2261 Barnes Dr · Gainesville, GA 30507

$275,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 58 Days on market

Built 2023 0.46 ac lot $164/sqft · at area comps Est $277k · at est.

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Why this score? — see what drove the D 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 +14.6/30.0
• ARV discount +7.8/15.0
• DSCR +4.5/10.0
• Livability +3.3/5.0
• 1% rule +2.9/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 2261 Barnes Drive in Gainesville! This newer mobile home offers 3 bedrooms and 2 full bathrooms, providing comfort, functionality, and modern living. Step inside to an inviting open-concept floor plan featuring a spacious living area that flows seamlessly into the kitchen and dining space-perfect for both everyday living and entertaining. The home includes generously sized bedrooms, along with a large primary suite and a spacious bathroom designed for convenience and relaxation. Well maintained and move-in ready, this property is ideal for first-time buyers, those looking to downsize, or investors seeking a great opportunity. his home may qualify for a $10,000 grant through Ameri Bank (buyer eligibility and lender terms apply). Don't miss your chance to own this charming home-schedule your showing today!

Key facts

• 0.46 acre lot
• 4 parking spots
• Built 2023

Property features AI

Finance

• Other: Road surface: asphalt; Directions: GPS; County: Hall, GA; Tax/legal description: LOT 18 SEC 2 J A BARNES S/D
• HOA & community: Association present

Exterior

• Parking: Driveway; Open parking; Space for 4 vehicles
• Utilities: Public water; Septic tank; 220 volt electric; Underground utilities; Cable available; Electricity available; Water available
• Home design: One level; Resale property; Metal roof; Other body type
• Construction: Vinyl siding; Foundation: see remarks; Other structures on property
• Exterior features: Private yard; Private entrance; Deck

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Stained cabinets; Laminate countertops
• Bedrooms: Master on main; Three main-level bedrooms
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms; Master bath with separate tub and shower
• Heating & cooling: Central air; Other heating
• Interior features: No common walls; Other interior features; Open concept dining area; View from kitchen to family room
• Laundry & utility: Mud room laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $275k.

Deal economics

• At list price, monthly cash flow is $1 ($9/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 $217k (21.1% below list).
• Recommended offer: $217k (21.1% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 2.7% in Gainesville — 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 66/100 on livability (#181 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-; Watch: amenities D+, crime F, commute F.
• 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: White Sulphur Elementary School (math 19% / reading 19%, grade F, #917 of 1,228 statewide, top 75%, 478 students, 86% FRL); East Hall Middle School (math 15% / reading 20%, grade F, #377 of 470 statewide, top 81%, 909 students, 78% FRL); East Hall High School (math 12% / reading 33%, grade F, #210 of 424 statewide, top 50%, 1,330 students, 66% FRL) — zoned schools average 77% FRL vs 53% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 325 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 2,274 units permitted in Hall County in 2024 (620 in 5+ unit buildings).
• This rent runs 36% of the median local income ($72k/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.
• Hall County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,890 (21.1% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Crime grade is F 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.05%
• DSCR: 1.05
• GRM: 10.6

CMA / ARV

• ARV (median comp): $276,814
• List price: $275,000
• Delta: -0.66%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -16.3%
• Equity multiple: 0.42×
• Total profit: $-44,595
• Equity at exit: $41,003

10-year hold

• IRR: -8.1%
• Equity multiple: 0.49×
• Total profit: $-39,104
• Equity at exit: $23,777

Cash invested: $77,000 (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 30507

• Home prices YoY: -25.0%
• Active inventory: 325
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,169 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$89 /mo · $1,074/yr
• Insurance: −$115
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $1

Break-even live

Break-even rent $2,168

Max offer price $275,000

Occupancy floor 95%

Sensitivity live

Price	-10% $156	-5% $79	+0% $1	+5% $-77	+10% $-155
Rent	-10% $-171	-5% $-85	+0% $1	+5% $86	+10% $172
Rate	-1.0pp $139	-0.5pp $71	base $1	+0.5pp $-70	+1.0pp $-143

