6739 Victoria Ln · Lula, GA 30554

$226,900

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 43 Days on market

Built 2002 1.02 ac lot $156/sqft · 24% below area Est $297k · 24% under

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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 +15.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• 1% rule +4.1/10.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Recently renovated and ready to be your home! This well maintained 3 bedroom, 2 full bath home has a contemporary open floor plan, spacious kitchen with breakfast bar/island, and a split bedroom floor plan. The welcoming front deck compliments not only the front of the home, but also the handy side porch. Step inside for the family room's delightful cozy fireplace and the lovely separate living room area that makes entertaining a breeze. As an additional perk, you will definitely appreciate the nicely sized workshop, complete with electrical wiring. The home also features a metal roof, which is fantastic for your insurance. The level front yard and gently sloping backyard prove the perfect places for a Spring gardens. Sitting on a private cul-de-sac, this large lot proudly boasts just over an acre and is splendidly nestled in the trees. Affordable living with style in beautiful Lula!

Key facts

• Level front yard
• Metal roof
• Spacious kitchen

Tags

• SPACIOUS KITCHEN
• SPLIT BEDROOM FLOOR PLAN
• COZY FIREPLACE
• NICELY SIZED WORKSHOP
• METAL ROOF
• LEVEL FRONT YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $227k.

Deal economics

• At list price, monthly cash flow is $69 ($833/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 $207k (8.7% below list).
• Recommended offer: $207k (8.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.4% in Lula — 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 68/100 on livability (#130 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety D-.
• Hall County (rural): math 28% / reading 33% proficiency, ranked #81 of 174 in GA (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lula Elementary School (math 32% / reading 27%, grade F, #633 of 1,228 statewide, top 54%, 401 students, 54% FRL); East Hall Middle School (math 15% / reading 20%, grade F, #377 of 470 statewide, top 81%, 909 students, 78% FRL); East Hall High School (math 12% / reading 33%, grade F, #210 of 424 statewide, top 50%, 1,330 students, 66% FRL).
• Market conditions: 100 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,274 units permitted in Hall County in 2024 (620 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.
• Hall County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 9y 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.

Recommended offer $207,271 (8.7% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 9% 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: 0.91% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.31%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (median comp): $296,755
• List price: $226,900
• Delta: -26.20%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -14.2%
• Equity multiple: 0.49×
• Total profit: $-32,317
• Equity at exit: $33,832

10-year hold

• IRR: -5.4%
• Equity multiple: 0.65×
• Total profit: $-22,324
• Equity at exit: $19,618

Cash invested: $63,532 (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 30554

• Home prices YoY: -12.4%
• Active inventory: 100
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,073 high
• Mortgage (P&I): −$1,190
• Tax est. 1.5%: −$284 /mo · $3,404/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $69

Break-even live

Break-even rent $1,985

Max offer price $226,900

Occupancy floor 92%

Sensitivity live

Price	-10% $226	-5% $148	+0% $69	+5% $-9	+10% $-87
Rent	-10% $-94	-5% $-12	+0% $69	+5% $151	+10% $233
Rate	-1.0pp $184	-0.5pp $127	base $69	+0.5pp $11	+1.0pp $-49

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: $56,725
• Closing costs: $6,807
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6306 Pine St Lula, GA	3.0	3.5	1800	$2,200	$1.22	0d	1	0.61mi
6306 Pine St Lula, GA	3.0	3.5	1800	$2,400	$1.33	26d	1	0.61mi
5919 Chattahoochee St Lula, GA	3.0	2.0	1556	$1,900	$1.22	45d	1	0.72mi
5956 Moon Dr Lula, GA	3.0	2.0	1386	$1,895	$1.37	45d	1	0.75mi
5354 Crown Oaks Dr Lula, GA	3.0	3.0	1874	$1,871	$1.00	12d	1	1.05mi

Listing history 50 events

1. 2026-06-21
   days on market $226,900 Active 43 DOM
2. 2026-06-18
   days on market $226,900 Active 40 DOM
3. 2026-06-17
   days on market $226,900 Active 39 DOM
4. 2026-06-16
   days on market $226,900 Active 38 DOM
5. 2026-06-15
   days on market $226,900 Active 37 DOM
6. 2026-06-13
   days on market $226,900 Active 35 DOM
7. 2026-06-09
   days on market $226,900 Active 31 DOM
8. 2026-06-08
   days on market $226,900 Active 30 DOM
9. 2026-06-07
   statusdays on market $226,900 Active 29 DOM
10. 2026-06-04
    pricestatusdays on market $226,900 Price Change 26 DOM
11. 2026-06-03
    statusdays on marketlisting id $219,000 Back On Market 25 DOM
12. 2026-05-04
    historical On Hold 899-char remark

