47 Tobacco Pouch Creek Rd · Dahlonega, GA 30533

$254,900

3 bd · 2.0 ba · 1,196 sqft · Manufactured public records · 84 Days on market

Built 1998 1.66 ac lot $213/sqft · 18% below area Est $312k · 18% under

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Why this score? — see what drove the C+ 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 +22.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +4.5/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 47 Tobacco Pouch Creek Rd - a charming 3-bedroom, 2-bathroom home tucked away on 1.66 private, wooded acres offering the peace and seclusion of country living while keeping you close to everything North Georgia has to offer. With a retired title on a permanent foundation, this property offers the affordability of modular construction with the security and financing options of traditional real estate. Step inside and you'll find a surprisingly spacious open-concept layout with rich hardwood flooring throughout, coffered ceilings with decorative beam detail, and a flowing great room that connects seamlessly to the kitchen and dining area. The kitchen features warm natural wood cabinetry, granite-look countertops, and plenty of prep space - practical and full of character. A dedicated laundry area with Samsung washer and dryer adds convenience right off the dining space. The primary suite offers a private en-suite bath with dual vanity and shower, plus a generously sized walk-in closet. Two additional bedrooms with crown molding provide comfortable space for kids, guests, or a home office. A second full bath serves the remaining bedrooms with ease. Out front, a large covered deck with a vaulted ceiling and outdoor lighting is the perfect place to unwind and soak in the peaceful wooded surroundings. A second rear deck offers additional outdoor living space, and a storage shed rounds out the property. Major systems are solid - new metal roof, well-maintained HVAC and septic, all on 1.66 private acres just minutes from the University of North Georgia campus. Whether you're an investor looking for reliable rental income, a student needing an affordable off-campus home, or a first-time buyer ready to plant roots in the North Georgia mountains, this one delivers exceptional value. Privacy, acreage, and affordability - a rare combination at this price point. Schedule your showing today!

Key facts

• 1.66 acre lot
• Built 1998
• Listed 84 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $255k.

Deal economics

• At list price, monthly cash flow is $434 ($5k/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 $243k (4.7% below list).
• Recommended offer: $240k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 3.1% in Dahlonega — 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 65/100 on livability (#241 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+; Watch: schools D+, employment D, housing D.
• Lumpkin County (rural): math 38% / reading 45% proficiency, ranked #41 of 174 in GA (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 378 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 277 units permitted in Lumpkin County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% of the median local income ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Lumpkin County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($240k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y 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 $165k; list at $255k implies a 54% gain — meaningful room to come down on a strong offer.

Recommended offer $239,606 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 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 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?
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: 0.95% ✗
• Cap rate: 8.34%
• Cash-on-cash: 7.30%
• DSCR: 1.32
• GRM: 8.7

CMA / ARV

• ARV (median comp): $312,328
• List price: $254,900
• Delta: -18.39%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -5.2%
• Equity multiple: 0.81×
• Total profit: $-13,803
• Equity at exit: $38,006

10-year hold

• IRR: 4.4%
• Equity multiple: 1.32×
• Total profit: $23,024
• Equity at exit: $22,039

Cash invested: $71,372 (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 30533

• Home prices YoY: -3.3%
• Active inventory: 378
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,430 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$43 /mo · $513/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $434

Break-even live

Break-even rent $1,881

Max offer price $254,900

Occupancy floor 77%

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: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
194 Frank Christian Rd Dahlonega, GA	3.0	2.0	1400	$2,100	$1.50	2d	1	0.93mi
100 Dickerson Rd Dahlonega, GA	3.0	2.0	1400	$1,900	$1.36	2d	1	1.01mi

Listing history 29 events

1. 2026-06-19
   price $254,900 Active 84 DOM
2. 2026-06-18
   days on market $259,900 Active 84 DOM
3. 2026-06-17
   days on market $259,900 Active 83 DOM
4. 2026-06-16
   days on market $259,900 Active 82 DOM
5. 2026-06-15
   days on market $259,900 Active 81 DOM
6. 2026-06-14
   days on market $259,900 Active 79 DOM
7. 2026-06-10
   days on market $259,900 Active 76 DOM
8. 2026-06-09
   days on market $259,900 Active 75 DOM
9. 2026-06-08
   days on market $259,900 Active 74 DOM
10. 2026-06-07
    days on market $259,900 Active 73 DOM
11. 2026-06-05
    days on market $259,900 Active 70 DOM
12. 2026-06-03
    days on market $259,900 Active 69 DOM
13. 2026-06-02
    days on market $259,900 Active 68 DOM
14. 2026-06-01
    days on market $259,900 Active 67 DOM
15. 2026-05-31
    days on market $259,900 Active 66 DOM
16. 2026-05-31
    days on market $259,900 Active 65 DOM
17. 2026-04-27
    price $259,900 1925-char remark

    Show marketing remark (2008 chars)

