713 Woods Rd · Tunnel Hill, GA 30755

$159,000

3 bd · 2.0 ba · 960 sqft · Manufactured public records · 12 Days on market

Built 2000 0.51 ac lot

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Why this score? — see what drove the D 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 +13.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3-2 in Tunnel Hill, GA

Key facts

• 0.51 acre lot
• Built 2000
• Listed 12 days

Property features AI

Exterior

• Parking: Parking pad
• Utilities: Public water; Septic tank sewer; Electricity available; Electric service (other)
• Home design: Double-wide mobile home; One-level layout; Resale condition
• Construction: Vinyl siding; Metal roof; Brick/mortar foundation; Crawl space
• Exterior features: Awning(s); Private yard; Deck

Interior

• Kitchen: Kitchen island; Dishwasher; Electric range; Range hood
• Bedrooms: Three main-level bedrooms; Oversized master bedroom
• Flooring: Luxury vinyl
• Bathrooms: Two full bathrooms on the main level; Master bath: none specified
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Aluminum-framed windows; Open-concept dining area; Den; Other interior features
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $159k.

Deal economics

• At list price, monthly cash flow is $13 ($160/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 $141k (11.5% below list).
• Recommended offer: $141k (11.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.0% in Tunnel Hill — 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 67/100 on livability (#164 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Catoosa County (suburban): math 36% / reading 41% proficiency, ranked #49 of 174 in GA (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Tiger Creek Elementary School (math 22% / reading 27%, grade F, #753 of 1,228 statewide, top 64%, 477 students, 57% FRL); Ringgold Middle School (math 35% / reading 49%, grade D-, #126 of 470 statewide, top 28%, 765 students, 42% FRL); Ringgold High School (math 32% / reading 17%, grade F, #184 of 424 statewide, top 48%, 1,053 students, 34% FRL) — zoned schools at 44% FRL track the district average.
• Market conditions: 64 active listings in the ZIP; 848 units permitted in Catoosa County in 2024 (256 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.
• Catoosa County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y ago; this cycle's ask is 51% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $85k; list at $159k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,776 (11.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.89% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.36%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -15.7%
• Equity multiple: 0.44×
• Total profit: $-24,895
• Equity at exit: $23,707

10-year hold

• IRR: -7.2%
• Equity multiple: 0.54×
• Total profit: $-20,500
• Equity at exit: $13,747

Cash invested: $44,520 (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 30755

• Home prices YoY: -22.7%
• Active inventory: 64
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,408 medium
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $13

Break-even live

Break-even rent $1,391

Max offer price $159,000

Occupancy floor 94%

Sensitivity live

Price	-10% $123	-5% $68	+0% $13	+5% $-42	+10% $-97
Rent	-10% $-98	-5% $-42	+0% $13	+5% $69	+10% $125
Rate	-1.0pp $93	-0.5pp $54	base $13	+0.5pp $-28	+1.0pp $-70

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-21
   days on market $159,000 Active 12 DOM
2. 2026-06-18
   days on market $159,000 Active 9 DOM
3. 2026-06-17
   days on market $159,000 Active 8 DOM
4. 2026-06-16
   days on market $159,000 Active 7 DOM
5. 2026-06-15
   days on market $159,000 Active 6 DOM
6. 2026-06-14
   days on market $159,000 Active 4 DOM
7. 2026-06-09
   statuslisting id $159,000 Active 1 DOM
8. 2026-06-09
   statusdays on marketlisting id $159,000 New 1 DOM
9. 2026-06-08
   days on market $159,000 Coming Soon 2 DOM
10. 2026-06-07
    remarks 510-char remark
11. 2026-06-07
    listed $159,000 Coming Soon 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $16,893
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$1,351
• − Management: −$1,351
• − Depreciation: −$4,625
• Taxable loss: −$2,522
• Est. tax savings @ 24.0%: +$605
• After-tax cash flow: $765/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: Catoosa County
• NCES district ID: 1300930
• Math proficiency: 36% ▼ -15.00%
• Reading proficiency: 41% ▼ -8.00%
• Median HH income: $48,913
• Composite: 33.13/100
• National rank: #5558
• State rank: #49 of 174 in GA

Livability — Tunnel Hill

• Score: 67/100
• State rank: #164
• US rank: #10419

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

• Population (ZIP): 10,768

Population outlook (Catoosa County) Hauer SSP2

• Today (2025): 70,112 people
• By 2030: 71,621 · +2.2%
• By 2040: 73,595 · +5.0%
• By 2050: 73,921 · +5.4%
• By 2075: 72,135 · +2.9%
• By 2100: 65,979 · -5.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 17% Two or more races 7% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 88% English-only · Spanish 12%

Political lean MEDSL · Catoosa

• 2024 margin: Solid R (+55.5) · D 22.0% · R 77.5%
• 2008→2024 swing: -5.7pp toward R · 2008: -49.8pp · 2024: -55.5pp
• All cycles: 2024: R+55.5 2020: R+56.0 2016: R+60.7 2012: R+52.8 2008: R+49.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -84.96%
• Current HPI: 289.9653
• 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

+221.2% since first listed

11 events — show timeline

• 2026-06-06 Coming Soon $159,000 FMLS
• 2026-03-19 Sold (MLS) $85,000 GAMLS
• 2026-03-18 Sold (Public Records) $85,000 Public Records
• 2026-03-06 Pending — GAMLS
• 2026-02-25 Price Changed $90,000 GAMLS
• 2026-02-23 Listed $105,000 GAMLS
• 2022-09-06 Sold (Public Records) $85,000 Public Records
• 2019-04-03 Sold (MLS) $53,000 GCAR
• 2019-03-14 Sold (MLS) $53,000 CCARMLS
• 2019-02-08 Listed $58,900 CCARMLS
• 1999-12-10 Sold (Public Records) $49,500 Public Records

Property tax history

+6.6%/yr

Latest (2025): $186 · +0.2% YoY. Source: county tax records.