9503 Tails Creek Rd · Ellijay, GA 30540

$140,000

3 bd · 2.0 ba · 1,440 sqft · Other · 36 Days on market

Built 1976 1.50 ac lot $97/sqft · 45% below area Est $255k · 45% under

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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 +27.2/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +7.4/10.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a great value with room to build equity? This 1976 24x60 mobile home offers a fantastic opportunity to create your own space while enjoying comfortable, livable conditions from day one. Inside, you'll find three generously sized bedrooms, each with ample closet space, along with two full bathrooms. The home features a spacious living room, a dedicated dining area, and a kitchen—providing plenty of room for everyday living and entertaining. Step outside and enjoy both a large covered front porch and a back porch, perfect for relaxing evenings or gathering with family and friends. The 1.5-acre property offers even more to love, including a sizable well house with additional storage space. Flowering plants and trees abound to make this a pretty setting. Across the street from the front porch is a very respectable mountain view. For those interested in hobby farming or simply extra outdoor utility, the property includes two separate fenced areas with stalls—ideal for animals or gardening. With paved road access, covered parking, and plenty of usable space both inside and out, this property checks all the boxes for value, versatility, and potential—all at an affordable price point.

Key facts

• Sizable well house
• Back porch
• Paved road access

Tags

• LARGE COVERED FRONT PORCH
• BACK PORCH
• SIZABLE WELL HOUSE
• FENCED AREAS WITH STALLS
• PAVED ROAD ACCESS

Property features AI

Finance

• Financial info: Listing offered cash and sold as-is
• HOA & community: No homeowners association

Exterior

• Parking: Detached garage (1 parking space)
• Utilities: Well water; Septic tank; 220 volt electric service; Cable available; Electricity available; Water available
• Home design: Manufactured single-family residence; One level; Residential, resale (fixer condition)
• Construction: Built in 1976; Aluminum siding; Metal roof; Manufactured house structure
• Exterior features: Garden; Porch; Patio; Pasture lot; Partial wooded vegetation; Has a view

Interior

• Kitchen: Country kitchen with breakfast area
• Bedrooms: Three bedrooms on the main level
• Flooring: Vinyl flooring; Laminate flooring; Other flooring
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open to a family room; L-shaped dining area; Breakfast area and country-style kitchen; Fireplace (one)
• Laundry & utility: Laundry located in hall

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $140k.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 1.8% in Ellijay — 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 71/100 on livability (#85 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, amenities F, commute F.
• Gilmer County (rural): math 39% / reading 36% proficiency, ranked #56 of 174 in GA (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Clear Creek Middle School (math 39% / reading 39%, grade F, #155 of 470 statewide, top 33%, 917 students, 63% FRL); Gilmer High School (math 12% / reading 38%, grade F, #181 of 424 statewide, top 43%, 1,174 students, 51% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: 971 active listings in the ZIP; 176 units permitted in Gilmer County in 2024 (74 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Gilmer County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 19y 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 $50k; list at $140k implies a 183% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.24% ✓
• Cap rate: 9.73%
• Cash-on-cash: 12.29%
• DSCR: 1.55
• GRM: 6.7

CMA / ARV

• ARV (median comp): $254,997
• List price: $140,000
• Delta: -45.10%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 1.9%
• Equity multiple: 1.07×
• Total profit: $2,909
• Equity at exit: $20,874

10-year hold

• IRR: 11.5%
• Equity multiple: 1.91×
• Total profit: $35,563
• Equity at exit: $12,105

Cash invested: $39,200 (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 30540

• Home prices YoY: -11.0%
• Active inventory: 971
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,733 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $401

Break-even live

Break-even rent $1,225

Max offer price $140,000

Occupancy floor 72%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 38 events

1. 2026-06-10
   status $140,000 Under Contract 36 DOM
2. 2026-06-09
   days on market $140,000 Active 36 DOM

   Show marketing remark (1225 chars)

   Looking for a great value with room to build equity? This 1976 24x60 mobile home offers a fantastic opportunity to create your own space while enjoying comfortable, livable conditions from day one. Inside, you'll find three generously sized bedrooms, each with ample closet space, along with two full bathrooms. The home features a spacious living room, a dedicated dining area, and a kitchen—providing plenty of room for everyday living and entertaining. Step outside and enjoy both a large covered front porch and a back porch, perfect for relaxing evenings or gathering with family and friends. The 1.5-acre property offers even more to love, including a sizable well house with additional storage space. Flowering plants and trees abound to make this a pretty setting. Across the street from the front porch is a very respectable mountain view. For those interested in hobby farming or simply extra outdoor utility, the property includes two separate fenced areas with stalls—ideal for animals or gardening. With paved road access, covered parking, and plenty of usable space both inside and out, this property checks all the boxes for value, versatility, and potential—all at an affordable price point.

