2693 Dempsey Brown Rd · Dewy Rose, GA 30634

$100,000

1 bd · 1.0 ba · 480 sqft · Manufactured public records · 39 Days on market

Built 1995 2.32 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 +14.6/30.0
• Appreciation +9.5/10.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• 1% rule +2.7/10.0
• Schools +2.7/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

It's time for some peaceful rural living. .. Enjoy quiet country living on 2.32 acres featuring a cozy 1 bedroom 1 bath mobile home. This property offers a peaceful rural setting with open land, mature trees, and room for gardening, animals, or future improvements. This mobile home provides comfortable living while you enjoy the privacy and freedom of country life. Whether you're looking for a primary residence, a weekend retreat, or land to build your dream home, this property offers endless potential. With ample acreage, there's space for outdoor recreation, workshops, or expansion, all while being away from the hustle and bustle of city living. Bring your vision and make this property yo

Key facts

• Open land
• Outdoor recreation
• Room for animals

Tags

• OPEN LAND
• MATURE TREES
• ROOM FOR GARDENING
• ROOM FOR ANIMALS
• AMPLE ACREAGE
• OUTDOOR RECREATION

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $24 ($290/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 $77k (22.6% below list).
• Recommended offer: $77k (22.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 51/100 on livability (#577 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing B; Watch: employment C-, amenities F, commute F.
• Hart County (town): math 32% / reading 33% proficiency, ranked #82 of 174 in GA (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hartwell Elementary School (math 26% / reading 29%, grade F, #682 of 1,228 statewide, top 56%, 559 students, 70% FRL); Hart County Middle School (math 34% / reading 37%, grade F, #185 of 470 statewide, top 40%, 816 students, 60% FRL); Hart County High School (math 18% / reading 17%, grade F, #264 of 424 statewide, top 63%, 1,077 students, 49% FRL).
• Market conditions: 26 active listings in the ZIP; 170 units permitted in Hart County in 2024 (8 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($691 loan paydown + $9k appreciation (8.9% local appreciation)).
• Hart County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (8.9% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, 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 39 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,368 (22.6% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.77% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.04%
• DSCR: 1.05
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.91% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.7%
• Equity multiple: 2.73×
• Total profit: $48,578
• Equity at exit: $82,243

10-year hold

• IRR: 20.5%
• Equity multiple: 6.01×
• Total profit: $140,279
• Equity at exit: $169,626

Cash invested: $28,000 (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 30634

• Home prices YoY: 3.0%
• Active inventory: 26
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $774 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$21 /mo · $251/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$162
• Net cashflow: $24

Break-even live

Break-even rent $743

Max offer price $100,000

Occupancy floor 92%

Sensitivity live

Price	-10% $81	-5% $53	+0% $24	+5% $-4	+10% $-32
Rent	-10% $-37	-5% $-6	+0% $24	+5% $55	+10% $85
Rate	-1.0pp $75	-0.5pp $50	base $24	+0.5pp $-2	+1.0pp $-28

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-09
   status Under Contract
2. 2026-03-10
   status Back On Market
3. 2026-01-16
   status Under Contract
4. 2026-01-08
   listed $100,000 New

ⓘ 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: $251 · $21/mo
• Projected year-2 tax: $920 · $77/mo
• Expected delta: +$669/yr (+$56/mo · 266.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,284
• − Mortgage interest: −$5,602
• − Property taxes: −$251
• − Insurance: −$500
• − Repairs & maintenance: −$743
• − Management: −$743
• − Depreciation: −$2,909
• Taxable loss: −$1,463
• Est. tax savings @ 24.0%: +$351
• After-tax cash flow: $642/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: Hart County
• NCES district ID: 1302730
• Math proficiency: 32% ▼ -6.00%
• Reading proficiency: 33% ▼ -6.00%
• Median HH income: $37,494
• Composite: 27.08/100
• National rank: #7047
• State rank: #82 of 174 in GA

Livability — Dewy Rose

• Score: 51/100
• State rank: #577
• US rank: #25296

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,072

Population outlook (Hart County) Hauer SSP2

• Today (2025): 25,855 people
• By 2030: 25,887 · +0.1%
• By 2040: 25,627 · -0.9%
• By 2050: 24,939 · -3.5%
• By 2075: 23,150 · -10.5%
• By 2100: 19,492 · -24.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 6% Asian 4% Two or more races 3% Native American 2% Black 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Subsaharan African 5% Lithuanian 2% Italian 2%
• Foreign-born: 5% · Vietnam, Canada
• Languages at home: 93% English-only · Vietnamese 4% Spanish 3%

Political lean MEDSL · Hart

• 2024 margin: Solid R (+54.8) · D 22.4% · R 77.2%
• 2008→2024 swing: -23.1pp toward R · 2008: -31.7pp · 2024: -54.8pp
• All cycles: 2024: R+54.8 2020: R+49.6 2016: R+46.7 2012: R+38.4 2008: R+31.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.91%
• Current HPI: 308.6073
• 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

4 events — show timeline

• 2026-04-09 Pending — GAMLS
• 2026-03-10 Relisted — GAMLS
• 2026-01-16 Pending — GAMLS
• 2026-01-08 Listed $100,000 GAMLS

Property tax history

+5.1%/yr

Latest (2025): $251 · +7.5% YoY. Source: county tax records.