28 Mountain Lake Dr · Jasper, GA 30143

$222,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 21 Days on market

Built 1994 0.75 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 +19.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +4.2/10.0
• Livability +3.7/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well kept and upgraded doublewide on 3/4 acre corner lot in south Pickens! This home has 4 bedrooms and 2 baths. The 4th bedroom would make a great office! Home has all new insulated double hung windows with tilt outs. All appliances stay including washer and dryer. Most light fixtures are new, new paint inside, new insulated steel clad exterior door, and new HVAC with Rheem heat pump and 3.5 ton unit with 10 year warranty. Country kitchen has new bamboo flooring and white cabinets and open floorplan. Large workshop with commercial 10 ft roll up door as an extra bonus! Great buy under $175,000 on almost a full acre corner lot with seasonal mountain views from the kitchen! Right off of Henderson Mountain Road makes it easy to access Jasper or Canton! New flooring in master closet with new shoe racks and shelving and new flooring in kitchen. New electric water heater. Home is ALL electric everything. Due to vinyl underpinning on front this home has to be CASH OR CONVENTIONAL.

Key facts

• Hardwood flooring
• Functional kitchen
• Laminate flooring

Tags

• HARDWOOD FLOORING
• LAMINATE FLOORING
• VINYL FLOORING
• FUNCTIONAL KITCHEN
• WELL-KEPT CABINETS
• FORMICA COUNTERTOPS

Property features AI

Finance

• Other: Lot size approximately 0.75 acre
• HOA & community: No homeowners association

Exterior

• Parking: Detached garage (1 parking space)
• Utilities: Well water; Septic tank; Water and sewer available
• Home design: Manufactured single-family home; Resale property; Built in 1994
• Construction: Vinyl siding; Composition roof; Manufactured house construction
• Exterior features: Level lot

Interior

• Kitchen: No appliances included
• Bedrooms: 4 bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Heating present (other type); Window unit(s) for cooling
• Interior features: One-level living; Fireplace (1); Other interior features
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $222k.

Deal economics

• At list price, monthly cash flow is $248 ($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 $204k (7.9% below list).
• Recommended offer: $204k (7.9% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 2.8% in Jasper — 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 (#44 in GA, #4,976 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities D-, commute F, employment F.
• Pickens County (rural): math 35% / reading 35% proficiency, ranked #59 of 174 in GA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Harmony Elementary School (math 33% / reading 26%, grade F, #633 of 1,228 statewide, top 54%, 548 students, 53% FRL).
• Market conditions: 713 active listings in the ZIP; 260 units permitted in Pickens County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($219k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y 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 $175k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $204,485 (7.9% 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 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. 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?
4. 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.
5. 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.
6. 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: 0.92% ✗
• Cap rate: 7.63%
• Cash-on-cash: 4.79%
• DSCR: 1.21
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -8.9%
• Equity multiple: 0.67×
• Total profit: $-20,243
• Equity at exit: $33,101

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $2,429
• Equity at exit: $19,195

Cash invested: $62,160 (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 30143

• Home prices YoY: -14.4%
• Active inventory: 713
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,045 medium
• Mortgage (P&I): −$1,164
• Tax from tax record: −$111 /mo · $1,328/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $248

Break-even live

Break-even rent $1,731

Max offer price $222,000

Occupancy floor 83%

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: $55,500
• Closing costs: $6,660
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-18
   days on market $222,000 Active 21 DOM
2. 2026-06-17
   statusdays on market $222,000 Active 20 DOM
3. 2026-06-16
   days on market $222,000 Price Change 19 DOM
4. 2026-06-15
   pricestatusdays on market $222,000 Price Change 18 DOM
5. 2026-06-13
   days on market $230,000 Active 16 DOM
6. 2026-06-13
   statusdays on market $230,000 Active 15 DOM
7. 2026-06-09
   days on market $230,000 New 12 DOM
8. 2026-06-08
   days on market $230,000 New 11 DOM
9. 2026-06-07
   days on market $230,000 New 10 DOM
10. 2026-06-04
    days on market $230,000 New 7 DOM
11. 2026-06-03
    days on market $230,000 New 6 DOM
12. 2026-06-02
    days on market $230,000 New 5 DOM
13. 2026-06-01
    days on market $230,000 New 4 DOM
14. 2026-05-31
    days on market $230,000 New 3 DOM
15. 2026-05-28
    listed $230,000 New
16. 2021-06-09
    soldstatus $175,000
17. 2021-06-04
    soldstatus $175,000 Closed 989-char remark

    Show marketing remark (911 chars)

