7 Poole Ln · Jasper, GA 30175

$249,000

3 bd · 2.0 ba · 1,568 sqft · Other · 174 Days on market

Built 1987 1.50 ac lot $159/sqft · 11% below area Est $279k · 11% under ↓ 13% since listing

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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 +12.4/15.0
• Appreciation +10.0/10.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• Livability +3.7/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover a comfortable place to call home! Ideally located just 3.5 miles from Jasper on Talking Rock Road and only 2 miles from Hwy 515. This 1.5 acre wooded lot features a beautifully refurbished manufactured home that's move-in ready. The home offers 3 bedrooms and 2 full baths, an open floor plan with large windows, a separate dining room, and a desirable split-bedroom layout. Enjoy outdoor living with two spacious decks and the convenience of a side entrance. Don't miss this great opportunity, ready for immediate occupancy!

Key facts

• Side entrance
• Open floor plan
• Split-bedroom layout

Tags

• REFURBISHED MANUFACTURED HOME
• OPEN FLOOR PLAN
• SEPARATE DINING ROOM
• SPLIT-BEDROOM LAYOUT
• TWO SPACIOUS DECKS
• SIDE ENTRANCE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $249k.

Deal economics

• At list price, monthly cash flow is $96 ($1k/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 $230k (7.6% below list).
• Recommended offer: $219k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 2.9% 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: schools D, amenities D-, commute 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.
• Market conditions: 315 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 260 units permitted in Pickens County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 174 days — a 12% lower offer ($219k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $36k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 174 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. 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. 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: 0.92% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.66%
• DSCR: 1.07
• GRM: 9.0

CMA / ARV

• ARV (median comp): $279,492
• List price: $249,000
• Delta: -10.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 25.5%
• Equity multiple: 3.03×
• Total profit: $141,775
• Equity at exit: $224,319

10-year hold

• IRR: 22.4%
• Equity multiple: 6.92×
• Total profit: $412,753
• Equity at exit: $483,752

Cash invested: $69,720 (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 30175

• Home prices YoY: 9.8%
• Active inventory: 315
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,300 medium
• Mortgage (P&I): −$1,306
• Tax est. 1.5%: −$311 /mo · $3,735/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $96

Break-even live

Break-even rent $2,178

Max offer price $249,000

Occupancy floor 91%

Sensitivity live

Price	-10% $268	-5% $182	+0% $96	+5% $10	+10% $-76
Rent	-10% $-85	-5% $5	+0% $96	+5% $187	+10% $278
Rate	-1.0pp $222	-0.5pp $160	base $96	+0.5pp $32	+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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 Deerberry Dr Unit 210 Jasper, GA	3.0	2.5	1900	$2,300	$1.21	0d	1	1.49mi

Listing history 9 events

1. 2026-04-16
   price $249,000 534-char remark

   Show marketing remark (534 chars)

   Discover a comfortable place to call home! Ideally located just 3.5 miles from Jasper on Talking Rock Road and only 2 miles from Hwy 515. This 1.5 acre wooded lot features a beautifully refurbished manufactured home that's move-in ready. The home offers 3 bedrooms and 2 full baths, an open floor plan with large windows, a separate dining room, and a desirable split-bedroom layout. Enjoy outdoor living with two spacious decks and the convenience of a side entrance. Don't miss this great opportunity, ready for immediate occupancy!

2. 2026-04-16
   price $249,000 534-char remark

   Show marketing remark (534 chars)

   Discover a comfortable place to call home! Ideally located just 3.5 miles from Jasper on Talking Rock Road and only 2 miles from Hwy 515. This 1.5 acre wooded lot features a beautifully refurbished manufactured home that's move-in ready. The home offers 3 bedrooms and 2 full baths, an open floor plan with large windows, a separate dining room, and a desirable split-bedroom layout. Enjoy outdoor living with two spacious decks and the convenience of a side entrance. Don't miss this great opportunity, ready for immediate occupancy!

3. 2026-04-16
   price $249,000

   Show marketing remark (534 chars)

   Discover a comfortable place to call home! Ideally located just 3.5 miles from Jasper on Talking Rock Road and only 2 miles from Hwy 515. This 1.5 acre wooded lot features a beautifully refurbished manufactured home that's move-in ready. The home offers 3 bedrooms and 2 full baths, an open floor plan with large windows, a separate dining room, and a desirable split-bedroom layout. Enjoy outdoor living with two spacious decks and the convenience of a side entrance. Don't miss this great opportunity, ready for immediate occupancy!

