2961 Black Knob Church Rd · Ranger, GA 30734

$259,900

3 bd · 2.0 ba · 1,568 sqft · Other · 230 Days on market

Built 2025 2.02 ac lot $166/sqft · 18% below area Est $317k · 18% under

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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).

• ARV discount +15.0/15.0
• Cash flow +8.4/30.0
• Schools +3.1/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand new spacious 3 bedroom ranch 2 bath home on 2 acres of woods located in North Georgia. The property offers generous living area includes spacious kitchen with an island, dining area new stove and refrigerator plenty of cupboards and work space. Master bedroom has private bath and walk -in-closet. The split floor plan has 2 additional bedrooms with walk-in closets. Please view all (30) photos for more information. The property is set in North Georgia mountains, is very private and secluded.... great week-end get a way. Short travel distance to Jasper, Ellijay and Chatsworth. Home is on permanent foundation. Please contact your agent or Falcon Realty for a personal tour. (this property may qualify for the new USDA Manufactured Home loan. Zero down payment and down payment assistance programs may be available. Have your agent inquire. Why pay rent if you qualify for one of these programs.?

Key facts

• Open floor plan
• Private bath
• Permanent foundation

Tags

• OPEN FLOOR PLAN
• KITCHEN ISLAND
• PRIVATE BATH
• WALK IN CLOSET
• PERMANENT FOUNDATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $260k.

Deal economics

• At list price, monthly cash flow is $-232 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (12.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (23.8% below list).
• Recommended offer: $198k (23.8% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 2.1% in Ranger — 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 48/100 on livability (#591 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Pickens County (rural): math 35% / reading 35% proficiency, ranked #59 of 174 in GA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 218 active listings in the ZIP; 260 units permitted in Pickens 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 $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 230 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $260k implies a 478% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,970 (23.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 230 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.76% ✗
• Cap rate: 5.22%
• Cash-on-cash: -3.83%
• DSCR: 0.83
• GRM: 10.9

CMA / ARV

• ARV (median comp): $317,110
• List price: $259,900
• Delta: -18.04%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -22.7%
• Equity multiple: 0.22×
• Total profit: $-56,871
• Equity at exit: $38,752

10-year hold

• IRR: -17.0%
• Equity multiple: 0.06×
• Total profit: $-68,439
• Equity at exit: $22,471

Cash invested: $72,772 (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 30734

• Home prices YoY: -6.0%
• Active inventory: 218
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,980 medium
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,898/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $-232

Break-even live

Break-even rent $2,274

Max offer price $226,308

Occupancy floor —

Sensitivity live

Price	-10% $-53	-5% $-142	+0% $-232	+5% $-322	+10% $-412
Rent	-10% $-389	-5% $-310	+0% $-232	+5% $-154	+10% $-76
Rate	-1.0pp $-101	-0.5pp $-166	base $-232	+0.5pp $-299	+1.0pp $-368

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-09
   status Pending 906-char remark

   Show marketing remark (906 chars)

   Brand new spacious 3 bedroom ranch 2 bath home on 2 acres of woods located in North Georgia. The property offers generous living area includes spacious kitchen with an island, dining area new stove and refrigerator plenty of cupboards and work space. Master bedroom has private bath and walk -in-closet. The split floor plan has 2 additional bedrooms with walk-in closets. Please view all (30) photos for more information. The property is set in North Georgia mountains, is very private and secluded.... great week-end get a way. Short travel distance to Jasper, Ellijay and Chatsworth. Home is on permanent foundation. Please contact your agent or Falcon Realty for a personal tour. (this property may qualify for the new USDA Manufactured Home loan. Zero down payment and down payment assistance programs may be available. Have your agent inquire. Why pay rent if you qualify for one of these programs.?

2. 2026-03-17
   price $259,900 906-char remark

   Show marketing remark (906 chars)

   Brand new spacious 3 bedroom ranch 2 bath home on 2 acres of woods located in North Georgia. The property offers generous living area includes spacious kitchen with an island, dining area new stove and refrigerator plenty of cupboards and work space. Master bedroom has private bath and walk -in-closet. The split floor plan has 2 additional bedrooms with walk-in closets. Please view all (30) photos for more information. The property is set in North Georgia mountains, is very private and secluded.... great week-end get a way. Short travel distance to Jasper, Ellijay and Chatsworth. Home is on permanent foundation. Please contact your agent or Falcon Realty for a personal tour. (this property may qualify for the new USDA Manufactured Home loan. Zero down payment and down payment assistance programs may be available. Have your agent inquire. Why pay rent if you qualify for one of these programs.?

3. 2025-11-04
   price $269,900 906-char remark

   Show marketing remark (906 chars)

   Brand new spacious 3 bedroom ranch 2 bath home on 2 acres of woods located in North Georgia. The property offers generous living area includes spacious kitchen with an island, dining area new stove and refrigerator plenty of cupboards and work space. Master bedroom has private bath and walk -in-closet. The split floor plan has 2 additional bedrooms with walk-in closets. Please view all (30) photos for more information. The property is set in North Georgia mountains, is very private and secluded.... great week-end get a way. Short travel distance to Jasper, Ellijay and Chatsworth. Home is on permanent foundation. Please contact your agent or Falcon Realty for a personal tour. (this property may qualify for the new USDA Manufactured Home loan. Zero down payment and down payment assistance programs may be available. Have your agent inquire. Why pay rent if you qualify for one of these programs.?

