5973 Lights Ferry Rd · Flowery Branch, GA 30542

$145,999

4 bd · 2.0 ba · 1,680 sqft · SingleFamily · 43 Days on market

Built 1996 Good condition 4,356 sqft lot $87/sqft · 62% below area $50/mo HOA · 2% of rent

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Schools +2.7/10.0
• Rent growth +1.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready! This beautiful renovated, top-to-bottom manufactured home features an open-concept layout with bright white cabinetry, solid-surface countertops, and stainless steel appliances. The home offers two spacious bedrooms with new carpet and two beautifully upgraded bathrooms. Enjoy modern touches throughout, including recessed lighting and updated finishes. Outside, you'll find two convenient storage sheds providing plenty of extra storage. HVAC systems 5 years old. The inviting screened-in front porch is perfect for relaxing on warm evenings after a long day. Schedule your appointment today!

Key facts

• Split floor plan
• Ample cabinet space
• Large dining area

Tags

• SPLIT FLOOR PLAN
• SPACIOUS OWNER'S RETREAT
• MODERN KITCHEN
• STAINLESS STEEL APPLIANCES
• AMPLE CABINET SPACE
• LARGE DINING AREA

Property features AI

Finance

• Other: Parcel: PB19512371
• HOA & community: Association with monthly fee of $605 (includes other items)

Exterior

• Parking: Carport (3 parking spaces total)
• Utilities: Public water; Public sewer; Electricity available; Cable available; Phone available
• Home design: Manufactured single-family residence; One level; Resale property; Located in Trails West subdivision; Land lease
• Construction: Built in 1996; Vinyl siding; Composition roof; Manufactured house structure
• Exterior features: Deck; Playground in the community

Interior

• Kitchen: Pantry and walk-in pantry; Dishwasher; Refrigerator
• Bedrooms: 4 bedrooms on the main level
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Double vanity; Split bedroom floor plan; Great room
• Laundry & utility: Main-level laundry (other configuration)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $146k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $715 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $146k).
• Recommended offer: $142k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 3.1% in Flowery Branch — 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 71/100 on livability (#81 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• Hall County (rural): math 28% / reading 33% proficiency, ranked #81 of 174 in GA (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Flowery Branch Elementary School (math 26% / reading 25%, grade F, #736 of 1,228 statewide, top 61%, 691 students, 50% FRL); West Hall Middle School (math 18% / reading 27%, grade F, #327 of 470 statewide, top 70%, 863 students, 66% FRL); West Hall High School (math 7% / reading 14%, grade F, #348 of 424 statewide, top 83%, 1,241 students, 52% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: Rents falling (-5.2%/yr); 572 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,274 units permitted in Hall County in 2024 (620 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Hall County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $41k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($142k) is reasonable based on typical stale-listing flexibility.
• 4 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 $63k; list at $146k implies a 132% gain — meaningful room to come down on a strong offer.

Recommended offer $141,619 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.54% ✓
• Cap rate: 12.17%
• Cash-on-cash: 20.99%
• DSCR: 1.93
• GRM: 5.4

CMA / ARV

• ARV (median comp): $384,774
• List price: $145,999
• Delta: -61.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6062 Trumpet Flower Ave	0.40mi	4/2.0	1,660 (-1%)	12mo	$392,000	$236	69
7101 Independence Dr	0.13mi	3/2.0 (-1)	1,539 (-8%)	13mo	$350,000	$227	64
6038 Morrow Dr	0.34mi	4/2.5	1,765 (+5%)	15mo	$435,000	$246	61
6014 Mitchell St	0.37mi	4/2.0	1,516 (-10%)	10mo	$360,000	$237	58
5434 Railway Ln	0.66mi	3/2.0 (-1)	1,691 (+1%)	10mo	$457,000	$270	55
6075 Lights Ferry Rd	0.43mi	5/3.0 (+1)	1,536 (-9%)	8mo	$360,000	$234	50
5972 Mcever Rd	0.60mi	3/3.0 (-1)	1,560 (-7%)	4mo	$700,000	$449	48
6169 Lights Ferry Rd	0.71mi	4/3.0	1,825 (+9%)	3mo	$339,900	$186	46
5794 Turnstone Trl	0.43mi	4/2.5	1,896 (+13%)	16mo	$395,000	$208	44
5446 Railway Ln	0.65mi	3/2.0 (-1)	1,791 (+7%)	12mo	$439,000	$245	43
5750 Turnstone Trl	0.50mi	4/2.5	1,896 (+13%)	16mo	$395,000	$208	40
5913 Hoot Owl Ln	0.60mi	3/2.0 (-1)	1,490 (-11%)	15mo	$384,000	$258	36

