5068 Hamilton-pleasant Grove Rd · Hamilton, GA 31822

$210,000

4 bd · 2.0 ba · 1,960 sqft · Manufactured public records · 75 Days on market

Built 2000 1.33 ac lot $107/sqft · 41% below area Est $356k · 41% 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 +12.8/30.0
• DSCR +3.8/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Situated on 1.336 peaceful acres, this charming home offers the perfect blend of comfort, space, and country serenity. A spacious covered front porch welcomes you in - ideal for rocking chairs, morning coffee, or gathering with friends and family while enjoying the quiet surroundings. Inside, the thoughtfully designed kitchen features a center island, pantry, and built-in desk area, along with a generous eat-in space that could easily serve as a home office, flex room, or additional sitting area. The large living room is warm and inviting with a cozy fireplace, creating the perfect place to relax and unwind. A separate dining area provides added space for hosting family dinners or holiday gatherings. The oversized primary suite offers a true retreat, complete with a private bath featuring a soaking tub, separate shower, and a spacious walk-in closet. Step outside to enjoy the beauty of the wooded lot, accented by mature hardwoods that create a peaceful, natural setting. With over an acre of land, there's plenty of room for outdoor entertaining, gardening, or simply enjoying the privacy of your own backyard. Conveniently located with easy access to schools, shopping, and everyday amenities, this property delivers the charm of country living without sacrificing convenience. Schedule your showing today - opportunities like this in Harris County don't last long!

Key facts

• Covered front porch
• Private bath
• Soaking tub

Tags

• COVERED FRONT PORCH
• THOUGHTFULLY DESIGNED KITCHEN
• CENTER ISLAND
• PRIVATE BATH
• SOAKING TUB
• SEPARATE SHOWER

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $210k.

Deal economics

• At list price, monthly cash flow is $-18 ($-211/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (25.4% below list).
• Recommended offer: $157k (25.4% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.0% 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: amenities F, commute F, health & safety 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.
• Zoned schools: Park Elementary School (math 37% / reading 37%, grade F, #485 of 1,228 statewide, top 41%, 560 students, 56% FRL); Creekside School (math 39% / reading 43%, grade F, #135 of 470 statewide, top 29%, 858 students, 30% FRL); Harris County High School (math 30% / reading 39%, grade F, #88 of 424 statewide, top 22%, 1,703 students, 25% FRL).
• Market conditions: 125 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 $6k 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

• It's been on market 75 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y 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 $80k; list at $210k implies a 162% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 58% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $156,652 (25.4% 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 75 days. Have you received any prior offers? Is the seller open to a 25% 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 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?
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: 0.75% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.36%
• DSCR: 0.98
• GRM: 11.2

CMA / ARV

• ARV (median comp): $355,883
• List price: $210,000
• Delta: -40.99%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -17.0%
• Equity multiple: 0.40×
• Total profit: $-35,244
• Equity at exit: $31,312

10-year hold

• IRR: -8.9%
• Equity multiple: 0.45×
• Total profit: $-32,524
• Equity at exit: $18,157

Cash invested: $58,800 (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 31822

• Home prices YoY: -21.9%
• Active inventory: 125
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,567 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$66 /mo · $796/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $-18

Break-even live

Break-even rent $1,589

Max offer price $206,898

Occupancy floor 96%

Sensitivity live

Price	-10% $101	-5% $42	+0% $-18	+5% $-77	+10% $-136
Rent	-10% $-141	-5% $-79	+0% $-18	+5% $44	+10% $106
Rate	-1.0pp $88	-0.5pp $36	base $-18	+0.5pp $-72	+1.0pp $-127

