386 Misty Cir · Buchanan, GA 30176

$106,150

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 131 Days on market

Manufactured home Built 1998 0.58 ac lot

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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 +20.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• Appreciation +4.8/10.0
• 1% rule +4.6/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Offers to be placed on Xome.com. Interior inspections are not available, do not trespass! Forward all inquiries and questions to Xome Customer Service NO REPRESENTATION TO VALIDITY OF INFORMATION IS MADE, BUYER TO VERIFY ALL INFORMATION WHERIN.

Key facts

• 0.58 acre lot
• Built 1998
• Listed 131 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $106k.

Deal economics

• At list price, monthly cash flow is $135 ($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 $102k (4.2% below list).
• Recommended offer: $93k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 1.9% in Buchanan — 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 64/100 on livability (#262 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Haralson County (rural): math 36% / reading 30% proficiency, ranked #76 of 174 in GA (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Buchanan Primary School (445 students, 85% FRL); Haralson County Middle School (math 43% / reading 33%, grade F, #159 of 470 statewide, top 34%, 772 students, 85% FRL); Haralson County High School (math 30% / reading 42%, grade F, #74 of 424 statewide, top 18%, 945 students, 85% FRL) — zoned schools average 85% FRL vs 54% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 72 active listings in the ZIP; 225 units permitted in Haralson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $229 of equity ($734 loan paydown + $-505 appreciation (-0.5% local appreciation)).
• Haralson County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-0.5% appreciation + 3.0% rent growth), your $30k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $19k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; major 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 $93,412 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 0.96% ✗
• Cap rate: 7.82%
• Cash-on-cash: 5.47%
• DSCR: 1.24
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.3%
• Equity multiple: 1.11×
• Total profit: $3,148
• Equity at exit: $28,322

10-year hold

• IRR: 8.2%
• Equity multiple: 1.84×
• Total profit: $25,077
• Equity at exit: $32,108

Cash invested: $29,722 (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 30176

• Home prices YoY: -0.2%
• Active inventory: 72
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,017 medium
• Mortgage (P&I): −$557
• Tax from tax record: −$67 /mo · $803/yr
• Insurance: −$44
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $135

Break-even live

Break-even rent $845

Max offer price $106,150

Occupancy floor 82%

Sensitivity live

Price	-10% $196	-5% $166	+0% $135	+5% $105	+10% $75
Rent	-10% $55	-5% $95	+0% $135	+5% $176	+10% $216
Rate	-1.0pp $189	-0.5pp $162	base $135	+0.5pp $108	+1.0pp $80

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: $26,538
• Closing costs: $3,184
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-22
   days on market $106,150 Active 131 DOM
2. 2026-06-21
   days on market $106,150 Active 130 DOM
3. 2026-06-18
   days on market $106,150 Active 127 DOM
4. 2026-06-17
   days on market $106,150 Active 126 DOM
5. 2026-06-16
   days on market $106,150 Active 125 DOM
6. 2026-06-15
   days on market $106,150 Active 124 DOM
7. 2026-06-13
   days on market $106,150 Active 122 DOM
8. 2026-06-09
   days on market $106,150 Active 118 DOM
9. 2026-06-08
   days on market $106,150 Active 117 DOM
10. 2026-06-07
    days on market $106,150 Active 116 DOM
11. 2026-06-04
    days on market $106,150 Active 113 DOM
12. 2026-06-03
    days on market $106,150 Active 112 DOM
13. 2026-06-02
    days on market $106,150 Active 111 DOM
14. 2026-06-01
    days on market $106,150 Active 110 DOM
15. 2026-05-31
    days on market $106,150 Active 109 DOM
16. 2026-02-11
    listed $125,450 Active 248-char remark

    Show marketing remark (248 chars)

    Offers to be placed on Xome.com. Interior inspections are not available, do not trespass! Forward all inquiries and questions to Xome Customer Service NO REPRESENTATION TO VALIDITY OF INFORMATION IS MADE, BUYER TO VERIFY ALL INFORMATION WHERIN.

17. 2026-02-06
    soldstatus $125,450
18. 2026-02-06
    soldstatus $125,450
19. 2022-04-26
    soldstatus $165,000
20. 2022-04-20
    soldstatus $165,000 Closed 448-char remark

    Show marketing remark (448 chars)

    Home sweet home! This completely rennovated mobile home features 2 bedrooms, 2 full baths, with the possibility of having a 3rd bedroom, an out building, a level .66 acre lot, great schools, brand new kitchen cabinets with butcher block tops, brand new stainless steel appliances, brand new LVP vinyl plank flooring, new Hvac, new roof, beautiful new wood porch and rear decks, completely under pinned ......... to many upgrades to list. Must see!

21. 2022-04-20
    soldstatus

    Show marketing remark (448 chars)

    Home sweet home! This completely rennovated mobile home features 2 bedrooms, 2 full baths, with the possibility of having a 3rd bedroom, an out building, a level .66 acre lot, great schools, brand new kitchen cabinets with butcher block tops, brand new stainless steel appliances, brand new LVP vinyl plank flooring, new Hvac, new roof, beautiful new wood porch and rear decks, completely under pinned ......... to many upgrades to list. Must see!

22. 2022-04-20
    soldstatus $165,000 Sold

    Show marketing remark (448 chars)

    Home sweet home! This completely rennovated mobile home features 2 bedrooms, 2 full baths, with the possibility of having a 3rd bedroom, an out building, a level .66 acre lot, great schools, brand new kitchen cabinets with butcher block tops, brand new stainless steel appliances, brand new LVP vinyl plank flooring, new Hvac, new roof, beautiful new wood porch and rear decks, completely under pinned ......... to many upgrades to list. Must see!