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

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 9.9%
• Equity multiple: 1.38×
• Total profit: $15,368
• Equity at exit: $21,769

10-year hold

• IRR: 16.3%
• Equity multiple: 2.15×
• Total profit: $46,856
• Equity at exit: $12,623

Cash invested: $40,880 (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 30542

• Home prices YoY: -32.2%
• Rents YoY: -5.2%
• Active inventory: 572
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,246 high
• Mortgage (P&I): −$766
• Tax est. 1.5%: −$182 /mo · $2,190/yr
• Insurance: −$61
• HOA: −$50
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $715

Break-even live

Break-even rent $1,340

Max offer price $145,999

Occupancy floor 63%

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: $36,500
• Closing costs: $4,380
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5934 Watersdown Way Flowery Branch, GA	3.0	2.5	1920	$2,100	$1.09	24d	1	0.12mi
5831 Screech Owl Dr Flowery Branch, GA	4.0	2.5	2136	$2,096	$0.98	19d	1	0.46mi
5220 Chattahoochee St Flowery Branch, GA	3.0	3.0	1716	$2,295	$1.34	24d	1	0.58mi
5639 Parkview Ln Flowery Branch, GA	3.0	2.5	2020	$2,450	$1.21	5d	1	0.75mi
5619 Parkview Ln Flowery Branch, GA	3.0	2.0	2086	$2,000	$0.96	24d	1	0.78mi
4741 Beacon Ridge Ln Flowery Branch, GA	3.0	2.5	1725	$1,850	$1.07	44d	1	0.88mi
5333 Melbourne Ln Flowery Branch, GA	3.0	2.5	1912	$2,150	$1.12	13d	1	0.90mi
4724 Beacon Ridge Ln Flowery Branch, GA	3.0	2.5	1740	$1,850	$1.06	17d	1	0.92mi
900 Crest Village Cir Flowery Branch, GA	3.0	1.0–2.0	1024	$2,037	$1.99	2d	22	0.92mi
5161 Sidney Square Dr Flowery Branch, GA	3.0	2.5	1842	$2,150	$1.17	19d	1	0.93mi
4705 Chariot Dr Flowery Branch, GA	4.0	2.5	1600	$1,850	$1.16	44d	1	0.94mi
5141 Sidney Square Dr Flowery Branch, GA	3.0	2.5	1912	$2,200	$1.15	13d	1	0.95mi
5834 Bridgeport Ct Flowery Branch, GA	4.0	2.5	1894	$2,300	$1.21	44d	1	1.08mi
5321 Frontier Ct Flowery Branch, GA	3.0	3.0	1801	$2,200	$1.22	44d	1	1.10mi
5341 Frontier Ct Flowery Branch, GA	3.0	2.5	1804	$2,300	$1.27	44d	1	1.11mi
6462 Waypoint St Flowery Branch, GA	3.0–4.0	2.0–2.5	1620	$8,578	$5.30	1d	1	1.12mi
5677 Conner Rd Flowery Branch, GA	4.0	2.0	1963	$2,219	$1.13	22d	1	1.33mi
5412 Maple Grove Ln Unit 72 Flowery Branch, GA	3.0	2.5	2100	$2,200	$1.05	10d	1	1.35mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 24 events

1. 2026-06-18
   days on market $145,999 Active 43 DOM
2. 2026-06-17
   days on market $145,999 Active 42 DOM
3. 2026-06-16
   days on market $145,999 Active 41 DOM
4. 2026-06-15
   days on market $145,999 Active 40 DOM
5. 2026-06-13
   days on market $145,999 Active 38 DOM
6. 2026-06-09
   days on market $145,999 Active 34 DOM
7. 2026-06-08
   days on market $145,999 Active 33 DOM
8. 2026-06-07
   days on market $145,999 Active 32 DOM
9. 2026-06-04
   days on market $145,999 Active 29 DOM
10. 2026-06-03
    days on market $145,999 Active 28 DOM
11. 2026-06-02
    days on market $145,999 Active 27 DOM
12. 2026-06-01
    days on market $145,999 Active 26 DOM
13. 2026-05-31
    days on market $145,999 Active 25 DOM
14. 2026-05-06
    listed $149,999 Active 1976-char remark
15. 2026-05-06
    listed $149,999 New 1934-char remark
16. 2026-03-18
    soldstatus $63,000 Sold

    Show marketing remark (609 chars)

    Move-in ready! This beautiful renovated, top-to-bottom manufactured home features an open-concept layout with bright white cabinetry, solid-surface countertops, and stainless steel appliances. The home offers two spacious bedrooms with new carpet and two beautifully upgraded bathrooms. Enjoy modern touches throughout, including recessed lighting and updated finishes. Outside, you'll find two convenient storage sheds providing plenty of extra storage. HVAC systems 5 years old. The inviting screened-in front porch is perfect for relaxing on warm evenings after a long day. Schedule your appointment today!

