57 S River Cir · Franklin, GA 30230

$149,900

3 bd · 2.0 ba · 960 sqft · Manufactured public records · 105 Days on market

Built 1995 1.00 ac lot

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Why this score? — see what drove the D 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 +14.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• 1% rule +4.1/10.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Quiet location in Heard County. 3-bedroom, 2 bath mobile home on a one-acre lot. New back deck and recent encapsulation in the crawlspace. Great property for first time homeowners or investors. Property is currently leased at $1500 per month. A 24-hour notice is required for showings.

Key facts

• One acre lot
• New back deck
• Recent encapsulation

Tags

• NEW BACK DECK
• RECENT ENCAPSULATION
• ONE ACRE LOT

Property features AI

Finance

• Other: Lot size: 1 acre
• HOA & community: No HOA

Exterior

• Parking: Off-street parking
• Utilities: Public water available; Septic tank sewer; Electricity available
• Home design: Manufactured home / Single-family residence; Resale property; Facing unknown
• Construction: Built in 1995; Vinyl siding; Composition roof; Manufactured house structure
• Exterior features: Level lot

Interior

• Kitchen: Refrigerator included
• Bedrooms: 3 bedrooms on the main level
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One-level living; Other interior features; Crawl space basement
• Laundry & utility: Laundry features: Other

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $44 ($532/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 $137k (8.8% below list).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 2.4% in Franklin — 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 60/100 on livability (#361 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A; Watch: amenities F, commute F, employment F.
• Heard County (rural): math 51% / reading 47% proficiency, ranked #18 of 174 in GA (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Heard Elementary School (math 49% / reading 46%, grade D, #298 of 1,228 statewide, top 24%, 710 students, 63% FRL).
• Market conditions: 184 active listings in the ZIP; 50 units permitted in Heard 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.
• Heard County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $23k; list at $150k implies a 552% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 41% 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 $136,409 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.91% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.27%
• DSCR: 1.06
• GRM: 9.1

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: -14.3%
• Equity multiple: 0.49×
• Total profit: $-21,447
• Equity at exit: $22,351

10-year hold

• IRR: -5.5%
• Equity multiple: 0.64×
• Total profit: $-14,957
• Equity at exit: $12,961

Cash invested: $41,972 (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 30230

• Home prices YoY: -9.5%
• Active inventory: 184
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,367 medium
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $44

Break-even live

Break-even rent $1,311

Max offer price $149,900

Occupancy floor 92%

Sensitivity live

Price	-10% $148	-5% $96	+0% $44	+5% $-7	+10% $-59
Rent	-10% $-64	-5% $-10	+0% $44	+5% $98	+10% $152
Rate	-1.0pp $120	-0.5pp $82	base $44	+0.5pp $5	+1.0pp $-34

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-30
   status Under Contract
2. 2026-01-09
   listed $149,900 New
3. 2001-05-21
   soldstatus $23,000
4. 1992-07-01
   soldstatus $9,500

ⓘ 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 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 41% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,409
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,313
• − Management: −$1,313
• − Depreciation: −$4,361
• Taxable loss: −$1,972
• Est. tax savings @ 24.0%: +$473
• After-tax cash flow: $1,005/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: Heard County
• NCES district ID: 1302790
• Math proficiency: 51% ▼ -10.00%
• Reading proficiency: 47% ▼ -5.00%
• Median HH income: $42,298
• Composite: 41.24/100
• National rank: #3530
• State rank: #18 of 174 in GA

Livability — Franklin

• Score: 60/100
• State rank: #361
• US rank: #18512

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): 9,022

Population outlook (Heard County) Hauer SSP2

• Today (2025): 10,988 people
• By 2030: 10,588 · -3.6%
• By 2040: 9,635 · -12.3%
• By 2050: 8,571 · -22.0%
• By 2075: 6,524 · -40.6%
• By 2100: 4,897 · -55.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 19% Two or more races 5% Hispanic / Latino 3% Asian 3%
• Common ancestry: Slovak 1% Lithuanian 1% Iranian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Other Indo-European 3% Spanish 1%

Political lean MEDSL · Heard

• 2024 margin: Solid R (+72.1) · D 13.8% · R 85.9%
• 2008→2024 swing: -22.6pp toward R · 2008: -49.5pp · 2024: -72.1pp
• All cycles: 2024: R+72.1 2020: R+68.5 2016: R+62.5 2012: R+53.0 2008: R+49.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.98%
• Current HPI: 315.5032
• 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

+1477.9% since first listed

4 events — show timeline

• 2026-04-30 Pending — GAMLS
• 2026-01-09 Listed $149,900 GAMLS
• 2001-05-21 Sold (Public Records) $23,000 Public Records
• 1992-07-01 Sold (Public Records) $9,500 Public Records

Property tax history

+5.5%/yr

Latest (2025): $188 · +9.7% YoY. Source: county tax records.