95 New Town Rd · Gumlog, GA 30553

$165,000

3 bd · 2.0 ba · 1,196 sqft · Manufactured public records · 32 Days on market

Built 2002 0.57 ac lot $138/sqft · 21% below area Est $209k · 21% 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 +23.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +4.7/10.0
• Livability +3.3/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

**UP to $3000 in LENDER INCENTIVES AVAILABLE!!** Don't miss out on this charming 3-bedroom, 2-bath home sitting on a beautiful 0.57-acre lot! With lots of potential, this move-in-ready home is just waiting for your personal touch. Sold as-is, it's perfect for those ready to bring their vision and make it their own. Conveniently located near Lake Hartwell and Tugaloo Park, you're only 5 minutes from the Popular Springs public boat ramp and just minutes from shopping, dining, and downtown. Enjoy the best of both convenience and lake life. This is your next HOME!

Key facts

• 0.57-acre lot
• Near tugaloo park
• Near lake hartwell

Tags

• 0.57-ACRE LOT
• NEAR LAKE HARTWELL
• NEAR TUGALOO PARK
• 5 MINUTES FROM BOAT RAMP
• MINUTES FROM SHOPPING
• MINUTES FROM DINING

Property features AI

Finance

• Other: Shared driveway/easement access via Gumlog Road to New Town Road

Exterior

• Utilities: Public water; Septic tank sewer
• Home design: Single-story mobile home; Attached property with no common walls
• Construction: Vinyl siding; Composition roof; Built on crawl space
• Exterior features: Has a view

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Electric water heater; Crawl space basement
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/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 $161k (2.7% below list).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 2.7% in Gumlog — 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 (#185 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Franklin County (rural): math 38% / reading 35% proficiency, ranked #61 of 174 in GA (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 147 active listings in the ZIP; 163 units permitted in Franklin 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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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 $130k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $160,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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. 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?
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: 0.97% ✗
• Cap rate: 8.45%
• Cash-on-cash: 7.72%
• DSCR: 1.34
• GRM: 8.6

CMA / ARV

• ARV (median comp): $209,000
• List price: $165,000
• Delta: -21.05%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -4.6%
• Equity multiple: 0.83×
• Total profit: $-7,888
• Equity at exit: $24,602

10-year hold

• IRR: 5.1%
• Equity multiple: 1.37×
• Total profit: $17,183
• Equity at exit: $14,266

Cash invested: $46,200 (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 30553

• Home prices YoY: -7.0%
• Active inventory: 147
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,606 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$37 /mo · $448/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $297

Break-even live

Break-even rent $1,230

Max offer price $165,000

Occupancy floor 76%

Sensitivity live

Price	-10% $391	-5% $344	+0% $297	+5% $251	+10% $204
Rent	-10% $170	-5% $234	+0% $297	+5% $361	+10% $424
Rate	-1.0pp $380	-0.5pp $339	base $297	+0.5pp $254	+1.0pp $211

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-19
   status Under Contract 566-char remark

   Show marketing remark (566 chars)

   **UP to $3000 in LENDER INCENTIVES AVAILABLE!!** Don't miss out on this charming 3-bedroom, 2-bath home sitting on a beautiful 0.57-acre lot! With lots of potential, this move-in-ready home is just waiting for your personal touch. Sold as-is, it's perfect for those ready to bring their vision and make it their own. Conveniently located near Lake Hartwell and Tugaloo Park, you're only 5 minutes from the Popular Springs public boat ramp and just minutes from shopping, dining, and downtown. Enjoy the best of both convenience and lake life. This is your next HOME!

2. 2026-04-24
   listed $165,000 Active 573-char remark
3. 2026-04-10
   listed $165,000 New 566-char remark

   Show marketing remark (566 chars)

   **UP to $3000 in LENDER INCENTIVES AVAILABLE!!** Don't miss out on this charming 3-bedroom, 2-bath home sitting on a beautiful 0.57-acre lot! With lots of potential, this move-in-ready home is just waiting for your personal touch. Sold as-is, it's perfect for those ready to bring their vision and make it their own. Conveniently located near Lake Hartwell and Tugaloo Park, you're only 5 minutes from the Popular Springs public boat ramp and just minutes from shopping, dining, and downtown. Enjoy the best of both convenience and lake life. This is your next HOME!