3. 2026-06-08
   days on market $140,000 Active 35 DOM
4. 2026-06-07
   days on market $140,000 Active 34 DOM
5. 2026-06-05
   days on market $140,000 Active 31 DOM
6. 2026-06-03
   days on market $140,000 Active 30 DOM
7. 2026-06-02
   days on market $140,000 Active 29 DOM
8. 2026-06-01
   days on market $140,000 Active 28 DOM
9. 2026-05-31
   days on market $140,000 Active 27 DOM
10. 2026-05-31
    days on market $140,000 Active 26 DOM
11. 2026-05-04
    listed $140,000 New 1213-char remark
12. 2026-05-03
    listed $140,000 Active 1225-char remark

    Show marketing remark (1225 chars)

    Looking for a great value with room to build equity? This 1976 24x60 mobile home offers a fantastic opportunity to create your own space while enjoying comfortable, livable conditions from day one. Inside, you'll find three generously sized bedrooms, each with ample closet space, along with two full bathrooms. The home features a spacious living room, a dedicated dining area, and a kitchen—providing plenty of room for everyday living and entertaining. Step outside and enjoy both a large covered front porch and a back porch, perfect for relaxing evenings or gathering with family and friends. The 1.5-acre property offers even more to love, including a sizable well house with additional storage space. Flowering plants and trees abound to make this a pretty setting. Across the street from the front porch is a very respectable mountain view. For those interested in hobby farming or simply extra outdoor utility, the property includes two separate fenced areas with stalls—ideal for animals or gardening. With paved road access, covered parking, and plenty of usable space both inside and out, this property checks all the boxes for value, versatility, and potential—all at an affordable price point.

13. 2026-04-22
    historical
14. 2026-04-14
    status Back On Market
15. 2026-04-14
    status Active
16. 2026-01-21
    status Under Contract
17. 2026-01-21
    status Pending
18. 2025-12-29
    price $145,000
19. 2025-12-29
    price $145,000
20. 2025-12-23
    status Active
21. 2025-11-15
    price $160,000
22. 2025-11-15
    price $160,000
23. 2025-10-12
    price $180,000
24. 2025-10-12
    price $180,000
25. 2025-08-16
    price $190,000
26. 2025-08-10
    price $190,000
27. 2025-06-30
    listed $205,000 New
28. 2025-06-30
    listed $205,000 Active
29. 2015-01-02
    soldstatus $49,500
30. 2007-12-31
    soldstatus $89,900
31. 2007-12-06
    soldstatus $89,900
32. 2007-11-30
    soldstatus $89,900
33. 2007-05-22
    listed $89,900
34. 2007-05-22
    listed $89,900
35. 2006-11-08
    soldstatus $94,500
36. 2006-11-08
    soldstatus $94,500
37. 2002-03-19
    soldstatus $110,000
38. 1976-05-10
    soldstatus $5,000

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,794
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,664
• − Management: −$1,664
• − Depreciation: −$4,073
• Taxable income: $2,752
• Est. tax owed @ 24.0%: −$661
• After-tax cash flow: $4,157/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: Gilmer County
• NCES district ID: 1302340
• Math proficiency: 39% ▼ -7.00%
• Reading proficiency: 36% ▼ -6.00%
• Median HH income: $40,473
• Composite: 31.53/100
• National rank: #5961
• State rank: #56 of 174 in GA

Livability — Ellijay

• Score: 71/100
• State rank: #85
• US rank: #7087

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 20,145

Population outlook (Gilmer County) Hauer SSP2

• Today (2025): 31,466 people
• By 2030: 32,199 · +2.3%
• By 2040: 33,034 · +5.0%
• By 2050: 33,266 · +5.7%
• By 2075: 33,686 · +7.1%
• By 2100: 33,792 · +7.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 12% Two or more races 6% Native American 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 4% Lithuanian 2% Romanian 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 7% Other Indo-European 1%

Political lean MEDSL · Gilmer

• 2024 margin: Solid R (+62.6) · D 18.5% · R 81.0%
• 2008→2024 swing: -10.6pp toward R · 2008: -52.0pp · 2024: -62.6pp
• All cycles: 2024: R+62.6 2020: R+63.5 2016: R+66.9 2012: R+63.3 2008: R+52.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.49%
• Current HPI: 270.796
• 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

+2700.0% since first listed

30 events — show timeline

• 2026-06-09 Pending — NEGBOR
• 2026-06-09 Pending — GAMLS
• 2026-05-04 Listed $140,000 GAMLS
• 2026-05-03 Listed $140,000 NEGBOR
• 2026-04-22 Listing Removed — GAMLS
• 2026-04-14 Relisted — GAMLS
• 2026-04-14 Relisted — NEGBOR
• 2026-01-21 Pending — GAMLS
• 2026-01-21 Pending — NEGBOR
• 2025-12-29 Price Changed $145,000 GAMLS
• 2025-12-29 Price Changed $145,000 NEGBOR
• 2025-12-23 Relisted — NEGBOR
• 2025-11-15 Price Changed $160,000 GAMLS
• 2025-11-15 Price Changed $160,000 NEGBOR
• 2025-10-12 Price Changed $180,000 GAMLS
• 2025-10-12 Price Changed $180,000 NEGBOR
• 2025-08-16 Price Changed $190,000 GAMLS
• 2025-08-10 Price Changed $190,000 NEGBOR
• 2025-06-30 Listed $205,000 NEGBOR
• 2025-06-30 Listed $205,000 GAMLS
• 2015-01-02 Sold (Public Records) $49,500 Public Records
• 2007-12-31 Sold (Public Records) $89,900 Public Records
• 2007-12-06 Sold (MLS) $89,900 FMLS
• 2007-11-30 Sold (MLS) $89,900 NEGBOR
• 2007-05-22 Listed $89,900 NEGBOR
• 2007-05-22 Listed $89,900 FMLS
• 2006-11-08 Sold (Public Records) $94,500 Public Records
• 2006-11-08 Sold (Public Records) $94,500 Public Records
• 2002-03-19 Sold (Public Records) $110,000 Public Records
• 1976-05-10 Sold (Public Records) $5,000 Public Records

Property tax history

-6.8%/yr

Latest (2025): $178 · +10.8% YoY. Source: county tax records.