1546 Hartwell Hwy · Elberton, GA 30635

$160,000

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 94 Days on market

Built 1979 5.49 ac lot $128/sqft · 32% below area Est $237k · 32% under ↓ 6% since listing

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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 +19.2/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.0/10.0
• 1% rule +3.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Experience the perfect blend of privacy and convenience with this spacious manufactured home set on 5.49 beautiful, serene acres. Whether you're looking for a peaceful primary residence or a getaway close to the water, this property offers the best of Georgia country living. Enjoy quiet, private living while being just a short drive from the charm of Downtown Elberton and Hartwell. Sportsman's Paradise: Unbeatable access to the region's best recreation-minutes away from Lake Hartwell, Lake Russell, and Clarkes Hill Lake. The home features tasteful renovations, making it move-in ready and comfortable. There's also some Large outbuildings to provide ample storage or the perfect setup for a Man Cave, She Shed, or workshop. With over 5 acres to call your own, there is plenty of room to roam, garden, or simply enjoy the view. Don't miss this opportunity for affordable acreage in a fantastic location!

Key facts

• Large outbuildings
• Lake russell
• Access to recreation

Tags

• 5.49 ACRES
• ACCESS TO RECREATION
• LAKE HARTWELL
• LAKE RUSSELL
• CLARKES HILL LAKE
• LARGE OUTBUILDINGS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/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 $141k (12.0% below list).
• Recommended offer: $141k (12.0% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 3.5% in Elberton — 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 60/100 on livability (#375 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B; Watch: crime F, amenities F, commute F.
• Elbert County (rural): math 26% / reading 25% proficiency, ranked #124 of 174 in GA (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Elbert County Elementary School (math 40% / reading 26%, grade F, #567 of 1,228 statewide, top 47%, 656 students, 85% FRL); Elbert County Middle School (math 23% / reading 27%, grade F, #291 of 470 statewide, top 64%, 929 students, 85% FRL); Elbert County High School (math 17% / reading 12%, grade F, #315 of 424 statewide, top 76%, 875 students, 58% FRL) — zoned schools average 76% FRL vs 61% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 187 active listings in the ZIP; 77 units permitted in Elbert County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Elbert County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,747 (12.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.88% ✗
• Cap rate: 7.58%
• Cash-on-cash: 4.59%
• DSCR: 1.20
• GRM: 9.5

CMA / ARV

• ARV (median comp): $236,987
• List price: $160,000
• Delta: -32.49%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.6%
• Equity multiple: 3.19×
• Total profit: $97,974
• Equity at exit: $144,141

10-year hold

• IRR: 24.1%
• Equity multiple: 7.24×
• Total profit: $279,775
• Equity at exit: $310,845

Cash invested: $44,800 (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 30635

• Home prices YoY: 4.1%
• Active inventory: 187
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,407 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$35 /mo · $418/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $171

Break-even live

Break-even rent $1,191

Max offer price $160,000

Occupancy floor 83%

Sensitivity live

Price	-10% $262	-5% $217	+0% $171	+5% $126	+10% $81
Rent	-10% $60	-5% $116	+0% $171	+5% $227	+10% $283
Rate	-1.0pp $252	-0.5pp $212	base $171	+0.5pp $130	+1.0pp $88

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $160,000 Active 94 DOM
2. 2026-06-19
   days on market $160,000 Active 92 DOM
3. 2026-06-18
   days on market $160,000 Active 91 DOM
4. 2026-06-17
   days on market $160,000 Active 90 DOM
5. 2026-06-16
   days on market $160,000 Active 89 DOM
6. 2026-06-15
   days on market $160,000 Active 88 DOM
7. 2026-06-14
   days on market $160,000 Active 86 DOM
8. 2026-06-13
   days on market $160,000 Active 85 DOM
9. 2026-06-10
   days on market $160,000 Active 83 DOM
10. 2026-06-09
    statusdays on market $160,000 Active 82 DOM
11. 2026-06-08
    days on market $160,000 Price Change 81 DOM
12. 2026-06-07
    pricestatusdays on market $160,000 Price Change 80 DOM
13. 2026-06-02
    days on market $170,000 Active 75 DOM
14. 2026-06-01
    days on market $170,000 Active 74 DOM
15. 2026-05-31
    days on market $170,000 Active 73 DOM
16. 2026-05-30
    days on market $170,000 Active 72 DOM
17. 2026-05-05
    price $170,000 913-char remark