23. 2022-03-15
    status Pending 448-char remark

    Show marketing remark (448 chars)

    Home sweet home! This completely rennovated mobile home features 2 bedrooms, 2 full baths, with the possibility of having a 3rd bedroom, an out building, a level .66 acre lot, great schools, brand new kitchen cabinets with butcher block tops, brand new stainless steel appliances, brand new LVP vinyl plank flooring, new Hvac, new roof, beautiful new wood porch and rear decks, completely under pinned ......... to many upgrades to list. Must see!

24. 2022-03-15
    status Under Contract

    Show marketing remark (448 chars)

    Home sweet home! This completely rennovated mobile home features 2 bedrooms, 2 full baths, with the possibility of having a 3rd bedroom, an out building, a level .66 acre lot, great schools, brand new kitchen cabinets with butcher block tops, brand new stainless steel appliances, brand new LVP vinyl plank flooring, new Hvac, new roof, beautiful new wood porch and rear decks, completely under pinned ......... to many upgrades to list. Must see!

25. 2022-03-08
    listed $159,900 Active 448-char remark

    Show marketing remark (448 chars)

    Home sweet home! This completely rennovated mobile home features 2 bedrooms, 2 full baths, with the possibility of having a 3rd bedroom, an out building, a level .66 acre lot, great schools, brand new kitchen cabinets with butcher block tops, brand new stainless steel appliances, brand new LVP vinyl plank flooring, new Hvac, new roof, beautiful new wood porch and rear decks, completely under pinned ......... to many upgrades to list. Must see!

26. 2022-03-08
    listed $159,900

    Show marketing remark (448 chars)

    Home sweet home! This completely rennovated mobile home features 2 bedrooms, 2 full baths, with the possibility of having a 3rd bedroom, an out building, a level .66 acre lot, great schools, brand new kitchen cabinets with butcher block tops, brand new stainless steel appliances, brand new LVP vinyl plank flooring, new Hvac, new roof, beautiful new wood porch and rear decks, completely under pinned ......... to many upgrades to list. Must see!

27. 2022-03-08
    listed $159,900 New

    Show marketing remark (448 chars)

    Home sweet home! This completely rennovated mobile home features 2 bedrooms, 2 full baths, with the possibility of having a 3rd bedroom, an out building, a level .66 acre lot, great schools, brand new kitchen cabinets with butcher block tops, brand new stainless steel appliances, brand new LVP vinyl plank flooring, new Hvac, new roof, beautiful new wood porch and rear decks, completely under pinned ......... to many upgrades to list. Must see!

28. 2000-01-12
    soldstatus $46,400
29. 1998-07-17
    soldstatus $6,500

ⓘ 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: $803 · $67/mo
• Projected year-2 tax: $977 · $81/mo
• Expected delta: +$173/yr (+$14/mo · 21.5%)

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,202
• − Mortgage interest: −$5,946
• − Property taxes: −$803
• − Insurance: −$531
• − Repairs & maintenance: −$976
• − Management: −$976
• − Depreciation: −$3,088
• Taxable loss: −$118
• Est. tax savings @ 24.0%: +$28
• After-tax cash flow: $1,654/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: Haralson County
• NCES district ID: 1302670
• Math proficiency: 36% ▼ -6.00%
• Reading proficiency: 30% ▼ -3.00%
• Median HH income: $39,716
• Composite: 27.74/100
• National rank: #6900
• State rank: #76 of 174 in GA

Livability — Buchanan

• Score: 64/100
• State rank: #262
• US rank: #14273

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,341

Population outlook (Haralson County) Hauer SSP2

• Today (2025): 29,106 people
• By 2030: 29,023 · -0.3%
• By 2040: 28,434 · -2.3%
• By 2050: 27,144 · -6.7%
• By 2075: 22,666 · -22.1%
• By 2100: 16,475 · -43.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Black 10% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Serbian 1% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Haralson

• 2024 margin: Solid R (+74.4) · D 12.6% · R 87.0%
• 2008→2024 swing: -16.6pp toward R · 2008: -57.8pp · 2024: -74.4pp
• All cycles: 2024: R+74.4 2020: R+74.0 2016: R+71.6 2012: R+64.2 2008: R+57.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.48%
• Current HPI: 279.1844
• 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

+1830.0% since first listed

14 events — show timeline

• 2026-02-11 Listed $125,450 MGMLS
• 2026-02-06 Sold (Public Records) $125,450 Public Records
• 2026-02-06 Sold (Public Records) $125,450 Public Records
• 2022-04-26 Sold (Public Records) $165,000 Public Records
• 2022-04-20 Sold (MLS) $165,000 GAMLS
• 2022-04-20 Sold (MLS) — MRMLS
• 2022-04-20 Sold (MLS) $165,000 FMLS
• 2022-03-15 Pending — FMLS
• 2022-03-15 Pending — GAMLS
• 2022-03-08 Listed $159,900 GAMLS
• 2022-03-08 Listed $159,900 MRMLS
• 2022-03-08 Listed $159,900 FMLS
• 2000-01-12 Sold (Public Records) $46,400 Public Records
• 1998-07-17 Sold (Public Records) $6,500 Public Records

Property tax history

+7.0%/yr

Latest (2025): $803 · +0.2% YoY. Source: county tax records.