35 Brooks St · Canon, GA 30520

$125,500

3 bd · 2.0 ba · 784 sqft · Other · 81 Days on market

Built 1996 1.02 ac lot $160/sqft · 114% above area ↓ 11% since listing

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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 +27.9/30.0
• Appreciation +10.0/10.0
• DSCR +9.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Livability +3.3/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 35 Brooks Street in Canon, Georgia! This well-maintained 3-bedroom, 2-bath mobile home sits on a spacious 1.02-acre lot, offering the perfect blend of comfort and privacy. Inside, you'll find a functional layout with plenty of living space, ideal for both everyday living and entertaining. This property was previously used as an investment property, with tenants paying $1,200 per month, making it a great opportunity for investors or those looking to generate rental income. The seller is also open to owner financing with a large down payment.

Key facts

• 1.02 acre lot
• Built 1996
• Listed 80 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $126k.

Deal economics

• At list price, monthly cash flow is $387 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $126k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.

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: schools F, amenities F, commute F.
• Franklin County (rural): math 38% / reading 35% proficiency, ranked #61 of 174 in GA (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 27 active listings in the ZIP; 163 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($868 loan paydown + $13k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $19k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,970 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.14% ✓
• Cap rate: 10.00%
• Cash-on-cash: 13.22%
• DSCR: 1.59
• GRM: 7.3

CMA / ARV

• ARV (median comp): $58,625
• List price: $125,500
• Delta: 114.07%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 34.0%
• Equity multiple: 3.65×
• Total profit: $92,960
• Equity at exit: $113,060

10-year hold

• IRR: 29.3%
• Equity multiple: 8.24×
• Total profit: $254,250
• Equity at exit: $243,819

Cash invested: $35,140 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,433 medium
• Mortgage (P&I): −$658
• Tax from tax record: −$34 /mo · $414/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $387

Break-even live

Break-even rent $943

Max offer price $125,500

Occupancy floor 68%

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: $31,375
• Closing costs: $3,765
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $125,500 Active 81 DOM
2. 2026-06-18
   days on market $125,500 Active 80 DOM
3. 2026-06-17
   days on market $125,500 Active 79 DOM
4. 2026-06-16
   days on market $125,500 Active 78 DOM
5. 2026-06-15
   statusdays on market $125,500 Active 77 DOM
6. 2026-06-14
   days on market $125,500 Price Change 75 DOM
7. 2026-06-12
   pricestatusdays on market $125,500 Price Change 74 DOM
8. 2026-06-09
   days on market $129,500 Active 71 DOM
9. 2026-06-08
   days on market $129,500 Active 70 DOM
10. 2026-06-07
    days on market $129,500 Active 69 DOM
11. 2026-06-07
    days on market $129,500 Active 68 DOM
12. 2026-06-03
    days on market $129,500 Active 65 DOM
13. 2026-06-02
    days on market $129,500 Active 64 DOM
14. 2026-06-01
    days on market $129,500 Active 63 DOM
15. 2026-05-31
    days on market $129,500 Active 62 DOM
16. 2026-05-31
    days on market $129,500 Active 61 DOM
17. 2026-04-13
    price $129,500 560-char remark

    Show marketing remark (560 chars)

    Welcome to 35 Brooks Street in Canon, Georgia! This well-maintained 3-bedroom, 2-bath mobile home sits on a spacious 1.02-acre lot, offering the perfect blend of comfort and privacy. Inside, you'll find a functional layout with plenty of living space, ideal for both everyday living and entertaining. This property was previously used as an investment property, with tenants paying $1,200 per month, making it a great opportunity for investors or those looking to generate rental income. The seller is also open to owner financing with a large down payment.

18. 2026-03-27
    listed $144,900 New 560-char remark

    Show marketing remark (560 chars)

    Welcome to 35 Brooks Street in Canon, Georgia! This well-maintained 3-bedroom, 2-bath mobile home sits on a spacious 1.02-acre lot, offering the perfect blend of comfort and privacy. Inside, you'll find a functional layout with plenty of living space, ideal for both everyday living and entertaining. This property was previously used as an investment property, with tenants paying $1,200 per month, making it a great opportunity for investors or those looking to generate rental income. The seller is also open to owner financing with a large down payment.

19. 2024-07-19
    historical
20. 2024-05-17
    status Back On Market
21. 2024-05-16
    historical
22. 2023-11-29
    price $115,000
23. 2023-11-27
    status Back On Market
24. 2023-11-25
    historical
25. 2023-09-12
    price $135,000
26. 2023-08-28
    listed $145,000 New

ⓘ 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: $414 · $34/mo
• Projected year-2 tax: $1,155 · $96/mo
• Expected delta: +$741/yr (+$62/mo · 179.0%)

ⓘ 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 5/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,197
• − Mortgage interest: −$7,030
• − Property taxes: −$414
• − Insurance: −$628
• − Repairs & maintenance: −$1,376
• − Management: −$1,376
• − Depreciation: −$3,651
• Taxable income: $2,723
• Est. tax owed @ 24.0%: −$654
• After-tax cash flow: $3,993/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: Franklin County
• NCES district ID: 1302250
• Math proficiency: 38% ▼ -1.00%
• Reading proficiency: 35% ▼ -3.00%
• Median HH income: $35,985
• Composite: 30.28/100
• National rank: #6281
• State rank: #61 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 (Franklin County) Hauer SSP2

• Today (2025): 22,625 people
• By 2030: 22,725 · +0.4%
• By 2040: 22,806 · +0.8%
• By 2050: 22,713 · +0.4%
• By 2075: 22,514 · -0.5%
• By 2100: 20,768 · -8.2%

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 · Franklin

• 2024 margin: Solid R (+72.6) · D 13.6% · R 86.2%
• 2008→2024 swing: -21.1pp toward R · 2008: -51.5pp · 2024: -72.6pp
• All cycles: 2024: R+72.6 2020: R+69.5 2016: R+68.6 2012: R+59.5 2008: R+51.5

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

-10.7% since first listed

10 events — show timeline

• 2026-04-13 Price Changed $129,500 GAMLS
• 2026-03-27 Listed $144,900 GAMLS
• 2024-07-19 Listing Removed — GAMLS
• 2024-05-17 Relisted — GAMLS
• 2024-05-16 Listing Removed — GAMLS
• 2023-11-29 Price Changed $115,000 GAMLS
• 2023-11-27 Relisted — GAMLS
• 2023-11-25 Listing Removed — GAMLS
• 2023-09-12 Price Changed $135,000 GAMLS
• 2023-08-28 Listed $145,000 GAMLS

Property tax history

+21.2%/yr

Latest (2025): $414 · +81.2% YoY. Source: county tax records.