• Reading proficiency: 48% ▼ -8.00%
• Median HH income: $69,295
• Composite: 42.14/100
• National rank: #3304
• State rank: #17 of 174 in GA

Livability — Kennesaw

• Score: 78/100
• State rank: #19
• US rank: #2588

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cherokee County · 289,977 people
• City population: 104,638
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 45,319
• Household income: $97,676
• Rent vs Own: 23.4% rent · 76.6% own
• Severe rent burden: 940.0

Population outlook (Cherokee County) Hauer SSP2

• Today (2025): 281,923 people
• By 2030: 303,845 · +7.8%
• By 2040: 344,738 · +22.3%
• By 2050: 379,010 · +34.4%
• By 2075: 449,617 · +59.5%
• By 2100: 484,103 · +71.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 63% Hispanic / Latino 14% Black 14% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 2%
• Foreign-born: 15% · Canada, Jamaica, Vietnam
• Languages at home: 81% English-only · Spanish 12% Other Indo-European 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Cherokee

• 2024 margin: Solid R (+39.0) · D 30.1% · R 69.1%
• 2008→2024 swing: +12.1pp toward D · 2008: -51.1pp · 2024: -39.0pp
• All cycles: 2024: R+39.0 2020: R+39.2 2016: R+50.0 2012: R+57.8 2008: R+51.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -209.73%
• Current HPI: 250.4575
• Rent YoY: ▲ 1.71%
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• 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

+9895.0% since first listed

4 events — show timeline

• 2026-05-29 Listed $199,900 GAMLS
• 2026-05-29 Listed $199,900 FMLS
• 2026-02-16 Rental Removed $2,000 Avail
• 2026-02-09 Listed for Rent $2,000 Avail