1513 Pine Valley Rd · Gainesville, GA 30501

$116,000

2 bd · 1.0 ba · 470 sqft · Manufactured public records · 31 Days on market

Built 1965 0.62 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 +22.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.8/10.0
• Rent growth +3.6/5.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Have you ever noticed how difficult it is to find a home that offers genuine seclusion without the stress of immediate, high-cost maintenance? 1513 Pine Valley Rd provides a rare opportunity to own a property where the most expensive infrastructure work is already finished. We believe in being disarmingly upfront: while many homes in this market require immediate capital investment, you are stepping into a property with a brand-new roof (2024) and both HVAC systems and the water heater replaced in 2021. The interior offers a clean and functional living space with a classic aesthetic, featuring wood-paneled walls and a layout designed for practical living. Outside, the 0.62-acre wooded lot creates a private natural sanctuary, complete with a newly built deck - perfect for quiet mornings or outdoor entertaining. For those who need extra space for projects or storage, the property includes a substantial detached workshop/storage building that provides the utility most standard residential lots lack. We've priced this home to reflect its solid infrastructure and private setting, allowing you to move in with confidence and customize the interior to your own style over time. If you've been searching for a private retreat where the big-ticket items are already checked off the list, does it make sense to come see the value for yourself?

Key facts

• Brand new roof
• Newly built deck
• 0.62 acre wooded lot

Tags

• BRAND NEW ROOF
• NEWLY BUILT DECK
• 0.62 ACRE WOODED LOT

Property features AI

Exterior

• Parking: No parking details provided
• Security: No security features listed
• Utilities: Public water available; Septic tank sewer; 110-volt electric; Water available
• Home design: Single-wide mobile home; One level; Fee simple ownership
• Construction: Cement siding; Concrete construction; Metal roof
• Exterior features: Front porch; Property listed as fixer

Interior

• Kitchen: No specific kitchen features listed
• Bedrooms: 2 main-level bedrooms; Master on main
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No shared/common walls; Other interior features; Den
• Laundry & utility: No laundry-specific features listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $116k.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $116k).
• Recommended offer: $113k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 2.7% in Gainesville — 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 (#181 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-; Watch: amenities D+, crime F, commute F.
• Hall County (rural): math 28% / reading 33% proficiency, ranked #81 of 174 in GA (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: North Hall Middle School (math 42% / reading 48%, grade D, #103 of 470 statewide, top 23%, 822 students, 31% FRL); North Hall High School (math 22% / reading 17%, grade F, #243 of 424 statewide, top 59%, 1,138 students, 26% FRL) — zoned schools average 28% FRL vs 53% district-wide (25 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.5%/yr); 251 active listings in the ZIP; 2,274 units permitted in Hall County in 2024 (620 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $802 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Hall County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $51k; list at $116k implies a 127% gain — meaningful room to come down on a strong offer.

Recommended offer $112,520 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.08% ✓
• Cap rate: 8.21%
• Cash-on-cash: 6.83%
• DSCR: 1.30
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.55% rent growth · sell at horizon

5-year hold

• IRR: -4.1%
• Equity multiple: 0.85×
• Total profit: $-5,020
• Equity at exit: $17,296

10-year hold

• IRR: 7.3%
• Equity multiple: 1.59×
• Total profit: $19,251
• Equity at exit: $10,030

Cash invested: $32,480 (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 30501

• Rents YoY: 4.5%
• Active inventory: 251
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,249 medium
• Mortgage (P&I): −$608
• Tax est. 1.5%: −$145 /mo · $1,740/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $185

