11 Copperhead Ln · Highlands, NC 30525

$230,000

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 247 Days on market

Built 2000 1.49 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 +14.7/30.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover privacy, functionality, and mountain charm at 11 Copperhead Road in Clayton, GA. This 3-bed, 2 1/2-bath mobile home (built 2000) adjoins the Chattahoochee National Forest, offering endless hiking, wildlife, and scenic beauty. Features include vinyl siding, two decks, one small porch, a wood stove, a custom awning over the kitchen door, and central heat & air. In addition, all exterior doors have been upgraded to standard sizes. Several outbuildings offer a workshop and storage for all your outdoor hobbies, only 10.3 miles from Highlands, NC, and 3.4 miles from the west fork of the Chattooga River. Enjoy mountain living at its best-where nature, comfort, and opportunity meet at 11 Copperhead Road.

Key facts

• Custom awning
• Wood stove
• Central heat and air

Tags

• VINYL SIDING
• TWO DECKS
• WOOD STOVE
• CUSTOM AWNING
• CENTRAL HEAT AND AIR
• UPGRADED EXTERIOR DOORS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $230k.

Deal economics

• At list price, monthly cash flow is $58 ($698/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 $209k (9.3% below list).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#432 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, schools B; Watch: housing C-, amenities F, commute F.
• Rabun County (rural): math 42% / reading 44% proficiency, ranked #37 of 174 in GA (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 147 units permitted in Rabun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($2k loan paydown + $2k appreciation (0.7% local appreciation)).
• Rabun County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.7% appreciation + 3.0% rent growth), your $64k cash investment doubles in ~10 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 247 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $120k (34%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $230k implies a 1143% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $202,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 247 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
6. 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.
7. 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.
8. 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: 0.91% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.08%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.68% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.4%
• Equity multiple: 1.07×
• Total profit: $4,434
• Equity at exit: $74,682

10-year hold

• IRR: 6.3%
• Equity multiple: 1.74×
• Total profit: $47,574
• Equity at exit: $96,345

Cash invested: $64,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 85 Strongly Landlord-Friendly
• State North Carolina: 85 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

10-day notice; preempted; landlord-favorable but court speed varies.

Methodology + full state rankings →

ZIP-level market 30525

• Home prices YoY: 0.2%
• Active inventory: 1
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,086 medium
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$288 /mo · $3,450/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $58

Break-even live

Break-even rent $2,012

Max offer price $230,000

Occupancy floor 92%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $230,000 Active 247 DOM
2. 2026-06-17
   days on market $230,000 Active 246 DOM
3. 2026-06-16
   days on market $230,000 Active 245 DOM
4. 2026-06-15
   days on market $230,000 Active 244 DOM
5. 2026-06-13
   days on market $230,000 Active 242 DOM
6. 2026-06-12
   days on market $230,000 Active 241 DOM
7. 2026-06-09
   days on market $230,000 Active 238 DOM
8. 2026-06-08
   days on market $230,000 Active 237 DOM
9. 2026-06-07
   days on market $230,000 Active 236 DOM
10. 2026-06-07
    days on market $230,000 Active 235 DOM
11. 2026-06-04
    days on market $230,000 Active 232 DOM
12. 2026-06-02
    days on market $230,000 Active 231 DOM
13. 2026-06-01
    days on market $230,000 Active 230 DOM
14. 2026-05-31
    days on market $230,000 Active 229 DOM
15. 2026-05-31
    statusdays on market $230,000 Active 228 DOM
16. 2026-04-11
    price $250,000 720-char remark

    Show marketing remark (720 chars)

    Discover privacy, functionality, and mountain charm at 11 Copperhead Road in Clayton, GA. This 3-bed, 2 1/2-bath mobile home (built 2000) adjoins the Chattahoochee National Forest, offering endless hiking, wildlife, and scenic beauty. Features include vinyl siding, two decks, one small porch, a wood stove, a custom awning over the kitchen door, and central heat & air. In addition, all exterior doors have been upgraded to standard sizes. Several outbuildings offer a workshop and storage for all your outdoor hobbies, only 10.3 miles from Highlands, NC, and 3.4 miles from the west fork of the Chattooga River. Enjoy mountain living at its best-where nature, comfort, and opportunity meet at 11 Copperhead Road.

17. 2026-03-04
    status Back On Market 720-char remark

    Show marketing remark (720 chars)

    Discover privacy, functionality, and mountain charm at 11 Copperhead Road in Clayton, GA. This 3-bed, 2 1/2-bath mobile home (built 2000) adjoins the Chattahoochee National Forest, offering endless hiking, wildlife, and scenic beauty. Features include vinyl siding, two decks, one small porch, a wood stove, a custom awning over the kitchen door, and central heat & air. In addition, all exterior doors have been upgraded to standard sizes. Several outbuildings offer a workshop and storage for all your outdoor hobbies, only 10.3 miles from Highlands, NC, and 3.4 miles from the west fork of the Chattooga River. Enjoy mountain living at its best-where nature, comfort, and opportunity meet at 11 Copperhead Road.

18. 2026-03-03
    historical 720-char remark

    Show marketing remark (720 chars)

    Discover privacy, functionality, and mountain charm at 11 Copperhead Road in Clayton, GA. This 3-bed, 2 1/2-bath mobile home (built 2000) adjoins the Chattahoochee National Forest, offering endless hiking, wildlife, and scenic beauty. Features include vinyl siding, two decks, one small porch, a wood stove, a custom awning over the kitchen door, and central heat & air. In addition, all exterior doors have been upgraded to standard sizes. Several outbuildings offer a workshop and storage for all your outdoor hobbies, only 10.3 miles from Highlands, NC, and 3.4 miles from the west fork of the Chattooga River. Enjoy mountain living at its best-where nature, comfort, and opportunity meet at 11 Copperhead Road.

