5111 Mark Brown Rd NE · Chatsworth, GA 30721

$150,000

2 bd · 1.0 ba · 1,018 sqft · SingleFamily public records · 119 Days on market

Built 1988 0.83 ac lot $147/sqft · 20% below area Est $188k · 20% 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 +15.4/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• Livability +3.7/5.0
• 1% rule +3.3/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2 bedroom, 1 bathroom home sits on just under an acre of land, offering space, privacy, and tons of potential. Whether you're an investor, flipper, or buyer looking for a project, this is a great opportunity to add value and make it your own. The home needs some work, but a major head start is already included: brand-new flooring for the entire house is on-site and stored in the garage—ready for installation when you're ready to renovate. With solid bones, a functional layout, and plenty of room to grow both inside and out, this property is a blank canvas waiting for your vision. Don't miss your chance to transform this hidden gem into something special. Schedule your showing today! Information is deemed reliable but not guaranteed. Buyer to verify any ad all information they deem important.

Key facts

• Brand-new flooring
• Blank canvas
• Functional layout

Tags

• BRAND-NEW FLOORING
• FUNCTIONAL LAYOUT
• BLANK CANVAS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $57 ($681/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (16.7% below list).
• Recommended offer: $125k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.7% in Chatsworth — 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 (#37 in GA, #4,588 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, schools F, amenities F.
• Whitfield County (rural): math 37% / reading 34% proficiency, ranked #62 of 174 in GA (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 384 active listings in the ZIP; 374 units permitted in Whitfield County in 2024 (35 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.
• Whitfield County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago 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: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,008 (16.7% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 17% 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 0.83% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.62%
• DSCR: 1.07
• GRM: 10.0

CMA / ARV

• ARV (median comp): $187,557
• List price: $150,000
• Delta: -20.02%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3939 Miller Dr NE	0.35mi	2/1.0	1,073 (+5%)	11mo	$217,000	$202	66

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: -13.8%
• Equity multiple: 0.51×
• Total profit: $-20,737
• Equity at exit: $22,365

10-year hold

• IRR: -5.0%
• Equity multiple: 0.68×
• Total profit: $-13,589
• Equity at exit: $12,969

Cash invested: $42,000 (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 30721

• Active inventory: 384
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$82 /mo · $980/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $57

Break-even live

Break-even rent $1,178

Max offer price $150,000

Occupancy floor 90%

Sensitivity live

Price	-10% $142	-5% $99	+0% $57	+5% $14	+10% $-28
Rent	-10% $-42	-5% $7	+0% $57	+5% $106	+10% $156
Rate	-1.0pp $132	-0.5pp $95	base $57	+0.5pp $18	+1.0pp $-22

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-19
   days on market $150,000 Active 119 DOM
2. 2026-06-18
   days on market $150,000 Active 118 DOM
3. 2026-06-17
   days on market $150,000 Active 117 DOM
4. 2026-06-16
   days on market $150,000 Active 116 DOM
5. 2026-06-15
   days on market $150,000 Active 115 DOM
6. 2026-06-14
   days on market $150,000 Active 113 DOM
7. 2026-06-13
   days on market $150,000 Active 112 DOM
8. 2026-06-10
   days on market $150,000 Active 110 DOM
9. 2026-06-09
   days on market $150,000 Active 109 DOM
10. 2026-06-08
    days on market $150,000 Active 108 DOM
11. 2026-06-07
    days on market $150,000 Active 107 DOM
12. 2026-06-05
    days on market $150,000 Active 104 DOM
13. 2026-06-03
    days on market $150,000 Active 103 DOM
14. 2026-06-02
    days on market $150,000 Active 102 DOM
15. 2026-06-01
    days on market $150,000 Active 101 DOM
16. 2026-05-31
    days on market $150,000 Active 100 DOM
17. 2026-05-30
    days on market $150,000 Active 99 DOM
18. 2026-02-21
    listed $150,000 Active 816-char remark

    Show marketing remark (816 chars)

    This 2 bedroom, 1 bathroom home sits on just under an acre of land, offering space, privacy, and tons of potential. Whether you're an investor, flipper, or buyer looking for a project, this is a great opportunity to add value and make it your own. The home needs some work, but a major head start is already included: brand-new flooring for the entire house is on-site and stored in the garage—ready for installation when you're ready to renovate. With solid bones, a functional layout, and plenty of room to grow both inside and out, this property is a blank canvas waiting for your vision. Don't miss your chance to transform this hidden gem into something special. Schedule your showing today! Information is deemed reliable but not guaranteed. Buyer to verify any ad all information they deem important.

