10967 Old Hwy 76 · Morganton, GA 30560

$285,000

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 138 Days on market

Built 1989 0.75 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 +24.5/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Schools +3.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely remodeled inside and out in 2023, this move-in ready 3-bedroom, 2-bath home offers easy one-level living in a peaceful pastoral setting. Fresh interior paint and thoughtful updates create a bright, welcoming atmosphere throughout. The kitchen features a removable island providing added storage and flexible counter space, perfect for entertaining or everyday living. Surrounded by open pasture land, the property offers a quiet country feel with a gentle creek running alongside and a level, usable yard ideal for gardening, pets, or outdoor enjoyment. A storage barn provides excellent space for a workshop, hobbies, or additional storage, and a chicken coop is included for those seeking a touch of homestead living. Conveniently located just minutes from downtown Morganton and the Morganton Pointe Recreation Area, and only 10 minutes to downtown Blue Ridge for dining, shopping, and outdoor adventures. This property would make an excellent starter home, full-time residence, or long-term rental investment opportunity.

Key facts

• Level usable yard
• Storage barn
• Chicken coop

Tags

• LEVEL USABLE YARD
• STORAGE BARN
• CHICKEN COOP
• MINUTES TO DOWNTOWN BLUE RIDGE

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Off-street parking
• Utilities: Public water; Septic tank; Cable available; High-speed internet available
• Home design: Manufactured home / single family residence; Manufactured house; Resale property; Built in 1989
• Construction: Vinyl siding; Metal roof; Workshop on the property
• Exterior features: Garden; Deck

Interior

• Kitchen: Breakfast area; Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: One-level living; Great room; Crawl space basement
• Laundry & utility: Mud room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $285k.

Deal economics

• At list price, monthly cash flow is $586 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $285k).
• Recommended offer: $251k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 2.7% in Morganton — 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 57/100 on livability (#456 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety C-, crime D-, amenities F.
• Fannin County (rural): math 40% / reading 39% proficiency, ranked #51 of 174 in GA (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: East Fannin Elementary School (math 42% / reading 32%, grade F, #485 of 1,228 statewide, top 41%, 415 students, 63% FRL).
• Market conditions: 306 active listings in the ZIP; 375 units permitted in Fannin County in 2024 (0 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 $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 4y ago 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.

Risks & watch-outs

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

Recommended offer $250,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 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 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.14% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.82%
• DSCR: 1.39
• GRM: 7.3

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: -2.9%
• Equity multiple: 0.89×
• Total profit: $-8,783
• Equity at exit: $42,494

10-year hold

• IRR: 6.8%
• Equity multiple: 1.51×
• Total profit: $40,646
• Equity at exit: $24,642

Cash invested: $79,800 (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 30560

• Home prices YoY: -9.6%
• Active inventory: 306
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $3,235 medium
• Mortgage (P&I): −$1,495
• Tax est. 1.5%: −$356 /mo · $4,275/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$679
• Net cashflow: $586

Break-even live

Break-even rent $2,493

Max offer price $285,000

Occupancy floor 77%

Sensitivity live

Price	-10% $783	-5% $685	+0% $586	+5% $488	+10% $389
Rent	-10% $331	-5% $459	+0% $586	+5% $714	+10% $842
Rate	-1.0pp $730	-0.5pp $659	base $586	+0.5pp $513	+1.0pp $437

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-10
   status $285,000 Under Contract 138 DOM
2. 2026-06-09
   days on market $285,000 Active Under Contract 138 DOM
3. 2026-06-08
   days on market $285,000 Active Under Contract 137 DOM
4. 2026-06-07
   days on market $285,000 Active Under Contract 136 DOM
5. 2026-06-05
   days on market $285,000 Active Under Contract 133 DOM
6. 2026-06-03
   days on market $285,000 Active Under Contract 132 DOM
7. 2026-06-02
   days on market $285,000 Active Under Contract 131 DOM
8. 2026-06-01
   days on market $285,000 Active Under Contract 130 DOM
9. 2026-05-31
   days on market $285,000 Active Under Contract 129 DOM
10. 2026-05-31
    days on market $285,000 Active Under Contract 128 DOM
11. 2026-05-15
    status Pending 1036-char remark

