917 Raygan Dr · Tunnel Hill, GA 30755

$141,000

3 bd · 2.0 ba · 1,792 sqft · Manufactured public records · 1 Days on market

Built 2002 0.40 ac lot $79/sqft · 36% below area Est $222k · 36% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great first home. Refurbished. Really pretty.

Key facts

• Open-floor plan
• Adjoining room
• Two outbuildings

Tags

• OPEN-FLOOR PLAN
• WOOD BURNING FIREPLACE
• KITCHEN COMBO DINING ROOM
• ADJOINING ROOM
• TWO OUTBUILDINGS

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Septic tank; Electricity connected; Cable available; Phone available; Water connected
• Home design: Manufactured house; Single-family residence
• Construction: Vinyl siding; Block foundation; Shingle roof; Built as a manufactured home
• Exterior features: Front porch; Rear porch; Outbuilding

Interior

• Kitchen: Refrigerator; Free‑standing electric oven
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan; Kitchen island; Double vanity; Soaking tub; Wood-burning fireplace in the living room
• Laundry & utility: Laundry room with washer and electric dryer hookups; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $141k.

Deal economics

• At list price, monthly cash flow is $596 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $141k).
• Cap rate 11.4% vs local median 4.0% in Tunnel Hill — 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 67/100 on livability (#164 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Whitfield County (rural): math 37% / reading 34% proficiency, ranked #62 of 174 in GA (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Tunnel Hill Elementary School (math 57% / reading 32%, grade F, #336 of 1,228 statewide, top 29%, 310 students, 55% FRL); Westside Middle School (math 46% / reading 51%, grade C-, #75 of 470 statewide, top 17%, 392 students, 59% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: 64 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 374 units permitted in Whitfield County in 2024 (35 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $975 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Whitfield County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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 $75k; list at $141k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,000

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: 1.28% ✓
• Cap rate: 11.36%
• Cash-on-cash: 18.10%
• DSCR: 1.81
• GRM: 6.5

CMA / ARV

• ARV (median comp): $221,798
• List price: $141,000
• Delta: -36.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 9.7%
• Equity multiple: 1.38×
• Total profit: $15,021
• Equity at exit: $21,024

10-year hold

• IRR: 18.8%
• Equity multiple: 2.56×
• Total profit: $61,666
• Equity at exit: $12,191

Cash invested: $39,480 (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 30755

• Home prices YoY: -22.7%
• Active inventory: 64
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$739
• Tax from tax record: −$28 /mo · $339/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $596

Break-even live

Break-even rent $1,046

Max offer price $141,000

Occupancy floor 62%

Sensitivity live

Price	-10% $675	-5% $635	+0% $596	+5% $556	+10% $516
Rent	-10% $453	-5% $524	+0% $596	+5% $667	+10% $738
Rate	-1.0pp $667	-0.5pp $631	base $596	+0.5pp $559	+1.0pp $522

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: $35,250
• Closing costs: $4,230
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
600 Pine Oaks Dr Tunnel Hill, GA	3.0	2.0	1400	$1,800	$1.29	24d	1	0.52mi

Listing history 27 events

1. 2026-06-21
   days on marketlisting id $141,000 Active 1 DOM
2. 2026-06-19
   days on market $141,000 Active 91 DOM
3. 2026-06-18
   days on market $141,000 Active 90 DOM
4. 2026-06-17
   days on market $141,000 Active 89 DOM
5. 2026-06-16
   days on market $141,000 Active 88 DOM
6. 2026-06-15
   days on market $141,000 Active 87 DOM
7. 2026-06-14
   days on market $141,000 Active 85 DOM
8. 2026-06-13
   days on market $141,000 Active 84 DOM
9. 2026-06-10
   days on market $141,000 Active 82 DOM
10. 2026-06-09
    days on market $141,000 Active 81 DOM
11. 2026-06-08
    days on market $141,000 Active 80 DOM
12. 2026-06-07
    days on market $141,000 Active 79 DOM
13. 2026-06-05
    days on market $141,000 Active 76 DOM
14. 2026-06-03
    days on market $141,000 Active 75 DOM
15. 2026-06-02
    days on market $141,000 Active 74 DOM
16. 2026-06-01
    days on market $141,000 Active 73 DOM
17. 2026-05-31
    days on market $141,000 Active 72 DOM
18. 2026-05-30
    days on market $141,000 Active 71 DOM
19. 2026-04-29
    price $141,000 492-char remark
20. 2026-03-19
    listed $147,000 Active 492-char remark
21. 2021-08-30
    soldstatus $75,000 Closed 45-char remark

