2024 Ball Ground Hwy · Canton, GA 30114

$145,000

2 bd · 1.0 ba · 540 sqft · Other public records · 41 Days on market

Built 1983 0.44 ac lot $269/sqft · 34% below area Est $265k · 45% under

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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 +23.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +6.0/10.0
• Schools +4.2/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special in the heart of Canton! This 2 bedroom, 1 bathroom 1983 mobile home sits on a .46 acre lot in highly desirable Cherokee County and offers endless potential for the right buyer. Whether you are looking for a personal residence, your next fixer-upper project, a flip opportunity, or a strong addition to your rental portfolio, this property is packed with possibilities. The level lot provides plenty of usable space with room to make it your own. Conveniently located just minutes from shopping, restaurants, and Interstate 575 for easy access to anywhere you need to go. Bring your vision and unlock the potential this property has to offer!

Key facts

• Level lot
• Usable space
• 0.44 acre lot

Tags

• LEVEL LOT
• USABLE SPACE
• MINUTES FROM SHOPPING
• EASY ACCESS TO INTERSTATE 575

Property features AI

Exterior

• Parking: Driveway parking; Open parking available
• Utilities: Public water; Septic tank sewage; Electricity available (110 volts)
• Home design: Single-wide mobile home; One level; Fixer condition; Entry on main level; Facing direction not specified
• Construction: Metal siding; Other roof type; Pillar/post/pier foundation
• Exterior features: Private entrance; Private yard; Asphalt road frontage on a county road; Use GPS for directions

Interior

• Kitchen: Cabinets with stain; Gas range
• Bedrooms: 2 bedrooms on the main level; Primary bedroom on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom with tub/shower combo (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features; No shared/common walls; Open concept dining area
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $145k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 2.7% in Canton — 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 (#200 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, cost of living B; Watch: amenities F, commute F, health & safety F.
• Cherokee County (suburban): math 46% / reading 48% proficiency, ranked #17 of 174 in GA (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Teasley Middle School (math 28% / reading 37%, grade F, #221 of 470 statewide, top 48%, 1,606 students, 52% FRL); Cherokee High School (math 35% / reading 40%, grade F, #65 of 424 statewide, top 16%, 2,937 students, 38% FRL) — zoned schools average 45% FRL vs 26% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 35% at this address vs 47% district-wide (-12 pts) — the specific schools serving this property underperform the Cherokee County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.6%/yr); 637 active listings in the ZIP; solid renter incomes; 2,665 units permitted in Cherokee County in 2024 (852 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 $4k of value loss. Plan a longer hold.
• Cherokee County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

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

Recommended offer $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.10% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.79%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

• ARV (median comp): $264,776
• List price: $145,000
• Delta: -45.24%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -7.8%
• Equity multiple: 0.72×
• Total profit: $-11,380
• Equity at exit: $21,620

10-year hold

• IRR: -2.7%
• Equity multiple: 0.84×
• Total profit: $-6,341
• Equity at exit: $12,537

Cash invested: $40,600 (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 30114

• Home prices YoY: -30.3%
• Rents YoY: -1.6%
• Active inventory: 637
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,602 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $264

Break-even live

Break-even rent $1,268

Max offer price $145,000

Occupancy floor 79%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $145,000 Active 41 DOM
2. 2026-06-17
   days on market $145,000 Active 40 DOM
3. 2026-06-16
   days on market $145,000 Active 39 DOM
4. 2026-06-15
   days on market $145,000 Active 38 DOM
5. 2026-06-13
   days on market $145,000 Active 36 DOM
6. 2026-06-09
   days on market $145,000 Active 32 DOM
7. 2026-06-08
   days on market $145,000 Active 31 DOM
8. 2026-06-07
   days on market $145,000 Active 30 DOM
9. 2026-06-04
   days on market $145,000 Active 27 DOM
10. 2026-06-03
    days on market $145,000 Active 26 DOM
11. 2026-06-02
    days on market $145,000 Active 25 DOM
12. 2026-06-01
    days on market $145,000 Active 24 DOM
13. 2026-05-31
    days on market $145,000 Active 23 DOM
14. 2026-05-08
    listed $145,000 Active 658-char remark

    Show marketing remark (658 chars)

    Investor special in the heart of Canton! This 2 bedroom, 1 bathroom 1983 mobile home sits on a .46 acre lot in highly desirable Cherokee County and offers endless potential for the right buyer. Whether you are looking for a personal residence, your next fixer-upper project, a flip opportunity, or a strong addition to your rental portfolio, this property is packed with possibilities. The level lot provides plenty of usable space with room to make it your own. Conveniently located just minutes from shopping, restaurants, and Interstate 575 for easy access to anywhere you need to go. Bring your vision and unlock the potential this property has to offer!

15. 2026-05-08
    listed $145,000 New 658-char remark

    Show marketing remark (658 chars)

    Investor special in the heart of Canton! This 2 bedroom, 1 bathroom 1983 mobile home sits on a .46 acre lot in highly desirable Cherokee County and offers endless potential for the right buyer. Whether you are looking for a personal residence, your next fixer-upper project, a flip opportunity, or a strong addition to your rental portfolio, this property is packed with possibilities. The level lot provides plenty of usable space with room to make it your own. Conveniently located just minutes from shopping, restaurants, and Interstate 575 for easy access to anywhere you need to go. Bring your vision and unlock the potential this property has to offer!

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,225
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$1,538
• − Management: −$1,538
• − Depreciation: −$4,218
• Taxable income: $908
• Est. tax owed @ 24.0%: −$218
• After-tax cash flow: $2,945/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: 1301110
• Math proficiency: 46% ▼ -11.00%
• Reading proficiency: 48% ▼ -8.00%
• Median HH income: $69,295
• Composite: 42.14/100
• National rank: #3304
• State rank: #17 of 174 in GA

Livability — Canton

• Score: 66/100
• State rank: #200
• US rank: #12301

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cherokee County · 289,977 people
• City population: 116,078
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 62,391
• Household income: $98,902
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 1820.0

Population outlook (Cherokee County) Hauer SSP2

• Today (2025): 281,923 people
• By 2030: 303,845 · +7.8%
• By 2040: 344,738 · +22.3%
• By 2050: 379,010 · +34.4%
• By 2075: 449,617 · +59.5%
• By 2100: 484,103 · +71.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 18% Two or more races 9% Black 9% Native American 4%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 3% Italian 2% Romanian 1%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 85% English-only · Spanish 12% Other Indo-European 1%

Political lean MEDSL · Cherokee

• 2024 margin: Solid R (+39.0) · D 30.1% · R 69.1%
• 2008→2024 swing: +12.1pp toward D · 2008: -51.1pp · 2024: -39.0pp
• All cycles: 2024: R+39.0 2020: R+39.2 2016: R+50.0 2012: R+57.8 2008: R+51.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -106.82%
• Current HPI: 245.474
• Rent YoY: ▼ -1.63%
• Metro: Atlanta-Sandy Springs-Alpharetta, 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

+0.0% since first listed

2 events — show timeline

• 2026-05-08 Listed $145,000 FMLS
• 2026-05-08 Listed $145,000 GAMLS