13747 County Road 29 · Cave Spring, GA 35960

$65,000

3 bd · 2.0 ba · 1,125 sqft · Manufactured · 86 Days on market

Built 2000 3.00 ac lot $58/sqft · 65% 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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a fixer-upper with land in a peaceful country setting? This 3 bedroom, 2 bathroom mobile home sits on approximately 3 +/- acres and offers plenty of potential for the right buyer. If you’re searching for acreage with opportunity, this property is worth a look! Call today!

Key facts

• 3 acre lot
• Listed 86 days

Tags

• PEACEFUL COUNTRY SETTING
• APPROXIMATELY 3 ACRES
• LAND WITH OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $336 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($914 rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#340 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B; Watch: schools F, amenities F, commute F.
• Cherokee County (rural): math 21% / reading 45% proficiency, ranked #58 of 129 in AL (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 39 units permitted in Cherokee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Cherokee County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% 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 $61,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.41% ✓
• Cap rate: 12.50%
• Cash-on-cash: 22.15%
• DSCR: 1.99
• GRM: 5.9

CMA / ARV

• ARV (median comp): $184,169
• List price: $65,000
• Delta: -64.71%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 14.9%
• Equity multiple: 1.60×
• Total profit: $10,843
• Equity at exit: $9,692

10-year hold

• IRR: 23.6%
• Equity multiple: 3.03×
• Total profit: $36,897
• Equity at exit: $5,620

Cash invested: $18,200 (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 35960

• Home prices YoY: -14.7%
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $914 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$18 /mo · $215/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $336

Break-even live

Break-even rent $488

Max offer price $65,000

Occupancy floor 58%

Sensitivity live

Price	-10% $373	-5% $354	+0% $336	+5% $318	+10% $299
Rent	-10% $264	-5% $300	+0% $336	+5% $372	+10% $408
Rate	-1.0pp $369	-0.5pp $353	base $336	+0.5pp $319	+1.0pp $302

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $65,000 Active 86 DOM
2. 2026-06-19
   days on market $65,000 Active 84 DOM
3. 2026-06-18
   days on market $65,000 Active 83 DOM
4. 2026-06-17
   days on market $65,000 Active 82 DOM
5. 2026-06-16
   days on market $65,000 Active 81 DOM
6. 2026-06-15
   days on market $65,000 Active 80 DOM
7. 2026-06-14
   days on market $65,000 Active 78 DOM
8. 2026-06-13
   days on market $65,000 Active 77 DOM
9. 2026-06-10
   days on market $65,000 Active 75 DOM
10. 2026-06-09
    days on market $65,000 Active 74 DOM
11. 2026-06-08
    days on market $65,000 Active 73 DOM
12. 2026-06-07
    days on market $65,000 Active 72 DOM
13. 2026-06-05
    days on market $65,000 Active 69 DOM
14. 2026-06-03
    days on market $65,000 Active 68 DOM
15. 2026-06-02
    days on market $65,000 Active 67 DOM
16. 2026-06-01
    days on market $65,000 Active 66 DOM
17. 2026-05-31
    days on market $65,000 Active 65 DOM
18. 2026-05-30
    days on market $65,000 Active 64 DOM
19. 2026-03-27
    listed $65,000 Active 290-char remark

    Show marketing remark (290 chars)

    Looking for a fixer-upper with land in a peaceful country setting? This 3 bedroom, 2 bathroom mobile home sits on approximately 3 +/- acres and offers plenty of potential for the right buyer. If you’re searching for acreage with opportunity, this property is worth a look! Call today!

ⓘ 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: $215 · $18/mo
• Projected year-2 tax: $598 · $50/mo
• Expected delta: +$383/yr (+$32/mo · 178.1%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% 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: $10,965
• − Mortgage interest: −$3,641
• − Property taxes: −$215
• − Insurance: −$325
• − Repairs & maintenance: −$877
• − Management: −$877
• − Depreciation: −$1,891
• Taxable income: $3,139
• Est. tax owed @ 24.0%: −$753
• After-tax cash flow: $3,279/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: Cherokee County
• NCES district ID: 0100630
• Math proficiency: 21% ▼ -25.00%
• Reading proficiency: 45% ▲ 4.00%
• Median HH income: $37,824
• Composite: 27.43/100
• National rank: #6965
• State rank: #58 of 129 in AL

Livability — Cave Spring

• Score: 61/100
• State rank: #340
• US rank: #17653

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,044

Population outlook (Cherokee County) Hauer SSP2

• Today (2025): 24,929 people
• By 2030: 24,177 · -3.0%
• By 2040: 22,411 · -10.1%
• By 2050: 20,595 · -17.4%
• By 2075: 17,025 · -31.7%
• By 2100: 13,700 · -45.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 8% Two or more races 3%
• Common ancestry: Lithuanian 2% Italian 1% Serbian 1%
• Foreign-born: 1% · Canada, Jamaica
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Cherokee

• 2024 margin: Solid R (+75.5) · D 12.0% · R 87.5%
• 2008→2024 swing: -24.3pp toward R · 2008: -51.2pp · 2024: -75.5pp
• All cycles: 2024: R+75.5 2020: R+72.8 2016: R+69.4 2012: R+55.0 2008: R+51.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -34.50%
• Current HPI: 199.8855
• 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

1 event — show timeline

• 2026-03-27 Listed $65,000 VMLS

Property tax history

+34.8%/yr

Latest (2025): $215 · +6.7% YoY. Source: county tax records.