    Welcome to 47 Tobacco Pouch Creek Rd — a charming 3-bedroom, 2-bathroom home tucked away on 1.66 private, wooded acres offering the peace and seclusion of country living while keeping you close to everything North Georgia has to offer. With a retired title on a permanent foundation, this property offers the affordability of modular construction with the security and financing options of traditional real estate. Step inside and you'll find a surprisingly spacious open-concept layout with rich flooring throughout, coffered ceilings with decorative beam detail, and a flowing great room that connects seamlessly to the kitchen and dining area. The kitchen features warm natural wood cabinetry, granite-look countertops, and plenty of prep space — practical and full of character. A dedicated laundry area with Samsung washer and dryer adds convenience right off the dining space. The primary suite offers a private en-suite bath with large vanity and shower, plus a generously sized closet. Two additional bedrooms with crown molding provide comfortable space for kids, guests, or a home office. A second full bath serves the remaining bedrooms with ease. Out front, a large covered deck with a vaulted ceiling and outdoor lighting is the perfect place to unwind and soak in the peaceful wooded surroundings. A second rear deck offers additional outdoor living space, and a storage shed rounds out the property. Major systems are solid — new metal roof, well-maintained HVAC and septic, all on 1.66 private acres just minutes from the University of North Georgia campus. Whether you're an investor looking for reliable rental income, a student needing an affordable off-campus home, or a first-time buyer ready to plant roots in the North Georgia mountains, this one delivers exceptional value. There is also an assumable FHA mortgage with a low rate on this property! Privacy, acreage, and affordability — a rare combination at this price point. Schedule your showing today!

18. 2026-04-27
    price $259,900 2008-char remark

    Show marketing remark (2008 chars)

    Welcome to 47 Tobacco Pouch Creek Rd — a charming 3-bedroom, 2-bathroom home tucked away on 1.66 private, wooded acres offering the peace and seclusion of country living while keeping you close to everything North Georgia has to offer. With a retired title on a permanent foundation, this property offers the affordability of modular construction with the security and financing options of traditional real estate. Step inside and you'll find a surprisingly spacious open-concept layout with rich flooring throughout, coffered ceilings with decorative beam detail, and a flowing great room that connects seamlessly to the kitchen and dining area. The kitchen features warm natural wood cabinetry, granite-look countertops, and plenty of prep space — practical and full of character. A dedicated laundry area with Samsung washer and dryer adds convenience right off the dining space. The primary suite offers a private en-suite bath with large vanity and shower, plus a generously sized closet. Two additional bedrooms with crown molding provide comfortable space for kids, guests, or a home office. A second full bath serves the remaining bedrooms with ease. Out front, a large covered deck with a vaulted ceiling and outdoor lighting is the perfect place to unwind and soak in the peaceful wooded surroundings. A second rear deck offers additional outdoor living space, and a storage shed rounds out the property. Major systems are solid — new metal roof, well-maintained HVAC and septic, all on 1.66 private acres just minutes from the University of North Georgia campus. Whether you're an investor looking for reliable rental income, a student needing an affordable off-campus home, or a first-time buyer ready to plant roots in the North Georgia mountains, this one delivers exceptional value. There is also an assumable FHA mortgage with a low rate on this property! Privacy, acreage, and affordability — a rare combination at this price point. Schedule your showing today!

19. 2026-03-26
    listed $264,900 New 1925-char remark

    Show marketing remark (2008 chars)

    Welcome to 47 Tobacco Pouch Creek Rd — a charming 3-bedroom, 2-bathroom home tucked away on 1.66 private, wooded acres offering the peace and seclusion of country living while keeping you close to everything North Georgia has to offer. With a retired title on a permanent foundation, this property offers the affordability of modular construction with the security and financing options of traditional real estate. Step inside and you'll find a surprisingly spacious open-concept layout with rich flooring throughout, coffered ceilings with decorative beam detail, and a flowing great room that connects seamlessly to the kitchen and dining area. The kitchen features warm natural wood cabinetry, granite-look countertops, and plenty of prep space — practical and full of character. A dedicated laundry area with Samsung washer and dryer adds convenience right off the dining space. The primary suite offers a private en-suite bath with large vanity and shower, plus a generously sized closet. Two additional bedrooms with crown molding provide comfortable space for kids, guests, or a home office. A second full bath serves the remaining bedrooms with ease. Out front, a large covered deck with a vaulted ceiling and outdoor lighting is the perfect place to unwind and soak in the peaceful wooded surroundings. A second rear deck offers additional outdoor living space, and a storage shed rounds out the property. Major systems are solid — new metal roof, well-maintained HVAC and septic, all on 1.66 private acres just minutes from the University of North Georgia campus. Whether you're an investor looking for reliable rental income, a student needing an affordable off-campus home, or a first-time buyer ready to plant roots in the North Georgia mountains, this one delivers exceptional value. There is also an assumable FHA mortgage with a low rate on this property! Privacy, acreage, and affordability — a rare combination at this price point. Schedule your showing today!