4. 2026-03-30
   price $269,000 534-char remark

   Show marketing remark (534 chars)

   Discover a comfortable place to call home! Ideally located just 3.5 miles from Jasper on Talking Rock Road and only 2 miles from Hwy 515. This 1.5 acre wooded lot features a beautifully refurbished manufactured home that's move-in ready. The home offers 3 bedrooms and 2 full baths, an open floor plan with large windows, a separate dining room, and a desirable split-bedroom layout. Enjoy outdoor living with two spacious decks and the convenience of a side entrance. Don't miss this great opportunity, ready for immediate occupancy!

5. 2026-03-30
   price $269,000 534-char remark

   Show marketing remark (534 chars)

   Discover a comfortable place to call home! Ideally located just 3.5 miles from Jasper on Talking Rock Road and only 2 miles from Hwy 515. This 1.5 acre wooded lot features a beautifully refurbished manufactured home that's move-in ready. The home offers 3 bedrooms and 2 full baths, an open floor plan with large windows, a separate dining room, and a desirable split-bedroom layout. Enjoy outdoor living with two spacious decks and the convenience of a side entrance. Don't miss this great opportunity, ready for immediate occupancy!

6. 2026-03-30
   price $269,000

   Show marketing remark (534 chars)

   Discover a comfortable place to call home! Ideally located just 3.5 miles from Jasper on Talking Rock Road and only 2 miles from Hwy 515. This 1.5 acre wooded lot features a beautifully refurbished manufactured home that's move-in ready. The home offers 3 bedrooms and 2 full baths, an open floor plan with large windows, a separate dining room, and a desirable split-bedroom layout. Enjoy outdoor living with two spacious decks and the convenience of a side entrance. Don't miss this great opportunity, ready for immediate occupancy!

7. 2025-12-03
   listed $285,000 New 534-char remark

   Show marketing remark (534 chars)

   Discover a comfortable place to call home! Ideally located just 3.5 miles from Jasper on Talking Rock Road and only 2 miles from Hwy 515. This 1.5 acre wooded lot features a beautifully refurbished manufactured home that's move-in ready. The home offers 3 bedrooms and 2 full baths, an open floor plan with large windows, a separate dining room, and a desirable split-bedroom layout. Enjoy outdoor living with two spacious decks and the convenience of a side entrance. Don't miss this great opportunity, ready for immediate occupancy!

8. 2025-12-03
   listed $285,000 Active 534-char remark

   Show marketing remark (534 chars)

   Discover a comfortable place to call home! Ideally located just 3.5 miles from Jasper on Talking Rock Road and only 2 miles from Hwy 515. This 1.5 acre wooded lot features a beautifully refurbished manufactured home that's move-in ready. The home offers 3 bedrooms and 2 full baths, an open floor plan with large windows, a separate dining room, and a desirable split-bedroom layout. Enjoy outdoor living with two spacious decks and the convenience of a side entrance. Don't miss this great opportunity, ready for immediate occupancy!

9. 2025-12-03
   listed $285,000 Active

   Show marketing remark (534 chars)

   Discover a comfortable place to call home! Ideally located just 3.5 miles from Jasper on Talking Rock Road and only 2 miles from Hwy 515. This 1.5 acre wooded lot features a beautifully refurbished manufactured home that's move-in ready. The home offers 3 bedrooms and 2 full baths, an open floor plan with large windows, a separate dining room, and a desirable split-bedroom layout. Enjoy outdoor living with two spacious decks and the convenience of a side entrance. Don't miss this great opportunity, ready for immediate occupancy!

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 17 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: $27,600
• − Mortgage interest: −$13,948
• − Property taxes: −$3,735
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − Depreciation: −$7,244
• Taxable loss: −$2,988
• Est. tax savings @ 24.0%: +$717
• After-tax cash flow: $1,872/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

-12.6% since first listed

9 events — show timeline

• 2026-04-16 Price Changed $249,000 NEGBOR
• 2026-04-16 Price Changed $249,000 GAMLS
• 2026-04-16 Price Changed $249,000 FMLS
• 2026-03-30 Price Changed $269,000 NEGBOR
• 2026-03-30 Price Changed $269,000 GAMLS
• 2026-03-30 Price Changed $269,000 FMLS
• 2025-12-03 Listed $285,000 FMLS
• 2025-12-03 Listed $285,000 NEGBOR
• 2025-12-03 Listed $285,000 GAMLS

Property tax history

-2.0%/yr

Latest (2024): $175 · -1.5% YoY. Source: county tax records.