274 Elder Ct · Bogart, GA 30622

$260,000

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 54 Days on market

Built 1984 1.03 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 +18.9/30.0
• ARV discount +7.5/15.0
• Schools +6.1/10.0
• DSCR +6.0/10.0
• 1% rule +5.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 274 Elder Court-a home that instantly wraps you in warmth the moment you walk through the door. This beautifully renovated 3 bedroom, 2 bathroom home has been thoughtfully updated to create a space that feels both fresh and familiar, where every detail invites you to slow down and stay awhile. Natural light pours into the main living area, highlighting the soft, inviting tones and creating the perfect setting for everything from quiet mornings with coffee to evenings spent gathered with friends and family. The heart of the home-the kitchen-offers a seamless blend of style and function, with updated finishes, generous cabinet space, and an easy flow that keeps everyone connected.

Key facts

• Renovated home
• Updated finishes
• Natural light

Tags

• RENOVATED HOME
• NATURAL LIGHT
• UPDATED FINISHES
• GENEROUS CABINET SPACE

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electricity available
• Home design: Manufactured home / Single family residence; One level; Residential property
• Construction: Built in 1984; Vinyl siding; Metal roof; Crawl space foundation; Manufactured house structure
• Exterior features: Private lot

Interior

• Kitchen: Dishwasher; Oven; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Laminate
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High ceilings; Soaking tub; Updated/remodeled
• Laundry & utility: Mud room; Laundry closet; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $260k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $252k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#103 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Oconee County (rural): math 70% / reading 68% proficiency, ranked #1 of 174 in GA (top 1%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Zoned schools: Dove Creek Elementary School (math 67% / reading 63%, grade B+, #90 of 1,228 statewide, top 8%, 668 students, 12% FRL); Malcom Bridge Middle School (math 75% / reading 70%, grade A, #10 of 470 statewide, top 2%, 1,074 students, 11% FRL); North Oconee High School (math 75% / reading 55%, grade B, #7 of 424 statewide, top 1%, 1,479 students, 10% FRL).
• Market conditions: 139 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 335 units permitted in Oconee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Oconee County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 27y ago; this cycle's ask has dropped $55k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $76k; list at $260k implies a 244% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $252,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 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. 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: 1.00% ✓
• Cap rate: 7.53%
• Cash-on-cash: 4.41%
• DSCR: 1.20
• GRM: 8.3

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: -9.4%
• Equity multiple: 0.66×
• Total profit: $-25,064
• Equity at exit: $38,767

10-year hold

• IRR: 0.1%
• Equity multiple: 1.00×
• Total profit: $261
• Equity at exit: $22,480

Cash invested: $72,800 (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 30622

• Home prices YoY: -30.2%
• Active inventory: 139
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,613 medium
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,900/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$549
• Net cashflow: $267

Break-even live

Break-even rent $2,274

Max offer price $260,000

Occupancy floor 85%

Sensitivity live

Price	-10% $447	-5% $357	+0% $267	+5% $178	+10% $88
Rent	-10% $61	-5% $164	+0% $267	+5% $371	+10% $474
Rate	-1.0pp $398	-0.5pp $333	base $267	+0.5pp $200	+1.0pp $131

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1050 Aiken Rd Bogart, GA	4.0	3.0	1813	$2,200	$1.21	6d	1	0.47mi
5099 Mars Hill Rd Bogart, GA	3.0	2.0	1600	$2,350	$1.47	0d	1	0.62mi
110 Spetchley Way Bogart, GA	3.0	2.0	1847	$2,400	$1.30	13d	1	0.62mi

