6238 Caprice Dr · Flowery Branch, GA 30542

$89,000

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 48 Days on market

Built 1996 0.85 ac lot $61/sqft · 74% 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
• Livability +3.6/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +1.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3BR-2BA in Flowery Branch ready for a complete renovation. True fix-and-flip opportunity with strong upside potential. Located minutes from the Atlanta Falcons Training Facility and convenient to Atlanta, plus close to major shopping centers, grocery stores, and commuter routes. Property needs full rehab. Sold as-is. Ideal for investors looking for their next value-add project.

Key facts

• Complete renovation
• 0.85 acre lot
• Built 1996

Tags

• COMPLETE RENOVATION
• FIX-AND-FLIP OPPORTUNITY
• STRONG UPSIDE POTENTIAL
• CONVENIENT TO ATLANTA
• CLOSE TO GROCERY STORES
• CLOSE TO COMMUTER ROUTES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $89k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $86k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.4% 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: schools C-, amenities 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.
• Market conditions: Rents falling (-5.2%/yr); 572 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $615 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y 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 $20k; list at $89k implies a 345% gain — meaningful room to come down on a strong offer.

Recommended offer $86,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.49% ✓
• Cap rate: 22.43%
• Cash-on-cash: 57.62%
• DSCR: 3.56
• GRM: 3.4

CMA / ARV

• ARV (median comp): $347,262
• List price: $89,000
• Delta: -74.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 52.8%
• Equity multiple: 3.22×
• Total profit: $55,307
• Equity at exit: $13,270

10-year hold

• IRR: 56.9%
• Equity multiple: 5.86×
• Total profit: $121,225
• Equity at exit: $7,695

Cash invested: $24,920 (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: 3.4×

Monthly cashflow live

• Estimated rent: $2,212 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$47 /mo · $564/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $1,197

Break-even live

Break-even rent $697

Max offer price $89,000

Occupancy floor 41%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4000 Findley Dr Flowery Branch, GA	3.0	1.0–2.0	1137	$2,184	$1.92	2d	38	1.21mi
900 Crest Village Cir Flowery Branch, GA	3.0	1.0–2.0	1024	$2,037	$1.99	2d	22	1.29mi

Listing history 26 events

1. 2026-06-18
   days on market $89,000 Active 48 DOM
2. 2026-06-17
   days on market $89,000 Active 47 DOM
3. 2026-06-16
   days on market $89,000 Active 46 DOM
4. 2026-06-15
   days on market $89,000 Active 45 DOM
5. 2026-06-13
   days on market $89,000 Active 43 DOM
6. 2026-06-09
   days on market $89,000 Active 39 DOM
7. 2026-06-08
   days on market $89,000 Active 38 DOM
8. 2026-06-07
   days on market $89,000 Active 37 DOM
9. 2026-06-04
   days on market $89,000 Active 34 DOM
10. 2026-06-03
    days on market $89,000 Active 33 DOM
11. 2026-06-02
    days on market $89,000 Active 32 DOM
12. 2026-06-01
    days on market $89,000 Active 31 DOM
13. 2026-05-31
    days on market $89,000 Active 30 DOM
14. 2026-05-08
    status Back On Market 382-char remark

    Show marketing remark (382 chars)

    3BR-2BA in Flowery Branch ready for a complete renovation. True fix-and-flip opportunity with strong upside potential. Located minutes from the Atlanta Falcons Training Facility and convenient to Atlanta, plus close to major shopping centers, grocery stores, and commuter routes. Property needs full rehab. Sold as-is. Ideal for investors looking for their next value-add project.

15. 2026-03-13
    status Under Contract 382-char remark

    Show marketing remark (382 chars)

    3BR-2BA in Flowery Branch ready for a complete renovation. True fix-and-flip opportunity with strong upside potential. Located minutes from the Atlanta Falcons Training Facility and convenient to Atlanta, plus close to major shopping centers, grocery stores, and commuter routes. Property needs full rehab. Sold as-is. Ideal for investors looking for their next value-add project.

