520 Copeland Rd · Hamilton, GA 31811

$178,000

3 bd · 2.0 ba · 1,496 sqft · Manufactured public records · 6 Days on market

Built 2005 2.77 ac lot Est $180k · at est.

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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 +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.9/15.0
• 1% rule +5.9/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Country Living at its best! This beautiful quiet location offers 2.77 acres of land. The manufactured home has 4BD/2BA, a fireplace, with an open kitchen! Don't miss out on this beautiful property!

Key facts

• Wooded acres
• Eat-in kitchen
• Large front deck

Tags

• WOODED ACRES
• MATURE TREES
• EAT-IN KITCHEN
• LARGE FRONT DECK
• TRANQUIL VIEWS

Property features AI

Finance

• Other: Directions: From downtown Hamilton take 116 to Copeland Road, turn right; property is on the right side of the road with the home at the end of the driveway; Subdivision: Pine Mountain Valley

Exterior

• Utilities: Public water; Septic sewer
• Home design: Manufactured on land (Residential)
• Construction: Vinyl siding
• Exterior features: Wooded lot

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: Fireplace (1)
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $178k.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $178k).
• Cap rate 9.1% vs local median 3.1% in Hamilton — 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 69/100 on livability (#115 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools D+, amenities F, commute F.
• Harris County (rural): math 41% / reading 43% proficiency, ranked #27 of 174 in GA (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 70 active listings in the ZIP; 189 units permitted in Harris County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Harris County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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.
• Current owner paid $135k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 58% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.09% ✓
• Cap rate: 9.14%
• Cash-on-cash: 10.15%
• DSCR: 1.45
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $179,520
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
520 Copeland Rd	0.00mi	4/2.0 (+1)	1,499 (+0%)	1mo	$180,000	$120	94

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -1.1%
• Equity multiple: 0.96×
• Total profit: $-2,030
• Equity at exit: $26,540

10-year hold

• IRR: 8.6%
• Equity multiple: 1.66×
• Total profit: $32,649
• Equity at exit: $15,390

Cash invested: $49,840 (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 31811

• Home prices YoY: -34.6%
• Active inventory: 70
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,948 medium
• Mortgage (P&I): −$933
• Tax from tax record: −$109 /mo · $1,314/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $422

Break-even live

Break-even rent $1,414

Max offer price $178,000

Occupancy floor 73%

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: $44,500
• Closing costs: $5,340
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-04-15
   status Pending
2. 2026-04-09
   listed $178,000 Active
3. 2025-06-10
   soldstatus $135,000
4. 2023-09-01
   status Pending 199-char remark

   Show marketing remark (199 chars)

   Country Living at its best! This beautiful quiet location offers 2.77 acres of land. The manufactured home has 4BD/2BA, a fireplace, with an open kitchen! Don't miss out on this beautiful property!

5. 2023-08-16
   historical 199-char remark

   Show marketing remark (199 chars)

   Country Living at its best! This beautiful quiet location offers 2.77 acres of land. The manufactured home has 4BD/2BA, a fireplace, with an open kitchen! Don't miss out on this beautiful property!

6. 2023-05-08
   soldstatus $105,000 Closed 199-char remark

   Show marketing remark (199 chars)

   Country Living at its best! This beautiful quiet location offers 2.77 acres of land. The manufactured home has 4BD/2BA, a fireplace, with an open kitchen! Don't miss out on this beautiful property!

7. 2023-04-23
   status Pending 199-char remark

   Show marketing remark (199 chars)

   Country Living at its best! This beautiful quiet location offers 2.77 acres of land. The manufactured home has 4BD/2BA, a fireplace, with an open kitchen! Don't miss out on this beautiful property!

8. 2023-04-20
   listed $89,900 Active 199-char remark

   Show marketing remark (199 chars)

   Country Living at its best! This beautiful quiet location offers 2.77 acres of land. The manufactured home has 4BD/2BA, a fireplace, with an open kitchen! Don't miss out on this beautiful property!

ⓘ 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: $1,314 · $109/mo
• Projected year-2 tax: $1,638 · $136/mo
• Expected delta: +$324/yr (+$27/mo · 24.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 58% 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: $23,373
• − Mortgage interest: −$9,971
• − Property taxes: −$1,314
• − Insurance: −$890
• − Repairs & maintenance: −$1,870
• − Management: −$1,870
• − Depreciation: −$5,178
• Taxable income: $2,281
• Est. tax owed @ 24.0%: −$547
• After-tax cash flow: $4,512/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: Harris County
• NCES district ID: 1302700
• Math proficiency: 41% ▼ -10.00%
• Reading proficiency: 43% ▼ -9.00%
• Median HH income: $66,705
• Composite: 37.75/100
• National rank: #4350
• State rank: #27 of 174 in GA

Livability — Hamilton

• Score: 69/100
• State rank: #115
• US rank: #8542

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,976

Population outlook (Harris County) Hauer SSP2

• Today (2025): 35,683 people
• By 2030: 36,673 · +2.8%
• By 2040: 38,038 · +6.6%
• By 2050: 38,782 · +8.7%
• By 2075: 41,279 · +15.7%
• By 2100: 41,103 · +15.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 13% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Serbian 1% Italian 1%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 2%

Political lean MEDSL · Harris

• 2024 margin: Solid R (+46.1) · D 26.7% · R 72.8%
• 2008→2024 swing: -2.8pp toward R · 2008: -43.4pp · 2024: -46.1pp
• All cycles: 2024: R+46.1 2020: R+44.3 2016: R+47.9 2012: R+45.6 2008: R+43.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -99.36%
• Current HPI: 187.6599
• 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

+98.0% since first listed

8 events — show timeline

• 2026-04-15 Pending — CBOR
• 2026-04-09 Listed $178,000 CBOR
• 2025-06-10 Sold (Public Records) $135,000 Public Records
• 2023-09-01 Pending — CBOR
• 2023-08-16 Delisted — CBOR
• 2023-05-08 Sold (MLS) $105,000 CBOR
• 2023-04-23 Pending — CBOR
• 2023-04-20 Listed $89,900 CBOR

Property tax history

+5.3%/yr

Latest (2025): $1,314 · +104.3% YoY. Source: county tax records.