    Show marketing remark (1036 chars)

    Completely remodeled inside and out in 2023, this move-in ready 3-bedroom, 2-bath home offers easy one-level living in a peaceful pastoral setting. Fresh interior paint and thoughtful updates create a bright, welcoming atmosphere throughout. The kitchen features a removable island providing added storage and flexible counter space, perfect for entertaining or everyday living. Surrounded by open pasture land, the property offers a quiet country feel with a gentle creek running alongside and a level, usable yard ideal for gardening, pets, or outdoor enjoyment. A storage barn provides excellent space for a workshop, hobbies, or additional storage, and a chicken coop is included for those seeking a touch of homestead living. Conveniently located just minutes from downtown Morganton and the Morganton Pointe Recreation Area, and only 10 minutes to downtown Blue Ridge for dining, shopping, and outdoor adventures. This property would make an excellent starter home, full-time residence, or long-term rental investment opportunity.

12. 2026-04-10
    historical Active Under Contract
13. 2026-04-09
    historical 1036-char remark

    Show marketing remark (1036 chars)

    Completely remodeled inside and out in 2023, this move-in ready 3-bedroom, 2-bath home offers easy one-level living in a peaceful pastoral setting. Fresh interior paint and thoughtful updates create a bright, welcoming atmosphere throughout. The kitchen features a removable island providing added storage and flexible counter space, perfect for entertaining or everyday living. Surrounded by open pasture land, the property offers a quiet country feel with a gentle creek running alongside and a level, usable yard ideal for gardening, pets, or outdoor enjoyment. A storage barn provides excellent space for a workshop, hobbies, or additional storage, and a chicken coop is included for those seeking a touch of homestead living. Conveniently located just minutes from downtown Morganton and the Morganton Pointe Recreation Area, and only 10 minutes to downtown Blue Ridge for dining, shopping, and outdoor adventures. This property would make an excellent starter home, full-time residence, or long-term rental investment opportunity.

14. 2026-02-19
    price $285,000

    Show marketing remark (1036 chars)

    Completely remodeled inside and out in 2023, this move-in ready 3-bedroom, 2-bath home offers easy one-level living in a peaceful pastoral setting. Fresh interior paint and thoughtful updates create a bright, welcoming atmosphere throughout. The kitchen features a removable island providing added storage and flexible counter space, perfect for entertaining or everyday living. Surrounded by open pasture land, the property offers a quiet country feel with a gentle creek running alongside and a level, usable yard ideal for gardening, pets, or outdoor enjoyment. A storage barn provides excellent space for a workshop, hobbies, or additional storage, and a chicken coop is included for those seeking a touch of homestead living. Conveniently located just minutes from downtown Morganton and the Morganton Pointe Recreation Area, and only 10 minutes to downtown Blue Ridge for dining, shopping, and outdoor adventures. This property would make an excellent starter home, full-time residence, or long-term rental investment opportunity.

15. 2026-02-19
    price $285,000 1036-char remark

    Show marketing remark (1036 chars)

    Completely remodeled inside and out in 2023, this move-in ready 3-bedroom, 2-bath home offers easy one-level living in a peaceful pastoral setting. Fresh interior paint and thoughtful updates create a bright, welcoming atmosphere throughout. The kitchen features a removable island providing added storage and flexible counter space, perfect for entertaining or everyday living. Surrounded by open pasture land, the property offers a quiet country feel with a gentle creek running alongside and a level, usable yard ideal for gardening, pets, or outdoor enjoyment. A storage barn provides excellent space for a workshop, hobbies, or additional storage, and a chicken coop is included for those seeking a touch of homestead living. Conveniently located just minutes from downtown Morganton and the Morganton Pointe Recreation Area, and only 10 minutes to downtown Blue Ridge for dining, shopping, and outdoor adventures. This property would make an excellent starter home, full-time residence, or long-term rental investment opportunity.