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-21
   days on market $210,000 Active 75 DOM
2. 2026-06-18
   days on market $210,000 Active 72 DOM
3. 2026-06-17
   days on market $210,000 Active 71 DOM
4. 2026-06-16
   days on market $210,000 Active 70 DOM
5. 2026-06-15
   days on market $210,000 Active 69 DOM
6. 2026-06-14
   days on market $210,000 Active 67 DOM
7. 2026-06-13
   days on market $210,000 Active 66 DOM
8. 2026-06-10
   days on market $210,000 Active 64 DOM
9. 2026-06-09
   days on market $210,000 Active 63 DOM
10. 2026-06-08
    days on market $210,000 Active 62 DOM
11. 2026-06-07
    days on market $210,000 Active 61 DOM
12. 2026-06-05
    days on market $210,000 Active 58 DOM
13. 2026-06-03
    days on market $210,000 Active 57 DOM
14. 2026-06-02
    days on market $210,000 Active 56 DOM
15. 2026-06-01
    days on market $210,000 Active 55 DOM
16. 2026-05-31
    days on market $210,000 Active 54 DOM
17. 2026-05-30
    days on market $210,000 Active 53 DOM
18. 2026-04-14
    status Price Change 1401-char remark

    Show marketing remark (1401 chars)

    Situated on 1.336 peaceful acres, this charming home offers the perfect blend of comfort, space, and country serenity. A spacious covered front porch welcomes you in - ideal for rocking chairs, morning coffee, or gathering with friends and family while enjoying the quiet surroundings. Inside, the thoughtfully designed kitchen features a center island, pantry, and built-in desk area, along with a generous eat-in space that could easily serve as a home office, flex room, or additional sitting area. The large living room is warm and inviting with a cozy fireplace, creating the perfect place to relax and unwind. A separate dining area provides added space for hosting family dinners or holiday gatherings. The oversized primary suite offers a true retreat, complete with a private bath featuring a soaking tub, separate shower, and a spacious walk-in closet. Step outside to enjoy the beauty of the wooded lot, accented by mature hardwoods that create a peaceful, natural setting. With over an acre of land, there's plenty of room for outdoor entertaining, gardening, or simply enjoying the privacy of your own backyard. Conveniently located with easy access to schools, shopping, and everyday amenities, this property delivers the charm of country living without sacrificing convenience. Schedule your showing today - opportunities like this in Harris County don't last long!

19. 2026-04-14
    price $210,000 1401-char remark

    Show marketing remark (1401 chars)

    Situated on 1.336 peaceful acres, this charming home offers the perfect blend of comfort, space, and country serenity. A spacious covered front porch welcomes you in - ideal for rocking chairs, morning coffee, or gathering with friends and family while enjoying the quiet surroundings. Inside, the thoughtfully designed kitchen features a center island, pantry, and built-in desk area, along with a generous eat-in space that could easily serve as a home office, flex room, or additional sitting area. The large living room is warm and inviting with a cozy fireplace, creating the perfect place to relax and unwind. A separate dining area provides added space for hosting family dinners or holiday gatherings. The oversized primary suite offers a true retreat, complete with a private bath featuring a soaking tub, separate shower, and a spacious walk-in closet. Step outside to enjoy the beauty of the wooded lot, accented by mature hardwoods that create a peaceful, natural setting. With over an acre of land, there's plenty of room for outdoor entertaining, gardening, or simply enjoying the privacy of your own backyard. Conveniently located with easy access to schools, shopping, and everyday amenities, this property delivers the charm of country living without sacrificing convenience. Schedule your showing today - opportunities like this in Harris County don't last long!