Break-even live

Break-even rent $1,015

Max offer price $116,000

Occupancy floor 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: $29,000
• Closing costs: $3,480
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $116,000 Active 31 DOM
2. 2026-06-17
   days on market $116,000 Active 30 DOM
3. 2026-06-16
   days on market $116,000 Active 29 DOM
4. 2026-06-15
   days on market $116,000 Active 28 DOM
5. 2026-06-13
   days on market $116,000 Active 26 DOM
6. 2026-06-09
   days on market $116,000 Active 22 DOM
7. 2026-06-08
   days on market $116,000 Active 21 DOM
8. 2026-06-07
   days on market $116,000 Active 20 DOM
9. 2026-06-04
   days on market $116,000 Active 17 DOM
10. 2026-06-03
    days on market $116,000 Active 16 DOM
11. 2026-06-02
    pricedays on market $116,000 Active 15 DOM

    Show marketing remark (1352 chars)

    Have you ever noticed how difficult it is to find a home that offers genuine seclusion without the stress of immediate, high-cost maintenance? 1513 Pine Valley Rd provides a rare opportunity to own a property where the most expensive infrastructure work is already finished. We believe in being disarmingly upfront: while many homes in this market require immediate capital investment, you are stepping into a property with a brand-new roof (2024) and both HVAC systems and the water heater replaced in 2021. The interior offers a clean and functional living space with a classic aesthetic, featuring wood-paneled walls and a layout designed for practical living. Outside, the 0.62-acre wooded lot creates a private natural sanctuary, complete with a newly built deck - perfect for quiet mornings or outdoor entertaining. For those who need extra space for projects or storage, the property includes a substantial detached workshop/storage building that provides the utility most standard residential lots lack. We've priced this home to reflect its solid infrastructure and private setting, allowing you to move in with confidence and customize the interior to your own style over time. If you've been searching for a private retreat where the big-ticket items are already checked off the list, does it make sense to come see the value for yourself?

12. 2026-06-01
    days on market $120,000 Active 14 DOM
13. 2026-05-31
    days on market $120,000 Active 13 DOM
14. 2026-05-18
    price $126,500 1352-char remark

    Show marketing remark (1352 chars)

    Have you ever noticed how difficult it is to find a home that offers genuine seclusion without the stress of immediate, high-cost maintenance? 1513 Pine Valley Rd provides a rare opportunity to own a property where the most expensive infrastructure work is already finished. We believe in being disarmingly upfront: while many homes in this market require immediate capital investment, you are stepping into a property with a brand-new roof (2024) and both HVAC systems and the water heater replaced in 2021. The interior offers a clean and functional living space with a classic aesthetic, featuring wood-paneled walls and a layout designed for practical living. Outside, the 0.62-acre wooded lot creates a private natural sanctuary, complete with a newly built deck - perfect for quiet mornings or outdoor entertaining. For those who need extra space for projects or storage, the property includes a substantial detached workshop/storage building that provides the utility most standard residential lots lack. We've priced this home to reflect its solid infrastructure and private setting, allowing you to move in with confidence and customize the interior to your own style over time. If you've been searching for a private retreat where the big-ticket items are already checked off the list, does it make sense to come see the value for yourself?

15. 2026-05-09
    listed $130,000 New 1352-char remark

    Show marketing remark (1352 chars)

    Have you ever noticed how difficult it is to find a home that offers genuine seclusion without the stress of immediate, high-cost maintenance? 1513 Pine Valley Rd provides a rare opportunity to own a property where the most expensive infrastructure work is already finished. We believe in being disarmingly upfront: while many homes in this market require immediate capital investment, you are stepping into a property with a brand-new roof (2024) and both HVAC systems and the water heater replaced in 2021. The interior offers a clean and functional living space with a classic aesthetic, featuring wood-paneled walls and a layout designed for practical living. Outside, the 0.62-acre wooded lot creates a private natural sanctuary, complete with a newly built deck - perfect for quiet mornings or outdoor entertaining. For those who need extra space for projects or storage, the property includes a substantial detached workshop/storage building that provides the utility most standard residential lots lack. We've priced this home to reflect its solid infrastructure and private setting, allowing you to move in with confidence and customize the interior to your own style over time. If you've been searching for a private retreat where the big-ticket items are already checked off the list, does it make sense to come see the value for yourself?

