11358 Zebina Rd · Louisville, GA 30434

$69,500

4 bd · 2.0 ba · 2,304 sqft · Manufactured public records · 304 Days on market

Built 2005 1.00 ac lot $30/sqft · 72% below area

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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
• Appreciation +4.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0

Listing remarks MLS

Looking for your next investment? Check out this mobile home with great bones but in need of full renovation! Home is located on one acre private country lot surrounded by nothing but nature, and only minutes from shopping, restaurants, schools and all that Louisville has to offer!

Key facts

• Surrounded by nature
• 1 acre lot
• Built 2005

Tags

• ONE ACRE PRIVATE COUNTRY LOT
• SURROUNDED BY NATURE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $600 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#471 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A-; Watch: schools F, amenities F, commute 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.
• Market conditions: 27 active listings in the ZIP; 10 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.0%/yr); year-one equity from $481 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Jefferson County population projected at -31% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-2.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 304 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y ago; this cycle's ask has dropped $66k (49%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $16k; list at $70k implies a 324% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 304 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.92% ✓
• Cap rate: 16.66%
• Cash-on-cash: 37.02%
• DSCR: 2.65
• GRM: 4.3

CMA / ARV

• ARV (median comp): $234,576
• List price: $69,500
• Delta: -70.37%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-2.02% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.6%
• Equity multiple: 2.54×
• Total profit: $29,882
• Equity at exit: $13,452

10-year hold

• IRR: 40.3%
• Equity multiple: 5.00×
• Total profit: $77,860
• Equity at exit: $11,451

Cash invested: $19,460 (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 30434

• Home prices YoY: -1.3%
• Active inventory: 27
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,335 medium
• Mortgage (P&I): −$364
• Tax from tax record: −$61 /mo · $732/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $600

Break-even live

Break-even rent $575

Max offer price $69,500

Occupancy floor 50%

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: $17,375
• Closing costs: $2,085
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $69,500 Active 304 DOM
2. 2026-06-17
   days on market $69,500 Active 303 DOM
3. 2026-06-16
   days on market $69,500 Active 302 DOM
4. 2026-06-15
   days on market $69,500 Active 301 DOM
5. 2026-06-13
   days on market $69,500 Active 299 DOM
6. 2026-06-12
   days on market $69,500 Active 298 DOM
7. 2026-06-09
   days on market $69,500 Active 295 DOM
8. 2026-06-08
   days on market $69,500 Active 294 DOM
9. 2026-06-07
   days on market $69,500 Active 293 DOM
10. 2026-06-07
    statusdays on market $69,500 Active 292 DOM
11. 2026-06-04
    days on market $69,500 Price Change 289 DOM
12. 2026-06-03
    pricestatus $69,500 Price Change 288 DOM
13. 2026-06-02
    days on market $100,000 Active 288 DOM
14. 2026-06-01
    days on market $100,000 Active 287 DOM
15. 2026-05-31
    days on market $100,000 Active 286 DOM
16. 2026-05-31
    days on market $100,000 Active 285 DOM
17. 2025-10-18
    status Back On Market 282-char remark

    Show marketing remark (282 chars)

    Looking for your next investment? Check out this mobile home with great bones but in need of full renovation! Home is located on one acre private country lot surrounded by nothing but nature, and only minutes from shopping, restaurants, schools and all that Louisville has to offer!

18. 2025-10-14
    historical 282-char remark

    Show marketing remark (282 chars)

    Looking for your next investment? Check out this mobile home with great bones but in need of full renovation! Home is located on one acre private country lot surrounded by nothing but nature, and only minutes from shopping, restaurants, schools and all that Louisville has to offer!

19. 2025-09-06
    price $100,000 282-char remark

    Show marketing remark (282 chars)

    Looking for your next investment? Check out this mobile home with great bones but in need of full renovation! Home is located on one acre private country lot surrounded by nothing but nature, and only minutes from shopping, restaurants, schools and all that Louisville has to offer!

20. 2025-08-14
    listed $135,000 New 282-char remark

    Show marketing remark (282 chars)

    Looking for your next investment? Check out this mobile home with great bones but in need of full renovation! Home is located on one acre private country lot surrounded by nothing but nature, and only minutes from shopping, restaurants, schools and all that Louisville has to offer!

21. 2014-01-28
    soldstatus $16,400
22. 2013-12-31
    soldstatus $20,616 154-char remark

    Show marketing remark (154 chars)

    Corporate owned, NOT A SHORT SALE. Sold as is, where is. No seller disclosures available. Buyer to pay $1445 fee at closing. Investor financing available.

23. 2013-12-31
    soldstatus $20,616

    Show marketing remark (154 chars)

    Corporate owned, NOT A SHORT SALE. Sold as is, where is. No seller disclosures available. Buyer to pay $1445 fee at closing. Investor financing available.

24. 2013-04-25
    listed $26,400 154-char remark

    Show marketing remark (154 chars)

    Corporate owned, NOT A SHORT SALE. Sold as is, where is. No seller disclosures available. Buyer to pay $1445 fee at closing. Investor financing available.

25. 2013-04-25
    listed $26,400

    Show marketing remark (154 chars)

    Corporate owned, NOT A SHORT SALE. Sold as is, where is. No seller disclosures available. Buyer to pay $1445 fee at closing. Investor financing available.

26. 2013-03-18
    soldstatus $16,780
27. 2013-03-18
    soldstatus $16,780
28. 2012-11-06
    listed $23,800
29. 2012-11-06
    listed $23,800
30. 2005-04-06
    soldstatus $84,000

ⓘ 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: $732 · $61/mo
• Projected year-2 tax: $732 · $61/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $16,022
• − Mortgage interest: −$3,893
• − Property taxes: −$732
• − Insurance: −$348
• − Repairs & maintenance: −$1,282
• − Management: −$1,282
• − Depreciation: −$2,022
• Taxable income: $6,464
• Est. tax owed @ 24.0%: −$1,551
• After-tax cash flow: $5,653/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 — Louisville

• Score: 57/100
• State rank: #471
• US rank: #22201

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

• Population (ZIP): 4,893

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 Black (70%)
• Race & ethnicity: Black 70% White 29% Two or more races 1%
• Common ancestry: Slovak 1% Serbian 1% Lithuanian 1%
• Foreign-born: 0%

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: ▼ -2.02%
• Current HPI: 153.1135
• 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

+19.0% since first listed

14 events — show timeline

• 2025-10-18 Relisted — GAMLS
• 2025-10-14 Listing Removed — GAMLS
• 2025-09-06 Price Changed $100,000 GAMLS
• 2025-08-14 Listed $135,000 GAMLS
• 2014-01-28 Sold (Public Records) $16,400 Public Records
• 2013-12-31 Sold (MLS) $20,616 Hive MLS
• 2013-12-31 Sold (MLS) $20,616 Hive MLS
• 2013-04-25 Listed $26,400 Hive MLS
• 2013-04-25 Listed $26,400 Hive MLS
• 2013-03-18 Sold (MLS) $16,780 Hive MLS
• 2013-03-18 Sold (MLS) $16,780 Hive MLS
• 2012-11-06 Listed $23,800 Hive MLS
• 2012-11-06 Listed $23,800 Hive MLS
• 2005-04-06 Sold (Public Records) $84,000 Public Records

Property tax history

+8.5%/yr

Latest (2025): $732 · +6.0% YoY. Source: county tax records.