74 Fields Walk #17 · Trion, GA 30747

$46,000

3 bd · 2.0 ba · 1,400 sqft · Manufactured public records · 46 Days on market

Built 2000 $33/sqft · 68% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Step inside this beautifully renovated mobile home offering a fresh, modern feel with thoughtful upgrades throughout. The spacious, open layout is highlighted by brand-new vinyl flooring, fresh interior paint, and stylish new light fixtures that create a bright and inviting atmosphere. The kitchen features crisp white shaker cabinets, providing a clean, timeless look with plenty of storage and workspace. Both bathrooms have been updated with new vanities, while the primary en-suite boasts a brand-new stand-up shower for a sleek, contemporary touch. Enjoy cozy evenings by the wood-burning fireplace, perfect for adding warmth and character to the living space. The dining area offers additiona

Key facts

• Stand-up shower
• Updated bathrooms
• New vinyl flooring

Tags

• RENOVATED MOBILE HOME
• NEW VINYL FLOORING
• WHITE SHAKER CABINETS
• UPDATED BATHROOMS
• STAND-UP SHOWER
• WOOD-BURNING FIREPLACE

Property features AI

Finance

• Other: Located in Fields Walk subdivision, Summerville, GA
• HOA & community: No HOA; No association fees

Exterior

• Parking: Open parking on a parking pad
• Utilities: Public water; Public sewer; Electric service on property; Cable available; High-speed internet available; Natural gas available; Phone service available; Sewer connected; Water available
• Home design: Manufactured home / Single-family residence; One story; Updated / Remodeled condition; Located in a land-lease community
• Construction: Built in 2000; Aluminum and vinyl siding; Metal roof; Crawl space foundation
• Exterior features: Level lot; Street lights in the community

Interior

• Kitchen: Refrigerator included
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Electric heating; Window unit(s) for cooling
• Interior features: Split-bedroom plan; Walk-in closet(s); Factory-built fireplace (1)
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $46k.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $46k).
• Recommended offer: $45k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.2% vs local median 5.2% in Trion — 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 64/100 on livability (#257 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment F.
• Chattooga County (rural): math 18% / reading 26% proficiency, ranked #140 of 174 in GA (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Summerville Middle School (math 12% / reading 23%, grade F, #377 of 470 statewide, top 81%, 384 students, 80% FRL); Chattooga High School (math 17% / reading 32%, grade F, #184 of 424 statewide, top 48%, 713 students, 65% FRL) — zoned schools at 73% FRL track the district average.
• Market conditions: 110 active listings in the ZIP; 2 units permitted in Chattooga County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $318 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Chattooga County population projected at -19% 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 $13k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($45k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $44,620 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 2.34% ✓
• Cap rate: 20.18%
• Cash-on-cash: 49.58%
• DSCR: 3.21
• GRM: 3.6

CMA / ARV

• ARV (median comp): $145,008
• List price: $46,000
• Delta: -68.28%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 34.1%
• Equity multiple: 2.44×
• Total profit: $18,559
• Equity at exit: $6,859

10-year hold

• IRR: 41.0%
• Equity multiple: 4.88×
• Total profit: $49,916
• Equity at exit: $3,977

Cash invested: $12,880 (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 30747

• Home prices YoY: -11.0%
• Active inventory: 110
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,076 medium
• Mortgage (P&I): −$241
• Tax est. 1.5%: −$58 /mo · $690/yr
• Insurance: −$19
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $407

Break-even live

Break-even rent $561

Max offer price $46,000

Occupancy floor 57%

Sensitivity live

Price	-10% $439	-5% $423	+0% $407	+5% $391	+10% $375
Rent	-10% $322	-5% $364	+0% $407	+5% $449	+10% $492
Rate	-1.0pp $430	-0.5pp $419	base $407	+0.5pp $395	+1.0pp $383

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: $11,500
• Closing costs: $1,380
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $46,000 Active 46 DOM
2. 2026-06-18
   days on market $46,000 Active 45 DOM
3. 2026-06-17
   days on market $46,000 Active 44 DOM
4. 2026-06-16
   days on market $46,000 Active 43 DOM
5. 2026-06-15
   days on market $46,000 Active 42 DOM
6. 2026-06-14
   days on market $46,000 Active 40 DOM
7. 2026-06-13
   days on market $46,000 Active 39 DOM
8. 2026-06-10
   days on market $46,000 Active 37 DOM
9. 2026-06-09
   days on market $46,000 Active 36 DOM
10. 2026-06-08
    days on market $46,000 Active 35 DOM
11. 2026-06-07
    days on market $46,000 Active 34 DOM
12. 2026-06-05
    days on market $46,000 Active 31 DOM
13. 2026-06-03
    days on market $46,000 Active 30 DOM
14. 2026-06-02
    days on market $46,000 Active 29 DOM
15. 2026-06-01
    days on market $46,000 Active 28 DOM
16. 2026-05-31
    days on market $46,000 Active 27 DOM
17. 2026-05-30
    days on market $46,000 Active 26 DOM
18. 2026-05-04
    listed $46,000 New 1171-char remark

ⓘ 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 9/10 Extreme FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,912
• − Mortgage interest: −$2,577
• − Property taxes: −$690
• − Insurance: −$1,732
• − Repairs & maintenance: −$1,033
• − Management: −$1,033
• − Depreciation: −$1,338
• Taxable income: $4,509
• Est. tax owed @ 24.0%: −$1,082
• After-tax cash flow: $3,801/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: Chattooga County
• NCES district ID: 1301080
• Math proficiency: 18% ▼ -15.00%
• Reading proficiency: 26% ▼ -9.00%
• Median HH income: $33,123
• Composite: 17.93/100
• National rank: #8996
• State rank: #140 of 174 in GA

Livability — Trion

• Score: 64/100
• State rank: #257
• US rank: #14164

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 14,720

Population outlook (Chattooga County) Hauer SSP2

• Today (2025): 23,451 people
• By 2030: 22,595 · -3.7%
• By 2040: 20,808 · -11.3%
• By 2050: 19,079 · -18.6%
• By 2075: 15,131 · -35.5%
• By 2100: 10,904 · -53.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 8% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Chattooga

• 2024 margin: Solid R (+64.2) · D 17.7% · R 81.9%
• 2008→2024 swing: -28.4pp toward R · 2008: -35.8pp · 2024: -64.2pp
• All cycles: 2024: R+64.2 2020: R+61.8 2016: R+58.8 2012: R+41.3 2008: R+35.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.83%
• Current HPI: 249.4655
• 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

1 event — show timeline

• 2026-05-04 Listed $46,000 GAMLS