    Well kept and upgraded doublewide on 3/4 acre corner lot in south Pickens! This home has 4 bedrooms and 2 baths. The 4th bedroom would make a great office! Home has all new insulated double hung windows with tilt outs. All appliances stay including washer and dryer. Most light fixtures are new, new paint inside, new insulated steel clad exterior door, and new HVAC with Rheem heat pump and 3.5 ton unit with 10 year warranty. Country kitchen has new bamboo flooring and white cabinets and open floorplan. Large workshop with commercial 10 ft roll up door as an extra bonus!Great buy under $175,000 on almost a full acre corner lot with seasonal mountain views from the kitchen! Right off of Henderson Mountain Road makes it easy to access Jasper or Canton! New flooring in master closet with new shoe racks and shelving and new flooring in kitchen. New electric water heater. Home is ALL electric everything.

18. 2021-06-04
    soldstatus $175,000 Sold 911-char remark

    Show marketing remark (911 chars)

    Well kept and upgraded doublewide on 3/4 acre corner lot in south Pickens! This home has 4 bedrooms and 2 baths. The 4th bedroom would make a great office! Home has all new insulated double hung windows with tilt outs. All appliances stay including washer and dryer. Most light fixtures are new, new paint inside, new insulated steel clad exterior door, and new HVAC with Rheem heat pump and 3.5 ton unit with 10 year warranty. Country kitchen has new bamboo flooring and white cabinets and open floorplan. Large workshop with commercial 10 ft roll up door as an extra bonus!Great buy under $175,000 on almost a full acre corner lot with seasonal mountain views from the kitchen! Right off of Henderson Mountain Road makes it easy to access Jasper or Canton! New flooring in master closet with new shoe racks and shelving and new flooring in kitchen. New electric water heater. Home is ALL electric everything.

19. 2021-04-04
    status Under Contract 911-char remark

    Show marketing remark (911 chars)

    Well kept and upgraded doublewide on 3/4 acre corner lot in south Pickens! This home has 4 bedrooms and 2 baths. The 4th bedroom would make a great office! Home has all new insulated double hung windows with tilt outs. All appliances stay including washer and dryer. Most light fixtures are new, new paint inside, new insulated steel clad exterior door, and new HVAC with Rheem heat pump and 3.5 ton unit with 10 year warranty. Country kitchen has new bamboo flooring and white cabinets and open floorplan. Large workshop with commercial 10 ft roll up door as an extra bonus!Great buy under $175,000 on almost a full acre corner lot with seasonal mountain views from the kitchen! Right off of Henderson Mountain Road makes it easy to access Jasper or Canton! New flooring in master closet with new shoe racks and shelving and new flooring in kitchen. New electric water heater. Home is ALL electric everything.

20. 2021-04-03
    status Pending 989-char remark

    Show marketing remark (989 chars)

    Well kept and upgraded doublewide on 3/4 acre corner lot in south Pickens! This home has 4 bedrooms and 2 baths. The 4th bedroom would make a great office! Home has all new insulated double hung windows with tilt outs. All appliances stay including washer and dryer. Most light fixtures are new, new paint inside, new insulated steel clad exterior door, and new HVAC with Rheem heat pump and 3.5 ton unit with 10 year warranty. Country kitchen has new bamboo flooring and white cabinets and open floorplan. Large workshop with commercial 10 ft roll up door as an extra bonus! Great buy under $175,000 on almost a full acre corner lot with seasonal mountain views from the kitchen! Right off of Henderson Mountain Road makes it easy to access Jasper or Canton! New flooring in master closet with new shoe racks and shelving and new flooring in kitchen. New electric water heater. Home is ALL electric everything. Due to vinyl underpinning on front this home has to be CASH OR CONVENTIONAL.

21. 2021-04-02
    listed $165,000 New 911-char remark

    Show marketing remark (911 chars)

    Well kept and upgraded doublewide on 3/4 acre corner lot in south Pickens! This home has 4 bedrooms and 2 baths. The 4th bedroom would make a great office! Home has all new insulated double hung windows with tilt outs. All appliances stay including washer and dryer. Most light fixtures are new, new paint inside, new insulated steel clad exterior door, and new HVAC with Rheem heat pump and 3.5 ton unit with 10 year warranty. Country kitchen has new bamboo flooring and white cabinets and open floorplan. Large workshop with commercial 10 ft roll up door as an extra bonus!Great buy under $175,000 on almost a full acre corner lot with seasonal mountain views from the kitchen! Right off of Henderson Mountain Road makes it easy to access Jasper or Canton! New flooring in master closet with new shoe racks and shelving and new flooring in kitchen. New electric water heater. Home is ALL electric everything.

