1843 Highway 211 NE · Statham, GA 30680

$299,000

3 bd · 2.0 ba · 1,848 sqft · Manufactured public records · 37 Days on market

Built 1996

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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 +15.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Livability +3.4/5.0
• Rent growth +3.1/5.0
• 1% rule +2.9/10.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Country Living on 2.14 completed fenced. Sits 400 feet off roadway. 2 car metal detached garage, small storage building, very large storage building with 2 built on covered sides for a horse stall, hay and garden center. 2 new heat pumps, wood burning fireplace place and got handicap accessible bedroo and bathroom.

Key facts

• Storage building
• Completed fenced
• Detached garage

Tags

• COMPLETED FENCED
• DETACHED GARAGE
• STORAGE BUILDING
• LARGE STORAGE BUILDING
• BUILT ON COVERED SIDES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $299k.

Deal economics

• At list price, monthly cash flow is $109 ($1k/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 $235k (21.5% below list).
• Recommended offer: $235k (21.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.1% in Statham — 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 68/100 on livability (#132 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, schools D, amenities F.
• Barrow County (rural): math 29% / reading 34% proficiency, ranked #77 of 174 in GA (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.3%/yr); 563 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,427 units permitted in Barrow County in 2024 (311 in 5+ unit buildings).
• This rent runs 35% of the median local income ($81k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Barrow County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $68k; list at $299k implies a 338% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 22% 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 $234,844 (21.5% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.79% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.56%
• DSCR: 1.07
• GRM: 10.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.26% rent growth · sell at horizon

5-year hold

• IRR: -14.6%
• Equity multiple: 0.48×
• Total profit: $-43,398
• Equity at exit: $44,582

10-year hold

• IRR: -7.1%
• Equity multiple: 0.56×
• Total profit: $-36,514
• Equity at exit: $25,852

Cash invested: $83,720 (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 30680

• Home prices YoY: -24.7%
• Rents YoY: 2.3%
• Active inventory: 563
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,348 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$54 /mo · $643/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $109

Break-even live

Break-even rent $2,210

Max offer price $299,000

Occupancy floor 90%

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1581 Brush Creek Dr Winder, GA	3.0	2.0	1647	$1,966	$1.19	12d	1	0.78mi
2391 Booth Cir Winder, GA	4.0	2.0	2400	$2,300	$0.96	5d	1	0.89mi

Listing history 16 events

1. 2026-06-18
   days on market $299,000 Active 37 DOM
2. 2026-06-17
   days on market $299,000 Active 36 DOM
3. 2026-06-16
   days on market $299,000 Active 35 DOM
4. 2026-06-15
   days on market $299,000 Active 34 DOM
5. 2026-06-13
   days on market $299,000 Active 32 DOM
6. 2026-06-09
   days on market $299,000 Active 28 DOM
7. 2026-06-08
   days on market $299,000 Active 27 DOM
8. 2026-06-07
   days on market $299,000 Active 26 DOM
9. 2026-06-04
   days on market $299,000 Active 23 DOM
10. 2026-06-03
    days on market $299,000 Active 22 DOM
11. 2026-06-02
    days on market $299,000 Active 21 DOM
12. 2026-06-01
    days on market $299,000 Active 20 DOM
13. 2026-05-31
    days on market $299,000 Active 19 DOM
14. 2026-05-12
    listed $299,000 Active 316-char remark
15. 2020-03-17
    soldstatus $68,252
16. 1996-03-27
    soldstatus $20,000

ⓘ 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: $643 · $54/mo
• Projected year-2 tax: $2,751 · $229/mo
• Expected delta: +$2,108/yr (+$176/mo · 327.8%)

ⓘ 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 5/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,181
• − Mortgage interest: −$16,749
• − Property taxes: −$643
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,255
• − Management: −$2,255
• − Depreciation: −$8,698
• Taxable loss: −$3,912
• Est. tax savings @ 24.0%: +$939
• After-tax cash flow: $2,248/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: Barrow County
• NCES district ID: 1300290
• Math proficiency: 29% ▼ -14.00%
• Reading proficiency: 34% ▼ -10.00%
• Median HH income: $52,082
• Composite: 27.63/100
• National rank: #6921
• State rank: #77 of 174 in GA

Livability — Statham

• Score: 68/100
• State rank: #132
• US rank: #9187

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Barrow County · 133,377 people
• City population: 10,579
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 48,388
• Household income: $80,956
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 622.0

Population outlook (Barrow County) Hauer SSP2

• Today (2025): 86,670 people
• By 2030: 92,039 · +6.2%
• By 2040: 101,992 · +17.7%
• By 2050: 110,075 · +27.0%
• By 2075: 124,017 · +43.1%
• By 2100: 127,579 · +47.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 13% Black 12% Two or more races 9% Asian 5%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 1%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 10% Other Asian/Pacific 3% French/Haitian/Cajun 1%

Political lean MEDSL · Barrow

• 2024 margin: Solid R (+40.5) · D 29.5% · R 70.0%
• 2008→2024 swing: +4.1pp toward D · 2008: -44.6pp · 2024: -40.5pp
• All cycles: 2024: R+40.5 2020: R+43.1 2016: R+50.4 2012: R+50.5 2008: R+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -75.21%
• Current HPI: 229.5804
• Rent YoY: ▲ 2.26%
• 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

+1395.0% since first listed

3 events — show timeline

• 2026-05-12 Listed $299,000 FSBO.com
• 2020-03-17 Sold (Public Records) $68,252 Public Records
• 1996-03-27 Sold (Public Records) $20,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $643 · -1.8% YoY. Source: county tax records.