2588 Remsen Rd · Lincolnton, GA 30817

$185,000

3 bd · 1.0 ba · 1,248 sqft · Manufactured public records · 6 Days on market

Built 1994 Fair condition 0.90 ac lot Est $177k · at est. ↓ 7% since listing

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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 +28.4/30.0
• DSCR +10.0/10.0
• 1% rule +6.5/10.0
• ARV discount +5.5/15.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lake Life Convenience Meets Country Charm! Welcome to 2588 Remsen Road - a cozy and affordable retreat nestled on nearly one acre in Lincolnton, Georgia! This well-maintained mobile home offers the perfect blend of privacy, convenience, and access to outdoor adventure. With road frontage on both Remsen Road and Smith Chapel Road, the property features easy access and visibility, making it an ideal weekend getaway, primary residence, or rental opportunity. Located just minutes from the boat ramps in the popular Ponderosa subdivision, you'll enjoy quick trips to Clarks Hill / Strom Thurmond Lake for fishing, boating, and lakeside relaxation. Whether you're looking for a quiet place to call home or a basecamp for your lake adventures, this property checks all the boxes. Don't miss this chance to own a slice of lake country living in beautiful Lincoln County!

Key facts

• Easy access
• Road frontage
• Visibility

Tags

• NEARLY ONE ACRE
• ROAD FRONTAGE
• EASY ACCESS
• VISIBILITY
• BOAT RAMPS
• PONDEROSA SUBDIVISION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $185k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $597 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Cap rate 10.2% vs local median 3.6% in Lincolnton — 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 61/100 on livability (#352 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: amenities F, commute F, employment F.
• Lincoln County (rural): math 34% / reading 36% proficiency, ranked #71 of 174 in GA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lincoln County Elementary School (math 36% / reading 33%, grade F, #531 of 1,228 statewide, top 45%, 606 students, 57% FRL); Lincoln County High School (math 2% / reading 17%, grade F, #365 of 424 statewide, top 88%, 367 students, 48% FRL).
• Zoned-school proficiency averages 22% at this address vs 35% district-wide (-13 pts) — the specific schools serving this property underperform the Lincoln County average; the district grade overstates school quality for this exact location.
• Market conditions: 153 active listings in the ZIP; 74 units permitted in Lincoln County in 2024 (0 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.
• Lincoln County population projected at -32% 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 $52k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 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: major wind risk, 42% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.15% ✓
• Cap rate: 10.17%
• Cash-on-cash: 13.84%
• DSCR: 1.62
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $177,216
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2588 Remsen Rd	0.00mi	3/2.0	1,248 (0%)	1mo	$177,500	$142	96

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: 4.0%
• Equity multiple: 1.15×
• Total profit: $7,978
• Equity at exit: $27,584

10-year hold

• IRR: 13.5%
• Equity multiple: 2.07×
• Total profit: $55,579
• Equity at exit: $15,995

Cash invested: $51,800 (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 30817

• Home prices YoY: -23.0%
• Active inventory: 153
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,128 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$37 /mo · $438/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $597

Break-even live

Break-even rent $1,372

Max offer price $185,000

Occupancy floor 67%

Sensitivity live

Price	-10% $702	-5% $650	+0% $597	+5% $545	+10% $493
Rent	-10% $429	-5% $513	+0% $597	+5% $681	+10% $765
Rate	-1.0pp $690	-0.5pp $644	base $597	+0.5pp $549	+1.0pp $501

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-04-21
   status Under Contract

   Show marketing remark (870 chars)

   Lake Life Convenience Meets Country Charm! Welcome to 2588 Remsen Road - a cozy and affordable retreat nestled on nearly one acre in Lincolnton, Georgia! This well-maintained mobile home offers the perfect blend of privacy, convenience, and access to outdoor adventure. With road frontage on both Remsen Road and Smith Chapel Road, the property features easy access and visibility, making it an ideal weekend getaway, primary residence, or rental opportunity. Located just minutes from the boat ramps in the popular Ponderosa subdivision, you'll enjoy quick trips to Clarks Hill / Strom Thurmond Lake for fishing, boating, and lakeside relaxation. Whether you're looking for a quiet place to call home or a basecamp for your lake adventures, this property checks all the boxes. Don't miss this chance to own a slice of lake country living in beautiful Lincoln County!

