226 Chivalry Ln · Ball Ground, GA 30107

$215,000

3 bd · 2.0 ba · 1,215 sqft · Manufactured public records · 50 Days on market

Built 2001 1.15 ac lot $177/sqft · 8% below area Est $234k · 8% under

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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 +20.2/30.0
• ARV discount +11.1/15.0
• DSCR +6.4/10.0
• 1% rule +4.4/10.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming opportunity in Ball Ground! This 3 bedroom, 2 bathroom 2001 mobile home sits on a permanent foundation and offers approximately 1,215 square feet of living space on a 1.15-acre lot. Inside, you'll find newer luxury vinyl plank flooring throughout, along with a newer roof and updated appliances-providing a strong starting point for future improvements. The home is nestled on a unique, steep, tiered lot that offers potential for creative landscaping and outdoor living spaces, though it will require some additional maintenance. Whether you're an investor or a buyer looking to add your personal touch, this property presents a great opportunity with upside in a growing area.

Key facts

• Updated appliances
• Creative landscaping
• Unique tiered lot

Tags

• PERMANENT FOUNDATION
• UNIQUE TIERED LOT
• CREATIVE LANDSCAPING
• OUTDOOR LIVING SPACES
• UPDATED APPLIANCES

Property features AI

Exterior

• Parking: Driveway; Open parking available
• Utilities: Public water; Septic tank; Electricity available (110 volts)
• Home design: Double wide mobile home; Single-level (one story); Resale property
• Construction: Vinyl siding; Composition roof; Block foundation
• Exterior features: Private entrance; Private yard; Front porch; Gazebo; Outbuilding

Interior

• Kitchen: Pantry; Electric range
• Bedrooms: Master bedroom on the main level; Three bedrooms on the main level
• Flooring: Luxury vinyl flooring
• Bathrooms: Two full bathrooms; Two main-level bathrooms; Double vanity in master bath
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Double vanity; No shared/common walls; Open concept dining area; Other flexible room type
• Laundry & utility: Laundry located on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $215k.

Deal economics

• At list price, monthly cash flow is $272 ($3k/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 $202k (6.2% below list).
• Recommended offer: $202k (6.2% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 1.5% in Ball Ground — 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 (#80 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• Pickens County (rural): math 35% / reading 35% proficiency, ranked #59 of 174 in GA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Tate Elementary School (math 37% / reading 27%, grade F, #582 of 1,228 statewide, top 50%, 482 students, 51% FRL); Pickens County Junior High School (math 35% / reading 38%, grade F, #167 of 470 statewide, top 38%, 611 students, 45% FRL); Pickens County High School (math 34% / reading 28%, grade F, #127 of 424 statewide, top 30%, 1,259 students, 36% FRL) — zoned schools at 44% FRL track the district average.
• Market conditions: 319 active listings in the ZIP; high-income renter base; 260 units permitted in Pickens County in 2024 (0 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $173k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,580 (6.2% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 6% 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.94% ✗
• Cap rate: 7.81%
• Cash-on-cash: 5.42%
• DSCR: 1.24
• GRM: 8.9

CMA / ARV

• ARV (median comp): $233,839
• List price: $215,000
• Delta: -8.06%
• Verdict: FAIR
• Comps: 18 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -7.9%
• Equity multiple: 0.71×
• Total profit: $-17,578
• Equity at exit: $32,057

10-year hold

• IRR: 1.6%
• Equity multiple: 1.11×
• Total profit: $6,723
• Equity at exit: $18,589

Cash invested: $60,200 (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 30107

• Home prices YoY: -18.9%
• Active inventory: 319
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,016 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$103 /mo · $1,239/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $272

Break-even live

Break-even rent $1,671

Max offer price $215,000

Occupancy floor 82%

Sensitivity live

Price	-10% $394	-5% $333	+0% $272	+5% $211	+10% $150
Rent	-10% $113	-5% $193	+0% $272	+5% $352	+10% $431
Rate	-1.0pp $380	-0.5pp $327	base $272	+0.5pp $216	+1.0pp $160

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-21
   days on market $215,000 Active 50 DOM
2. 2026-06-18
   days on market $215,000 Active 47 DOM
3. 2026-06-17
   days on market $215,000 Active 46 DOM
4. 2026-06-16
   days on market $215,000 Active 45 DOM
5. 2026-06-15
   days on market $215,000 Active 44 DOM
6. 2026-06-13
   days on market $215,000 Active 42 DOM
7. 2026-06-13
   days on market $215,000 Active 41 DOM
8. 2026-06-09
   days on market $215,000 Active 38 DOM
9. 2026-06-08
   days on market $215,000 Active 37 DOM
10. 2026-06-07
    days on market $215,000 Active 36 DOM
11. 2026-06-04
    days on market $215,000 Active 33 DOM
12. 2026-06-03
    days on market $215,000 Active 32 DOM
13. 2026-06-02
    days on market $215,000 Active 31 DOM
14. 2026-06-02
    price $215,000 Active 30 DOM
15. 2026-06-01
    days on market $224,900 Active 30 DOM

    Show marketing remark (688 chars)

    Charming opportunity in Ball Ground! This 3 bedroom, 2 bathroom 2001 mobile home sits on a permanent foundation and offers approximately 1,215 square feet of living space on a 1.15-acre lot. Inside, you'll find newer luxury vinyl plank flooring throughout, along with a newer roof and updated appliances-providing a strong starting point for future improvements. The home is nestled on a unique, steep, tiered lot that offers potential for creative landscaping and outdoor living spaces, though it will require some additional maintenance. Whether you're an investor or a buyer looking to add your personal touch, this property presents a great opportunity with upside in a growing area.

