2627 Cole Rd · Carnesville, GA 30521

$130,000

3 bd · 2.0 ba · 1,144 sqft · Manufactured public records · 13 Days on market

Built 1999 1.65 ac lot $114/sqft · 45% below area Est $238k · 45% 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 +16.0/30.0
• ARV discount +15.0/15.0
• Appreciation +7.7/10.0
• DSCR +5.0/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Manufactured home out in the country on 1.65 Acres, Home has been upgraded with Metal Roof in 2011, New Cabinets and Countertops with Island in Kitchen, Screened porch on side. Fireplace. Several Outbuildings, Large Yard. Shared Driveway with neighbor. Block Foundation

Key facts

• Oak cabinets
• Island with electric
• Dining area

Tags

• REMODELED AND UPDATED
• OAK CABINETS
• SOLID COUNTERTOPS
• ISLAND WITH ELECTRIC
• DINING AREA
• GENEROUS LAUNDRY ROOM

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Open parking; Parking pad at kitchen level
• Utilities: Well water; Septic tank; Electricity available; Cable available; High-speed internet available
• Home design: Manufactured single-family residence; Manufactured house structure; Resale property; Built in 1999
• Construction: Vinyl siding; Metal roof; Pillar/post/pier foundation
• Exterior features: Porch with screened area; Level, open lot; Outbuilding and workshop on the property

Interior

• Kitchen: Breakfast area; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One-level living; Great room; Crawl space basement; Breakfast area; Factory-built fireplace in the living room
• Laundry & utility: Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $65 ($782/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 $106k (18.6% below list).
• Recommended offer: $106k (18.6% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 2.0% in Carnesville — 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 64/100 on livability (#269 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, crime D, amenities 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.
• Zoned schools: Carnesville Elementary School (math 54% / reading 42%, grade D, #289 of 1,228 statewide, top 24%, 703 students, 58% FRL); Franklin County Middle School (math 32% / reading 35%, grade F, #206 of 470 statewide, top 45%, 826 students, 60% FRL); Franklin County High School (math 34% / reading 34%, grade F, #93 of 424 statewide, top 23%, 1,048 students, 49% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: 61 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 $8k of equity ($899 loan paydown + $7k appreciation (5.4% local appreciation)).
• At projected returns (5.4% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $130k implies a 313% gain — meaningful room to come down on a strong offer.

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 $105,802 (18.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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.
5. 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.
6. 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: 0.81% ✗
• Cap rate: 6.89%
• Cash-on-cash: 2.15%
• DSCR: 1.10
• GRM: 10.2

CMA / ARV

• ARV (median comp): $237,813
• List price: $130,000
• Delta: -39.03%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

5.44% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.8%
• Equity multiple: 2.03×
• Total profit: $37,373
• Equity at exit: $77,202

10-year hold

• IRR: 16.0%
• Equity multiple: 3.96×
• Total profit: $107,825
• Equity at exit: $136,256

Cash invested: $36,400 (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 30521

• Home prices YoY: 2.0%
• Active inventory: 61
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,058 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$35 /mo · $417/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $65

Break-even live

Break-even rent $975

Max offer price $130,000

Occupancy floor 89%

Sensitivity live

Price	-10% $139	-5% $102	+0% $65	+5% $28	+10% $-8
Rent	-10% $-18	-5% $23	+0% $65	+5% $107	+10% $149
Rate	-1.0pp $131	-0.5pp $98	base $65	+0.5pp $32	+1.0pp $-3

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-12
   statusdays on market $130,000 Under Contract 13 DOM
2. 2026-06-09
   days on market $130,000 New 11 DOM
3. 2026-06-08
   days on market $130,000 New 10 DOM
4. 2026-06-07
   days on market $130,000 New 9 DOM
5. 2026-06-07
   days on market $130,000 New 8 DOM
6. 2026-06-03
   days on market $130,000 New 5 DOM
7. 2026-06-02
   days on market $130,000 New 4 DOM
8. 2026-06-01
   days on market $130,000 New 3 DOM
9. 2026-05-31
   days on market $130,000 New 2 DOM
10. 2026-05-08
    status Under Contract 1024-char remark
11. 2026-05-01
    status Back On Market 1024-char remark
12. 2026-04-24
    status Pending Offer Approval 1024-char remark
13. 2026-04-16
    listed $145,000 New 1024-char remark
14. 2016-11-18
    soldstatus $31,500 270-char remark

    Show marketing remark (270 chars)

    Manufactured home out in the country on 1.65 Acres, Home has been upgraded with Metal Roof in 2011, New Cabinets and Countertops with Island in Kitchen, Screened porch on side. Fireplace. Several Outbuildings, Large Yard. Shared Driveway with neighbor. Block Foundation

15. 2016-07-13
    listed $35,000 270-char remark

    Show marketing remark (270 chars)

    Manufactured home out in the country on 1.65 Acres, Home has been upgraded with Metal Roof in 2011, New Cabinets and Countertops with Island in Kitchen, Screened porch on side. Fireplace. Several Outbuildings, Large Yard. Shared Driveway with neighbor. Block Foundation

16. 2001-08-14
    soldstatus $27,000
17. 1997-03-13
    soldstatus $20,000

ⓘ 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: $417 · $35/mo
• Projected year-2 tax: $1,196 · $100/mo
• Expected delta: +$779/yr (+$65/mo · 186.9%)

ⓘ 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 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,696
• − Mortgage interest: −$7,282
• − Property taxes: −$417
• − Insurance: −$650
• − Repairs & maintenance: −$1,016
• − Management: −$1,016
• − Depreciation: −$3,782
• Taxable loss: −$1,466
• Est. tax savings @ 24.0%: +$352
• After-tax cash flow: $1,134/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 — Carnesville

• Score: 64/100
• State rank: #269
• US rank: #14591

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,176

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 (90%)
• Race & ethnicity: White 90% Asian 4% Black 4% Hispanic / Latino 1%
• Common ancestry: Iranian 3% Slovak 2% Serbian 1%
• Foreign-born: 5% · Vietnam, Canada
• Languages at home: 96% English-only · Vietnamese 4%

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: ▲ 5.44%
• Current HPI: 277.4414
• 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

+625.0% since first listed

11 events — show timeline

• 2026-06-11 Pending — GAMLS
• 2026-05-08 Pending — GAMLS
• 2026-05-07 Listing Removed — GAMLS
• 2026-05-01 Relisted — GAMLS
• 2026-04-24 Pending — GAMLS
• 2026-04-16 Listed $145,000 GAMLS
• 2026-04-16 Listed $130,000 GAMLS
• 2016-11-18 Sold (MLS) $31,500 GAMLS
• 2016-07-13 Listed $35,000 GAMLS
• 2001-08-14 Sold (Public Records) $27,000 Public Records
• 1997-03-13 Sold (Public Records) $20,000 Public Records

Property tax history

+7.5%/yr

Latest (2025): $417 · +61.0% YoY. Source: county tax records.