258 Persimmon St · Toccoa, GA 30577

$53,989

2 bd · 1.0 ba · 720 sqft · Manufactured public records · 136 Days on market

Built 1977 0.70 ac lot $75/sqft · 62% below area

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investor special! Situated on a 0.70 acre lot with a fenced yard, this 2 bedroom, 1 bathroom mobile home offers great potential for the right buyer. Property will require TLC and is being sold as-is, making it an excellent opportunity for investors or those looking for a project. Plenty of outdoor space and room to add value!

Key facts

• Fenced yard
• 0.70 acre lot
• Outdoor space

Tags

• 0.70 ACRE LOT
• FENCED YARD
• OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $54k.

Deal economics

• At list price, monthly cash flow is $564 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $54k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.8% vs local median 3.4% in Toccoa — 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 (#131 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D-, amenities F, commute F.
• Stephens County (rural): math 34% / reading 34% proficiency, ranked #74 of 174 in GA (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 228 active listings in the ZIP; 52 units permitted in Stephens County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($374 loan paydown + $3k appreciation (6.2% local appreciation)).
• Stephens County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.2% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $4k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $54k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $47,510 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.07% ✓
• Cap rate: 18.84%
• Cash-on-cash: 44.81%
• DSCR: 2.99
• GRM: 4.0

CMA / ARV

• ARV (median comp): $140,519
• List price: $53,989
• Delta: -61.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

6.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 54.4%
• Equity multiple: 4.46×
• Total profit: $52,338
• Equity at exit: $34,810

10-year hold

• IRR: 51.0%
• Equity multiple: 9.31×
• Total profit: $125,562
• Equity at exit: $63,892

Cash invested: $15,117 (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 30577

• Home prices YoY: 2.0%
• Active inventory: 228
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,117 medium
• Mortgage (P&I): −$283
• Tax from tax record: −$12 /mo · $147/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $564

Break-even live

Break-even rent $402

Max offer price $53,989

Occupancy floor 44%

Sensitivity live

Price	-10% $595	-5% $580	+0% $564	+5% $549	+10% $534
Rent	-10% $476	-5% $520	+0% $564	+5% $609	+10% $653
Rate	-1.0pp $592	-0.5pp $578	base $564	+0.5pp $550	+1.0pp $536

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: $13,497
• Closing costs: $1,620
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $53,989 Active 136 DOM
2. 2026-06-19
   days on market $53,989 Active 134 DOM
3. 2026-06-18
   days on market $53,989 Active 133 DOM
4. 2026-06-17
   days on market $53,989 Active 132 DOM
5. 2026-06-16
   days on market $53,989 Active 131 DOM
6. 2026-06-15
   days on market $53,989 Active 130 DOM
7. 2026-06-14
   days on market $53,989 Active 128 DOM
8. 2026-06-12
   days on market $53,989 Active 127 DOM
9. 2026-06-09
   days on market $53,989 Active 124 DOM
10. 2026-06-08
    days on market $53,989 Active 123 DOM
11. 2026-06-07
    days on market $53,989 Active 122 DOM
12. 2026-06-07
    days on market $53,989 Active 121 DOM
13. 2026-06-03
    days on market $53,989 Active 118 DOM
14. 2026-06-02
    days on market $53,989 Active 117 DOM
15. 2026-06-01
    days on market $53,989 Active 116 DOM
16. 2026-05-31
    days on market $53,989 Active 115 DOM
17. 2026-05-31
    days on market $53,989 Active 114 DOM
18. 2026-03-20
    price $53,989 327-char remark

    Show marketing remark (327 chars)

    Investor special! Situated on a 0.70 acre lot with a fenced yard, this 2 bedroom, 1 bathroom mobile home offers great potential for the right buyer. Property will require TLC and is being sold as-is, making it an excellent opportunity for investors or those looking for a project. Plenty of outdoor space and room to add value!

