106 Missed Ln · Sparta, GA 31087

$9,900

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 44 Days on market

Built 1987 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.0/10.0
• Schools +0.5/10.0

Listing remarks MLS

Attention investors and DIY enthusiasts! Multiple exit strategies: finish this remodel then either flip, rent or move in! Home being sold as is. Cash preferred but will consider financed all offers.

Key facts

• 1 acre lot
• Built 1987
• Listed 44 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $10k.

Deal economics

• At list price, monthly cash flow is $986 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $10k).
• Recommended offer: $10k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#383 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing A; Watch: schools F, amenities F, commute F.
• Hancock County (rural): math 3% / reading 12% proficiency, ranked #173 of 174 in GA (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 116 active listings in the ZIP; 28 units permitted in Hancock County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $68 of loan paydown is wiped out by about $297 of value loss. Plan a longer hold.
• Hancock County population projected at -34% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($10k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (50%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price.
• Climate carrying-cost: major wind risk, 57% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $9,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 13.72% ✓
• Cap rate: 125.77%
• Cash-on-cash: 426.71%
• DSCR: 19.99
• GRM: 0.6

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: —
• Equity multiple: 23.08×
• Total profit: $61,208
• Equity at exit: $1,476

10-year hold

• IRR: —
• Equity multiple: 49.44×
• Total profit: $134,270
• Equity at exit: $856

Cash invested: $2,772 (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 31087

• Home prices YoY: -3.8%
• Active inventory: 116
• Price-to-rent: 0.6×

Monthly cashflow live

• Estimated rent: $1,359 medium
• Mortgage (P&I): −$52
• Tax from tax record: −$32 /mo · $378/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $986

Break-even live

Break-even rent $111

Max offer price $9,900

Occupancy floor 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: $2,475
• Closing costs: $297
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-16
   status Under Contract 198-char remark

   Show marketing remark (198 chars)

   Attention investors and DIY enthusiasts! Multiple exit strategies: finish this remodel then either flip, rent or move in! Home being sold as is. Cash preferred but will consider financed all offers.

2. 2026-04-30
   price $9,900 198-char remark

   Show marketing remark (198 chars)

   Attention investors and DIY enthusiasts! Multiple exit strategies: finish this remodel then either flip, rent or move in! Home being sold as is. Cash preferred but will consider financed all offers.

3. 2026-04-11
   price $19,900 198-char remark

   Show marketing remark (198 chars)

   Attention investors and DIY enthusiasts! Multiple exit strategies: finish this remodel then either flip, rent or move in! Home being sold as is. Cash preferred but will consider financed all offers.

4. 2026-04-06
   price $25,000 198-char remark

   Show marketing remark (198 chars)

   Attention investors and DIY enthusiasts! Multiple exit strategies: finish this remodel then either flip, rent or move in! Home being sold as is. Cash preferred but will consider financed all offers.

5. 2026-04-02
   listed $20,000 New 198-char remark

   Show marketing remark (198 chars)

   Attention investors and DIY enthusiasts! Multiple exit strategies: finish this remodel then either flip, rent or move in! Home being sold as is. Cash preferred but will consider financed all offers.

6. 2025-12-31
   historical
7. 2025-09-10
   listed $55,000 New

ⓘ 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: $378 · $32/mo
• Projected year-2 tax: $378 · $32/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 57% 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: $16,303
• − Mortgage interest: −$555
• − Property taxes: −$378
• − Insurance: −$50
• − Repairs & maintenance: −$1,304
• − Management: −$1,304
• − Depreciation: −$288
• Taxable income: $12,424
• Est. tax owed @ 24.0%: −$2,982
• After-tax cash flow: $8,847/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: Hancock County
• NCES district ID: 1302640
• Math proficiency: 3% ▼ -5.00%
• Reading proficiency: 12% ▼ -8.00%
• Median HH income: $26,519
• Composite: 5.27/100
• National rank: #10034
• State rank: #173 of 174 in GA

Livability — Sparta

• Score: 60/100
• State rank: #383
• US rank: #19278

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,679

Population outlook (Hancock County) Hauer SSP2

• Today (2025): 7,443 people
• By 2030: 6,846 · -8.0%
• By 2040: 5,713 · -23.2%
• By 2050: 4,912 · -34.0%
• By 2075: 3,967 · -46.7%
• By 2100: 3,398 · -54.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (72%)
• Race & ethnicity: Black 72% White 26% Two or more races 1%
• Common ancestry: Slovak 1% Iranian 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Hancock

• 2024 margin: Solid D (+35.4) · D 67.5% · R 32.2%
• 2008→2024 swing: -27.7pp toward R · 2008: 63.1pp · 2024: 35.4pp
• All cycles: 2024: D+35.4 2020: D+43.9 2016: D+51.9 2012: D+62.2 2008: D+63.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -8.00%
• Current HPI: 200.3531
• 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

-82.0% since first listed

7 events — show timeline

• 2026-05-16 Pending — GAMLS
• 2026-04-30 Price Changed $9,900 GAMLS
• 2026-04-11 Price Changed $19,900 GAMLS
• 2026-04-06 Price Changed $25,000 GAMLS
• 2026-04-02 Listed $20,000 GAMLS
• 2025-12-31 Listing Removed — GAMLS
• 2025-09-10 Listed $55,000 GAMLS

Property tax history

+2.2%/yr

Latest (2025): $378 · -0.3% YoY. Source: county tax records.