20. 2026-03-20
    status Under Contract 1401-char remark

    Show marketing remark (1401 chars)

    Situated on 1.336 peaceful acres, this charming home offers the perfect blend of comfort, space, and country serenity. A spacious covered front porch welcomes you in - ideal for rocking chairs, morning coffee, or gathering with friends and family while enjoying the quiet surroundings. Inside, the thoughtfully designed kitchen features a center island, pantry, and built-in desk area, along with a generous eat-in space that could easily serve as a home office, flex room, or additional sitting area. The large living room is warm and inviting with a cozy fireplace, creating the perfect place to relax and unwind. A separate dining area provides added space for hosting family dinners or holiday gatherings. The oversized primary suite offers a true retreat, complete with a private bath featuring a soaking tub, separate shower, and a spacious walk-in closet. Step outside to enjoy the beauty of the wooded lot, accented by mature hardwoods that create a peaceful, natural setting. With over an acre of land, there's plenty of room for outdoor entertaining, gardening, or simply enjoying the privacy of your own backyard. Conveniently located with easy access to schools, shopping, and everyday amenities, this property delivers the charm of country living without sacrificing convenience. Schedule your showing today - opportunities like this in Harris County don't last long!

21. 2026-03-13
    listed $215,000 New 1401-char remark

    Show marketing remark (1401 chars)

    Situated on 1.336 peaceful acres, this charming home offers the perfect blend of comfort, space, and country serenity. A spacious covered front porch welcomes you in - ideal for rocking chairs, morning coffee, or gathering with friends and family while enjoying the quiet surroundings. Inside, the thoughtfully designed kitchen features a center island, pantry, and built-in desk area, along with a generous eat-in space that could easily serve as a home office, flex room, or additional sitting area. The large living room is warm and inviting with a cozy fireplace, creating the perfect place to relax and unwind. A separate dining area provides added space for hosting family dinners or holiday gatherings. The oversized primary suite offers a true retreat, complete with a private bath featuring a soaking tub, separate shower, and a spacious walk-in closet. Step outside to enjoy the beauty of the wooded lot, accented by mature hardwoods that create a peaceful, natural setting. With over an acre of land, there's plenty of room for outdoor entertaining, gardening, or simply enjoying the privacy of your own backyard. Conveniently located with easy access to schools, shopping, and everyday amenities, this property delivers the charm of country living without sacrificing convenience. Schedule your showing today - opportunities like this in Harris County don't last long!

22. 2012-11-12
    soldstatus $80,000
23. 2012-08-31
    historical
24. 2012-07-03
    price $80,000 Reduced
25. 2012-07-03
    status Reduced
26. 2012-06-27
    historical
27. 2012-05-16
    price $90,000
28. 2012-03-16
    listed $99,000 New
29. 2011-05-02
    price $99,900 Reduced
30. 2011-03-01
    price $110,000 Back On Market

ⓘ 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: $796 · $66/mo
• Projected year-2 tax: $1,932 · $161/mo
• Expected delta: +$1,136/yr (+$95/mo · 142.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 20 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,798
• − Mortgage interest: −$11,763
• − Property taxes: −$796
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,504
• − Management: −$1,504
• − Depreciation: −$6,109
• Taxable loss: −$3,928
• Est. tax savings @ 24.0%: +$943
• After-tax cash flow: $732/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): 5,555

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: Majority White (62%)
• Race & ethnicity: White 62% Black 32% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Portuguese 2% Italian 1% Serbian 1%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · Spanish 1%

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: ▼ -58.86%
• Current HPI: 209.4038
• 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

+90.9% since first listed

13 events — show timeline

• 2026-04-14 Relisted — GAMLS
• 2026-04-14 Price Changed $210,000 GAMLS
• 2026-03-20 Pending — GAMLS
• 2026-03-13 Listed $215,000 GAMLS
• 2012-11-12 Sold (Public Records) $80,000 Public Records
• 2012-08-31 Listing Removed — GAMLS
• 2012-07-03 Relisted — GAMLS
• 2012-07-03 Price Changed $80,000 GAMLS
• 2012-06-27 Listing Removed — GAMLS
• 2012-05-16 Price Changed $90,000 GAMLS
• 2012-03-16 Listed $99,000 GAMLS
• 2011-05-02 Price Changed $99,900 GAMLS
• 2011-03-01 Price Changed $110,000 GAMLS

Property tax history

+4.2%/yr

Latest (2025): $796 · +6.2% YoY. Source: county tax records.