121 Rebecca Ct · Dahlonega, GA 30533

$149,000

2 bd · 1.0 ba · 728 sqft · Manufactured public records · 12 Days on market

Built 1994 1.06 ac lot

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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 +21.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.6/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This well cared for single wide mobile home is located on a cul de sac and has over 1 acre of trees on the lot. It is on a permanent foundation. The homes sits on a higher part of the property surrounded by trees and a nicely cared for lawn. There is a back yard with some fencing. A garden area is waiting for your vegetables. There are 2 bedrooms, 1 full bath with shower, living room/great room connected to the kitchen. There is a railroad container car on the property that is used for storage and as a workshop. This is an ideal property for a young family, or students and there is a very nice yard for lots of outdoor activities. Conveniently located close to 400 off Highway 60. GPS friendly.

Key facts

• 1.06 acre lot
• 3 parking spots
• Built 1994

Property features AI

Exterior

• Parking: Three parking spaces; Parking at kitchen level; RV access/parking
• Utilities: Public water; Septic tank sewer; 110-volt electric service; Electricity available
• Home design: Single-wide mobile home; One level; Resale property; Entry/facing details not provided
• Construction: Aluminum siding exterior; Metal roof; Block foundation (see remarks)
• Exterior features: Storage; Workshop and other outbuildings; Back yard fencing; Deck

Interior

• Kitchen: Breakfast bar; Stained cabinets; Laminate counters; Pantry; Dishwasher; Refrigerator
• Bedrooms: Master bedroom on main level; Two main-level bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom; Master bath with shower only and tub/shower combo
• Heating & cooling: Central heating; Propane heating; Central air conditioning; Ceiling fans; Electric cooling components
• Interior features: Beamed ceilings; Insulated windows; No shared/common walls; Other interior features
• Laundry & utility: Washer and dryer included; Laundry located in common area / in hall

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $149k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Cap rate 8.1% vs local median 3.2% in Dahlonega — 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 65/100 on livability (#241 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+; Watch: employment D, housing D, commute F.
• Lumpkin County (rural): math 38% / reading 45% proficiency, ranked #41 of 174 in GA (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Long Branch Elementary School (math 42% / reading 47%, grade F, #336 of 1,228 statewide, top 29%, 392 students, 55% FRL); Lumpkin County Middle School (math 35% / reading 44%, grade F, #147 of 470 statewide, top 33%, 862 students, 40% FRL); Lumpkin County High School (math 30% / reading 41%, grade F, #81 of 424 statewide, top 19%, 1,134 students, 34% FRL) — zoned schools at 43% FRL track the district average.
• Market conditions: 384 active listings in the ZIP; 277 units permitted in Lumpkin 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 $4k of value loss. Plan a longer hold.
• Lumpkin County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• Current owner paid $70k; list at $149k implies a 113% gain — meaningful room to come down on a strong offer.

Recommended offer $149,000

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: 1.06% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.42%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -6.4%
• Equity multiple: 0.76×
• Total profit: $-9,903
• Equity at exit: $22,216

10-year hold

• IRR: 3.2%
• Equity multiple: 1.23×
• Total profit: $9,781
• Equity at exit: $12,883

Cash invested: $41,720 (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 30533

• Home prices YoY: -3.3%
• Active inventory: 384
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,586 medium
• Mortgage (P&I): −$781
• Tax est. 1.5%: −$186 /mo · $2,235/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $223

Break-even live

Break-even rent $1,303

Max offer price $149,000

Occupancy floor 81%

Sensitivity live

Price	-10% $326	-5% $275	+0% $223	+5% $172	+10% $120
Rent	-10% $98	-5% $161	+0% $223	+5% $286	+10% $349
Rate	-1.0pp $298	-0.5pp $261	base $223	+0.5pp $185	+1.0pp $145

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-02
   status $149,000 Pending 12 DOM
2. 2026-06-01
   days on market $149,000 Active Under Contract 12 DOM
3. 2026-05-31
   days on market $149,000 Active Under Contract 11 DOM
4. 2026-05-31
   statusdays on market $149,000 Active Under Contract 10 DOM
5. 2026-05-15
   listed $149,000 New 54-char remark