17. 2026-03-16
    status Under Contract

    Show marketing remark (609 chars)

    Move-in ready! This beautiful renovated, top-to-bottom manufactured home features an open-concept layout with bright white cabinetry, solid-surface countertops, and stainless steel appliances. The home offers two spacious bedrooms with new carpet and two beautifully upgraded bathrooms. Enjoy modern touches throughout, including recessed lighting and updated finishes. Outside, you'll find two convenient storage sheds providing plenty of extra storage. HVAC systems 5 years old. The inviting screened-in front porch is perfect for relaxing on warm evenings after a long day. Schedule your appointment today!

18. 2026-03-13
    listed $65,000 New

    Show marketing remark (609 chars)

    Move-in ready! This beautiful renovated, top-to-bottom manufactured home features an open-concept layout with bright white cabinetry, solid-surface countertops, and stainless steel appliances. The home offers two spacious bedrooms with new carpet and two beautifully upgraded bathrooms. Enjoy modern touches throughout, including recessed lighting and updated finishes. Outside, you'll find two convenient storage sheds providing plenty of extra storage. HVAC systems 5 years old. The inviting screened-in front porch is perfect for relaxing on warm evenings after a long day. Schedule your appointment today!

19. 2025-06-03
    historical
20. 2025-06-02
    status Back On Market
21. 2025-05-29
    status Under Contract
22. 2025-03-06
    price $80,000
23. 2025-03-06
    price $80,000
24. 2025-02-27
    listed $90,000 New

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,947
• − Mortgage interest: −$8,178
• − Property taxes: −$2,190
• − Insurance: −$730
• − Repairs & maintenance: −$2,156
• − Management: −$2,156
• − HOA: −$600
• − Depreciation: −$4,247
• Taxable income: $6,690
• Est. tax owed @ 24.0%: −$1,606
• After-tax cash flow: $6,975/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This beautifully updated 4-bedroom mobile home in Trails West Mobile Home Park is move-in ready with a good condition score and minimal maintenance required.

Value-add opportunities

• Both paint exterior trim — Enhances curb appeal and resale value
• Both replace deck boards — Improves safety and extends lifespan

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior trim — Enhances curb appeal and resale value ↑
• Both replace deck boards — Improves safety and extends lifespan ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Hall County
• NCES district ID: 1302610
• Math proficiency: 28% ▼ -12.00%
• Reading proficiency: 33% ▼ -5.00%
• Median HH income: $55,708
• Composite: 27.15/100
• National rank: #7029
• State rank: #81 of 174 in GA

Livability — Flowery Branch

• Score: 71/100
• State rank: #81
• US rank: #6941

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Flowery Branch, GA
• County: Hall County · 188,353 people
• City population: 38,605
• Metro: Gainesville, GA
• Population (ZIP): 38,605
• Household income: $99,648
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 421.0

Population outlook (Hall County) Hauer SSP2

• Today (2025): 225,275 people
• By 2030: 240,204 · +6.6%
• By 2040: 268,440 · +19.2%
• By 2050: 293,596 · +30.3%
• By 2075: 350,293 · +55.5%
• By 2100: 389,329 · +72.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 19% Two or more races 15% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 12% Cuban 1%
• Common ancestry: Romanian 2% Italian 2% Slovak 2%
• Foreign-born: 14% · Canada, Jamaica, South Korea
• Languages at home: 80% English-only · Spanish 16% Other Indo-European 1% Korean 1%

Political lean MEDSL · Hall

• 2024 margin: Solid R (+43.8) · D 27.8% · R 71.6%
• 2008→2024 swing: +7.1pp toward D · 2008: -50.9pp · 2024: -43.8pp
• All cycles: 2024: R+43.8 2020: R+43.2 2016: R+50.7 2012: R+56.4 2008: R+50.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -119.84%
• Current HPI: 252.6437
• Rent YoY: ▼ -5.24%
• Metro: Gainesville, GA
• 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

+62.2% since first listed

11 events — show timeline

• 2026-05-27 Price Changed $145,999 GAMLS
• 2026-05-06 Listed $149,999 GAMLS
• 2026-03-18 Sold (MLS) $63,000 GAMLS
• 2026-03-16 Pending — GAMLS
• 2026-03-13 Listed $65,000 GAMLS
• 2025-06-03 Listing Removed — GAMLS
• 2025-06-02 Relisted — GAMLS
• 2025-05-29 Pending — GAMLS
• 2025-03-06 Price Changed $80,000 GAMLS
• 2025-03-06 Price Changed $80,000 FMLS
• 2025-02-27 Listed $90,000 GAMLS