    Show marketing remark (913 chars)

    Experience the perfect blend of privacy and convenience with this spacious manufactured home set on 5.49 beautiful, serene acres. Whether you're looking for a peaceful primary residence or a getaway close to the water, this property offers the best of Georgia country living. Enjoy quiet, private living while being just a short drive from the charm of Downtown Elberton and Hartwell. Sportsman's Paradise: Unbeatable access to the region's best recreation-minutes away from Lake Hartwell, Lake Russell, and Clarkes Hill Lake. The home features tasteful renovations, making it move-in ready and comfortable. There's also some Large outbuildings to provide ample storage or the perfect setup for a Man Cave, She Shed, or workshop. With over 5 acres to call your own, there is plenty of room to roam, garden, or simply enjoy the view. Don't miss this opportunity for affordable acreage in a fantastic location!

18. 2026-03-16
    listed $180,000 New 913-char remark

    Show marketing remark (913 chars)

    Experience the perfect blend of privacy and convenience with this spacious manufactured home set on 5.49 beautiful, serene acres. Whether you're looking for a peaceful primary residence or a getaway close to the water, this property offers the best of Georgia country living. Enjoy quiet, private living while being just a short drive from the charm of Downtown Elberton and Hartwell. Sportsman's Paradise: Unbeatable access to the region's best recreation-minutes away from Lake Hartwell, Lake Russell, and Clarkes Hill Lake. The home features tasteful renovations, making it move-in ready and comfortable. There's also some Large outbuildings to provide ample storage or the perfect setup for a Man Cave, She Shed, or workshop. With over 5 acres to call your own, there is plenty of room to roam, garden, or simply enjoy the view. Don't miss this opportunity for affordable acreage in a fantastic location!

ⓘ 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: $418 · $35/mo
• Projected year-2 tax: $1,472 · $123/mo
• Expected delta: +$1,054/yr (+$88/mo · 252.3%)

ⓘ 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 ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,890
• − Mortgage interest: −$8,962
• − Property taxes: −$418
• − Insurance: −$800
• − Repairs & maintenance: −$1,351
• − Management: −$1,351
• − Depreciation: −$4,655
• Taxable loss: −$648
• Est. tax savings @ 24.0%: +$155
• After-tax cash flow: $2,212/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: Elbert County
• NCES district ID: 1302010
• Math proficiency: 26% ▼ -3.00%
• Reading proficiency: 25% ▼ -3.00%
• Median HH income: $34,498
• Composite: 21.0/100
• National rank: #8458
• State rank: #124 of 174 in GA

Livability — Elberton

• Score: 60/100
• State rank: #375
• US rank: #19001

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 15,107

Population outlook (Elbert County) Hauer SSP2

• Today (2025): 17,648 people
• By 2030: 16,675 · -5.5%
• By 2040: 14,631 · -17.1%
• By 2050: 12,632 · -28.4%
• By 2075: 8,704 · -50.7%
• By 2100: 5,958 · -66.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 58% Black 29% Two or more races 7% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 4% Cuban 1%
• Common ancestry: Lithuanian 2% Slovak 1% Romanian 1%
• Foreign-born: 5% · Canada, Dominican Republic, China
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Elbert

• 2024 margin: Solid R (+43.4) · D 28.2% · R 71.5%
• 2008→2024 swing: -25.3pp toward R · 2008: -18.1pp · 2024: -43.4pp
• All cycles: 2024: R+43.4 2020: R+36.5 2016: R+34.9 2012: R+20.6 2008: R+18.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.03%
• Current HPI: 332.46
• 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

-5.6% since first listed

2 events — show timeline

• 2026-05-05 Price Changed $170,000 GAMLS
• 2026-03-16 Listed $180,000 GAMLS

Property tax history

+6.3%/yr

Latest (2025): $418 · +11.5% YoY. Source: county tax records.