2. 2026-04-21
   status Pending

   Show marketing remark (870 chars)

   Lake Life Convenience Meets Country Charm! Welcome to 2588 Remsen Road - a cozy and affordable retreat nestled on nearly one acre in Lincolnton, Georgia! This well-maintained mobile home offers the perfect blend of privacy, convenience, and access to outdoor adventure. With road frontage on both Remsen Road and Smith Chapel Road, the property features easy access and visibility, making it an ideal weekend getaway, primary residence, or rental opportunity. Located just minutes from the boat ramps in the popular Ponderosa subdivision, you'll enjoy quick trips to Clarks Hill / Strom Thurmond Lake for fishing, boating, and lakeside relaxation. Whether you're looking for a quiet place to call home or a basecamp for your lake adventures, this property checks all the boxes. Don't miss this chance to own a slice of lake country living in beautiful Lincoln County!

3. 2026-04-21
   historical 870-char remark

   Show marketing remark (870 chars)

   Lake Life Convenience Meets Country Charm! Welcome to 2588 Remsen Road - a cozy and affordable retreat nestled on nearly one acre in Lincolnton, Georgia! This well-maintained mobile home offers the perfect blend of privacy, convenience, and access to outdoor adventure. With road frontage on both Remsen Road and Smith Chapel Road, the property features easy access and visibility, making it an ideal weekend getaway, primary residence, or rental opportunity. Located just minutes from the boat ramps in the popular Ponderosa subdivision, you'll enjoy quick trips to Clarks Hill / Strom Thurmond Lake for fishing, boating, and lakeside relaxation. Whether you're looking for a quiet place to call home or a basecamp for your lake adventures, this property checks all the boxes. Don't miss this chance to own a slice of lake country living in beautiful Lincoln County!

4. 2026-04-20
   historical
5. 2026-04-15
   listed $185,000 Active

   Show marketing remark (870 chars)

   Lake Life Convenience Meets Country Charm! Welcome to 2588 Remsen Road - a cozy and affordable retreat nestled on nearly one acre in Lincolnton, Georgia! This well-maintained mobile home offers the perfect blend of privacy, convenience, and access to outdoor adventure. With road frontage on both Remsen Road and Smith Chapel Road, the property features easy access and visibility, making it an ideal weekend getaway, primary residence, or rental opportunity. Located just minutes from the boat ramps in the popular Ponderosa subdivision, you'll enjoy quick trips to Clarks Hill / Strom Thurmond Lake for fishing, boating, and lakeside relaxation. Whether you're looking for a quiet place to call home or a basecamp for your lake adventures, this property checks all the boxes. Don't miss this chance to own a slice of lake country living in beautiful Lincoln County!

6. 2026-04-15
   listed $185,000 New

   Show marketing remark (870 chars)

   Lake Life Convenience Meets Country Charm! Welcome to 2588 Remsen Road - a cozy and affordable retreat nestled on nearly one acre in Lincolnton, Georgia! This well-maintained mobile home offers the perfect blend of privacy, convenience, and access to outdoor adventure. With road frontage on both Remsen Road and Smith Chapel Road, the property features easy access and visibility, making it an ideal weekend getaway, primary residence, or rental opportunity. Located just minutes from the boat ramps in the popular Ponderosa subdivision, you'll enjoy quick trips to Clarks Hill / Strom Thurmond Lake for fishing, boating, and lakeside relaxation. Whether you're looking for a quiet place to call home or a basecamp for your lake adventures, this property checks all the boxes. Don't miss this chance to own a slice of lake country living in beautiful Lincoln County!

