2450 Jones Mountain Rd · Talking Rock, GA 30175

$239,900

3 bd · 2.0 ba · 1,500 sqft · Other · 188 Days on market

Built 2005 1.50 ac lot $160/sqft · 41% below area Est $410k · 41% under

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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).

• ARV discount +15.0/15.0
• Cash flow +11.7/30.0
• Appreciation +10.0/10.0
• 1% rule +3.4/10.0
• DSCR +3.4/10.0
• Schools +3.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming 3 Bedroom, 2 Bath Home on 1.5 Acres! Discover peaceful country living with the convenience of nearby amenities in this well-maintained 3 bed, 2 bath mobile home on a permanent foundation. Situated on a beautifully laying 1.5-acre lot, this property offers the perfect blend of privacy, space, and usability. Step inside to find a spacious, comfortable floor plan with plenty of natural light throughout. The exterior features a large outbuilding, ideal for extra storage, hobbies, or equipment. Whether you're looking for room to spread out, a quiet retreat, or easy access to shopping, restaurants, and Interstate 515, this property delivers it all. Enjoy the serenity of country living while staying just minutes from modern conveniences-this one won't last long!

Key facts

• 1.5 acre lot
• Natural light
• Permanent foundation

Tags

• PERMANENT FOUNDATION
• 1.5 ACRE LOT
• LARGE OUTBUILDING
• NATURAL LIGHT
• EASY ACCESS TO SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $240k.

Deal economics

• At list price, monthly cash flow is $-70 ($-838/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (16.2% below list).
• Recommended offer: $201k (16.2% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 1.5% in Talking Rock — 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 58/100 on livability (#430 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing 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: 314 active listings in the ZIP; 260 units permitted in Pickens County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $26k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $67k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 188 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $45k; list at $240k implies a 432% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,019 (16.2% 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 188 days. Have you received any prior offers? Is the seller open to a 16% 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. 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.
7. 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.
8. 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: 0.84% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.25%
• DSCR: 0.94
• GRM: 9.9

CMA / ARV

• ARV (median comp): $409,655
• List price: $239,900
• Delta: -41.44%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.4%
• Equity multiple: 2.88×
• Total profit: $126,238
• Equity at exit: $216,121

10-year hold

• IRR: 20.8%
• Equity multiple: 6.59×
• Total profit: $375,308
• Equity at exit: $466,073

Cash invested: $67,172 (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 30175

• Home prices YoY: 9.8%
• Active inventory: 314
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,010 medium
• Mortgage (P&I): −$1,258
• Tax est. 1.5%: −$300 /mo · $3,598/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-70

Break-even live

Break-even rent $2,099

Max offer price $229,793

Occupancy floor 98%

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $239,900 Active 188 DOM
2. 2026-06-17
   days on market $239,900 Active 187 DOM
3. 2026-06-16
   days on market $239,900 Active 186 DOM
4. 2026-06-15
   days on market $239,900 Active 185 DOM
5. 2026-06-13
   days on market $239,900 Active 183 DOM
6. 2026-06-13
   days on market $239,900 Active 182 DOM
7. 2026-06-09
   days on market $239,900 Active 179 DOM
8. 2026-06-08
   days on market $239,900 Active 178 DOM
9. 2026-06-07
   days on market $239,900 Active 177 DOM
10. 2026-06-04
    days on market $239,900 Active 174 DOM
11. 2026-06-03
    days on market $239,900 Active 173 DOM
12. 2026-06-02
    days on market $239,900 Active 172 DOM
13. 2026-06-01
    days on market $239,900 Active 171 DOM
14. 2026-05-31
    days on market $239,900 Active 170 DOM
15. 2026-02-03
    price $239,900 774-char remark

    Show marketing remark (792 chars)

    Charming 3 Bedroom, 2 Bath Home on 1.5 Acres! Discover peaceful country living with the convenience of nearby amenities in this well-maintained 3 bed, 2 bath mobile home on a permanent foundation. Situated on a beautifully laying 1.5-acre lot, this property offers the perfect blend of privacy, space, and usability. Step inside to find a spacious, comfortable floor plan with plenty of natural light throughout. The exterior features a large outbuilding, ideal for extra storage, hobbies, or equipment. Whether you’re looking for room to spread out, a quiet retreat, or easy access to shopping, restaurants, and Interstate 515, this property delivers it all. Enjoy the serenity of country living while staying just minutes from modern conveniences—this one won’t last long!