    Show marketing remark (899 chars)

    Recently renovated and ready to be your home! This well maintained 3 bedroom, 2 full bath home has a contemporary open floor plan, spacious kitchen with breakfast bar/island, and a split bedroom floor plan. The welcoming front deck compliments not only the front of the home, but also the handy side porch. Step inside for the family room's delightful cozy fireplace and the lovely separate living room area that makes entertaining a breeze. As an additional perk, you will definitely appreciate the nicely sized workshop, complete with electrical wiring. The home also features a metal roof, which is fantastic for your insurance. The level front yard and gently sloping backyard prove the perfect places for a Spring gardens. Sitting on a private cul-de-sac, this large lot proudly boasts just over an acre and is splendidly nestled in the trees. Affordable living with style in beautiful Lula!

13. 2026-04-20
    price $219,000 899-char remark

    Show marketing remark (899 chars)

    Recently renovated and ready to be your home! This well maintained 3 bedroom, 2 full bath home has a contemporary open floor plan, spacious kitchen with breakfast bar/island, and a split bedroom floor plan. The welcoming front deck compliments not only the front of the home, but also the handy side porch. Step inside for the family room's delightful cozy fireplace and the lovely separate living room area that makes entertaining a breeze. As an additional perk, you will definitely appreciate the nicely sized workshop, complete with electrical wiring. The home also features a metal roof, which is fantastic for your insurance. The level front yard and gently sloping backyard prove the perfect places for a Spring gardens. Sitting on a private cul-de-sac, this large lot proudly boasts just over an acre and is splendidly nestled in the trees. Affordable living with style in beautiful Lula!

14. 2026-04-20
    price $219,000

    Show marketing remark (899 chars)

    Recently renovated and ready to be your home! This well maintained 3 bedroom, 2 full bath home has a contemporary open floor plan, spacious kitchen with breakfast bar/island, and a split bedroom floor plan. The welcoming front deck compliments not only the front of the home, but also the handy side porch. Step inside for the family room's delightful cozy fireplace and the lovely separate living room area that makes entertaining a breeze. As an additional perk, you will definitely appreciate the nicely sized workshop, complete with electrical wiring. The home also features a metal roof, which is fantastic for your insurance. The level front yard and gently sloping backyard prove the perfect places for a Spring gardens. Sitting on a private cul-de-sac, this large lot proudly boasts just over an acre and is splendidly nestled in the trees. Affordable living with style in beautiful Lula!

15. 2026-04-10
    status Back On Market 899-char remark

    Show marketing remark (899 chars)

    Recently renovated and ready to be your home! This well maintained 3 bedroom, 2 full bath home has a contemporary open floor plan, spacious kitchen with breakfast bar/island, and a split bedroom floor plan. The welcoming front deck compliments not only the front of the home, but also the handy side porch. Step inside for the family room's delightful cozy fireplace and the lovely separate living room area that makes entertaining a breeze. As an additional perk, you will definitely appreciate the nicely sized workshop, complete with electrical wiring. The home also features a metal roof, which is fantastic for your insurance. The level front yard and gently sloping backyard prove the perfect places for a Spring gardens. Sitting on a private cul-de-sac, this large lot proudly boasts just over an acre and is splendidly nestled in the trees. Affordable living with style in beautiful Lula!

16. 2026-04-09
    status Active
17. 2026-04-02
    historical On Hold 899-char remark

    Show marketing remark (899 chars)

    Recently renovated and ready to be your home! This well maintained 3 bedroom, 2 full bath home has a contemporary open floor plan, spacious kitchen with breakfast bar/island, and a split bedroom floor plan. The welcoming front deck compliments not only the front of the home, but also the handy side porch. Step inside for the family room's delightful cozy fireplace and the lovely separate living room area that makes entertaining a breeze. As an additional perk, you will definitely appreciate the nicely sized workshop, complete with electrical wiring. The home also features a metal roof, which is fantastic for your insurance. The level front yard and gently sloping backyard prove the perfect places for a Spring gardens. Sitting on a private cul-de-sac, this large lot proudly boasts just over an acre and is splendidly nestled in the trees. Affordable living with style in beautiful Lula!