   Show marketing remark (701 chars)

   This well cared for single wide mobile home is located on a cul de sac and has over 1 acre of trees on the lot. It is on a permanent foundation. The homes sits on a higher part of the property surrounded by trees and a nicely cared for lawn. There is a back yard with some fencing. A garden area is waiting for your vegetables. There are 2 bedrooms, 1 full bath with shower, living room/great room connected to the kitchen. There is a railroad container car on the property that is used for storage and as a workshop. This is an ideal property for a young family, or students and there is a very nice yard for lots of outdoor activities. Conveniently located close to 400 off Highway 60. GPS friendly.

6. 2026-05-15
   listed $149,000 Active

   Show marketing remark (701 chars)

   This well cared for single wide mobile home is located on a cul de sac and has over 1 acre of trees on the lot. It is on a permanent foundation. The homes sits on a higher part of the property surrounded by trees and a nicely cared for lawn. There is a back yard with some fencing. A garden area is waiting for your vegetables. There are 2 bedrooms, 1 full bath with shower, living room/great room connected to the kitchen. There is a railroad container car on the property that is used for storage and as a workshop. This is an ideal property for a young family, or students and there is a very nice yard for lots of outdoor activities. Conveniently located close to 400 off Highway 60. GPS friendly.

7. 2018-05-03
   soldstatus $70,100
8. 1998-01-05
   soldstatus $24,000

ⓘ 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 4/10 Moderate 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $19,032
• − Mortgage interest: −$8,346
• − Property taxes: −$2,235
• − Insurance: −$745
• − Repairs & maintenance: −$1,523
• − Management: −$1,523
• − Depreciation: −$4,335
• Taxable income: $326
• Est. tax owed @ 24.0%: −$78
• After-tax cash flow: $2,600/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: Lumpkin County
• NCES district ID: 1303420
• Math proficiency: 38% ▼ -10.00%
• Reading proficiency: 45% ▼ -3.00%
• Median HH income: $43,380
• Composite: 35.08/100
• National rank: #5023
• State rank: #41 of 174 in GA

Livability — Dahlonega

• Score: 65/100
• State rank: #241
• US rank: #13603

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lumpkin County · 28,049 people
• City population: 28,049
• Metro: nan
• Population (ZIP): 28,049
• Household income: $74,035
• Rent vs Own: 24.6% rent · 75.4% own
• Severe rent burden: 710.0

Population outlook (Lumpkin County) Hauer SSP2

• Today (2025): 33,244 people
• By 2030: 34,108 · +2.6%
• By 2040: 35,346 · +6.3%
• By 2050: 36,017 · +8.3%
• By 2075: 38,305 · +15.2%
• By 2100: 38,739 · +16.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 4% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 3% Italian 3% Serbian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 1% French/Haitian/Cajun 1%

Political lean MEDSL · Lumpkin

• 2024 margin: Solid R (+61.7) · D 18.9% · R 80.5%
• 2008→2024 swing: -9.8pp toward R · 2008: -51.8pp · 2024: -61.7pp
• All cycles: 2024: R+61.7 2020: R+58.2 2016: R+60.0 2012: R+60.5 2008: R+51.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -10.95%
• Current HPI: 316.4948
• Rent YoY: —
• Metro: nan
• 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

+520.8% since first listed

7 events — show timeline

• 2026-06-02 Pending — FMLS
• 2026-05-29 Contingent — GAMLS
• 2026-05-29 Contingent — FMLS
• 2026-05-15 Listed $149,000 GAMLS
• 2026-05-15 Listed $149,000 FMLS
• 2018-05-03 Sold (Public Records) $70,100 Public Records
• 1998-01-05 Sold (Public Records) $24,000 Public Records

Property tax history

+20.3%/yr

Latest (2025): $199 · -11.7% YoY. Source: county tax records.