46 Helen Ct · Chattahoochee Hills, GA 30185

$85,000

3 bd · 2.0 ba · 1,280 sqft · Manufactured public records · 228 Days on market

Built 1995 2.25 ac lot $66/sqft · 59% below area ↓ 26% 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 +29.2/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nice Mobile Home 16 x 80, Large Lot-2.25 Wooded Acres, With Storage Bld. Cash Only

Key facts

• Large lot
• Wooded acres
• Storage bld

Tags

• LARGE LOT
• WOODED ACRES
• STORAGE BLD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 1.4% in Chattahoochee Hills — 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 61/100 on livability (#338 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A; Watch: schools D-, amenities F, commute F.
• Carroll County (rural): math 42% / reading 41% proficiency, ranked #38 of 174 in GA (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 33 active listings in the ZIP; 876 units permitted in Carroll County in 2024 (150 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($588 loan paydown + $8k appreciation (10.0% local appreciation)).
• Carroll County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 228 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $20k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 228 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: 1.32% ✓
• Cap rate: 10.49%
• Cash-on-cash: 14.98%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

• ARV (median comp): $207,913
• List price: $85,000
• Delta: -59.12%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 35.4%
• Equity multiple: 3.74×
• Total profit: $65,237
• Equity at exit: $76,575

10-year hold

• IRR: 30.5%
• Equity multiple: 8.45×
• Total profit: $177,262
• Equity at exit: $165,136

Cash invested: $23,800 (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 30185

• Home prices YoY: 7.0%
• Active inventory: 33
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,120 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $297

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 68%

Sensitivity live

Price	-10% $356	-5% $327	+0% $297	+5% $268	+10% $238
Rent	-10% $209	-5% $253	+0% $297	+5% $341	+10% $386
Rate	-1.0pp $340	-0.5pp $319	base $297	+0.5pp $275	+1.0pp $253

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $85,000 Active 228 DOM
2. 2026-06-17
   days on market $85,000 Active 227 DOM
3. 2026-06-16
   days on market $85,000 Active 226 DOM
4. 2026-06-15
   days on market $85,000 Active 225 DOM
5. 2026-06-13
   days on market $85,000 Active 223 DOM
6. 2026-06-09
   days on market $85,000 Active 219 DOM
7. 2026-06-08
   days on market $85,000 Active 218 DOM
8. 2026-06-07
   days on market $85,000 Active 217 DOM
9. 2026-06-04
   days on market $85,000 Active 214 DOM
10. 2026-06-03
    days on market $85,000 Active 213 DOM
11. 2026-06-02
    days on market $85,000 Active 212 DOM
12. 2026-06-01
    days on market $85,000 Active 211 DOM
13. 2026-05-31
    days on market $85,000 Active 210 DOM
14. 2026-05-01
    price $85,000 83-char remark

    Show marketing remark (83 chars)

    Nice Mobile Home 16 x 80, Large Lot-2.25 Wooded Acres, With Storage Bld. Cash Only

15. 2026-04-21
    status Back On Market 83-char remark

    Show marketing remark (83 chars)

    Nice Mobile Home 16 x 80, Large Lot-2.25 Wooded Acres, With Storage Bld. Cash Only

16. 2026-04-13
    historical 83-char remark

    Show marketing remark (83 chars)

    Nice Mobile Home 16 x 80, Large Lot-2.25 Wooded Acres, With Storage Bld. Cash Only

17. 2026-02-03
    price $99,900 83-char remark

    Show marketing remark (83 chars)

    Nice Mobile Home 16 x 80, Large Lot-2.25 Wooded Acres, With Storage Bld. Cash Only

18. 2025-12-02
    status Back On Market 83-char remark

    Show marketing remark (83 chars)

    Nice Mobile Home 16 x 80, Large Lot-2.25 Wooded Acres, With Storage Bld. Cash Only

19. 2025-11-25
    status Under Contract 83-char remark

    Show marketing remark (83 chars)

    Nice Mobile Home 16 x 80, Large Lot-2.25 Wooded Acres, With Storage Bld. Cash Only

20. 2025-10-17
    historical
21. 2025-10-13
    listed $105,000 New 83-char remark

    Show marketing remark (83 chars)

    Nice Mobile Home 16 x 80, Large Lot-2.25 Wooded Acres, With Storage Bld. Cash Only

22. 2025-07-29
    listed $105,000 New
23. 2025-07-28
    historical
24. 2025-03-14
    price $105,000
25. 2025-01-28
    listed $115,000 New

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,437
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,075
• − Management: −$1,075
• − Depreciation: −$2,473
• Taxable income: $2,353
• Est. tax owed @ 24.0%: −$565
• After-tax cash flow: $3,001/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: Carroll County
• NCES district ID: 1300840
• Math proficiency: 42% ▼ -7.00%
• Reading proficiency: 41% ▼ -8.00%
• Median HH income: $48,692
• Composite: 35.62/100
• National rank: #4888
• State rank: #38 of 174 in GA

Livability — Chattahoochee Hills

• Score: 61/100
• State rank: #338
• US rank: #17608

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,152

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 123,370 people
• By 2030: 127,186 · +3.1%
• By 2040: 133,534 · +8.2%
• By 2050: 137,612 · +11.5%
• By 2075: 142,892 · +15.8%
• By 2100: 136,294 · +10.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 6% Two or more races 2% Native American 1%
• Common ancestry: Slovak 4% Lithuanian 1% Serbian 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+41.2) · D 29.1% · R 70.3%
• 2008→2024 swing: -8.2pp toward R · 2008: -32.9pp · 2024: -41.2pp
• All cycles: 2024: R+41.2 2020: R+39.0 2016: R+40.1 2012: R+37.7 2008: R+32.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 23.02%
• Current HPI: 351.2046
• 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

-26.1% since first listed

12 events — show timeline

• 2026-05-01 Price Changed $85,000 GAMLS
• 2026-04-21 Relisted — GAMLS
• 2026-04-13 Listing Removed — GAMLS
• 2026-02-03 Price Changed $99,900 GAMLS
• 2025-12-02 Relisted — GAMLS
• 2025-11-25 Pending — GAMLS
• 2025-10-17 Listing Removed — GAMLS
• 2025-10-13 Listed $105,000 GAMLS
• 2025-07-29 Listed $105,000 GAMLS
• 2025-07-28 Listing Removed — GAMLS
• 2025-03-14 Price Changed $105,000 GAMLS
• 2025-01-28 Listed $115,000 GAMLS

Property tax history

-4.6%/yr

Latest (2025): $61 · +67.9% YoY. Source: county tax records.