5381 Forest Way · Braselton, GA 30517

$225,000

3 bd · 2.0 ba · 784 sqft · Manufactured public records · 4 Days on market

Built 1986 2.05 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 +24.2/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +4.9/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Escape to your own private sanctuary on this two-acre wooded retreat. Tucked away on a quiet cul-de-sac, this 3-bedroom, 2-bathroom home offers the perfect blend of natural beauty and functional living. Outdoor Paradise-The grounds are a gardener's dream, featuring a vibrant collection of perennials designed to bloom year-round. Follow the winding paths to the back of the property, where a peaceful stream flows under a charming bridge, the ultimate spot for morning coffee or afternoon reflection. The expansive covered front porch provides a grand welcome and place to gather. Hobbyist's Dream-Beyond the main house, you'll find a massive detached workshop/garage featuring a double door, ideal for car enthusiasts, woodworkers, or a home business. Additional storage buildings on-site ensure there is plenty of room for all your outdoor gear and equipment. Comfort & Convenience-Inside, the home is equipped for modern ease, including a dedicated laundry area with washer and dryer, and water purification system. Whether you're looking for a quiet homestead, a creative workspace, or a private family getaway, this property offers a rare level of seclusion without sacrificing utility.

Key facts

• 2.05 acre lot
• 2 garage spots
• Built 1986

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $225k.

Deal economics

• At list price, monthly cash flow is $448 ($5k/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 $223k (0.8% below list).
• Recommended offer: $223k (0.8% below list) — sets the bar for 1% rule.
• Cap rate 8.7% vs local median 3.0% in Braselton — 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 75/100 on livability (#30 in GA, #3,898 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living C-, amenities F, commute F.
• Hall County (rural): math 28% / reading 33% proficiency, ranked #81 of 174 in GA (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Chestnut Mountain Elementary School (math 41% / reading 37%, grade F, #456 of 1,228 statewide, top 38%, 820 students, 34% FRL); Cherokee Bluff Middle (math 42% / reading 44%, grade D-, #116 of 470 statewide, top 26%, 814 students, 30% FRL); Cherokee Bluff High School (math 22% / reading 32%, grade F, #162 of 424 statewide, top 40%, 1,151 students, 24% FRL) — zoned schools average 29% FRL vs 53% district-wide (24 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+1.0%/yr); 332 active listings in the ZIP; high-income renter base; 2,274 units permitted in Hall County in 2024 (620 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Hall County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 4 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 $33k; list at $225k implies a 582% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $223,300 (0.8% below list)

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. 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.
3. 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.
4. 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: 0.99% ✗
• Cap rate: 8.68%
• Cash-on-cash: 8.53%
• DSCR: 1.38
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.04% rent growth · sell at horizon

5-year hold

• IRR: -5.4%
• Equity multiple: 0.80×
• Total profit: $-12,354
• Equity at exit: $33,548

10-year hold

• IRR: 2.1%
• Equity multiple: 1.13×
• Total profit: $8,490
• Equity at exit: $19,454

Cash invested: $63,000 (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 30517

• Home prices YoY: -20.1%
• Rents YoY: 1.0%
• Active inventory: 332
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,233 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$42 /mo · $508/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $448

Break-even live

Break-even rent $1,666

Max offer price $225,000

Occupancy floor 75%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-15
   status Under Contract 1200-char remark

   Show marketing remark (1200 chars)

   Escape to your own private sanctuary on this two-acre wooded retreat. Tucked away on a quiet cul-de-sac, this 3-bedroom, 2-bathroom home offers the perfect blend of natural beauty and functional living. Outdoor Paradise-The grounds are a gardener's dream, featuring a vibrant collection of perennials designed to bloom year-round. Follow the winding paths to the back of the property, where a peaceful stream flows under a charming bridge, the ultimate spot for morning coffee or afternoon reflection. The expansive covered front porch provides a grand welcome and place to gather. Hobbyist's Dream-Beyond the main house, you'll find a massive detached workshop/garage featuring a double door, ideal for car enthusiasts, woodworkers, or a home business. Additional storage buildings on-site ensure there is plenty of room for all your outdoor gear and equipment. Comfort & Convenience-Inside, the home is equipped for modern ease, including a dedicated laundry area with washer and dryer, and water purification system. Whether you're looking for a quiet homestead, a creative workspace, or a private family getaway, this property offers a rare level of seclusion without sacrificing utility.

2. 2026-04-28
   status Pending

   Show marketing remark (1200 chars)

   Escape to your own private sanctuary on this two-acre wooded retreat. Tucked away on a quiet cul-de-sac, this 3-bedroom, 2-bathroom home offers the perfect blend of natural beauty and functional living. Outdoor Paradise-The grounds are a gardener's dream, featuring a vibrant collection of perennials designed to bloom year-round. Follow the winding paths to the back of the property, where a peaceful stream flows under a charming bridge, the ultimate spot for morning coffee or afternoon reflection. The expansive covered front porch provides a grand welcome and place to gather. Hobbyist's Dream-Beyond the main house, you'll find a massive detached workshop/garage featuring a double door, ideal for car enthusiasts, woodworkers, or a home business. Additional storage buildings on-site ensure there is plenty of room for all your outdoor gear and equipment. Comfort & Convenience-Inside, the home is equipped for modern ease, including a dedicated laundry area with washer and dryer, and water purification system. Whether you're looking for a quiet homestead, a creative workspace, or a private family getaway, this property offers a rare level of seclusion without sacrificing utility.

