1131 Ada St · Blue Ridge, GA 30313

$150,000

2 bd · 2.0 ba · 1,056 sqft · Other · 1 Days on market

Built 1996 1.50 ac lot

---

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 +25.8/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Appreciation +4.5/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0

Listing remarks

One minute from downtown Blue Ridge! 2BR/2BA manufactured home on 1.5 ac. Home has covered parking and porch added on. Nice spring fed pond stocked with bass and bluegill. It's hard to find acreage so pretty this close to downtown. This would make a great starter home.

Key facts

• Covered parking
• Spring fed pond
• 1.5 ac acreage

Tags

• COVERED PARKING
• SPRING FED POND
• 1.5 AC ACREAGE

Property features AI

Finance

• HOA & community: Association fee due annually

Exterior

• Parking: Carport; Driveway; Gravel parking; Open parking available
• Utilities: Public water; Septic tank sewer
• Home design: Single-story mobile home; Residential property (resale); Built in 1996; Has a view
• Construction: Vinyl siding; Metal roof; Mobile home construction
• Exterior features: Vinyl windows; Covered patio/porch; Metal roof; Rolling topography; Small lake/pond on the property; Paved road access

Interior

• Bedrooms: Master bedroom on the main level; Two bedrooms on the main level
• Flooring: Carpet; Linoleum
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No fireplace; Carpet and linoleum flooring
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $362 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 9.2% vs local median 1.6% in Blue Ridge — 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 74/100 on livability (#38 in GA, #4,644 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety B; Watch: schools D, amenities F, commute D-.
• 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: Rents rising fast (+4.5%/yr); 43 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 375 units permitted in Fannin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.1%/yr); year-one equity from $1k of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-1.1% appreciation + 4.5% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,000

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 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?
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: 1.18% ✓
• Cap rate: 9.19%
• Cash-on-cash: 10.33%
• DSCR: 1.46
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.06% appreciation · 4.46% rent growth · sell at horizon

5-year hold

• IRR: 7.4%
• Equity multiple: 1.33×
• Total profit: $14,002
• Equity at exit: $35,779

10-year hold

• IRR: 14.9%
• Equity multiple: 2.55×
• Total profit: $64,917
• Equity at exit: $37,207

Cash invested: $42,000 (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 30313

• Home prices YoY: -0.8%
• Rents YoY: 4.5%
• Active inventory: 43
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,770 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $362

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 75%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
550 E Main St Blue Ridge, GA	1.0	1.0	936	$1,800	$1.92	43d	1	1.21mi

Listing history 3 events

1. 2026-06-05
   status $150,000 Pending 1 DOM
2. 2026-06-03
   remarks 269-char remark
3. 2026-06-03
   listed $150,000 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,240
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,699
• − Management: −$1,699
• − Depreciation: −$4,364
• Taxable income: $2,075
• Est. tax owed @ 24.0%: −$498
• After-tax cash flow: $3,842/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 — Blue Ridge

• Score: 74/100
• State rank: #38
• US rank: #4644

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Fulton County · 1,094,430 people
• City population: 11,791
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 10,913
• Household income: $84,960
• Rent vs Own: 59.3% rent · 40.7% own
• Severe rent burden: 572.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: Black 41% White 34% Asian 15% Hispanic / Latino 5% Two or more races 5%
• Common ancestry: Italian 3% Romanian 1% Serbian 1%
• Foreign-born: 12% · Canada, South Korea, China
• Languages at home: 79% English-only · Other Indo-European 6% Spanish 4% Other Asian/Pacific 4%

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: ▼ -1.06%
• Current HPI: 135.6399
• Rent YoY: ▲ 4.46%
• 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

1 event — show timeline

• 2026-06-03 Listed $150,000 NEGBOR

Property tax history

-7.0%/yr

Latest (2025): $118 · -1.0% YoY. Source: county tax records.