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1000 Lenox Park Dr Gainesville, GA	2.0–3.0	2.0	1156	$1,599	$1.38	0d	7	0.31mi
2530 Harbor Ridge Pass Gainesville, GA	3.0	2.5	1869	$2,150	$1.15	15d	1	1.04mi
2530 Harbor Ridge Pass Gainesville, GA	3.0	2.5	1869	$2,250	$1.20	45d	1	1.04mi
2837 Bullfrog Ln Gainesville, GA	3.0	2.5	1855	$2,000	$1.08	14d	1	1.05mi
3110 Boxwood Xing Gainesville, GA	4.0	2.5	2172	$2,100	$0.97	26d	1	1.29mi
3270 Lilac Creek Trl Gainesville, GA	3.0	2.5	1863	$2,128	$1.14	14d	1	1.48mi

Listing history 40 events

1. 2026-06-21
   days on market $275,000 Active 58 DOM
2. 2026-06-18
   days on market $275,000 Active 55 DOM
3. 2026-06-17
   days on market $275,000 Active 54 DOM
4. 2026-06-16
   days on market $275,000 Active 53 DOM
5. 2026-06-15
   days on market $275,000 Active 52 DOM
6. 2026-06-13
   days on market $275,000 Active 50 DOM
7. 2026-06-09
   days on market $275,000 Active 46 DOM
8. 2026-06-08
   days on market $275,000 Active 45 DOM
9. 2026-06-07
   days on market $275,000 Active 44 DOM
10. 2026-06-04
    days on market $275,000 Active 41 DOM
11. 2026-06-03
    days on market $275,000 Active 40 DOM
12. 2026-06-02
    days on market $275,000 Active 39 DOM
13. 2026-06-01
    days on market $275,000 Active 38 DOM
14. 2026-05-31
    days on market $275,000 Active 37 DOM
15. 2026-04-24
    listed $275,000 New 826-char remark

    Show marketing remark (826 chars)

    Welcome to 2261 Barnes Drive in Gainesville! This newer mobile home offers 3 bedrooms and 2 full bathrooms, providing comfort, functionality, and modern living. Step inside to an inviting open-concept floor plan featuring a spacious living area that flows seamlessly into the kitchen and dining space-perfect for both everyday living and entertaining. The home includes generously sized bedrooms, along with a large primary suite and a spacious bathroom designed for convenience and relaxation. Well maintained and move-in ready, this property is ideal for first-time buyers, those looking to downsize, or investors seeking a great opportunity. his home may qualify for a $10,000 grant through Ameri Bank (buyer eligibility and lender terms apply). Don't miss your chance to own this charming home-schedule your showing today!

16. 2026-04-24
    listed $275,000 Active 844-char remark

    Show marketing remark (826 chars)

    Welcome to 2261 Barnes Drive in Gainesville! This newer mobile home offers 3 bedrooms and 2 full bathrooms, providing comfort, functionality, and modern living. Step inside to an inviting open-concept floor plan featuring a spacious living area that flows seamlessly into the kitchen and dining space-perfect for both everyday living and entertaining. The home includes generously sized bedrooms, along with a large primary suite and a spacious bathroom designed for convenience and relaxation. Well maintained and move-in ready, this property is ideal for first-time buyers, those looking to downsize, or investors seeking a great opportunity. his home may qualify for a $10,000 grant through Ameri Bank (buyer eligibility and lender terms apply). Don't miss your chance to own this charming home-schedule your showing today!

17. 2023-11-09
    soldstatus $260,000
18. 2023-11-06
    soldstatus $260,000 Closed

    Show marketing remark (264 chars)

    Brand New 3 bed/2 bath manufactured home on a permanent foundation with a concrete driveway. 1680 sq ft on a secluded, quiet 0.46-acre parcel with a creek on the back side of the property. Qualifies for FHA, USDA, and Conventional financing. More pictures to come!