19. 2026-02-19
    historical 837-char remark

    Show marketing remark (837 chars)

    This 2 bedroom, 1 bathroom home sits on just under an acre of land, offering space, privacy, and tons of potential. Whether you're an investor, flipper, or buyer looking for a project, this is a great opportunity to add value and make it your own. The home needs some work, but a major head start is already included: brand-new flooring for the entire house is on-site and stored in the garage—ready for installation when you're ready to renovate. With solid bones, a functional layout, and plenty of room to grow both inside and out, this property is a blank canvas waiting for your vision. Don't miss your chance to transform this hidden gem into something special. Schedule your showing today! Information is deemed reliable but not guaranteed. Buyer to verify any ad all information they deem important.

20. 2025-10-26
    price $150,500
21. 2025-10-15
    price $160,500
22. 2025-09-18
    price $165,500
23. 2025-09-01
    listed $150,500 837-char remark

    Show marketing remark (837 chars)

    This 2 bedroom, 1 bathroom home sits on just under an acre of land, offering space, privacy, and tons of potential. Whether you're an investor, flipper, or buyer looking for a project, this is a great opportunity to add value and make it your own. The home needs some work, but a major head start is already included: brand-new flooring for the entire house is on-site and stored in the garage—ready for installation when you're ready to renovate. With solid bones, a functional layout, and plenty of room to grow both inside and out, this property is a blank canvas waiting for your vision. Don't miss your chance to transform this hidden gem into something special. Schedule your showing today! Information is deemed reliable but not guaranteed. Buyer to verify any ad all information they deem important.

24. 2022-12-16
    soldstatus $145,000
25. 2022-12-08
    soldstatus $145,000
26. 2022-12-07
    soldstatus $145,000
27. 2022-09-30
    listed $135,000
28. 2016-06-17
    soldstatus $79,900
29. 2016-06-16
    soldstatus $79,900
30. 2016-03-29
    listed $79,900
31. 1998-03-01
    soldstatus $24,900

ⓘ 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: $980 · $82/mo
• Projected year-2 tax: $1,380 · $115/mo
• Expected delta: +$400/yr (+$33/mo · 40.8%)

ⓘ 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 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,001
• − Mortgage interest: −$8,402
• − Property taxes: −$980
• − Insurance: −$750
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$4,364
• Taxable loss: −$1,895
• Est. tax savings @ 24.0%: +$455
• After-tax cash flow: $1,136/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: Whitfield County
• NCES district ID: 1305700
• Math proficiency: 37% ▼ -6.00%
• Reading proficiency: 34% ▼ -9.00%
• Median HH income: $44,296
• Composite: 30.24/100
• National rank: #6290
• State rank: #62 of 174 in GA

Livability — Chatsworth

• Score: 74/100
• State rank: #37
• US rank: #4588

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Whitfield County · 80,309 people
• Metro: Dalton, GA
• Population (ZIP): 53,060
• Household income: $62,094
• Rent vs Own: 34.7% rent · 65.3% own
• Severe rent burden: 1156.0

Population outlook (Whitfield County) Hauer SSP2

• Today (2025): 107,770 people
• By 2030: 108,737 · +0.9%
• By 2040: 110,260 · +2.3%
• By 2050: 111,205 · +3.2%
• By 2075: 113,014 · +4.9%
• By 2100: 112,775 · +4.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 48% Hispanic / Latino 47% Two or more races 10% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 35% Cuban 1%
• Common ancestry: Slovak 1% Italian 1%
• Foreign-born: 24% · Canada, Jamaica
• Languages at home: 62% English-only · Spanish 37%

Political lean MEDSL · Whitfield

• 2024 margin: Solid R (+44.5) · D 27.5% · R 72.0%
• 2008→2024 swing: -4.5pp toward R · 2008: -40.0pp · 2024: -44.5pp
• All cycles: 2024: R+44.5 2020: R+40.7 2016: R+44.8 2012: R+45.1 2008: R+40.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -220.10%
• Current HPI: 314.9341
• Rent YoY: —
• Metro: Dalton, 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

+502.4% since first listed

14 events — show timeline

• 2026-02-21 Listed $150,000 GCAR
• 2026-02-19 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-10-26 Price Changed $150,500 GCAR
• 2025-10-15 Price Changed $160,500 GCAR
• 2025-09-18 Price Changed $165,500 GCAR
• 2025-09-01 Listed $150,500 REALTRACS as Distributed by MLS Grid
• 2022-12-16 Sold (MLS) $145,000 GCAR
• 2022-12-08 Sold (Public Records) $145,000 Public Records
• 2022-12-07 Sold (MLS) $145,000 CCARMLS
• 2022-09-30 Listed $135,000 CCARMLS
• 2016-06-17 Sold (Public Records) $79,900 Public Records
• 2016-06-16 Sold (MLS) $79,900 CCARMLS
• 2016-03-29 Listed $79,900 CCARMLS
• 1998-03-01 Sold (Public Records) $24,900 Public Records

Property tax history

+5.3%/yr

Latest (2025): $980 · +46.8% YoY. Source: county tax records.