16. 2026-01-15
    listed $295,000 Active 1036-char remark

    Show marketing remark (1036 chars)

    Completely remodeled inside and out in 2023, this move-in ready 3-bedroom, 2-bath home offers easy one-level living in a peaceful pastoral setting. Fresh interior paint and thoughtful updates create a bright, welcoming atmosphere throughout. The kitchen features a removable island providing added storage and flexible counter space, perfect for entertaining or everyday living. Surrounded by open pasture land, the property offers a quiet country feel with a gentle creek running alongside and a level, usable yard ideal for gardening, pets, or outdoor enjoyment. A storage barn provides excellent space for a workshop, hobbies, or additional storage, and a chicken coop is included for those seeking a touch of homestead living. Conveniently located just minutes from downtown Morganton and the Morganton Pointe Recreation Area, and only 10 minutes to downtown Blue Ridge for dining, shopping, and outdoor adventures. This property would make an excellent starter home, full-time residence, or long-term rental investment opportunity.

17. 2026-01-15
    listed $295,000 New

    Show marketing remark (1036 chars)

    Completely remodeled inside and out in 2023, this move-in ready 3-bedroom, 2-bath home offers easy one-level living in a peaceful pastoral setting. Fresh interior paint and thoughtful updates create a bright, welcoming atmosphere throughout. The kitchen features a removable island providing added storage and flexible counter space, perfect for entertaining or everyday living. Surrounded by open pasture land, the property offers a quiet country feel with a gentle creek running alongside and a level, usable yard ideal for gardening, pets, or outdoor enjoyment. A storage barn provides excellent space for a workshop, hobbies, or additional storage, and a chicken coop is included for those seeking a touch of homestead living. Conveniently located just minutes from downtown Morganton and the Morganton Pointe Recreation Area, and only 10 minutes to downtown Blue Ridge for dining, shopping, and outdoor adventures. This property would make an excellent starter home, full-time residence, or long-term rental investment opportunity.

18. 2023-04-24
    soldstatus $255,000
19. 2023-04-04
    soldstatus $255,000 Sold 346-char remark

    Show marketing remark (346 chars)

    NEWLY REMODELED 3/2 Manufactured Home on a permanent foundation. One of the most beautiful remodels I've seen. This home boasts new cabinets, counter tops, flooring, appliances, Central heat & air, roof, exterior siding, decking and more. Paved access year round and public water. Great location only a couple of minutes from Morganton beach.

20. 2023-04-04
    soldstatus $255,000 Sold

    Show marketing remark (346 chars)

    NEWLY REMODELED 3/2 Manufactured Home on a permanent foundation. One of the most beautiful remodels I've seen. This home boasts new cabinets, counter tops, flooring, appliances, Central heat & air, roof, exterior siding, decking and more. Paved access year round and public water. Great location only a couple of minutes from Morganton beach.

21. 2023-03-18
    status Pending
22. 2023-03-10
    status Under Contract 346-char remark

    Show marketing remark (346 chars)

    NEWLY REMODELED 3/2 Manufactured Home on a permanent foundation. One of the most beautiful remodels I've seen. This home boasts new cabinets, counter tops, flooring, appliances, Central heat & air, roof, exterior siding, decking and more. Paved access year round and public water. Great location only a couple of minutes from Morganton beach.

23. 2023-03-01
    price $259,900 346-char remark

    Show marketing remark (346 chars)

    NEWLY REMODELED 3/2 Manufactured Home on a permanent foundation. One of the most beautiful remodels I've seen. This home boasts new cabinets, counter tops, flooring, appliances, Central heat & air, roof, exterior siding, decking and more. Paved access year round and public water. Great location only a couple of minutes from Morganton beach.

24. 2023-03-01
    historical

    Show marketing remark (346 chars)

    NEWLY REMODELED 3/2 Manufactured Home on a permanent foundation. One of the most beautiful remodels I've seen. This home boasts new cabinets, counter tops, flooring, appliances, Central heat & air, roof, exterior siding, decking and more. Paved access year round and public water. Great location only a couple of minutes from Morganton beach.

25. 2023-02-18
    price $259,900
26. 2023-02-11
    price $279,900
27. 2023-02-04
    listed $279,900 New 346-char remark

    Show marketing remark (346 chars)

    NEWLY REMODELED 3/2 Manufactured Home on a permanent foundation. One of the most beautiful remodels I've seen. This home boasts new cabinets, counter tops, flooring, appliances, Central heat & air, roof, exterior siding, decking and more. Paved access year round and public water. Great location only a couple of minutes from Morganton beach.