19. 2023-11-06
    soldstatus $260,000 Sold

    Show marketing remark (264 chars)

    Brand New 3 bed/2 bath manufactured home on a permanent foundation with a concrete driveway. 1680 sq ft on a secluded, quiet 0.46-acre parcel with a creek on the back side of the property. Qualifies for FHA, USDA, and Conventional financing. More pictures to come!

20. 2023-10-16
    status Under Contract
21. 2023-10-12
    status Pending

    Show marketing remark (264 chars)

    Brand New 3 bed/2 bath manufactured home on a permanent foundation with a concrete driveway. 1680 sq ft on a secluded, quiet 0.46-acre parcel with a creek on the back side of the property. Qualifies for FHA, USDA, and Conventional financing. More pictures to come!

22. 2023-10-02
    price $258,900

    Show marketing remark (264 chars)

    Brand New 3 bed/2 bath manufactured home on a permanent foundation with a concrete driveway. 1680 sq ft on a secluded, quiet 0.46-acre parcel with a creek on the back side of the property. Qualifies for FHA, USDA, and Conventional financing. More pictures to come!

23. 2023-10-02
    price $258,900

    Show marketing remark (264 chars)

    Brand New 3 bed/2 bath manufactured home on a permanent foundation with a concrete driveway. 1680 sq ft on a secluded, quiet 0.46-acre parcel with a creek on the back side of the property. Qualifies for FHA, USDA, and Conventional financing. More pictures to come!

24. 2023-09-14
    price $259,000

    Show marketing remark (264 chars)

    Brand New 3 bed/2 bath manufactured home on a permanent foundation with a concrete driveway. 1680 sq ft on a secluded, quiet 0.46-acre parcel with a creek on the back side of the property. Qualifies for FHA, USDA, and Conventional financing. More pictures to come!

25. 2023-09-14
    price $259,000

    Show marketing remark (264 chars)

    Brand New 3 bed/2 bath manufactured home on a permanent foundation with a concrete driveway. 1680 sq ft on a secluded, quiet 0.46-acre parcel with a creek on the back side of the property. Qualifies for FHA, USDA, and Conventional financing. More pictures to come!

26. 2023-09-05
    price $264,000

    Show marketing remark (264 chars)

    Brand New 3 bed/2 bath manufactured home on a permanent foundation with a concrete driveway. 1680 sq ft on a secluded, quiet 0.46-acre parcel with a creek on the back side of the property. Qualifies for FHA, USDA, and Conventional financing. More pictures to come!

27. 2023-09-05
    price $264,000

    Show marketing remark (264 chars)

    Brand New 3 bed/2 bath manufactured home on a permanent foundation with a concrete driveway. 1680 sq ft on a secluded, quiet 0.46-acre parcel with a creek on the back side of the property. Qualifies for FHA, USDA, and Conventional financing. More pictures to come!

28. 2023-08-17
    historical
29. 2023-08-15
    status Back On Market
30. 2023-08-11
    status Active

    Show marketing remark (264 chars)

    Brand New 3 bed/2 bath manufactured home on a permanent foundation with a concrete driveway. 1680 sq ft on a secluded, quiet 0.46-acre parcel with a creek on the back side of the property. Qualifies for FHA, USDA, and Conventional financing. More pictures to come!

31. 2023-08-08
    historical On Hold
32. 2023-08-05
    status Active

    Show marketing remark (264 chars)

    Brand New 3 bed/2 bath manufactured home on a permanent foundation with a concrete driveway. 1680 sq ft on a secluded, quiet 0.46-acre parcel with a creek on the back side of the property. Qualifies for FHA, USDA, and Conventional financing. More pictures to come!

33. 2023-08-03
    price $269,000

    Show marketing remark (264 chars)

    Brand New 3 bed/2 bath manufactured home on a permanent foundation with a concrete driveway. 1680 sq ft on a secluded, quiet 0.46-acre parcel with a creek on the back side of the property. Qualifies for FHA, USDA, and Conventional financing. More pictures to come!