    Show marketing remark (45 chars)

    Great first home. Refurbished. Really pretty.

22. 2021-08-30
    soldstatus $75,000

    Show marketing remark (45 chars)

    Great first home. Refurbished. Really pretty.

23. 2021-07-28
    historical Contingent 45-char remark

    Show marketing remark (45 chars)

    Great first home. Refurbished. Really pretty.

24. 2021-07-22
    status Active 45-char remark

    Show marketing remark (45 chars)

    Great first home. Refurbished. Really pretty.

25. 2021-07-14
    historical Contingent 45-char remark

    Show marketing remark (45 chars)

    Great first home. Refurbished. Really pretty.

26. 2021-04-09
    listed $79,800 Active 45-char remark

    Show marketing remark (45 chars)

    Great first home. Refurbished. Really pretty.

27. 1999-06-01
    soldstatus $8,500

ⓘ 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: $339 · $28/mo
• Projected year-2 tax: $1,297 · $108/mo
• Expected delta: +$958/yr (+$80/mo · 282.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,600
• − Mortgage interest: −$7,898
• − Property taxes: −$339
• − Insurance: −$705
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$4,102
• Taxable income: $5,100
• Est. tax owed @ 24.0%: −$1,224
• After-tax cash flow: $5,923/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: Whitfield County
• NCES district ID: 1305700
• Math proficiency: 37% ▼ -6.00%
• Reading proficiency: 34% ▼ -9.00%
• Median HH income: $44,296
• Composite: 30.24/100
• National rank: #6290
• State rank: #62 of 174 in GA

Livability — Tunnel Hill

• Score: 67/100
• State rank: #164
• US rank: #10419

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,768

Population outlook (Whitfield County) Hauer SSP2

• Today (2025): 107,770 people
• By 2030: 108,737 · +0.9%
• By 2040: 110,260 · +2.3%
• By 2050: 111,205 · +3.2%
• By 2075: 113,014 · +4.9%
• By 2100: 112,775 · +4.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 17% Two or more races 7% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 88% English-only · Spanish 12%

Political lean MEDSL · Whitfield

• 2024 margin: Solid R (+44.5) · D 27.5% · R 72.0%
• 2008→2024 swing: -4.5pp toward R · 2008: -40.0pp · 2024: -44.5pp
• All cycles: 2024: R+44.5 2020: R+40.7 2016: R+44.8 2012: R+45.1 2008: R+40.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -84.96%
• Current HPI: 289.9653
• 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

+1558.8% since first listed

9 events — show timeline

• 2026-06-20 Listed $141,000 GCAR
• 2026-04-29 Price Changed $141,000 GCAR
• 2021-08-30 Sold (MLS) $75,000 REALTRACS as Distributed by MLS Grid
• 2021-08-30 Sold (MLS) $75,000 GCAR
• 2021-07-28 Contingent — GCAR
• 2021-07-22 Relisted — GCAR
• 2021-07-14 Contingent — GCAR
• 2021-04-09 Listed $79,800 GCAR
• 1999-06-01 Sold (Public Records) $8,500 Public Records

Property tax history

+6.7%/yr

Latest (2025): $339 · +3.9% YoY. Source: county tax records.