19. 2026-02-12
    price $260,000 720-char remark

    Show marketing remark (720 chars)

    Discover privacy, functionality, and mountain charm at 11 Copperhead Road in Clayton, GA. This 3-bed, 2 1/2-bath mobile home (built 2000) adjoins the Chattahoochee National Forest, offering endless hiking, wildlife, and scenic beauty. Features include vinyl siding, two decks, one small porch, a wood stove, a custom awning over the kitchen door, and central heat & air. In addition, all exterior doors have been upgraded to standard sizes. Several outbuildings offer a workshop and storage for all your outdoor hobbies, only 10.3 miles from Highlands, NC, and 3.4 miles from the west fork of the Chattooga River. Enjoy mountain living at its best-where nature, comfort, and opportunity meet at 11 Copperhead Road.

20. 2026-01-11
    price $275,000 720-char remark

    Show marketing remark (720 chars)

    Discover privacy, functionality, and mountain charm at 11 Copperhead Road in Clayton, GA. This 3-bed, 2 1/2-bath mobile home (built 2000) adjoins the Chattahoochee National Forest, offering endless hiking, wildlife, and scenic beauty. Features include vinyl siding, two decks, one small porch, a wood stove, a custom awning over the kitchen door, and central heat & air. In addition, all exterior doors have been upgraded to standard sizes. Several outbuildings offer a workshop and storage for all your outdoor hobbies, only 10.3 miles from Highlands, NC, and 3.4 miles from the west fork of the Chattooga River. Enjoy mountain living at its best-where nature, comfort, and opportunity meet at 11 Copperhead Road.

21. 2025-09-01
    listed $350,000 New 720-char remark

    Show marketing remark (720 chars)

    Discover privacy, functionality, and mountain charm at 11 Copperhead Road in Clayton, GA. This 3-bed, 2 1/2-bath mobile home (built 2000) adjoins the Chattahoochee National Forest, offering endless hiking, wildlife, and scenic beauty. Features include vinyl siding, two decks, one small porch, a wood stove, a custom awning over the kitchen door, and central heat & air. In addition, all exterior doors have been upgraded to standard sizes. Several outbuildings offer a workshop and storage for all your outdoor hobbies, only 10.3 miles from Highlands, NC, and 3.4 miles from the west fork of the Chattooga River. Enjoy mountain living at its best-where nature, comfort, and opportunity meet at 11 Copperhead Road.

22. 1999-08-01
    soldstatus $18,500
23. 1988-10-01
    soldstatus $9,000

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 4 d/yr ≥100°F today · 10 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,028
• − Mortgage interest: −$12,884
• − Property taxes: −$3,450
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,002
• − Management: −$2,002
• − Depreciation: −$6,691
• Taxable loss: −$3,151
• Est. tax savings @ 24.0%: +$756
• After-tax cash flow: $1,455/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: Rabun County
• NCES district ID: 1304320
• Math proficiency: 42% ▼ -17.00%
• Reading proficiency: 44% ▼ -4.00%
• Median HH income: $35,980
• Composite: 35.64/100
• National rank: #4882
• State rank: #37 of 174 in GA

Livability — Highlands

• Score: 63/100
• State rank: #432
• US rank: #15963

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 4,266
• Population (ZIP): 7,265

Population outlook (Rabun County) Hauer SSP2

• Today (2025): 16,227 people
• By 2030: 16,000 · -1.4%
• By 2040: 15,213 · -6.2%
• By 2050: 13,974 · -13.9%
• By 2075: 10,717 · -34.0%
• By 2100: 7,824 · -51.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 8% Two or more races 8%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Serbian 4% Slovak 3% Romanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 8% Other Indo-European 1%

Political lean MEDSL · Rabun

• 2024 margin: Solid R (+56.9) · D 21.3% · R 78.2%
• 2008→2024 swing: -11.0pp toward R · 2008: -45.9pp · 2024: -56.9pp
• All cycles: 2024: R+56.9 2020: R+57.4 2016: R+60.9 2012: R+56.4 2008: R+45.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.68%
• Current HPI: 310.5456
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.28%
• F500 in state: 26

Industry mix (Fortune 500 HQ in NC)

Industry	F500 HQs	Revenue
▸Financial Services	2	$213B
▸Retail	2	$95B
▸Industrial Conglomerate	1	$38B
▸Metals / Steel	1	$35B
▸Utilities	1	$30B
▸Industrial Machinery	1	$19B

Price history

+2677.8% since first listed

8 events — show timeline

• 2026-04-11 Price Changed $250,000 GAMLS
• 2026-03-04 Relisted — GAMLS
• 2026-03-03 Listing Removed — GAMLS
• 2026-02-12 Price Changed $260,000 GAMLS
• 2026-01-11 Price Changed $275,000 GAMLS
• 2025-09-01 Listed $350,000 GAMLS
• 1999-08-01 Sold (Public Records) $18,500 Public Records
• 1988-10-01 Sold (Public Records) $9,000 Public Records

Property tax history

-2.6%/yr

Latest (2025): $285 · -9.8% YoY. Source: county tax records.