20. 2026-03-26
    listed $264,900 Active 2008-char remark

    Show marketing remark (2008 chars)

    Welcome to 47 Tobacco Pouch Creek Rd — a charming 3-bedroom, 2-bathroom home tucked away on 1.66 private, wooded acres offering the peace and seclusion of country living while keeping you close to everything North Georgia has to offer. With a retired title on a permanent foundation, this property offers the affordability of modular construction with the security and financing options of traditional real estate. Step inside and you'll find a surprisingly spacious open-concept layout with rich flooring throughout, coffered ceilings with decorative beam detail, and a flowing great room that connects seamlessly to the kitchen and dining area. The kitchen features warm natural wood cabinetry, granite-look countertops, and plenty of prep space — practical and full of character. A dedicated laundry area with Samsung washer and dryer adds convenience right off the dining space. The primary suite offers a private en-suite bath with large vanity and shower, plus a generously sized closet. Two additional bedrooms with crown molding provide comfortable space for kids, guests, or a home office. A second full bath serves the remaining bedrooms with ease. Out front, a large covered deck with a vaulted ceiling and outdoor lighting is the perfect place to unwind and soak in the peaceful wooded surroundings. A second rear deck offers additional outdoor living space, and a storage shed rounds out the property. Major systems are solid — new metal roof, well-maintained HVAC and septic, all on 1.66 private acres just minutes from the University of North Georgia campus. Whether you're an investor looking for reliable rental income, a student needing an affordable off-campus home, or a first-time buyer ready to plant roots in the North Georgia mountains, this one delivers exceptional value. There is also an assumable FHA mortgage with a low rate on this property! Privacy, acreage, and affordability — a rare combination at this price point. Schedule your showing today!

21. 2022-04-08
    soldstatus $165,000
22. 2022-04-07
    soldstatus $165,000 Closed
23. 2022-03-07
    status Pending
24. 2022-03-03
    listed $164,900 Active
25. 2012-06-26
    soldstatus $16,000
26. 2012-02-02
    listed $21,119
27. 2005-03-31
    soldstatus $52,500
28. 2001-05-14
    soldstatus $232,900
29. 1997-01-15
    soldstatus $75,000

ⓘ 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: $513 · $43/mo
• Projected year-2 tax: $2,345 · $195/mo
• Expected delta: +$1,832/yr (+$153/mo · 357.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,158
• − Mortgage interest: −$14,278
• − Property taxes: −$513
• − Insurance: −$1,274
• − Repairs & maintenance: −$2,333
• − Management: −$2,333
• − Depreciation: −$7,415
• Taxable income: $1,012
• Est. tax owed @ 24.0%: −$243
• After-tax cash flow: $4,964/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: Lumpkin County
• NCES district ID: 1303420
• Math proficiency: 38% ▼ -10.00%
• Reading proficiency: 45% ▼ -3.00%
• Median HH income: $43,380
• Composite: 35.08/100
• National rank: #5023
• State rank: #41 of 174 in GA

Livability — Dahlonega

• Score: 65/100
• State rank: #241
• US rank: #13603

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lumpkin County · 28,049 people
• City population: 28,049
• Metro: nan
• Population (ZIP): 28,049
• Household income: $74,035
• Rent vs Own: 24.6% rent · 75.4% own
• Severe rent burden: 710.0

Population outlook (Lumpkin County) Hauer SSP2

• Today (2025): 33,244 people
• By 2030: 34,108 · +2.6%
• By 2040: 35,346 · +6.3%
• By 2050: 36,017 · +8.3%
• By 2075: 38,305 · +15.2%
• By 2100: 38,739 · +16.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 4% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 3% Italian 3% Serbian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 1% French/Haitian/Cajun 1%

Political lean MEDSL · Lumpkin

• 2024 margin: Solid R (+61.7) · D 18.9% · R 80.5%
• 2008→2024 swing: -9.8pp toward R · 2008: -51.8pp · 2024: -61.7pp
• All cycles: 2024: R+61.7 2020: R+58.2 2016: R+60.0 2012: R+60.5 2008: R+51.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -10.95%
• Current HPI: 316.4948
• Rent YoY: —
• Metro: nan
• 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

+246.5% since first listed

13 events — show timeline

• 2026-04-27 Price Changed $259,900 GAMLS
• 2026-04-27 Price Changed $259,900 FMLS
• 2026-03-26 Listed $264,900 FMLS
• 2026-03-26 Listed $264,900 GAMLS
• 2022-04-08 Sold (Public Records) $165,000 Public Records
• 2022-04-07 Sold (MLS) $165,000 FMLS
• 2022-03-07 Pending — FMLS
• 2022-03-03 Listed $164,900 FMLS
• 2012-06-26 Sold (MLS) $16,000 GAMLS
• 2012-02-02 Listed $21,119 GAMLS
• 2005-03-31 Sold (Public Records) $52,500 Public Records
• 2001-05-14 Sold (Public Records) $232,900 Public Records
• 1997-01-15 Sold (Public Records) $75,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $513 · -5.5% YoY. Source: county tax records.