16. 2026-05-31
    days on market $224,900 Active 29 DOM
17. 2026-05-02
    listed $229,900 New 688-char remark

    Show marketing remark (688 chars)

    Charming opportunity in Ball Ground! This 3 bedroom, 2 bathroom 2001 mobile home sits on a permanent foundation and offers approximately 1,215 square feet of living space on a 1.15-acre lot. Inside, you'll find newer luxury vinyl plank flooring throughout, along with a newer roof and updated appliances-providing a strong starting point for future improvements. The home is nestled on a unique, steep, tiered lot that offers potential for creative landscaping and outdoor living spaces, though it will require some additional maintenance. Whether you're an investor or a buyer looking to add your personal touch, this property presents a great opportunity with upside in a growing area.

18. 2026-05-02
    listed $229,900 Active 700-char remark

    Show marketing remark (688 chars)

    Charming opportunity in Ball Ground! This 3 bedroom, 2 bathroom 2001 mobile home sits on a permanent foundation and offers approximately 1,215 square feet of living space on a 1.15-acre lot. Inside, you'll find newer luxury vinyl plank flooring throughout, along with a newer roof and updated appliances-providing a strong starting point for future improvements. The home is nestled on a unique, steep, tiered lot that offers potential for creative landscaping and outdoor living spaces, though it will require some additional maintenance. Whether you're an investor or a buyer looking to add your personal touch, this property presents a great opportunity with upside in a growing area.

19. 2025-05-09
    soldstatus $173,000 Sold

    Show marketing remark (523 chars)

    This 3 bedroom, 2 bathroom home in Ball Ground is a great opportunity for buyers looking to put their personal touch on a property. The home features newer luxury vinyl plank flooring throughout, a newer roof, and updated appliances, providing a solid foundation for future improvements. Sitting on a unique, steep, tiered lot, this property offers potential for creative landscaping and outdoor living but will require additional maintenance. A solid choice for investors or buyers looking for a project with upside.

20. 2025-05-09
    soldstatus $173,000 Closed

    Show marketing remark (523 chars)

    This 3 bedroom, 2 bathroom home in Ball Ground is a great opportunity for buyers looking to put their personal touch on a property. The home features newer luxury vinyl plank flooring throughout, a newer roof, and updated appliances, providing a solid foundation for future improvements. Sitting on a unique, steep, tiered lot, this property offers potential for creative landscaping and outdoor living but will require additional maintenance. A solid choice for investors or buyers looking for a project with upside.

21. 2025-05-09
    soldstatus $173,000

    Show marketing remark (523 chars)

    This 3 bedroom, 2 bathroom home in Ball Ground is a great opportunity for buyers looking to put their personal touch on a property. The home features newer luxury vinyl plank flooring throughout, a newer roof, and updated appliances, providing a solid foundation for future improvements. Sitting on a unique, steep, tiered lot, this property offers potential for creative landscaping and outdoor living but will require additional maintenance. A solid choice for investors or buyers looking for a project with upside.

22. 2025-04-17
    historical $1,200
23. 2025-04-15
    status Under Contract

    Show marketing remark (523 chars)

    This 3 bedroom, 2 bathroom home in Ball Ground is a great opportunity for buyers looking to put their personal touch on a property. The home features newer luxury vinyl plank flooring throughout, a newer roof, and updated appliances, providing a solid foundation for future improvements. Sitting on a unique, steep, tiered lot, this property offers potential for creative landscaping and outdoor living but will require additional maintenance. A solid choice for investors or buyers looking for a project with upside.

24. 2025-04-15
    historical Active Under Contract

    Show marketing remark (523 chars)

    This 3 bedroom, 2 bathroom home in Ball Ground is a great opportunity for buyers looking to put their personal touch on a property. The home features newer luxury vinyl plank flooring throughout, a newer roof, and updated appliances, providing a solid foundation for future improvements. Sitting on a unique, steep, tiered lot, this property offers potential for creative landscaping and outdoor living but will require additional maintenance. A solid choice for investors or buyers looking for a project with upside.

25. 2025-04-07
    listed $1,200
26. 2025-03-24
    price $175,000

    Show marketing remark (523 chars)

    This 3 bedroom, 2 bathroom home in Ball Ground is a great opportunity for buyers looking to put their personal touch on a property. The home features newer luxury vinyl plank flooring throughout, a newer roof, and updated appliances, providing a solid foundation for future improvements. Sitting on a unique, steep, tiered lot, this property offers potential for creative landscaping and outdoor living but will require additional maintenance. A solid choice for investors or buyers looking for a project with upside.