3. 2026-04-28
   status Pending Offer Approval 1200-char remark

   Show marketing remark (1200 chars)

   Escape to your own private sanctuary on this two-acre wooded retreat. Tucked away on a quiet cul-de-sac, this 3-bedroom, 2-bathroom home offers the perfect blend of natural beauty and functional living. Outdoor Paradise-The grounds are a gardener's dream, featuring a vibrant collection of perennials designed to bloom year-round. Follow the winding paths to the back of the property, where a peaceful stream flows under a charming bridge, the ultimate spot for morning coffee or afternoon reflection. The expansive covered front porch provides a grand welcome and place to gather. Hobbyist's Dream-Beyond the main house, you'll find a massive detached workshop/garage featuring a double door, ideal for car enthusiasts, woodworkers, or a home business. Additional storage buildings on-site ensure there is plenty of room for all your outdoor gear and equipment. Comfort & Convenience-Inside, the home is equipped for modern ease, including a dedicated laundry area with washer and dryer, and water purification system. Whether you're looking for a quiet homestead, a creative workspace, or a private family getaway, this property offers a rare level of seclusion without sacrificing utility.

4. 2026-04-24
   listed $225,000 New 1200-char remark

   Show marketing remark (1200 chars)

   Escape to your own private sanctuary on this two-acre wooded retreat. Tucked away on a quiet cul-de-sac, this 3-bedroom, 2-bathroom home offers the perfect blend of natural beauty and functional living. Outdoor Paradise-The grounds are a gardener's dream, featuring a vibrant collection of perennials designed to bloom year-round. Follow the winding paths to the back of the property, where a peaceful stream flows under a charming bridge, the ultimate spot for morning coffee or afternoon reflection. The expansive covered front porch provides a grand welcome and place to gather. Hobbyist's Dream-Beyond the main house, you'll find a massive detached workshop/garage featuring a double door, ideal for car enthusiasts, woodworkers, or a home business. Additional storage buildings on-site ensure there is plenty of room for all your outdoor gear and equipment. Comfort & Convenience-Inside, the home is equipped for modern ease, including a dedicated laundry area with washer and dryer, and water purification system. Whether you're looking for a quiet homestead, a creative workspace, or a private family getaway, this property offers a rare level of seclusion without sacrificing utility.

5. 2026-04-24
   listed $225,000 Active

   Show marketing remark (1200 chars)

   Escape to your own private sanctuary on this two-acre wooded retreat. Tucked away on a quiet cul-de-sac, this 3-bedroom, 2-bathroom home offers the perfect blend of natural beauty and functional living. Outdoor Paradise-The grounds are a gardener's dream, featuring a vibrant collection of perennials designed to bloom year-round. Follow the winding paths to the back of the property, where a peaceful stream flows under a charming bridge, the ultimate spot for morning coffee or afternoon reflection. The expansive covered front porch provides a grand welcome and place to gather. Hobbyist's Dream-Beyond the main house, you'll find a massive detached workshop/garage featuring a double door, ideal for car enthusiasts, woodworkers, or a home business. Additional storage buildings on-site ensure there is plenty of room for all your outdoor gear and equipment. Comfort & Convenience-Inside, the home is equipped for modern ease, including a dedicated laundry area with washer and dryer, and water purification system. Whether you're looking for a quiet homestead, a creative workspace, or a private family getaway, this property offers a rare level of seclusion without sacrificing utility.

6. 1993-08-30
   soldstatus $33,000

ⓘ 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: $508 · $42/mo
• Projected year-2 tax: $2,070 · $172/mo
• Expected delta: +$1,562/yr (+$130/mo · 307.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,796
• − Mortgage interest: −$12,603
• − Property taxes: −$508
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,144
• − Management: −$2,144
• − Depreciation: −$6,545
• Taxable income: $1,727
• Est. tax owed @ 24.0%: −$414
• After-tax cash flow: $4,962/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: Hall County
• NCES district ID: 1302610
• Math proficiency: 28% ▼ -12.00%
• Reading proficiency: 33% ▼ -5.00%
• Median HH income: $55,708
• Composite: 27.15/100
• National rank: #7029
• State rank: #81 of 174 in GA

Livability — Braselton

• Score: 75/100
• State rank: #30
• US rank: #3898

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Barrow County · 133,377 people
• City population: 45,226
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 18,994
• Household income: $118,034
• Rent vs Own: 20.7% rent · 79.3% own
• Severe rent burden: 282.0

Population outlook (Hall County) Hauer SSP2

• Today (2025): 225,275 people
• By 2030: 240,204 · +6.6%
• By 2040: 268,440 · +19.2%
• By 2050: 293,596 · +30.3%
• By 2075: 350,293 · +55.5%
• By 2100: 389,329 · +72.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 12% Two or more races 7% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 6% Cuban 2% Dominican 1%
• Common ancestry: Slovak 2% Italian 2% Romanian 2%
• Foreign-born: 8% · Canada, South Korea, China
• Languages at home: 86% English-only · Spanish 10% Chinese 1% Korean 1%

Political lean MEDSL · Hall

• 2024 margin: Solid R (+43.8) · D 27.8% · R 71.6%
• 2008→2024 swing: +7.1pp toward D · 2008: -50.9pp · 2024: -43.8pp
• All cycles: 2024: R+43.8 2020: R+43.2 2016: R+50.7 2012: R+56.4 2008: R+50.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -64.26%
• Current HPI: 256.2762
• Rent YoY: ▲ 1.04%
• Metro: Atlanta-Sandy Springs-Alpharetta, 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

+581.8% since first listed

6 events — show timeline

• 2026-05-15 Pending — GAMLS
• 2026-04-28 Pending — FMLS
• 2026-04-28 Pending — GAMLS
• 2026-04-24 Listed $225,000 FMLS
• 2026-04-24 Listed $225,000 GAMLS
• 1993-08-30 Sold (Public Records) $33,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $508 · +4.9% YoY. Source: county tax records.