28. 2023-02-03
    listed $289,900 New
29. 2023-01-28
    listed $289,900 Active
30. 2022-07-25
    soldstatus $70,000
31. 2022-07-21
    listed $110,000 Active
32. 2022-07-15
    soldstatus $70,000 Sold
33. 2022-06-30
    soldstatus $70,000 Sold
34. 2022-06-21
    status Pending
35. 2022-06-21
    status Under Contract
36. 2022-06-10
    listed $115,000 New
37. 2022-06-10
    listed $115,000 Active

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 8 d/yr ≥99°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $38,826
• − Mortgage interest: −$15,964
• − Property taxes: −$4,275
• − Insurance: −$1,425
• − Repairs & maintenance: −$3,106
• − Management: −$3,106
• − Depreciation: −$8,291
• Taxable income: $2,658
• Est. tax owed @ 24.0%: −$638
• After-tax cash flow: $6,399/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: Fannin County
• NCES district ID: 1302100
• Math proficiency: 40% ▼ -7.00%
• Reading proficiency: 39% ▼ -10.00%
• Median HH income: $37,693
• Composite: 32.92/100
• National rank: #5597
• State rank: #51 of 174 in GA

Livability — Morganton

• Score: 57/100
• State rank: #456
• US rank: #21670

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,194

Population outlook (Fannin County) Hauer SSP2

• Today (2025): 25,218 people
• By 2030: 25,519 · +1.2%
• By 2040: 25,548 · +1.3%
• By 2050: 25,008 · -0.8%
• By 2075: 23,359 · -7.4%
• By 2100: 20,129 · -20.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Black 3% Hispanic / Latino 2%
• Common ancestry: Slovak 4% Scottish 3% Lithuanian 3%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Fannin

• 2024 margin: Solid R (+64.8) · D 17.4% · R 82.2%
• 2008→2024 swing: -15.7pp toward R · 2008: -49.1pp · 2024: -64.8pp
• All cycles: 2024: R+64.8 2020: R+64.6 2016: R+65.5 2012: R+58.2 2008: R+49.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.58%
• Current HPI: 316.822
• 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

+147.8% since first listed

27 events — show timeline

• 2026-05-15 Pending — NEGBOR
• 2026-04-10 Contingent — GAMLS
• 2026-04-09 Delisted — NEGBOR
• 2026-02-19 Price Changed $285,000 GAMLS
• 2026-02-19 Price Changed $285,000 NEGBOR
• 2026-01-15 Listed $295,000 GAMLS
• 2026-01-15 Listed $295,000 NEGBOR
• 2023-04-24 Sold (Public Records) $255,000 Public Records
• 2023-04-04 Sold (MLS) $255,000 NEGBOR
• 2023-04-04 Sold (MLS) $255,000 GAMLS
• 2023-03-18 Pending — NEGBOR
• 2023-03-10 Pending — GAMLS
• 2023-03-01 Price Changed $259,900 GAMLS
• 2023-03-01 Listing Removed — GAMLS
• 2023-02-18 Price Changed $259,900 NEGBOR
• 2023-02-11 Price Changed $279,900 NEGBOR
• 2023-02-04 Listed $279,900 GAMLS
• 2023-02-03 Listed $289,900 GAMLS
• 2023-01-28 Listed $289,900 NEGBOR
• 2022-07-25 Sold (Public Records) $70,000 Public Records
• 2022-07-21 Listed $110,000 NEGBOR
• 2022-07-15 Sold (MLS) $70,000 GAMLS
• 2022-06-30 Sold (MLS) $70,000 NEGBOR
• 2022-06-21 Pending — NEGBOR
• 2022-06-21 Pending — GAMLS
• 2022-06-10 Listed $115,000 NEGBOR
• 2022-06-10 Listed $115,000 GAMLS

Property tax history

+7.6%/yr

Latest (2025): $148 · -1.0% YoY. Source: county tax records.