760 Hamilton Mulberry Grove Rd · Cataula, GA 31804

$169,900

3 bd · 2.0 ba · 1,904 sqft · Manufactured public records · 138 Days on market

Built 1998 2.00 ac lot $89/sqft · 48% below area Est $325k · 48% under ↓ 5% since listing

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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 +27.2/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +6.4/10.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Your own slice of Heaven on 2 acres in South Harris County! A large covered front porch welcomes you home—perfect for gathering with friends and family or relaxing with rocking chairs with your morning coffee and unwinding after a long day. Inside, the home has been freshly painted and updated with durable LVP flooring throughout. The kitchen features a pantry, island, and built-in desk, along with an eat-in area that could also serve as a home office or second living space. Enjoy a spacious living room with a fireplace and a separate dining area. The large primary suite offers its own bathroom with a separate shower and soaking tub, plus a walk-in closet. Outside, the wooded lot with mature hardwoods creates the perfect country setting. Conveniently located with easy access to area amenities and schools. Schedule your showing today—don't miss this fantastic opportunity! Contact agent for more information!

Key facts

• Covered front porch
• Eat-in area
• Kitchen pantry

Tags

• COVERED FRONT PORCH
• DURABLE LVP FLOORING
• KITCHEN PANTRY
• KITCHEN ISLAND
• BUILT-IN DESK
• EAT-IN AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $485 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 2.5% in Cataula — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Harris County (rural): math 41% / reading 43% proficiency, ranked #27 of 174 in GA (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 31 active listings in the ZIP; 189 units permitted in Harris 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 $5k of value loss. Plan a longer hold.
• Harris County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.14% ✓
• Cap rate: 9.72%
• Cash-on-cash: 12.23%
• DSCR: 1.54
• GRM: 7.3

CMA / ARV

• ARV (median comp): $324,930
• List price: $169,900
• Delta: -47.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 1.8%
• Equity multiple: 1.07×
• Total profit: $3,291
• Equity at exit: $25,333

10-year hold

• IRR: 11.4%
• Equity multiple: 1.89×
• Total profit: $42,406
• Equity at exit: $14,690

Cash invested: $47,572 (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 31804

• Home prices YoY: -31.6%
• Active inventory: 31
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,930 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$78 /mo · $937/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $485

Break-even live

Break-even rent $1,316

Max offer price $169,900

Occupancy floor 70%

Sensitivity live

Price	-10% $581	-5% $533	+0% $485	+5% $437	+10% $389
Rent	-10% $332	-5% $409	+0% $485	+5% $561	+10% $637
Rate	-1.0pp $570	-0.5pp $528	base $485	+0.5pp $441	+1.0pp $396

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-16
   status $169,900 Under Contract 138 DOM
2. 2026-06-16
   days on market $169,900 Active 138 DOM
3. 2026-06-15
   statusdays on market $169,900 Active 137 DOM
4. 2026-06-14
   days on market $169,900 Price Change 135 DOM
5. 2026-06-13
   pricestatusdays on market $169,900 Price Change 134 DOM
6. 2026-06-10
   days on market $189,900 Active 132 DOM
7. 2026-06-09
   days on market $189,900 Active 131 DOM
8. 2026-06-08
   days on market $189,900 Active 130 DOM
9. 2026-06-07
   days on market $189,900 Active 129 DOM
10. 2026-06-05
    days on market $189,900 Active 126 DOM
11. 2026-06-03
    days on market $189,900 Active 125 DOM
12. 2026-06-02
    days on market $189,900 Active 124 DOM
13. 2026-06-01
    days on market $189,900 Active 123 DOM
14. 2026-05-31
    days on market $189,900 Active 122 DOM
15. 2026-05-30
    days on market $189,900 Active 121 DOM
16. 2026-03-03
    price $189,900 931-char remark

    Show marketing remark (921 chars)

    Your own slice of Heaven on 2 acres in South Harris County! A large covered front porch welcomes you home-perfect for gathering with friends and family or relaxing with rocking chairs with your morning coffee and unwinding after a long day. Inside, the home has been freshly painted and updated with durable LVP flooring throughout. The kitchen features a pantry, island, and built-in desk, along with an eat-in area that could also serve as a home office or second living space. Enjoy a spacious living room with a fireplace and a separate dining area. The large primary suite offers its own bathroom with a separate shower and soaking tub, plus a walk-in closet. Outside, the wooded lot with mature hardwoods creates the perfect country setting. Conveniently located with easy access to area amenities and schools. Schedule your showing today-don't miss this fantastic opportunity! Contact agent for more information!