27. 2025-03-24
    price $175,000

    Show marketing remark (523 chars)

    This 3 bedroom, 2 bathroom home in Ball Ground is a great opportunity for buyers looking to put their personal touch on a property. The home features newer luxury vinyl plank flooring throughout, a newer roof, and updated appliances, providing a solid foundation for future improvements. Sitting on a unique, steep, tiered lot, this property offers potential for creative landscaping and outdoor living but will require additional maintenance. A solid choice for investors or buyers looking for a project with upside.

28. 2025-03-16
    listed $195,000 New

    Show marketing remark (523 chars)

    This 3 bedroom, 2 bathroom home in Ball Ground is a great opportunity for buyers looking to put their personal touch on a property. The home features newer luxury vinyl plank flooring throughout, a newer roof, and updated appliances, providing a solid foundation for future improvements. Sitting on a unique, steep, tiered lot, this property offers potential for creative landscaping and outdoor living but will require additional maintenance. A solid choice for investors or buyers looking for a project with upside.

29. 2025-03-16
    listed $195,000 Active

    Show marketing remark (523 chars)

    This 3 bedroom, 2 bathroom home in Ball Ground is a great opportunity for buyers looking to put their personal touch on a property. The home features newer luxury vinyl plank flooring throughout, a newer roof, and updated appliances, providing a solid foundation for future improvements. Sitting on a unique, steep, tiered lot, this property offers potential for creative landscaping and outdoor living but will require additional maintenance. A solid choice for investors or buyers looking for a project with upside.

30. 2000-08-30
    soldstatus $22,000

ⓘ 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: $1,239 · $103/mo
• Projected year-2 tax: $1,978 · $165/mo
• Expected delta: +$739/yr (+$62/mo · 59.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,190
• − Mortgage interest: −$12,043
• − Property taxes: −$1,239
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,935
• − Management: −$1,935
• − Depreciation: −$6,255
• Taxable loss: −$293
• Est. tax savings @ 24.0%: +$70
• After-tax cash flow: $3,336/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: Pickens County
• NCES district ID: 1304110
• Math proficiency: 35% ▼ -11.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $53,760
• Composite: 30.72/100
• National rank: #6165
• State rank: #59 of 174 in GA

Livability — Ball Ground

• Score: 71/100
• State rank: #80
• US rank: #6900

Category grades

Amenities F Commute F Cost of living A- 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: Cherokee County · 289,977 people
• City population: 19,134
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 19,134
• Household income: $110,811
• Rent vs Own: 10.6% rent · 89.4% own
• Severe rent burden: 93.0

Population outlook (Pickens County) Hauer SSP2

• Today (2025): 32,161 people
• By 2030: 32,815 · +2.0%
• By 2040: 33,427 · +3.9%
• By 2050: 33,077 · +2.8%
• By 2075: 31,291 · -2.7%
• By 2100: 27,205 · -15.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 4% Asian 2% Black 1%
• Common ancestry: Slovak 3% Lithuanian 2% Serbian 2%
• Foreign-born: 4% · Canada, China, Jamaica
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Pickens

• 2024 margin: Solid R (+65.8) · D 16.8% · R 82.6%
• 2008→2024 swing: -7.8pp toward R · 2008: -57.9pp · 2024: -65.8pp
• All cycles: 2024: R+65.8 2020: R+65.7 2016: R+69.2 2012: R+67.6 2008: R+57.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.64%
• Current HPI: 282.4155
• Rent YoY: —
• Metro: Atlanta-Sandy Springs-Alpharetta, 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

+877.3% since first listed

18 events — show timeline

• 2026-06-01 Price Changed $215,000 GAMLS
• 2026-06-01 Price Changed $215,000 FMLS
• 2026-05-24 Price Changed $224,900 GAMLS
• 2026-05-24 Price Changed $224,900 FMLS
• 2026-05-02 Listed $229,900 FMLS
• 2026-05-02 Listed $229,900 GAMLS
• 2025-05-09 Sold (Public Records) $173,000 Public Records
• 2025-05-09 Sold (MLS) $173,000 FMLS
• 2025-05-09 Sold (MLS) $173,000 GAMLS
• 2025-04-17 Rental Removed $1,200 BUILDIUM
• 2025-04-15 Pending — GAMLS
• 2025-04-15 Contingent — FMLS
• 2025-04-07 Listed for Rent $1,200 BUILDIUM
• 2025-03-24 Price Changed $175,000 GAMLS
• 2025-03-24 Price Changed $175,000 FMLS
• 2025-03-16 Listed $195,000 FMLS
• 2025-03-16 Listed $195,000 GAMLS
• 2000-08-30 Sold (Public Records) $22,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $1,239 · +2.8% YoY. Source: county tax records.