34. 2023-08-03
    listed $279,000 Active

    Show marketing remark (264 chars)

    Brand New 3 bed/2 bath manufactured home on a permanent foundation with a concrete driveway. 1680 sq ft on a secluded, quiet 0.46-acre parcel with a creek on the back side of the property. Qualifies for FHA, USDA, and Conventional financing. More pictures to come!

35. 2023-08-03
    listed $269,000 New

    Show marketing remark (264 chars)

    Brand New 3 bed/2 bath manufactured home on a permanent foundation with a concrete driveway. 1680 sq ft on a secluded, quiet 0.46-acre parcel with a creek on the back side of the property. Qualifies for FHA, USDA, and Conventional financing. More pictures to come!

36. 2023-08-03
    listed $269,000 New

    Show marketing remark (264 chars)

    Brand New 3 bed/2 bath manufactured home on a permanent foundation with a concrete driveway. 1680 sq ft on a secluded, quiet 0.46-acre parcel with a creek on the back side of the property. Qualifies for FHA, USDA, and Conventional financing. More pictures to come!

37. 2022-11-17
    soldstatus $30,000 Closed
38. 2022-11-08
    status Pending
39. 2022-10-08
    historical Active Under Contract
40. 2022-10-01
    listed $30,000 Active

ⓘ 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: $1,074 · $89/mo
• Projected year-2 tax: $2,530 · $211/mo
• Expected delta: +$1,456/yr (+$121/mo · 135.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,027
• − Mortgage interest: −$15,404
• − Property taxes: −$1,074
• − Insurance: −$2,172
• − Repairs & maintenance: −$2,082
• − Management: −$2,082
• − Depreciation: −$8,000
• Taxable loss: −$4,788
• Est. tax savings @ 24.0%: +$1,149
• After-tax cash flow: $1,158/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: 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 — Gainesville

• Score: 66/100
• State rank: #181
• US rank: #11362

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hall County · 188,353 people
• City population: 140,301
• Metro: Gainesville, GA
• Population (ZIP): 33,009
• Household income: $71,703
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 702.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Hispanic / Latino 46% White 38% Two or more races 21% Black 10% Asian 2%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: American 1% Serbian 1% Italian 1%
• Foreign-born: 25% · Canada, Vietnam
• Languages at home: 53% English-only · Spanish 43% Vietnamese 2% Russian/Polish/Slavic 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: ▼ -93.17%
• Current HPI: 280.1363
• Rent YoY: —
• 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

+816.7% since first listed

26 events — show timeline

• 2026-04-24 Listed $275,000 FMLS
• 2026-04-24 Listed $275,000 GAMLS
• 2023-11-09 Sold (Public Records) $260,000 Public Records
• 2023-11-06 Sold (MLS) $260,000 GAMLS
• 2023-11-06 Sold (MLS) $260,000 FMLS
• 2023-10-16 Pending — GAMLS
• 2023-10-12 Pending — FMLS
• 2023-10-02 Price Changed $258,900 GAMLS
• 2023-10-02 Price Changed $258,900 FMLS
• 2023-09-14 Price Changed $259,000 GAMLS
• 2023-09-14 Price Changed $259,000 FMLS
• 2023-09-05 Price Changed $264,000 GAMLS
• 2023-09-05 Price Changed $264,000 FMLS
• 2023-08-17 Listing Removed — GAMLS
• 2023-08-15 Relisted — GAMLS
• 2023-08-11 Relisted — FMLS
• 2023-08-08 Delisted — GAMLS
• 2023-08-05 Relisted — FMLS
• 2023-08-03 Price Changed $269,000 FMLS
• 2023-08-03 Listed $269,000 GAMLS
• 2023-08-03 Listed $269,000 GAMLS
• 2023-08-03 Listed $279,000 FMLS
• 2022-11-17 Sold (MLS) $30,000 FMLS
• 2022-11-08 Pending — FMLS
• 2022-10-08 Contingent — FMLS
• 2022-10-01 Listed $30,000 FMLS

Property tax history

+19.1%/yr

Latest (2025): $1,074 · -10.4% YoY. Source: county tax records.