1051 Old Talking Rock Rd · Jasper, GA 30175

$184,900

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 8 Days on market

Built 1996 1.00 ac lot

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Why this score? — see what drove the B- 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 +24.9/30.0
• Appreciation +10.0/10.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Livability +3.7/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Peaceful Country Living with this 3-bedroom, 2-bath mobile home nestled in a quiet, secluded setting, 1-acre, spacious floor plan, den, dining room, outbuilding, spring fed pond, if you're looking for an affordable home with the opportunity to customize to your taste this is the perfect home. Conveniently located to Highway 515, downtown Jasper and Talking Rock.

Key facts

• Outbuilding
• Spacious floor plan
• Spring fed pond

Tags

• SECLUDED SETTING
• SPACIOUS FLOOR PLAN
• OUTBUILDING
• SPRING FED POND
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Property access via county road with asphalt surface; Generator included; Directions available
• HOA & community: Annual association fee (frequency: annually)

Exterior

• Parking: Driveway parking; Open parking for four vehicles
• Utilities: Public water; Septic tank sewer; Electricity available; Cable available
• Home design: Double-wide mobile/manufactured home; One-level (single story); Resale property
• Construction: Vinyl siding; Metal roof; Outbuilding (additional structure)
• Exterior features: Covered front porch; Deck; Gas grill; Rain gutters; Outbuilding on the property

Interior

• Kitchen: Country-style kitchen with stained cabinets; Breakfast bar; Laminate counters; Dishwasher; Gas range; Refrigerator
• Bedrooms: Three main-level bedrooms; Oversized master bedroom; Split bedroom plan
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; Master bathroom with soaking tub and tub/shower combo
• Heating & cooling: Propane heating; Ceiling fans; Other cooling; Generator for electric backup
• Interior features: Walk-in closets; Fireplace in the great room; No shared/common walls; Crawl space basement
• Laundry & utility: Dedicated laundry room; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $399 ($5k/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 8.9% vs local median 2.8% in Jasper — 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 (#44 in GA, #4,976 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities D-, commute F, employment F.
• Pickens County (rural): math 35% / reading 35% proficiency, ranked #59 of 174 in GA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hill City Elementary School (math 47% / reading 32%, grade F, #435 of 1,228 statewide, top 37%, 596 students, 45% FRL); Jasper Middle School (math 32% / reading 40%, grade F, #178 of 470 statewide, top 39%, 628 students, 48% FRL); Pickens County High School (math 34% / reading 28%, grade F, #127 of 424 statewide, top 30%, 1,259 students, 36% FRL) — zoned schools at 43% FRL track the district average.
• Market conditions: 315 active listings in the ZIP; 260 units permitted in Pickens County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $184,900

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. 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.
4. 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.
5. 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: 1.09% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.25%
• DSCR: 1.41
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.0%
• Equity multiple: 3.44×
• Total profit: $126,090
• Equity at exit: $166,573

10-year hold

• IRR: 26.8%
• Equity multiple: 7.79×
• Total profit: $351,279
• Equity at exit: $359,220

Cash invested: $51,772 (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 30175

• Home prices YoY: 9.8%
• Active inventory: 315
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,009 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$141 /mo · $1,693/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $399

Break-even live

Break-even rent $1,503

Max offer price $184,900

Occupancy floor 75%

Sensitivity live

Price	-10% $504	-5% $451	+0% $399	+5% $347	+10% $294
Rent	-10% $240	-5% $320	+0% $399	+5% $478	+10% $558
Rate	-1.0pp $492	-0.5pp $446	base $399	+0.5pp $351	+1.0pp $302

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-13
   statusdays on market $184,900 Pending 8 DOM
2. 2026-06-09
   days on market $184,900 Active 6 DOM
3. 2026-06-08
   days on market $184,900 Active 5 DOM
4. 2026-06-07
   days on market $184,900 Active 4 DOM
5. 2026-06-04
   remarks 364-char remark
6. 2026-06-04
   listed $184,900 Active 1 DOM

ⓘ 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: $1,693 · $141/mo
• Projected year-2 tax: $1,701 · $142/mo
• Expected delta: +$9/yr (+$1/mo · 0.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,102
• − Mortgage interest: −$10,357
• − Property taxes: −$1,693
• − Insurance: −$924
• − Repairs & maintenance: −$1,928
• − Management: −$1,928
• − Depreciation: −$5,379
• Taxable income: $1,893
• Est. tax owed @ 24.0%: −$454
• After-tax cash flow: $4,334/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: Pickens County
• NCES district ID: 1304110
• Math proficiency: 35% ▼ -11.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $53,760
• Composite: 30.72/100
• National rank: #6165
• State rank: #59 of 174 in GA

Livability — Jasper

• Score: 74/100
• State rank: #44
• US rank: #4976

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 26,738
• Population (ZIP): 6,086

Population outlook (Pickens County) Hauer SSP2

• Today (2025): 32,161 people
• By 2030: 32,815 · +2.0%
• By 2040: 33,427 · +3.9%
• By 2050: 33,077 · +2.8%
• By 2075: 31,291 · -2.7%
• By 2100: 27,205 · -15.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 4% Slovak 3% Serbian 3%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Pickens

• 2024 margin: Solid R (+65.8) · D 16.8% · R 82.6%
• 2008→2024 swing: -7.8pp toward R · 2008: -57.9pp · 2024: -65.8pp
• All cycles: 2024: R+65.8 2020: R+65.7 2016: R+69.2 2012: R+67.6 2008: R+57.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 33.86%
• Current HPI: 380.3811
• 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

1 event — show timeline

• 2026-06-02 Listed $184,900 FMLS

Property tax history

+11.0%/yr

Latest (2025): $1,693 · +258.5% YoY. Source: county tax records.