354 Ridgeview Cir · Morganton, GA 30560

$139,000

2 bd · 1.0 ba · 728 sqft · Manufactured public records · 156 Days on market

Built 1998 0.26 ac lot

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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
• ARV discount +7.5/15.0
• Schools +3.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Single wide mobile home that is within walking distance to LAKE BLUE RIDGE! Being sold as is!

Key facts

• Walking distance
• Lake blue ridge
• 0.26 acre lot

Tags

• WALKING DISTANCE
• LAKE BLUE RIDGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $139k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $122k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.0% vs local median 2.7% in Morganton — 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 57/100 on livability (#456 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety C-, schools F, crime 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: 306 active listings in the ZIP; 375 units permitted in Fannin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $961 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 16y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $18k; list at $139k implies a 679% gain — meaningful room to come down on a strong offer.

Recommended offer $122,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.79% ✓
• Cap rate: 14.98%
• Cash-on-cash: 31.04%
• DSCR: 2.38
• GRM: 4.7

CMA / ARV

• ARV (median comp): $282,060
• List price: $139,000
• Delta: -50.72%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 25.8%
• Equity multiple: 2.07×
• Total profit: $41,627
• Equity at exit: $20,725

10-year hold

• IRR: 33.5%
• Equity multiple: 4.06×
• Total profit: $118,958
• Equity at exit: $12,018

Cash invested: $38,920 (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 30560

• Home prices YoY: -9.6%
• Active inventory: 306
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,490 medium
• Mortgage (P&I): −$729
• Tax est. 1.5%: −$174 /mo · $2,085/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $1,007

Break-even live

Break-even rent $1,216

Max offer price $139,000

Occupancy floor 55%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $139,000 Active 156 DOM
2. 2026-06-17
   days on market $139,000 Active 155 DOM
3. 2026-06-16
   days on market $139,000 Active 154 DOM
4. 2026-06-15
   days on market $139,000 Active 153 DOM
5. 2026-06-14
   days on market $139,000 Active 151 DOM
6. 2026-06-13
   days on market $139,000 Active 150 DOM
7. 2026-06-10
   days on market $139,000 Active 148 DOM
8. 2026-06-09
   days on market $139,000 Active 147 DOM
9. 2026-06-09
   remarks 93-char remark
10. 2026-06-09
    days on marketlisting id $139,000 Active 146 DOM
11. 2026-06-02
    days on market $139,000 Active 114 DOM
12. 2026-06-01
    days on market $139,000 Active 113 DOM
13. 2026-05-31
    days on market $139,000 Active 112 DOM
14. 2026-05-31
    days on market $139,000 Active 111 DOM
15. 2026-05-05
    status Active 93-char remark

    Show marketing remark (75 chars)

    Single wide mobile home that is within walking distance to Lake Blue Ridge.

16. 2026-05-05
    status Back On Market 75-char remark

    Show marketing remark (75 chars)

    Single wide mobile home that is within walking distance to Lake Blue Ridge.

17. 2026-04-29
    status Under Contract 75-char remark

    Show marketing remark (93 chars)

    Single wide mobile home that is within walking distance to LAKE BLUE RIDGE! Being sold as is!

18. 2026-04-29
    status Pending 93-char remark

    Show marketing remark (93 chars)

    Single wide mobile home that is within walking distance to LAKE BLUE RIDGE! Being sold as is!

19. 2025-12-04
    listed $139,000 New 75-char remark

    Show marketing remark (75 chars)

    Single wide mobile home that is within walking distance to Lake Blue Ridge.

20. 2025-12-02
    listed $139,000 Active 93-char remark

    Show marketing remark (93 chars)

    Single wide mobile home that is within walking distance to LAKE BLUE RIDGE! Being sold as is!

21. 2011-07-07
    soldstatus $17,841
22. 2011-07-07
    soldstatus $17,841
23. 2010-06-16
    listed $17,600
24. 2010-06-03
    listed $17,600
25. 2002-04-29
    soldstatus $28,000
26. 1997-08-08
    soldstatus $10,000
27. 1997-08-05
    soldstatus $4,400
28. 1993-06-15
    soldstatus $12,000

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $29,882
• − Mortgage interest: −$7,786
• − Property taxes: −$2,085
• − Insurance: −$695
• − Repairs & maintenance: −$2,391
• − Management: −$2,391
• − Depreciation: −$4,044
• Taxable income: $10,491
• Est. tax owed @ 24.0%: −$2,518
• After-tax cash flow: $9,562/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 — Morganton

• Score: 57/100
• State rank: #456
• US rank: #21670

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Morganton, GA
• Population (ZIP): 4,194

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: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Black 3% Hispanic / Latino 2%
• Common ancestry: Slovak 4% Scottish 3% Lithuanian 3%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -33.58%
• Current HPI: 316.822
• Rent YoY: —
• Metro: —
• 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

+1058.3% since first listed

14 events — show timeline

• 2026-05-05 Relisted — NEGBOR
• 2026-05-05 Relisted — GAMLS
• 2026-04-29 Pending — GAMLS
• 2026-04-29 Pending — NEGBOR
• 2025-12-04 Listed $139,000 GAMLS
• 2025-12-02 Listed $139,000 NEGBOR
• 2011-07-07 Sold (MLS) $17,841 NEGBOR
• 2011-07-07 Sold (MLS) $17,841 FMLS
• 2010-06-16 Listed $17,600 FMLS
• 2010-06-03 Listed $17,600 NEGBOR
• 2002-04-29 Sold (Public Records) $28,000 Public Records
• 1997-08-08 Sold (Public Records) $10,000 Public Records
• 1997-08-05 Sold (Public Records) $4,400 Public Records
• 1993-06-15 Sold (Public Records) $12,000 Public Records

Property tax history

-6.5%/yr

Latest (2025): $5 · -0.9% YoY. Source: county tax records.