1203 Lanier Rd · Pendergrass, GA 30567

$299,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 16 Days on market

Built 2000 2.48 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 +17.4/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• 1% rule +3.6/10.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this beautifully renovated 3-bedroom, 2-bath home on 2.48 private acres in Pendergrass. Offering 1,680 sq. ft. of living space, the home features new roof, HVAC, flooring, fresh paint, a remodeled kitchen with new cabinets, stone countertops, and appliances, plus a stunning primary bathroom with updated cabinetry, tile, fixtures, and a soaking tub. The property also includes a large detached garage/workshop and a spacious yard surrounded by mature trees, providing privacy and room for gardening, recreation, or future expansion. Enjoy peaceful country living with convenient access to local amenities and major roadways. Move-in ready and full of charm!

Key facts

• Renovated
• Stone countertops
• New hvac

Tags

• RENOVATED
• NEW ROOF
• NEW HVAC
• REMODELED KITCHEN
• STONE COUNTERTOPS
• UPDATED CABINETRY

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Septic tank; 110-volt electric service; Cable available; Electricity available
• Home design: Double-wide mobile home; One-level; Shingle roof; Concrete perimeter foundation; Resale condition
• Construction: Vinyl siding; Built on concrete perimeter foundation
• Exterior features: Private entrance; Private yard; Front-yard fencing; Front porch; Deck

Interior

• Kitchen: White cabinets; Solid surface counters; Kitchen open to family room; Electric oven; Microwave; ENERGY STAR qualified appliances
• Bedrooms: Three main-level bedrooms; Master bedroom on main level
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms; Master bathroom with double vanity and separate tub and shower
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High 9-ft ceilings on main level; Walk-in closet(s); Double vanity; Factory-built fireplace in living room; Aluminum window frames; No common walls; Crawl space foundation
• Laundry & utility: Main-level laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $299k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/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 $256k (14.2% below list).
• Recommended offer: $256k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 3.6% in Pendergrass — 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 67/100 on livability (#174 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F.
• Jackson County (rural): math 38% / reading 37% proficiency, ranked #50 of 174 in GA (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: North Jackson Elementary School (math 36% / reading 30%, grade F, #567 of 1,228 statewide, top 47%, 687 students, 43% FRL); Jackson County High School (math 20% / reading 17%, grade F, #254 of 424 statewide, top 61%, 1,833 students, 26% FRL).
• Market conditions: 140 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 2,167 units permitted in Jackson County in 2024 (59 in 5+ unit buildings).

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• Jackson County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $84k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $145k; list at $299k implies a 106% 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 $256,416 (14.2% below list)

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 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?
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: 0.86% ✗
• Cap rate: 7.20%
• Cash-on-cash: 3.24%
• DSCR: 1.14
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.6%
• Equity multiple: 3.12×
• Total profit: $177,127
• Equity at exit: $269,363

10-year hold

• IRR: 23.3%
• Equity multiple: 7.09×
• Total profit: $510,030
• Equity at exit: $580,891

Cash invested: $83,720 (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 30567

• Home prices YoY: 14.7%
• Active inventory: 140
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,564 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$107 /mo · $1,282/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $226

Break-even live

Break-even rent $2,278

Max offer price $299,000

Occupancy floor 86%

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
542 Glenn Gee Rd Pendergrass, GA	1.0–3.0	1.0–2.0	1149	$2,813	$2.45	13d	1	0.75mi
63 Steel Trl Pendergrass, GA	4.0	2.5	2156	$2,160	$1.00	44d	1	1.40mi

Listing history 12 events

1. 2026-06-19
   days on market $299,000 Active 16 DOM
2. 2026-06-18
   days on market $299,000 Active 15 DOM
3. 2026-06-17
   days on market $299,000 Active 14 DOM
4. 2026-06-16
   days on market $299,000 Active 13 DOM
5. 2026-06-15
   days on market $299,000 Active 12 DOM
6. 2026-06-14
   days on market $299,000 Active 10 DOM
7. 2026-06-13
   days on market $299,000 Active 9 DOM
8. 2026-06-10
   days on market $299,000 Active 7 DOM
9. 2026-06-09
   days on market $299,000 Active 6 DOM
10. 2026-06-08
    days on market $299,000 Active 5 DOM
11. 2026-06-07
    remarks 669-char remark
12. 2026-06-07
    listed $299,000 Active 4 DOM

ⓘ 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: $1,282 · $107/mo
• Projected year-2 tax: $2,751 · $229/mo
• Expected delta: +$1,468/yr (+$122/mo · 114.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,770
• − Mortgage interest: −$16,749
• − Property taxes: −$1,282
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,462
• − Management: −$2,462
• − Depreciation: −$8,698
• Taxable loss: −$2,378
• Est. tax savings @ 24.0%: +$571
• After-tax cash flow: $3,285/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: Jackson County
• NCES district ID: 1302940
• Math proficiency: 38% ▼ -14.00%
• Reading proficiency: 37% ▼ -10.00%
• Median HH income: $56,773
• Composite: 33.08/100
• National rank: #5566
• State rank: #50 of 174 in GA

Livability — Pendergrass

• Score: 67/100
• State rank: #174
• US rank: #10962

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Jackson County · 50,436 people
• City population: 5,487
• Metro: Jefferson, GA
• Population (ZIP): 5,487
• Household income: $97,181
• Rent vs Own: 15.4% rent · 84.6% own
• Severe rent burden: 115.0

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 68,403 people
• By 2030: 70,771 · +3.5%
• By 2040: 75,050 · +9.7%
• By 2050: 78,022 · +14.1%
• By 2075: 82,646 · +20.8%
• By 2100: 80,701 · +18.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 63% Hispanic / Latino 20% Two or more races 8% Black 7% Asian 4%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 1% Serbian 1% Lithuanian 1%
• Foreign-born: 15% · Canada, Vietnam
• Languages at home: 81% English-only · Spanish 14% Other Asian/Pacific 1% Vietnamese 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+55.1) · D 22.2% · R 77.2%
• 2008→2024 swing: +0.8pp no change · 2008: -55.9pp · 2024: -55.1pp
• All cycles: 2024: R+55.1 2020: R+58.0 2016: R+63.9 2012: R+62.9 2008: R+55.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 46.83%
• Current HPI: 364.4902
• Rent YoY: —
• Metro: Jefferson, 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

+70.9% since first listed

4 events — show timeline

• 2026-06-03 Listed $299,000 FMLS
• 2026-06-03 Listed $299,000 GAMLS
• 2026-03-20 Sold (Public Records) $145,000 Public Records
• 2026-01-15 Listed $175,000 FMLS

Property tax history

+4.3%/yr

Latest (2025): $1,282 · -1.1% YoY. Source: county tax records.