16. 2026-03-06
    listed $89,000 New 382-char remark

    Show marketing remark (382 chars)

    3BR-2BA in Flowery Branch ready for a complete renovation. True fix-and-flip opportunity with strong upside potential. Located minutes from the Atlanta Falcons Training Facility and convenient to Atlanta, plus close to major shopping centers, grocery stores, and commuter routes. Property needs full rehab. Sold as-is. Ideal for investors looking for their next value-add project.

17. 2011-03-21
    historical 348-char remark

    Show marketing remark (348 chars)

    Fannie Mae/Homepath property. Purchase for as little as 3% down! This property is approved for Homepath Mortgage Financing. 3BR/2BA manufactured home. Split bedroom plan. Kitchen open to family room. Fireplace in family room. All appliances including refrigerator. Move in condition. Great rental area. Investors take note! Now under auction terms.

18. 2011-02-23
    soldstatus $20,000 Sold 348-char remark

    Show marketing remark (348 chars)

    Fannie Mae/Homepath property. Purchase for as little as 3% down! This property is approved for Homepath Mortgage Financing. 3BR/2BA manufactured home. Split bedroom plan. Kitchen open to family room. Fireplace in family room. All appliances including refrigerator. Move in condition. Great rental area. Investors take note! Now under auction terms.

19. 2011-02-22
    status Pending 348-char remark

    Show marketing remark (348 chars)

    Fannie Mae/Homepath property. Purchase for as little as 3% down! This property is approved for Homepath Mortgage Financing. 3BR/2BA manufactured home. Split bedroom plan. Kitchen open to family room. Fireplace in family room. All appliances including refrigerator. Move in condition. Great rental area. Investors take note! Now under auction terms.

20. 2010-12-14
    price $29,900 Reduced
21. 2010-12-13
    price $29,900 348-char remark

    Show marketing remark (348 chars)

    Fannie Mae/Homepath property. Purchase for as little as 3% down! This property is approved for Homepath Mortgage Financing. 3BR/2BA manufactured home. Split bedroom plan. Kitchen open to family room. Fireplace in family room. All appliances including refrigerator. Move in condition. Great rental area. Investors take note! Now under auction terms.

22. 2010-11-08
    listed $34,900 Active 348-char remark

    Show marketing remark (348 chars)

    Fannie Mae/Homepath property. Purchase for as little as 3% down! This property is approved for Homepath Mortgage Financing. 3BR/2BA manufactured home. Split bedroom plan. Kitchen open to family room. Fireplace in family room. All appliances including refrigerator. Move in condition. Great rental area. Investors take note! Now under auction terms.

23. 2010-08-14
    price $34,900 Extended
24. 2010-07-21
    price $39,900 Reduced
25. 1999-07-23
    soldstatus $69,000
26. 1995-12-01
    soldstatus $18,500

ⓘ 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: $564 · $47/mo
• Projected year-2 tax: $819 · $68/mo
• Expected delta: +$255/yr (+$21/mo · 45.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $26,544
• − Mortgage interest: −$4,985
• − Property taxes: −$564
• − Insurance: −$445
• − Repairs & maintenance: −$2,123
• − Management: −$2,123
• − Depreciation: −$2,589
• Taxable income: $13,714
• Est. tax owed @ 24.0%: −$3,291
• After-tax cash flow: $11,069/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 — 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

• 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

+381.1% since first listed

13 events — show timeline

• 2026-05-08 Relisted — GAMLS
• 2026-03-13 Pending — GAMLS
• 2026-03-06 Listed $89,000 GAMLS
• 2011-03-21 Listing Removed — FMLS
• 2011-02-23 Sold (MLS) $20,000 FMLS
• 2011-02-22 Pending — FMLS
• 2010-12-14 Price Changed $29,900 GAMLS
• 2010-12-13 Price Changed $29,900 FMLS
• 2010-11-08 Listed $34,900 FMLS
• 2010-08-14 Price Changed $34,900 GAMLS
• 2010-07-21 Price Changed $39,900 GAMLS
• 1999-07-23 Sold (Public Records) $69,000 Public Records
• 1995-12-01 Sold (Public Records) $18,500 Public Records

Property tax history

+2.7%/yr

Latest (2025): $564 · -0.0% YoY. Source: county tax records.