211 Irene Way Way · Cohutta, GA 30120

$599,900

24 bd · 12.8 ba · — sqft · MultiFamily · 149 Days on market

Good condition

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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
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 8 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Charming Mobile Home Park for Sale! Discover a great investment opportunity in this well-maintained mobile home park, featuring 10 units that have been thoughtfully remodeled and upgraded. This property boasts 8 Singlewide Park Owned Mobile Homes. 1 Park Owned Doublewide equipped with 3 bedrooms, 2 bath, newer central heat and air, fresh new paint and new roof. 1 Site Built house recently updated with new kitchen cabinets and countertops and a new roof. 9 of the 10 units have undergone significant renovations. 3 mobile homes feature new Mitsubishi HVAC units and most of the units have new metal roofs. Several tenants have made this park their home for years, ensuring stable rental income. Pictures are after remodels and prior tenant move in. 1 unit needs complete remodeling.

Key facts

• New kitchen cabinets
• New countertops
• New roof

Tags

• THOUGHTFULLY REMODELED
• UPGRADED MOBILE HOMES
• NEW KITCHEN CABINETS
• NEW COUNTERTOPS
• NEW ROOF
• SIGNIFICANT RENOVATIONS

What this means for you Summary

Snapshot

• This is a 8 × 3-bed/?-bath units multifamily listed at $600k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $10k ($116k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($17k rent vs $600k).
• Recommended offer: $528k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#238 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, amenities F, commute F.
• Whitfield County (rural): math 37% / reading 34% proficiency, ranked #62 of 174 in GA (top 36%) — 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.
• Market conditions: Rents soft (-0.2%/yr); 521 active listings in the ZIP; solid renter incomes; 374 units permitted in Whitfield County in 2024 (35 in 5+ unit buildings).
• At $17,488/mo this rent would consume 242% of the median local household income ($87k/yr) (locally 987% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k of value loss. Plan a longer hold.
• Whitfield County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $168k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($528k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $527,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.92% ✓
• Cap rate: 25.64%
• Cash-on-cash: 69.08%
• DSCR: 4.07
• GRM: 2.9

CMA / ARV

• ARV (median comp): $326,629
• List price: $599,900
• Delta: 83.66%
• Verdict: OVERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 65.1%
• Equity multiple: 3.78×
• Total profit: $467,675
• Equity at exit: $89,447

10-year hold

• IRR: 68.5%
• Equity multiple: 6.97×
• Total profit: $1,003,285
• Equity at exit: $51,868

Cash invested: $167,972 (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 30120

• Home prices YoY: -18.6%
• Rents YoY: -0.2%
• Active inventory: 521
• Price-to-rent: 22.9×

Monthly cashflow live

• Estimated rent: $17,488 medium
• Mortgage (P&I): −$3,146
• Tax est. 1.5%: −$750 /mo · $8,998/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,672
• Net cashflow: $9,670

Break-even live

Break-even rent $5,248

Max offer price $599,900

Occupancy floor 40%

8-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 8× units	3	—	$17,488
Total (8 units)			$17,488

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: $149,975
• Closing costs: $17,997
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $599,900 Active 149 DOM
2. 2026-06-18
   days on market $599,900 Active 148 DOM
3. 2026-06-17
   days on market $599,900 Active 147 DOM
4. 2026-06-16
   days on market $599,900 Active 146 DOM
5. 2026-06-15
   days on market $599,900 Active 145 DOM
6. 2026-06-14
   days on market $599,900 Active 143 DOM
7. 2026-06-13
   days on market $599,900 Active 142 DOM
8. 2026-06-10
   days on market $599,900 Active 140 DOM
9. 2026-06-09
   days on market $599,900 Active 139 DOM
10. 2026-06-08
    days on market $599,900 Active 138 DOM
11. 2026-06-07
    days on market $599,900 Active 137 DOM
12. 2026-06-05
    pricedays on market $599,900 Active 134 DOM
13. 2026-06-03
    days on market $629,900 Active 133 DOM
14. 2026-06-02
    days on market $629,900 Active 132 DOM
15. 2026-06-01
    days on market $629,900 Active 131 DOM
16. 2026-05-31
    days on market $629,900 Active 130 DOM
17. 2026-05-30
    days on market $629,900 Active 129 DOM
18. 2026-01-10
    listed $629,900 Active 785-char remark

    Show marketing remark (785 chars)

    Charming Mobile Home Park for Sale! Discover a great investment opportunity in this well-maintained mobile home park, featuring 10 units that have been thoughtfully remodeled and upgraded. This property boasts 8 Singlewide Park Owned Mobile Homes. 1 Park Owned Doublewide equipped with 3 bedrooms, 2 bath, newer central heat and air, fresh new paint and new roof. 1 Site Built house recently updated with new kitchen cabinets and countertops and a new roof. 9 of the 10 units have undergone significant renovations. 3 mobile homes feature new Mitsubishi HVAC units and most of the units have new metal roofs. Several tenants have made this park their home for years, ensuring stable rental income. Pictures are after remodels and prior tenant move in. 1 unit needs complete remodeling.

19. 2022-02-20
    price $695

ⓘ 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 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $209,856
• − Mortgage interest: −$33,604
• − Property taxes: −$8,998
• − Insurance: −$3,000
• − Repairs & maintenance: −$16,788
• − Management: −$16,788
• − Depreciation: −$17,452
• Taxable income: $113,226
• Est. tax owed @ 24.0%: −$27,174
• After-tax cash flow: $88,863/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This multi-family mobile home park is in good condition with recent renovations and upgrades, offering a solid investment opportunity.

Value-add opportunities

• Both landscaping — enhances curb appeal and property value
• Both painting exterior — improves curb appeal and property value
• Both upgrading appliances — attracts more renters and buyers

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and property value ↑
• Both painting exterior — improves curb appeal and property value ↑
• Both upgrading appliances — attracts more renters and buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Whitfield County
• NCES district ID: 1305700
• Math proficiency: 37% ▼ -6.00%
• Reading proficiency: 34% ▼ -9.00%
• Median HH income: $44,296
• Composite: 30.24/100
• National rank: #6290
• State rank: #62 of 174 in GA

Livability — Cohutta

• Score: 65/100
• State rank: #238
• US rank: #13587

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Bartow County · 85,497 people
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 44,896
• Household income: $86,581
• Rent vs Own: 27.2% rent · 72.8% own
• Severe rent burden: 987.0

Population outlook (Whitfield County) Hauer SSP2

• Today (2025): 107,770 people
• By 2030: 108,737 · +0.9%
• By 2040: 110,260 · +2.3%
• By 2050: 111,205 · +3.2%
• By 2075: 113,014 · +4.9%
• By 2100: 112,775 · +4.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 13% Hispanic / Latino 12% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 3% Italian 2% Serbian 1%
• Foreign-born: 5% · Canada, Vietnam, Jamaica
• Languages at home: 89% English-only · Spanish 9%

Political lean MEDSL · Whitfield

• 2024 margin: Solid R (+44.5) · D 27.5% · R 72.0%
• 2008→2024 swing: -4.5pp toward R · 2008: -40.0pp · 2024: -44.5pp
• All cycles: 2024: R+44.5 2020: R+40.7 2016: R+44.8 2012: R+45.1 2008: R+40.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.99%
• Current HPI: 302.5848
• Rent YoY: ▼ -0.23%
• Metro: Atlanta-Sandy Springs-Alpharetta, 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

2 events — show timeline

• 2026-01-10 Listed $629,900 CCARMLS
• 2022-02-20 Price Changed $695 RENT.