18. 2026-03-16
    historical $225,000 899-char remark

    Show marketing remark (899 chars)

    Recently renovated and ready to be your home! This well maintained 3 bedroom, 2 full bath home has a contemporary open floor plan, spacious kitchen with breakfast bar/island, and a split bedroom floor plan. The welcoming front deck compliments not only the front of the home, but also the handy side porch. Step inside for the family room's delightful cozy fireplace and the lovely separate living room area that makes entertaining a breeze. As an additional perk, you will definitely appreciate the nicely sized workshop, complete with electrical wiring. The home also features a metal roof, which is fantastic for your insurance. The level front yard and gently sloping backyard prove the perfect places for a Spring gardens. Sitting on a private cul-de-sac, this large lot proudly boasts just over an acre and is splendidly nestled in the trees. Affordable living with style in beautiful Lula!

19. 2026-03-06
    listed $225,000 New 899-char remark

    Show marketing remark (899 chars)

    Recently renovated and ready to be your home! This well maintained 3 bedroom, 2 full bath home has a contemporary open floor plan, spacious kitchen with breakfast bar/island, and a split bedroom floor plan. The welcoming front deck compliments not only the front of the home, but also the handy side porch. Step inside for the family room's delightful cozy fireplace and the lovely separate living room area that makes entertaining a breeze. As an additional perk, you will definitely appreciate the nicely sized workshop, complete with electrical wiring. The home also features a metal roof, which is fantastic for your insurance. The level front yard and gently sloping backyard prove the perfect places for a Spring gardens. Sitting on a private cul-de-sac, this large lot proudly boasts just over an acre and is splendidly nestled in the trees. Affordable living with style in beautiful Lula!

20. 2026-03-06
    listed $225,000 Active

    Show marketing remark (899 chars)

    Recently renovated and ready to be your home! This well maintained 3 bedroom, 2 full bath home has a contemporary open floor plan, spacious kitchen with breakfast bar/island, and a split bedroom floor plan. The welcoming front deck compliments not only the front of the home, but also the handy side porch. Step inside for the family room's delightful cozy fireplace and the lovely separate living room area that makes entertaining a breeze. As an additional perk, you will definitely appreciate the nicely sized workshop, complete with electrical wiring. The home also features a metal roof, which is fantastic for your insurance. The level front yard and gently sloping backyard prove the perfect places for a Spring gardens. Sitting on a private cul-de-sac, this large lot proudly boasts just over an acre and is splendidly nestled in the trees. Affordable living with style in beautiful Lula!

21. 2023-06-02
    soldstatus $212,000 Closed
22. 2023-06-02
    soldstatus $212,000 Sold
23. 2023-06-02
    soldstatus $212,000
24. 2023-05-08
    status Pending
25. 2023-05-01
    status Under Contract
26. 2023-05-01
    historical Active Under Contract
27. 2023-04-28
    status Active
28. 2023-04-28
    status Back On Market
29. 2023-04-24
    status Under Contract
30. 2023-04-24
    historical Active Under Contract
31. 2023-04-17
    listed $225,000 Active
32. 2023-04-17
    listed $225,000 New
33. 2020-10-27
    soldstatus $120,000
34. 2020-10-26
    soldstatus $120,000 Sold
35. 2020-08-29
    status Under Contract
36. 2020-07-29
    status Back on Market
37. 2020-07-24
    status Under Contract
38. 2020-06-29
    listed $134,000 New
39. 2020-03-30
    soldstatus $79,000
40. 2020-03-24
    soldstatus $79,000 Closed
41. 2020-03-24
    soldstatus $79,000 Sold
42. 2020-03-12
    status Under Contract
43. 2020-03-12
    status Pending
44. 2020-03-09
    listed $84,900 Active
45. 2020-03-09
    listed $84,900 New
46. 2017-09-28
    soldstatus $63,000
47. 2017-09-25
    historical
48. 2017-09-22
    soldstatus $63,000 Sold
49. 2017-09-22
    soldstatus $63,000 Sold
50. 2017-09-08
    status Under Contract