16. 2026-05-09
    listed $126,500 Active 1352-char remark

    Show marketing remark (1352 chars)

    Have you ever noticed how difficult it is to find a home that offers genuine seclusion without the stress of immediate, high-cost maintenance? 1513 Pine Valley Rd provides a rare opportunity to own a property where the most expensive infrastructure work is already finished. We believe in being disarmingly upfront: while many homes in this market require immediate capital investment, you are stepping into a property with a brand-new roof (2024) and both HVAC systems and the water heater replaced in 2021. The interior offers a clean and functional living space with a classic aesthetic, featuring wood-paneled walls and a layout designed for practical living. Outside, the 0.62-acre wooded lot creates a private natural sanctuary, complete with a newly built deck - perfect for quiet mornings or outdoor entertaining. For those who need extra space for projects or storage, the property includes a substantial detached workshop/storage building that provides the utility most standard residential lots lack. We've priced this home to reflect its solid infrastructure and private setting, allowing you to move in with confidence and customize the interior to your own style over time. If you've been searching for a private retreat where the big-ticket items are already checked off the list, does it make sense to come see the value for yourself?

17. 2006-02-21
    soldstatus $51,000
18. 2002-06-13
    soldstatus $38,000

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,987
• − Mortgage interest: −$6,498
• − Property taxes: −$1,740
• − Insurance: −$580
• − Repairs & maintenance: −$1,199
• − Management: −$1,199
• − Depreciation: −$3,375
• Taxable income: $396
• Est. tax owed @ 24.0%: −$95
• After-tax cash flow: $2,124/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: Hall County
• NCES district ID: 1302610
• Math proficiency: 28% ▼ -12.00%
• Reading proficiency: 33% ▼ -5.00%
• Median HH income: $55,708
• Composite: 27.15/100
• National rank: #7029
• State rank: #81 of 174 in GA

Livability — Gainesville

• Score: 66/100
• State rank: #181
• US rank: #11362

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hall County · 188,353 people
• City population: 140,301
• Metro: Gainesville, GA
• Population (ZIP): 32,258
• Household income: $64,175
• Rent vs Own: 62.6% rent · 37.4% own
• Severe rent burden: 2055.0

Population outlook (Hall County) Hauer SSP2

• Today (2025): 225,275 people
• By 2030: 240,204 · +6.6%
• By 2040: 268,440 · +19.2%
• By 2050: 293,596 · +30.3%
• By 2075: 350,293 · +55.5%
• By 2100: 389,329 · +72.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 42% Hispanic / Latino 39% Two or more races 18% Black 12% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 21% · Canada
• Languages at home: 62% English-only · Spanish 35% French/Haitian/Cajun 1%

Political lean MEDSL · Hall

• 2024 margin: Solid R (+43.8) · D 27.8% · R 71.6%
• 2008→2024 swing: +7.1pp toward D · 2008: -50.9pp · 2024: -43.8pp
• All cycles: 2024: R+43.8 2020: R+43.2 2016: R+50.7 2012: R+56.4 2008: R+50.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -212.22%
• Current HPI: 286.1181
• Rent YoY: ▲ 4.55%
• Metro: Gainesville, 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

+205.3% since first listed

9 events — show timeline

• 2026-06-02 Price Changed $116,000 FMLS
• 2026-06-02 Price Changed $116,000 GAMLS
• 2026-05-27 Price Changed $120,000 FMLS
• 2026-05-26 Price Changed $120,000 GAMLS
• 2026-05-18 Price Changed $126,500 GAMLS
• 2026-05-09 Listed $126,500 FMLS
• 2026-05-09 Listed $130,000 GAMLS
• 2006-02-21 Sold (Public Records) $51,000 Public Records
• 2002-06-13 Sold (Public Records) $38,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $201 · -0.1% YoY. Source: county tax records.