128 Pinson Ln · Chickamauga, GA 30707

$230,000

4 bd · 2.0 ba · 924 sqft · Manufactured public records · 20 Days on market

Built 2026 1.00 ac lot

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.1/30.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• 1% rule +1.4/10.0
• DSCR +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Seller is offering concessions toward buyer's closing costs, providing an excellent opportunity for affordable, move-in ready home on a peaceful, private acre. Built in March 2026, this brand new 4 bedroom, 2 bath manufactured home offers modern finishes, a spacious layout, and the kind of tranquility that's hard to find at this price point. Tucked off the road and surrounded by mature trees, the property provides a quiet, nature filled setting where you can truly unwind while still enjoying plenty of cleared, usable land. Inside, the 28x56 floor plan features an open living space designed for everyday comfort. The large kitchen comes fully equipped with brand new appliances, abundant cabin

Key facts

• 1 acre lot
• Built 2026
• Listed 20 days

Property features AI

Exterior

• Parking: Driveway (gravel)
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Private water source; Septic tank; Electricity available and connected; Water and sewer available and connected; Cable and phone available
• Home design: Manufactured home (single family residence); One level; New construction
• Construction: Block, stucco and vinyl siding exterior; Metal roof; Block / permanent / pillar/post/pier foundation; Built as new construction
• Exterior features: Private yard; Back yard and front yard; Landscaped lot with many trees; Gentle sloping / sloped terrain; Fire pit (exterior); Deck, front porch and rear porch

Interior

• Kitchen: Microwave; Free-standing refrigerator; Free-standing electric range
• Bedrooms: Total rooms: 8
• Flooring: Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric, forced air); Central air; Ceiling fans
• Interior features: Ceiling fans; Double vanity; Kitchen island; Laminate countertops; Open floor plan; Recessed lighting; Soaking tub; Storage; Walk-in closet(s); Fire pit (interior feature listed)
• Laundry & utility: Laundry room on main level; Washer hookup; Electric dryer hookup; Water heater

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $230k.

Deal economics

• At list price, monthly cash flow is $-434 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $167k (27.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (36.4% below list).
• Recommended offer: $146k (36.4% below list) — sets the bar for 1% rule.
• Cap rate 4.0% vs local median 2.4% in Chickamauga — 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 (#133 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.
• Walker County (rural): math 25% / reading 29% proficiency, ranked #114 of 174 in GA (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Cherokee Ridge Elementary (math 36% / reading 35%, grade F, #519 of 1,228 statewide, top 42%, 562 students, 73% FRL); Chattanooga Valley Middle School (math 33% / reading 40%, grade F, #167 of 470 statewide, top 38%, 491 students, 67% FRL); Ridgeland High School (math 23% / reading 19%, grade F, #225 of 424 statewide, top 54%, 1,244 students, 70% FRL).
• Market conditions: 162 active listings in the ZIP; 347 units permitted in Walker County in 2024 (24 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 $7k of value loss. Plan a longer hold.
• Walker County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $23k; list at $230k implies a 900% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major 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 $146,281 (36.4% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.64% ✗
• Cap rate: 4.03%
• Cash-on-cash: -8.08%
• DSCR: 0.64
• GRM: 13.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -30.5%
• Equity multiple: -0.01×
• Total profit: $-64,880
• Equity at exit: $34,294

10-year hold

• IRR: -32.6%
• Equity multiple: -0.43×
• Total profit: $-91,989
• Equity at exit: $19,886

Cash invested: $64,400 (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 30707

• Home prices YoY: -18.9%
• Active inventory: 162
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $1,463 medium
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$288 /mo · $3,450/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $-434

Break-even live

Break-even rent $2,012

Max offer price $167,220

Occupancy floor —

Sensitivity live

Price	-10% $-275	-5% $-354	+0% $-434	+5% $-513	+10% $-593
Rent	-10% $-549	-5% $-492	+0% $-434	+5% $-376	+10% $-318
Rate	-1.0pp $-318	-0.5pp $-375	base $-434	+0.5pp $-493	+1.0pp $-554

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-30
   status Pending
2. 2026-04-21
   price $230,000
3. 2026-04-14
   price $232,500
4. 2026-04-10
   listed $235,000 Active
5. 2011-09-28
   soldstatus $23,000

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $17,554
• − Mortgage interest: −$12,884
• − Property taxes: −$3,450
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,404
• − Management: −$1,404
• − Depreciation: −$6,691
• Taxable loss: −$9,429
• Est. tax savings @ 24.0%: +$2,263
• After-tax cash flow: $-2,943/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: Walker County
• NCES district ID: 1305370
• Math proficiency: 25% ▼ -10.00%
• Reading proficiency: 29% ▼ -10.00%
• Median HH income: $39,889
• Composite: 22.74/100
• National rank: #8035
• State rank: #114 of 174 in GA

Livability — Chickamauga

• Score: 68/100
• State rank: #133
• US rank: #9195

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 16,847

Population outlook (Walker County) Hauer SSP2

• Today (2025): 66,050 people
• By 2030: 64,305 · -2.6%
• By 2040: 60,127 · -9.0%
• By 2050: 55,551 · -15.9%
• By 2075: 44,886 · -32.0%
• By 2100: 34,015 · -48.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Black 3% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Walker

• 2024 margin: Solid R (+59.3) · D 20.1% · R 79.4%
• 2008→2024 swing: -12.5pp toward R · 2008: -46.8pp · 2024: -59.3pp
• All cycles: 2024: R+59.3 2020: R+59.3 2016: R+61.5 2012: R+50.2 2008: R+46.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -63.05%
• Current HPI: 270.6502
• 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

+900.0% since first listed

5 events — show timeline

• 2026-04-30 Pending — GCAR
• 2026-04-21 Price Changed $230,000 GCAR
• 2026-04-14 Price Changed $232,500 GCAR
• 2026-04-10 Listed $235,000 GCAR
• 2011-09-28 Sold (Public Records) $23,000 Public Records

Property tax history

+7.4%/yr

Latest (2025): $171 · +2.1% YoY. Source: county tax records.