16. 2026-02-03
    price $239,900 792-char remark

    Show marketing remark (792 chars)

    Charming 3 Bedroom, 2 Bath Home on 1.5 Acres! Discover peaceful country living with the convenience of nearby amenities in this well-maintained 3 bed, 2 bath mobile home on a permanent foundation. Situated on a beautifully laying 1.5-acre lot, this property offers the perfect blend of privacy, space, and usability. Step inside to find a spacious, comfortable floor plan with plenty of natural light throughout. The exterior features a large outbuilding, ideal for extra storage, hobbies, or equipment. Whether you’re looking for room to spread out, a quiet retreat, or easy access to shopping, restaurants, and Interstate 515, this property delivers it all. Enjoy the serenity of country living while staying just minutes from modern conveniences—this one won’t last long!

17. 2025-12-12
    listed $249,900 New 774-char remark

    Show marketing remark (792 chars)

    Charming 3 Bedroom, 2 Bath Home on 1.5 Acres! Discover peaceful country living with the convenience of nearby amenities in this well-maintained 3 bed, 2 bath mobile home on a permanent foundation. Situated on a beautifully laying 1.5-acre lot, this property offers the perfect blend of privacy, space, and usability. Step inside to find a spacious, comfortable floor plan with plenty of natural light throughout. The exterior features a large outbuilding, ideal for extra storage, hobbies, or equipment. Whether you’re looking for room to spread out, a quiet retreat, or easy access to shopping, restaurants, and Interstate 515, this property delivers it all. Enjoy the serenity of country living while staying just minutes from modern conveniences—this one won’t last long!

18. 2025-12-12
    listed $249,900 Active 792-char remark

    Show marketing remark (792 chars)

    Charming 3 Bedroom, 2 Bath Home on 1.5 Acres! Discover peaceful country living with the convenience of nearby amenities in this well-maintained 3 bed, 2 bath mobile home on a permanent foundation. Situated on a beautifully laying 1.5-acre lot, this property offers the perfect blend of privacy, space, and usability. Step inside to find a spacious, comfortable floor plan with plenty of natural light throughout. The exterior features a large outbuilding, ideal for extra storage, hobbies, or equipment. Whether you’re looking for room to spread out, a quiet retreat, or easy access to shopping, restaurants, and Interstate 515, this property delivers it all. Enjoy the serenity of country living while staying just minutes from modern conveniences—this one won’t last long!

19. 1999-06-01
    soldstatus $45,100
20. 1996-09-16
    soldstatus $64,000

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,122
• − Mortgage interest: −$13,438
• − Property taxes: −$3,598
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,930
• − Management: −$1,930
• − Depreciation: −$6,979
• Taxable loss: −$4,952
• Est. tax savings @ 24.0%: +$1,189
• After-tax cash flow: $350/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 — Talking Rock

• Score: 58/100
• State rank: #430
• US rank: #20982

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,086

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 (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 4% Slovak 3% Serbian 3%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 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: ▲ 33.86%
• Current HPI: 380.3811
• 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

+274.8% since first listed

6 events — show timeline

• 2026-02-03 Price Changed $239,900 GAMLS
• 2026-02-03 Price Changed $239,900 FMLS
• 2025-12-12 Listed $249,900 FMLS
• 2025-12-12 Listed $249,900 GAMLS
• 1999-06-01 Sold (Public Records) $45,100 Public Records
• 1996-09-16 Sold (Public Records) $64,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $348 · +60.1% YoY. Source: county tax records.