107 Deer Chase Dr · Canon, GA 30520

$214,900

4 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 44 Days on market

Built 2024 1.25 ac lot $160/sqft · 6% above area Est $202k · 6% over

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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).

• Appreciation +10.0/10.0
• Cash flow +7.9/30.0
• ARV discount +4.6/15.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.0/10.0

Listing remarks

Well maintained 2024 Fleetwood double wide mobile home in Hart County on 1.25 acres! Featuring an open floor plan, a split-bedroom plan with 4 bedrooms, 2 baths, a spacious kitchen with stainless steel appliances, this home is ready to move in! Permanent block foundation. This property is eligible under the Freddie Mac First Look Initiative through 6/5/26.

Key facts

• 1.25 acre lot
• Built 2024
• Listed 43 days

Property features AI

Finance

• Other: Property listed as resale
• HOA & community: No homeowners association

Exterior

• Parking: Off-street parking
• Utilities: Public water available; Septic tank; Water service available
• Home design: Single-family residence; Residential property; Built in 2024
• Construction: Vinyl siding; Block foundation; Composition roof
• Exterior features: Deck; Level, open and partially sloped lot; Grassed and partially wooded vegetation; Double pane windows

Interior

• Kitchen: Breakfast area; Kitchen island; Pantry; Dishwasher; Refrigerator; Electric water heater
• Bedrooms: 4 bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Electric heating; Heat pump; Central air conditioning; Electric cooling
• Interior features: Double vanity; Split-bedroom floor plan; One-level living; Crawl space basement; Family room
• Laundry & utility: Mud room; Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $215k.

Deal economics

• At list price, monthly cash flow is $-225 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $182k (15.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (25.8% below list).
• Recommended offer: $159k (25.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#189 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment 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: North Hart Elementary School (math 38% / reading 35%, grade F, #509 of 1,228 statewide, top 42%, 656 students, 57% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: 27 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 $23k of equity ($1k loan paydown + $21k appreciation (10.0% local appreciation)).
• Hart County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($208k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $166k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $159,493 (25.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 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: 0.74% ✗
• Cap rate: 5.04%
• Cash-on-cash: -4.49%
• DSCR: 0.80
• GRM: 11.2

CMA / ARV

• ARV (median comp): $202,003
• List price: $214,900
• Delta: 6.38%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
566 Hoke Hill Rd	0.21mi	3/2.0 (-1)	1,350 (+0%)	3mo	$205,000	$152	82

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.1%
• Equity multiple: 2.71×
• Total profit: $102,726
• Equity at exit: $193,599

10-year hold

• IRR: 19.1%
• Equity multiple: 6.22×
• Total profit: $313,834
• Equity at exit: $417,503

Cash invested: $60,172 (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 30520

• Home prices YoY: 9.0%
• Active inventory: 27
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,595 medium
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,224/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $-225

Break-even live

Break-even rent $1,880

Max offer price $182,323

Occupancy floor —

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $214,900 Active 44 DOM
2. 2026-06-18
   days on market $214,900 Active 43 DOM
3. 2026-06-17
   days on market $214,900 Active 42 DOM
4. 2026-06-16
   days on market $214,900 Active 41 DOM
5. 2026-06-15
   days on market $214,900 Active 40 DOM
6. 2026-06-14
   days on market $214,900 Active 38 DOM
7. 2026-06-13
   days on market $214,900 Active 37 DOM
8. 2026-06-10
   days on market $214,900 Active 35 DOM
9. 2026-06-09
   days on market $214,900 Active 34 DOM
10. 2026-06-08
    days on market $214,900 Active 33 DOM
11. 2026-06-07
    days on market $214,900 Active 32 DOM
12. 2026-06-02
    days on market $214,900 Active 27 DOM
13. 2026-06-01
    days on market $214,900 Active 26 DOM
14. 2026-05-31
    days on market $214,900 Active 25 DOM
15. 2026-05-30
    days on market $214,900 Active 24 DOM
16. 2026-05-06
    listed $214,900 New 358-char remark
17. 2025-11-18
    soldstatus $166,500
18. 2025-10-06
    historical
19. 2025-09-24
    price $207,500
20. 2025-09-10
    price $208,500
21. 2025-08-29
    status Price Change
22. 2025-08-29
    price $210,000
23. 2025-08-22
    status Under Contract
24. 2025-08-06
    listed $213,000 New

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,139
• − Mortgage interest: −$12,038
• − Property taxes: −$3,224
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,531
• − Management: −$1,531
• − Depreciation: −$6,252
• Taxable loss: −$6,510
• Est. tax savings @ 24.0%: +$1,563
• After-tax cash flow: $-1,139/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 — Canon

• Score: 66/100
• State rank: #189
• US rank: #11742

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Canon, GA
• Population (ZIP): 4,617

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 12% Two or more races 4%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Slovak 3% Hungarian 1% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 8%

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: ▲ 29.72%
• Current HPI: 361.1507
• 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

+0.9% since first listed

9 events — show timeline

• 2026-05-06 Listed $214,900 GAMLS
• 2025-11-18 Sold (Public Records) $166,500 Public Records
• 2025-10-06 Listing Removed — GAMLS
• 2025-09-24 Price Changed $207,500 GAMLS
• 2025-09-10 Price Changed $208,500 GAMLS
• 2025-08-29 Relisted — GAMLS
• 2025-08-29 Price Changed $210,000 GAMLS
• 2025-08-22 Pending — GAMLS
• 2025-08-06 Listed $213,000 GAMLS

Property tax history

+0.7%/yr

Latest (2025): $424 · +0.7% YoY. Source: county tax records.