22. 2021-03-17
    listed $165,000 Active 989-char remark

    Show marketing remark (989 chars)

    Well kept and upgraded doublewide on 3/4 acre corner lot in south Pickens! This home has 4 bedrooms and 2 baths. The 4th bedroom would make a great office! Home has all new insulated double hung windows with tilt outs. All appliances stay including washer and dryer. Most light fixtures are new, new paint inside, new insulated steel clad exterior door, and new HVAC with Rheem heat pump and 3.5 ton unit with 10 year warranty. Country kitchen has new bamboo flooring and white cabinets and open floorplan. Large workshop with commercial 10 ft roll up door as an extra bonus! Great buy under $175,000 on almost a full acre corner lot with seasonal mountain views from the kitchen! Right off of Henderson Mountain Road makes it easy to access Jasper or Canton! New flooring in master closet with new shoe racks and shelving and new flooring in kitchen. New electric water heater. Home is ALL electric everything. Due to vinyl underpinning on front this home has to be CASH OR CONVENTIONAL.

23. 2016-10-11
    soldstatus $60,000
24. 2016-10-04
    soldstatus $60,000 Sold
25. 2016-09-14
    historical Pending
26. 2016-08-11
    price $65,000
27. 2016-07-20
    price $69,000
28. 2016-06-20
    status Active
29. 2016-06-15
    historical Pending
30. 2016-05-26
    listed $79,000 Active
31. 2013-09-04
    soldstatus $57,500
32. 2004-07-23
    soldstatus $90,000
33. 1999-11-30
    soldstatus $44,100

ⓘ 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: $1,328 · $111/mo
• Projected year-2 tax: $2,042 · $170/mo
• Expected delta: +$715/yr (+$60/mo · 53.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,538
• − Mortgage interest: −$12,435
• − Property taxes: −$1,328
• − Insurance: −$1,110
• − Repairs & maintenance: −$1,963
• − Management: −$1,963
• − Depreciation: −$6,458
• Taxable loss: −$719
• Est. tax savings @ 24.0%: +$173
• After-tax cash flow: $3,150/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: Pickens County
• NCES district ID: 1304110
• Math proficiency: 35% ▼ -11.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $53,760
• Composite: 30.72/100
• National rank: #6165
• State rank: #59 of 174 in GA

Livability — Jasper

• Score: 74/100
• State rank: #44
• US rank: #4976

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 26,738
• Population (ZIP): 26,738

Population outlook (Pickens County) Hauer SSP2

• Today (2025): 32,161 people
• By 2030: 32,815 · +2.0%
• By 2040: 33,427 · +3.9%
• By 2050: 33,077 · +2.8%
• By 2075: 31,291 · -2.7%
• By 2100: 27,205 · -15.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Two or more races 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 5% Serbian 2% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Pickens

• 2024 margin: Solid R (+65.8) · D 16.8% · R 82.6%
• 2008→2024 swing: -7.8pp toward R · 2008: -57.9pp · 2024: -65.8pp
• All cycles: 2024: R+65.8 2020: R+65.7 2016: R+69.2 2012: R+67.6 2008: R+57.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -47.27%
• Current HPI: 280.6731
• 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

+421.5% since first listed

19 events — show timeline

• 2026-05-28 Listed $230,000 GAMLS
• 2021-06-09 Sold (Public Records) $175,000 Public Records
• 2021-06-04 Sold (MLS) $175,000 GAMLS
• 2021-06-04 Sold (MLS) $175,000 FMLS
• 2021-04-04 Pending — GAMLS
• 2021-04-03 Pending — FMLS
• 2021-04-02 Listed $165,000 GAMLS
• 2021-03-17 Listed $165,000 FMLS
• 2016-10-11 Sold (Public Records) $60,000 Public Records
• 2016-10-04 Sold (MLS) $60,000 FMLS
• 2016-09-14 Contingent — FMLS
• 2016-08-11 Price Changed $65,000 FMLS
• 2016-07-20 Price Changed $69,000 FMLS
• 2016-06-20 Relisted — FMLS
• 2016-06-15 Contingent — FMLS
• 2016-05-26 Listed $79,000 FMLS
• 2013-09-04 Sold (Public Records) $57,500 Public Records
• 2004-07-23 Sold (Public Records) $90,000 Public Records
• 1999-11-30 Sold (Public Records) $44,100 Public Records

Property tax history

+8.6%/yr

Latest (2025): $1,328 · +4.5% YoY. Source: county tax records.