7. 2026-04-15
   listed $185,000 870-char remark

   Show marketing remark (870 chars)

   Lake Life Convenience Meets Country Charm! Welcome to 2588 Remsen Road - a cozy and affordable retreat nestled on nearly one acre in Lincolnton, Georgia! This well-maintained mobile home offers the perfect blend of privacy, convenience, and access to outdoor adventure. With road frontage on both Remsen Road and Smith Chapel Road, the property features easy access and visibility, making it an ideal weekend getaway, primary residence, or rental opportunity. Located just minutes from the boat ramps in the popular Ponderosa subdivision, you'll enjoy quick trips to Clarks Hill / Strom Thurmond Lake for fishing, boating, and lakeside relaxation. Whether you're looking for a quiet place to call home or a basecamp for your lake adventures, this property checks all the boxes. Don't miss this chance to own a slice of lake country living in beautiful Lincoln County!

8. 2025-11-30
   historical
9. 2025-08-17
   historical
10. 2025-08-17
    historical
11. 2025-05-16
    price $185,000
12. 2025-04-29
    listed $199,900 New
13. 2025-04-29
    listed $185,000
14. 2025-04-29
    listed $185,000

ⓘ 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: $438 · $37/mo
• Projected year-2 tax: $1,702 · $142/mo
• Expected delta: +$1,264/yr (+$105/mo · 288.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 42% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,536
• − Mortgage interest: −$10,363
• − Property taxes: −$438
• − Insurance: −$925
• − Repairs & maintenance: −$2,043
• − Management: −$2,043
• − Depreciation: −$5,382
• Taxable income: $4,342
• Est. tax owed @ 24.0%: −$1,042
• After-tax cash flow: $6,126/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 · 1 photo

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance to improve its condition and value. Key areas for improvement include exterior siding, interior walls, and flooring. Upgrades in these areas would significantly enhance its resale and rental potential.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major interior walls — Peeling paint
• Major flooring — Worn carpet

Value-add opportunities

• Both Paint interior walls — Enhances curb appeal and interior aesthetics
• Both Replace carpet — Improves comfort and reduces maintenance
• Both Landscaping — Enhances curb appeal and creates a more inviting environment

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
interior walls · Peeling paint	Major	$15,000–50,000
flooring · Worn carpet	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Paint interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replace carpet — Improves comfort and reduces maintenance ↑
• Both Landscaping — Enhances curb appeal and creates a more inviting environment ↑

ⓘ 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: Lincoln County
• NCES district ID: 1303330
• Math proficiency: 34% ▼ -14.00%
• Reading proficiency: 36% ▼ -8.00%
• Median HH income: $36,428
• Composite: 29.05/100
• National rank: #6607
• State rank: #71 of 174 in GA

Livability — Lincolnton

• Score: 61/100
• State rank: #352
• US rank: #18137

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,742

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 7,009 people
• By 2030: 6,563 · -6.4%
• By 2040: 5,581 · -20.4%
• By 2050: 4,744 · -32.3%
• By 2075: 3,406 · -51.4%
• By 2100: 2,263 · -67.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 28% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Slovak 1% Italian 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+44.8) · D 27.4% · R 72.2%
• 2008→2024 swing: -20.3pp toward R · 2008: -24.5pp · 2024: -44.8pp
• All cycles: 2024: R+44.8 2020: R+37.5 2016: R+36.3 2012: R+27.6 2008: R+24.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.78%
• Current HPI: 189.652
• 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

-7.5% since first listed

14 events — show timeline

• 2026-04-21 Pending — GAMLS
• 2026-04-21 Pending — Hive MLS
• 2026-04-21 Listing Removed — Hive MLS
• 2026-04-20 Listing Removed — Hive MLS
• 2026-04-15 Listed $185,000 Hive MLS
• 2026-04-15 Listed $185,000 Hive MLS
• 2026-04-15 Listed $185,000 GAMLS
• 2025-11-30 Listing Removed — GAMLS
• 2025-08-17 Listing Removed — Hive MLS
• 2025-08-17 Listing Removed — Hive MLS
• 2025-05-16 Price Changed $185,000 GAMLS
• 2025-04-29 Listed $185,000 Hive MLS
• 2025-04-29 Listed $185,000 Hive MLS
• 2025-04-29 Listed $199,900 GAMLS

Property tax history

+78.4%/yr

Latest (2025): $438 · +11.2% YoY. Source: county tax records.