19. 2026-02-05
    listed $58,000 New 327-char remark

    Show marketing remark (327 chars)

    Investor special! Situated on a 0.70 acre lot with a fenced yard, this 2 bedroom, 1 bathroom mobile home offers great potential for the right buyer. Property will require TLC and is being sold as-is, making it an excellent opportunity for investors or those looking for a project. Plenty of outdoor space and room to add value!

20. 2020-09-30
    soldstatus $30,000 411-char remark

    Show marketing remark (411 chars)

    Updated mobile home on large lot with fenced in yard. 2 bedroom shares 1 bath, Updated Kitchen, new cabinetry and appliances, new flooring, 2 screened in porches, Gas heat, New ceiling in kitchen and family room, 2 car covered parking next to kitchen door, Private back yard with patio, large oak trees that provide amazing shade, store all lawn equipment in out building. less than 2 miles to town. Cash only.

21. 2020-08-18
    listed $29,999 411-char remark

    Show marketing remark (411 chars)

    Updated mobile home on large lot with fenced in yard. 2 bedroom shares 1 bath, Updated Kitchen, new cabinetry and appliances, new flooring, 2 screened in porches, Gas heat, New ceiling in kitchen and family room, 2 car covered parking next to kitchen door, Private back yard with patio, large oak trees that provide amazing shade, store all lawn equipment in out building. less than 2 miles to town. Cash only.

22. 2016-11-10
    soldstatus $20,000
23. 2016-06-10
    listed $22,500

ⓘ 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: $147 · $12/mo
• Projected year-2 tax: $497 · $41/mo
• Expected delta: +$349/yr (+$29/mo · 237.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,402
• − Mortgage interest: −$3,024
• − Property taxes: −$147
• − Insurance: −$270
• − Repairs & maintenance: −$1,072
• − Management: −$1,072
• − Depreciation: −$1,571
• Taxable income: $6,246
• Est. tax owed @ 24.0%: −$1,499
• After-tax cash flow: $5,274/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: Stephens County
• NCES district ID: 1304560
• Math proficiency: 34% ▼ -6.00%
• Reading proficiency: 34% ▼ -4.00%
• Median HH income: $38,416
• Composite: 28.42/100
• National rank: #6759
• State rank: #74 of 174 in GA

Livability — Toccoa

• Score: 68/100
• State rank: #131
• US rank: #9152

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Toccoa, GA
• County: Stephens County · 22,964 people
• City population: 22,964
• Metro: Toccoa, GA
• Population (ZIP): 22,964
• Household income: $53,818
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 594.0

Population outlook (Stephens County) Hauer SSP2

• Today (2025): 23,797 people
• By 2030: 22,785 · -4.3%
• By 2040: 20,653 · -13.2%
• By 2050: 18,745 · -21.2%
• By 2075: 14,780 · -37.9%
• By 2100: 11,079 · -53.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 12% Hispanic / Latino 4% Two or more races 4% Asian 1%
• Common ancestry: Serbian 2% Slovak 2% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Stephens

• 2024 margin: Solid R (+62.8) · D 18.4% · R 81.2%
• 2008→2024 swing: -15.4pp toward R · 2008: -47.4pp · 2024: -62.8pp
• All cycles: 2024: R+62.8 2020: R+58.7 2016: R+59.9 2012: R+53.7 2008: R+47.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.25%
• Current HPI: 320.5275
• Rent YoY: —
• Metro: Toccoa, 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

+140.0% since first listed

6 events — show timeline

• 2026-03-20 Price Changed $53,989 GAMLS
• 2026-02-05 Listed $58,000 GAMLS
• 2020-09-30 Sold (MLS) $30,000 GAMLS
• 2020-08-18 Listed $29,999 GAMLS
• 2016-11-10 Sold (MLS) $20,000 GAMLS
• 2016-06-10 Listed $22,500 GAMLS

Property tax history

+18.5%/yr

Latest (2025): $147 · +18.1% YoY. Source: county tax records.