Listing history 25 events

1. 2026-06-19
   statusdays on market $260,000 Under Contract 54 DOM
2. 2026-06-18
   days on market $260,000 Price Change 53 DOM
3. 2026-06-17
   pricestatus $260,000 Price Change 52 DOM
4. 2026-06-17
   days on market $270,000 Active 52 DOM
5. 2026-06-16
   days on market $270,000 Active 51 DOM
6. 2026-06-15
   days on market $270,000 Active 50 DOM
7. 2026-06-14
   days on market $270,000 Active 48 DOM
8. 2026-06-13
   days on market $270,000 Active 47 DOM
9. 2026-06-10
   days on market $270,000 Active 45 DOM
10. 2026-06-09
    days on market $270,000 Active 44 DOM
11. 2026-06-08
    statusdays on market $270,000 Active 43 DOM
12. 2026-06-07
    pricestatusdays on market $270,000 Price Change 42 DOM
13. 2026-06-02
    days on market $285,000 Active 37 DOM
14. 2026-06-01
    days on market $285,000 Active 36 DOM
15. 2026-05-31
    statusdays on market $285,000 Active 35 DOM
16. 2026-05-30
    days on market $285,000 Back On Market 34 DOM
17. 2026-05-18
    price $285,000
18. 2026-05-13
    price $300,000
19. 2026-04-22
    listed $315,000 New
20. 2026-01-29
    soldstatus $75,500
21. 1999-04-23
    soldstatus $65,000
22. 1999-04-23
    soldstatus $65,000
23. 1999-03-23
    listed $69,500
24. 1997-03-06
    soldstatus $39,000
25. 1994-07-01
    soldstatus $14,000

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,354
• − Mortgage interest: −$14,564
• − Property taxes: −$3,900
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,508
• − Management: −$2,508
• − Depreciation: −$7,564
• Taxable loss: −$990
• Est. tax savings @ 24.0%: +$238
• After-tax cash flow: $3,446/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: Oconee County
• NCES district ID: 1303960
• Math proficiency: 70% ▼ -4.00%
• Reading proficiency: 68% ▼ -3.00%
• Median HH income: $75,306
• Composite: 60.97/100
• National rank: #801
• State rank: #1 of 174 in GA

Livability — Bogart

• Score: 70/100
• State rank: #103
• US rank: #8144

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bogart, GA
• County: Oconee County · 33,896 people
• City population: 11,280
• Metro: Athens-Clarke County, GA
• Population (ZIP): 11,280
• Household income: $133,563
• Rent vs Own: 18.8% rent · 81.2% own
• Severe rent burden: 94.0

Population outlook (Oconee County) Hauer SSP2

• Today (2025): 42,830 people
• By 2030: 46,220 · +7.9%
• By 2040: 52,613 · +22.8%
• By 2050: 58,522 · +36.6%
• By 2075: 72,641 · +69.6%
• By 2100: 79,772 · +86.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Two or more races 8% Black 5% Asian 5% Hispanic / Latino 3%
• Common ancestry: Slovak 5% Serbian 4% Italian 2%
• Foreign-born: 7% · China, South Korea, Canada
• Languages at home: 91% English-only · Spanish 3% Chinese 2% Korean 1%

Political lean MEDSL · Oconee

• 2024 margin: Solid R (+35.9) · D 31.6% · R 67.5%
• 2008→2024 swing: +6.6pp toward D · 2008: -42.6pp · 2024: -35.9pp
• All cycles: 2024: R+35.9 2020: R+33.5 2016: R+40.1 2012: R+48.6 2008: R+42.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -110.34%
• Current HPI: 255.4345
• Rent YoY: —
• Metro: Athens-Clarke County, 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

+1935.7% since first listed

9 events — show timeline

• 2026-05-18 Price Changed $285,000 GAMLS
• 2026-05-13 Price Changed $300,000 GAMLS
• 2026-04-22 Listed $315,000 GAMLS
• 2026-01-29 Sold (Public Records) $75,500 Public Records
• 1999-04-23 Sold (Public Records) $65,000 Public Records
• 1999-04-23 Sold (MLS) $65,000 Hive MLS
• 1999-03-23 Listed $69,500 Hive MLS
• 1997-03-06 Sold (Public Records) $39,000 Public Records
• 1994-07-01 Sold (Public Records) $14,000 Public Records

Property tax history

-5.4%/yr

Latest (2025): $262 · -57.9% YoY. Source: county tax records.