None · Chatsworth, GA 30705

$210,000

3 bd · 2.0 ba · 1,550 sqft · Manufactured · 58 Days on market

Built 1994 Average condition 0.62 ac lot $135/sqft · 14% above area Est $185k · 14% over ↓ 9% since listing

---

Why this score? — see what drove the F 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 +12.5/30.0
• DSCR +3.7/10.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• ARV discount +1.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Two Homes- Two Parcels- Endless Possibilities! Live in one rent the other. Rare opportunity in Chatsworth! Two mobile homes on separate adjoining parcels offering incredible flexibility. Live in one and rent the other, create a family compound, or add two income producing rentals to your portfolio

Key facts

• Two parcels
• Two mobile homes
• 0.62 acre lot

Tags

• TWO PARCELS
• TWO MOBILE HOMES
• INCOME PRODUCING RENTALS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $210k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $-29 ($-350/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (14.3% below list).
• Recommended offer: $180k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.6% in Chatsworth — 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 74/100 on livability (#37 in GA, #4,588 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Murray County (other): math 25% / reading 31% proficiency, ranked #107 of 174 in GA (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Chatsworth Elementary School (math 21% / reading 24%, grade F, #803 of 1,228 statewide, top 66%, 679 students, 72% FRL); Gladden Middle School (math 26% / reading 30%, grade F, #265 of 470 statewide, top 57%, 548 students, 68% FRL); Murray County High School (math 10% / reading 32%, grade F, #225 of 424 statewide, top 54%, 1,102 students, 65% FRL) — zoned schools at 68% FRL track the district average.
• Market conditions: 281 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 125 units permitted in Murray County in 2024 (5 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 $6k of value loss. Plan a longer hold.
• Murray County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.

Recommended offer $180,010 (14.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.86% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.60%
• DSCR: 0.97
• GRM: 9.7

CMA / ARV

• ARV (median comp): $185,000
• List price: $210,000
• Delta: 13.51%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
—	0.00mi	3/2.0	1,550 (0%)	0mo	$200,000	$129	100

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -17.3%
• Equity multiple: 0.39×
• Total profit: $-35,861
• Equity at exit: $31,312

10-year hold

• IRR: -9.2%
• Equity multiple: 0.43×
• Total profit: $-33,510
• Equity at exit: $18,157

Cash invested: $58,800 (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 30705

• Home prices YoY: -11.2%
• Active inventory: 281
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $-29

Break-even live

Break-even rent $1,837

Max offer price $205,777

Occupancy floor 97%

Sensitivity live

Price	-10% $116	-5% $43	+0% $-29	+5% $-102	+10% $-174
Rent	-10% $-171	-5% $-100	+0% $-29	+5% $42	+10% $113
Rate	-1.0pp $77	-0.5pp $24	base $-29	+0.5pp $-84	+1.0pp $-139

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6 Quail Run Chatsworth, GA	3.0	3.0	2000	$1,712	$0.86	21d	1	0.75mi
128 Quail Run Chatsworth, GA	3.0	3.5	2000	$1,890	$0.94	45d	1	0.77mi

Listing history 3 events

1. 2026-05-13
   status Pending 298-char remark

   Show marketing remark (298 chars)

   Two Homes- Two Parcels- Endless Possibilities! Live in one rent the other. Rare opportunity in Chatsworth! Two mobile homes on separate adjoining parcels offering incredible flexibility. Live in one and rent the other, create a family compound, or add two income producing rentals to your portfolio

2. 2026-04-27
   price $210,000 298-char remark

   Show marketing remark (298 chars)

   Two Homes- Two Parcels- Endless Possibilities! Live in one rent the other. Rare opportunity in Chatsworth! Two mobile homes on separate adjoining parcels offering incredible flexibility. Live in one and rent the other, create a family compound, or add two income producing rentals to your portfolio

3. 2026-03-16
   listed $229,900 Active 298-char remark

   Show marketing remark (298 chars)

   Two Homes- Two Parcels- Endless Possibilities! Live in one rent the other. Rare opportunity in Chatsworth! Two mobile homes on separate adjoining parcels offering incredible flexibility. Live in one and rent the other, create a family compound, or add two income producing rentals to your portfolio

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

Taxation est. · year 1

• Rental income: $21,601
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$6,109
• Taxable loss: −$3,927
• Est. tax savings @ 24.0%: +$943
• After-tax cash flow: $592/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.

Condition & rehab AI · 12 photos

Average 55/100 Cosmetic rehab

This property offers a good opportunity for cosmetic upgrades to enhance its curb appeal and interior aesthetics, potentially increasing its resale and rental value.

Repairs flagged

• Minor Kitchen cabinets — Worn appearance
• Minor Bathtub and sink — Appears dated

Value-add opportunities

• Both Painting — Fresh paint can improve curb appeal and interior aesthetics
• Both Landscaping — Well-maintained landscaping can enhance curb appeal and property value
• Resale Kitchen cabinets — Fresh cabinets can improve the home's appeal to potential buyers
• Resale Bathtub and sink — Upgraded fixtures can attract more buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Minor	$500–3,000
Bathtub and sink · Appears dated	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Painting — Fresh paint can improve curb appeal and interior aesthetics ↑
• Both Landscaping — Well-maintained landscaping can enhance curb appeal and property value ↑
• Resale Kitchen cabinets — Fresh cabinets can improve the home's appeal to potential buyers ↑
• Resale Bathtub and sink — Upgraded fixtures can attract more buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Murray County
• NCES district ID: 1303840
• Math proficiency: 25% ▼ -13.00%
• Reading proficiency: 31% ▼ -6.00%
• Median HH income: $38,127
• Composite: 23.39/100
• National rank: #7901
• State rank: #107 of 174 in GA

Livability — Chatsworth

• Score: 74/100
• State rank: #37
• US rank: #4588

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chatsworth, GA
• Population (ZIP): 33,078

Population outlook (Murray County) Hauer SSP2

• Today (2025): 39,666 people
• By 2030: 39,301 · -0.9%
• By 2040: 38,248 · -3.6%
• By 2050: 37,015 · -6.7%
• By 2075: 35,253 · -11.1%
• By 2100: 34,727 · -12.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 18% Two or more races 8% Native American 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 2% Romanian 1% Iranian 1%
• Foreign-born: 7% · Canada
• Languages at home: 85% English-only · Spanish 14%

Political lean MEDSL · Murray

• 2024 margin: Solid R (+71.6) · D 14.1% · R 85.7%
• 2008→2024 swing: -26.3pp toward R · 2008: -45.3pp · 2024: -71.6pp
• All cycles: 2024: R+71.6 2020: R+69.2 2016: R+68.8 2012: R+52.6 2008: R+45.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -34.36%
• Current HPI: 271.673
• 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

-8.7% since first listed

3 events — show timeline

• 2026-05-13 Pending — GCAR
• 2026-04-27 Price Changed $210,000 GCAR
• 2026-03-16 Listed $229,900 GCAR