4. 2025-09-21
   listed $279,900 Active 906-char remark

   Show marketing remark (906 chars)

   Brand new spacious 3 bedroom ranch 2 bath home on 2 acres of woods located in North Georgia. The property offers generous living area includes spacious kitchen with an island, dining area new stove and refrigerator plenty of cupboards and work space. Master bedroom has private bath and walk -in-closet. The split floor plan has 2 additional bedrooms with walk-in closets. Please view all (30) photos for more information. The property is set in North Georgia mountains, is very private and secluded.... great week-end get a way. Short travel distance to Jasper, Ellijay and Chatsworth. Home is on permanent foundation. Please contact your agent or Falcon Realty for a personal tour. (this property may qualify for the new USDA Manufactured Home loan. Zero down payment and down payment assistance programs may be available. Have your agent inquire. Why pay rent if you qualify for one of these programs.?

5. 2024-05-31
   soldstatus $45,000 Closed 486-char remark

   Show marketing remark (486 chars)

   Escape to over 4 acres of sloped, unrestricted land in scenic Pickens County. Surrounded by mixed hardwoods, this tranquil retreat offers a perfect blend of rural charm and natural beauty. Across from a quaint country church, it’s a serene setting ideal for your dream home or private getaway. Enjoy the simplicity of country living with endless possibilities to build, relax, or explore. Embrace the peaceful ambiance and immerse yourself in the beauty of this charming property.

6. 2024-05-31
   soldstatus $45,000

   Show marketing remark (486 chars)

   Escape to over 4 acres of sloped, unrestricted land in scenic Pickens County. Surrounded by mixed hardwoods, this tranquil retreat offers a perfect blend of rural charm and natural beauty. Across from a quaint country church, it’s a serene setting ideal for your dream home or private getaway. Enjoy the simplicity of country living with endless possibilities to build, relax, or explore. Embrace the peaceful ambiance and immerse yourself in the beauty of this charming property.

7. 2024-04-29
   status Pending 486-char remark

   Show marketing remark (486 chars)

   Escape to over 4 acres of sloped, unrestricted land in scenic Pickens County. Surrounded by mixed hardwoods, this tranquil retreat offers a perfect blend of rural charm and natural beauty. Across from a quaint country church, it’s a serene setting ideal for your dream home or private getaway. Enjoy the simplicity of country living with endless possibilities to build, relax, or explore. Embrace the peaceful ambiance and immerse yourself in the beauty of this charming property.

8. 2024-04-16
   listed $50,000 Active 486-char remark

   Show marketing remark (486 chars)

   Escape to over 4 acres of sloped, unrestricted land in scenic Pickens County. Surrounded by mixed hardwoods, this tranquil retreat offers a perfect blend of rural charm and natural beauty. Across from a quaint country church, it’s a serene setting ideal for your dream home or private getaway. Enjoy the simplicity of country living with endless possibilities to build, relax, or explore. Embrace the peaceful ambiance and immerse yourself in the beauty of this charming property.

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,756
• − Mortgage interest: −$14,558
• − Property taxes: −$3,898
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,901
• − Management: −$1,901
• − Depreciation: −$7,561
• Taxable loss: −$7,362
• Est. tax savings @ 24.0%: +$1,767
• After-tax cash flow: $-1,019/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: Pickens County
• NCES district ID: 1304110
• Math proficiency: 35% ▼ -11.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $53,760
• Composite: 30.72/100
• National rank: #6165
• State rank: #59 of 174 in GA

Livability — Ranger

• Score: 48/100
• State rank: #591
• US rank: #26082

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,960

Population outlook (Pickens County) Hauer SSP2

• Today (2025): 32,161 people
• By 2030: 32,815 · +2.0%
• By 2040: 33,427 · +3.9%
• By 2050: 33,077 · +2.8%
• By 2075: 31,291 · -2.7%
• By 2100: 27,205 · -15.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Slovak 6% Serbian 3% Iranian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Pickens

• 2024 margin: Solid R (+65.8) · D 16.8% · R 82.6%
• 2008→2024 swing: -7.8pp toward R · 2008: -57.9pp · 2024: -65.8pp
• All cycles: 2024: R+65.8 2020: R+65.7 2016: R+69.2 2012: R+67.6 2008: R+57.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -18.19%
• Current HPI: 285.0885
• 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

+419.8% since first listed

8 events — show timeline

• 2026-05-09 Pending — FMLS
• 2026-03-17 Price Changed $259,900 FMLS
• 2025-11-04 Price Changed $269,900 FMLS
• 2025-09-21 Listed $279,900 FMLS
• 2024-05-31 Sold (Public Records) $45,000 Public Records
• 2024-05-31 Sold (MLS) $45,000 FMLS
• 2024-04-29 Pending — FMLS
• 2024-04-16 Listed $50,000 FMLS

Property tax history

-1.7%/yr

Latest (2025): $215 · -36.1% YoY. Source: county tax records.