17. 2026-03-03
    price $189,900 921-char remark

    Show marketing remark (921 chars)

    Your own slice of Heaven on 2 acres in South Harris County! A large covered front porch welcomes you home-perfect for gathering with friends and family or relaxing with rocking chairs with your morning coffee and unwinding after a long day. Inside, the home has been freshly painted and updated with durable LVP flooring throughout. The kitchen features a pantry, island, and built-in desk, along with an eat-in area that could also serve as a home office or second living space. Enjoy a spacious living room with a fireplace and a separate dining area. The large primary suite offers its own bathroom with a separate shower and soaking tub, plus a walk-in closet. Outside, the wooded lot with mature hardwoods creates the perfect country setting. Conveniently located with easy access to area amenities and schools. Schedule your showing today-don't miss this fantastic opportunity! Contact agent for more information!

18. 2026-01-29
    listed $199,900 New 921-char remark

    Show marketing remark (931 chars)

    Your own slice of Heaven on 2 acres in South Harris County! A large covered front porch welcomes you home—perfect for gathering with friends and family or relaxing with rocking chairs with your morning coffee and unwinding after a long day. Inside, the home has been freshly painted and updated with durable LVP flooring throughout. The kitchen features a pantry, island, and built-in desk, along with an eat-in area that could also serve as a home office or second living space. Enjoy a spacious living room with a fireplace and a separate dining area. The large primary suite offers its own bathroom with a separate shower and soaking tub, plus a walk-in closet. Outside, the wooded lot with mature hardwoods creates the perfect country setting. Conveniently located with easy access to area amenities and schools. Schedule your showing today—don't miss this fantastic opportunity! Contact agent for more information!

19. 2026-01-29
    listed $199,900 Active 931-char remark

    Show marketing remark (931 chars)

    Your own slice of Heaven on 2 acres in South Harris County! A large covered front porch welcomes you home—perfect for gathering with friends and family or relaxing with rocking chairs with your morning coffee and unwinding after a long day. Inside, the home has been freshly painted and updated with durable LVP flooring throughout. The kitchen features a pantry, island, and built-in desk, along with an eat-in area that could also serve as a home office or second living space. Enjoy a spacious living room with a fireplace and a separate dining area. The large primary suite offers its own bathroom with a separate shower and soaking tub, plus a walk-in closet. Outside, the wooded lot with mature hardwoods creates the perfect country setting. Conveniently located with easy access to area amenities and schools. Schedule your showing today—don't miss this fantastic opportunity! Contact agent for more information!

ⓘ 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: $937 · $78/mo
• Projected year-2 tax: $1,563 · $130/mo
• Expected delta: +$626/yr (+$52/mo · 66.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,158
• − Mortgage interest: −$9,517
• − Property taxes: −$937
• − Insurance: −$850
• − Repairs & maintenance: −$1,853
• − Management: −$1,853
• − Depreciation: −$4,943
• Taxable income: $3,207
• Est. tax owed @ 24.0%: −$770
• After-tax cash flow: $5,048/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: Harris County
• NCES district ID: 1302700
• Math proficiency: 41% ▼ -10.00%
• Reading proficiency: 43% ▼ -9.00%
• Median HH income: $66,705
• Composite: 37.75/100
• National rank: #4350
• State rank: #27 of 174 in GA

Livability — Cataula

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• City population: 5,814
• Population (ZIP): 5,814

Population outlook (Harris County) Hauer SSP2

• Today (2025): 35,683 people
• By 2030: 36,673 · +2.8%
• By 2040: 38,038 · +6.6%
• By 2050: 38,782 · +8.7%
• By 2075: 41,279 · +15.7%
• By 2100: 41,103 · +15.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 12% Black 11% Two or more races 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Italian 4% Lithuanian 2% Iranian 2%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 8% German/W. Germanic 2%

Political lean MEDSL · Harris

• 2024 margin: Solid R (+46.1) · D 26.7% · R 72.8%
• 2008→2024 swing: -2.8pp toward R · 2008: -43.4pp · 2024: -46.1pp
• All cycles: 2024: R+46.1 2020: R+44.3 2016: R+47.9 2012: R+45.6 2008: R+43.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.16%
• Current HPI: 158.3117
• 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

-5.0% since first listed

4 events — show timeline

• 2026-03-03 Price Changed $189,900 CBOR
• 2026-03-03 Price Changed $189,900 GAMLS
• 2026-01-29 Listed $199,900 CBOR
• 2026-01-29 Listed $199,900 GAMLS

Property tax history

+2.0%/yr

Latest (2025): $937 · -4.8% YoY. Source: county tax records.