ⓘ 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 4/10 Moderate 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,873
• − Mortgage interest: −$12,710
• − Property taxes: −$3,404
• − Insurance: −$1,134
• − Repairs & maintenance: −$1,990
• − Management: −$1,990
• − Depreciation: −$6,601
• Taxable loss: −$2,956
• Est. tax savings @ 24.0%: +$709
• After-tax cash flow: $1,542/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: Hall County
• NCES district ID: 1302610
• Math proficiency: 28% ▼ -12.00%
• Reading proficiency: 33% ▼ -5.00%
• Median HH income: $55,708
• Composite: 27.15/100
• National rank: #7029
• State rank: #81 of 174 in GA

Livability — Lula

• Score: 68/100
• State rank: #130
• US rank: #9112

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lula, GA
• City population: 9,167
• Population (ZIP): 9,167

Population outlook (Hall County) Hauer SSP2

• Today (2025): 225,275 people
• By 2030: 240,204 · +6.6%
• By 2040: 268,440 · +19.2%
• By 2050: 293,596 · +30.3%
• By 2075: 350,293 · +55.5%
• By 2100: 389,329 · +72.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 9% Hispanic / Latino 8% Black 2%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Slovak 3% Lithuanian 1% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 8%

Political lean MEDSL · Hall

• 2024 margin: Solid R (+43.8) · D 27.8% · R 71.6%
• 2008→2024 swing: +7.1pp toward D · 2008: -50.9pp · 2024: -43.8pp
• All cycles: 2024: R+43.8 2020: R+43.2 2016: R+50.7 2012: R+56.4 2008: R+50.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -47.65%
• Current HPI: 338.0206
• 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

-72.6% since first listed

47 events — show timeline

• 2026-05-04 Delisted — GAMLS
• 2026-04-20 Price Changed $219,000 GAMLS
• 2026-04-20 Price Changed $219,000 FMLS
• 2026-04-10 Relisted — GAMLS
• 2026-04-09 Relisted — FMLS
• 2026-04-02 Delisted — GAMLS
• 2026-03-16 Coming Soon $225,000 GAMLS
• 2026-03-06 Listed $225,000 FMLS
• 2026-03-06 Listed $225,000 GAMLS
• 2023-06-02 Sold (Public Records) $212,000 Public Records
• 2023-06-02 Sold (MLS) $212,000 GAMLS
• 2023-06-02 Sold (MLS) $212,000 FMLS
• 2023-05-08 Pending — FMLS
• 2023-05-01 Pending — GAMLS
• 2023-05-01 Contingent — FMLS
• 2023-04-28 Relisted — FMLS
• 2023-04-28 Relisted — GAMLS
• 2023-04-24 Pending — GAMLS
• 2023-04-24 Contingent — FMLS
• 2023-04-17 Listed $225,000 GAMLS
• 2023-04-17 Listed $225,000 FMLS
• 2020-10-27 Sold (Public Records) $120,000 Public Records
• 2020-10-26 Sold (MLS) $120,000 GAMLS
• 2020-08-29 Pending — GAMLS
• 2020-07-29 Relisted — GAMLS
• 2020-07-24 Pending — GAMLS
• 2020-06-29 Listed $134,000 GAMLS
• 2020-03-30 Sold (Public Records) $79,000 Public Records
• 2020-03-24 Sold (MLS) $79,000 GAMLS
• 2020-03-24 Sold (MLS) $79,000 FMLS
• 2020-03-12 Pending — GAMLS
• 2020-03-12 Pending — FMLS
• 2020-03-09 Listed $84,900 GAMLS
• 2020-03-09 Listed $84,900 FMLS
• 2017-09-28 Sold (Public Records) $63,000 Public Records
• 2017-09-25 Listing Removed — GAMLS
• 2017-09-22 Sold (MLS) $63,000 GAMLS
• 2017-09-22 Sold (MLS) $63,000 FMLS
• 2017-09-08 Pending — GAMLS
• 2017-09-08 Contingent — FMLS
• 2017-05-02 Relisted — FMLS
• 2017-05-02 Relisted — GAMLS
• 2017-04-21 Pending — GAMLS
• 2017-04-21 Contingent — FMLS
• 2017-02-24 Listed $68,000 GAMLS
• 2017-02-24 Listed $68,000 FMLS
• 2001-10-01 Sold (Public Records) $798,000 Public Records

Property tax history

+2.2%/yr

Latest (2023): $405 · -1.3% YoY. Source: county tax records.