4. 2024-10-30
   soldstatus $130,000
5. 2024-10-09
   historical

   Show marketing remark (156 chars)

   Move in ready home close to Lake Hartwell and Tugaloo State Park 5 minutes away and Popular Springs public boat ramp and only minutes to dining and shopping

6. 2024-10-09
   soldstatus $130,000 Sold

   Show marketing remark (156 chars)

   Move in ready home close to Lake Hartwell and Tugaloo State Park 5 minutes away and Popular Springs public boat ramp and only minutes to dining and shopping

7. 2024-08-06
   historical Active Under Contract

   Show marketing remark (156 chars)

   Move in ready home close to Lake Hartwell and Tugaloo State Park 5 minutes away and Popular Springs public boat ramp and only minutes to dining and shopping

8. 2024-04-11
   listed $140,000 New

   Show marketing remark (156 chars)

   Move in ready home close to Lake Hartwell and Tugaloo State Park 5 minutes away and Popular Springs public boat ramp and only minutes to dining and shopping

9. 2017-05-01
   soldstatus $59,500
10. 2017-04-27
    soldstatus $59,500
11. 2016-09-06
    listed $69,900
12. 2006-06-30
    soldstatus $35,000
13. 2001-06-18
    soldstatus $13,000

ⓘ 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: $448 · $37/mo
• Projected year-2 tax: $1,518 · $126/mo
• Expected delta: +$1,070/yr (+$89/mo · 238.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,270
• − Mortgage interest: −$9,243
• − Property taxes: −$448
• − Insurance: −$825
• − Repairs & maintenance: −$1,542
• − Management: −$1,542
• − Depreciation: −$4,800
• Taxable income: $871
• Est. tax owed @ 24.0%: −$209
• After-tax cash flow: $3,357/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: Franklin County
• NCES district ID: 1302250
• Math proficiency: 38% ▼ -1.00%
• Reading proficiency: 35% ▼ -3.00%
• Median HH income: $35,985
• Composite: 30.28/100
• National rank: #6281
• State rank: #61 of 174 in GA

Livability — Gumlog

• Score: 66/100
• State rank: #185
• US rank: #11633

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gumlog, GA
• Population (ZIP): 8,454

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 22,625 people
• By 2030: 22,725 · +0.4%
• By 2040: 22,806 · +0.8%
• By 2050: 22,713 · +0.4%
• By 2075: 22,514 · -0.5%
• By 2100: 20,768 · -8.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 11% Hispanic / Latino 9% Two or more races 9%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 8% Other Asian/Pacific 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+72.6) · D 13.6% · R 86.2%
• 2008→2024 swing: -21.1pp toward R · 2008: -51.5pp · 2024: -72.6pp
• All cycles: 2024: R+72.6 2020: R+69.5 2016: R+68.6 2012: R+59.5 2008: R+51.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -28.92%
• Current HPI: 385.1997
• 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

+1169.2% since first listed

14 events — show timeline

• 2026-05-27 Pending — Hive MLS
• 2026-05-19 Pending — GAMLS
• 2026-04-24 Listed $165,000 Hive MLS
• 2026-04-10 Listed $165,000 GAMLS
• 2024-10-30 Sold (Public Records) $130,000 Public Records
• 2024-10-09 Listing Removed — GAMLS
• 2024-10-09 Sold (MLS) $130,000 GAMLS
• 2024-08-06 Contingent — GAMLS
• 2024-04-11 Listed $140,000 GAMLS
• 2017-05-01 Sold (Public Records) $59,500 Public Records
• 2017-04-27 Sold (MLS) $59,500 GAMLS
• 2016-09-06 Listed $69,900 GAMLS
• 2006-06-30 Sold (Public Records) $35,000 Public Records
• 2001-06-18 Sold (Public Records) $13,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $448 · +11.1% YoY. Source: county tax records.