2160 Donald Cobb Rd · Bartow, GA 30413

$135,000

5 bd · 2.5 ba · 2,432 sqft · Manufactured public records · 19 Days on market

Built 2010 2.00 ac lot

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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 +24.7/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.7/10.0
• 1% rule +5.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• Schools +1.0/10.0

Listing remarks MLS

Recently upgraded huge doublewide. This home has 5 bedrooms/ 2 baths and over 2400 sq. ft, It has a double carport and sits on 2 acres. Surrounding cotton fields add for extra peace and quiet surrounding.

Key facts

• 2 acre lot
• Built 2010
• Listed 19 days

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 47/100 on livability (#597 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Jefferson County (rural): math 10% / reading 15% proficiency, ranked #166 of 174 in GA (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Jefferson County Middle School (math 7% / reading 17%, grade F, #417 of 470 statewide, top 90%, 458 students, 100% FRL); Jefferson County High School (math 2% / reading 8%, grade F, #394 of 424 statewide, top 97%, 631 students, 100% FRL) — zoned schools average 100% FRL vs 78% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 9 active listings in the ZIP; 10 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($933 loan paydown + $5k appreciation (3.5% local appreciation)).
• Jefferson County population projected at -31% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.5% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $100k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,975 (1.5% 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. 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.
4. 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.
5. 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: 1.05% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.92%
• DSCR: 1.40
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.0%
• Equity multiple: 1.99×
• Total profit: $37,524
• Equity at exit: $64,322

10-year hold

• IRR: 18.1%
• Equity multiple: 3.76×
• Total profit: $104,347
• Equity at exit: $102,038

Cash invested: $37,800 (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 30413

• Home prices YoY: 2.4%
• Active inventory: 9
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,421 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$77 /mo · $930/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $281

Break-even live

Break-even rent $1,065

Max offer price $135,000

Occupancy floor 75%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-25
   status Under Contract
2. 2026-04-04
   listed $135,000 New
3. 2021-05-04
   soldstatus $99,900 Sold 204-char remark

   Show marketing remark (204 chars)

   Recently upgraded huge doublewide. This home has 5 bedrooms/ 2 baths and over 2400 sq. ft, It has a double carport and sits on 2 acres. Surrounding cotton fields add for extra peace and quiet surrounding.

4. 2021-03-01
   historical 204-char remark

   Show marketing remark (204 chars)

   Recently upgraded huge doublewide. This home has 5 bedrooms/ 2 baths and over 2400 sq. ft, It has a double carport and sits on 2 acres. Surrounding cotton fields add for extra peace and quiet surrounding.

5. 2020-11-30
   listed $99,900 204-char remark

   Show marketing remark (204 chars)

   Recently upgraded huge doublewide. This home has 5 bedrooms/ 2 baths and over 2400 sq. ft, It has a double carport and sits on 2 acres. Surrounding cotton fields add for extra peace and quiet surrounding.

ⓘ 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: $930 · $77/mo
• Projected year-2 tax: $1,242 · $104/mo
• Expected delta: +$312/yr (+$26/mo · 33.6%)

ⓘ 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 7/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,053
• − Mortgage interest: −$7,562
• − Property taxes: −$930
• − Insurance: −$675
• − Repairs & maintenance: −$1,364
• − Management: −$1,364
• − Depreciation: −$3,927
• Taxable income: $1,230
• Est. tax owed @ 24.0%: −$295
• After-tax cash flow: $3,076/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: Jefferson County
• NCES district ID: 1303060
• Math proficiency: 10% ▼ -11.00%
• Reading proficiency: 15% ▼ -8.00%
• Median HH income: $28,884
• Composite: 9.66/100
• National rank: #9837
• State rank: #166 of 174 in GA

Livability — Bartow

• Score: 47/100
• State rank: #597
• US rank: #26318

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,379

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 14,362 people
• By 2030: 13,415 · -6.6%
• By 2040: 11,559 · -19.5%
• By 2050: 9,949 · -30.7%
• By 2075: 7,040 · -51.0%
• By 2100: 5,145 · -64.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 33%
• Common ancestry: Lithuanian 1%

Political lean MEDSL · Jefferson

• 2024 margin: Toss-up / Even · D 49.2% · R 50.5%
• 2008→2024 swing: -16.3pp toward R · 2008: 15.0pp · 2024: -1.2pp
• All cycles: 2024: R+1.2 2020: D+6.8 2016: D+10.8 2012: D+17.1 2008: D+15.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.47%
• Current HPI: 146.0016
• 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

+35.1% since first listed

5 events — show timeline

• 2026-04-25 Pending — GAMLS
• 2026-04-04 Listed $135,000 GAMLS
• 2021-05-04 Sold (MLS) $99,900 GAMLS
• 2021-03-01 Listing Removed — GAMLS
• 2020-11-30 Listed $99,900 GAMLS

Property tax history

+5.1%/yr

Latest (2021): $930 · +5.2% YoY. Source: county tax records.