522 Refuge Valley Rd · Jasper, GA 30143

$285,000

3 bd · 2.0 ba · 1,352 sqft · Manufactured public records · 8 Days on market

Built 2026 1.85 ac lot

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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).

• Cash flow +14.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• Livability +3.7/5.0
• Schools +3.1/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This brand-new 2026, 3-bedroom, 2-bath manufactured home sits on 1.85 acres at the end of a quiet cul-de-sac, offering the perfect blend of comfort and seclusion. Inside, you'll find an open and inviting floor plan featuring large living room, dinning area, and a spacious kitchen with stainless steel appliances, and a walk-in pantry. The separate laundry room provides extra storage and convenience. The generously sized primary suite offers a relaxing retreat with a walk-in closet and an en-suite bath complete with double vanities, a soaking tub, and a separate shower. Two additional bedrooms and a full bath provide plenty of space for family or guests. Step outside to the large back deck, p

Key facts

• Walk-in closet
• En-suite bath
• Cul-de-sac

Tags

• CUL-DE-SAC
• STAINLESS STEEL APPLIANCES
• WALK-IN PANTRY
• SEPARATE LAUNDRY ROOM
• WALK-IN CLOSET
• EN-SUITE BATH

Property features AI

Exterior

• Parking: Driveway parking; Open parking available
• Utilities: Public water; Septic tank; Cable available; Electricity available; Phone service available; Water service available
• Home design: Double-wide mobile home; One level; New construction; Composition roof; Pillar/post/pier foundation
• Construction: Vinyl siding
• Exterior features: Private yard; Deck

Interior

• Kitchen: Breakfast bar; White cabinets; Eat-in kitchen with island; Laminate countertops; Walk-in pantry; Kitchen open to family room; Dishwasher; Electric range; Range hood; Refrigerator
• Bedrooms: Master bedroom on the main level; Three main-level bedrooms
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms; Master bath with double vanity, separate tub and shower, and soaking tub
• Heating & cooling: Central air; Ceiling fans; Electric heating
• Interior features: Double vanity in bathrooms; High-speed internet available; Walk-in closets; Double-pane windows; No shared/common walls
• Laundry & utility: Main-level laundry room; Electric dryer hookup; Electric 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 3-bed/2.0-bath manufactured listed at $285k.

Deal economics

• At list price, monthly cash flow is $57 ($689/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (22.8% below list).
• Recommended offer: $220k (22.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 2.8% in Jasper — 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 74/100 on livability (#44 in GA, #4,976 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities D-, commute F, employment 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.
• Zoned schools: Harmony Elementary School (math 33% / reading 26%, grade F, #633 of 1,228 statewide, top 54%, 548 students, 53% FRL); Pickens County Junior High School (math 35% / reading 38%, grade F, #167 of 470 statewide, top 38%, 611 students, 45% FRL); Pickens County High School (math 34% / reading 28%, grade F, #127 of 424 statewide, top 30%, 1,259 students, 36% FRL) — zoned schools at 45% FRL track the district average.
• Market conditions: 723 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 260 units permitted in Pickens County in 2024 (0 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 $9k of value loss. Plan a longer hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $220,000 (22.8% below list)

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. 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: 0.77% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.86%
• DSCR: 1.04
• GRM: 10.8

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: -15.0%
• Equity multiple: 0.47×
• Total profit: $-42,670
• Equity at exit: $42,494

10-year hold

• IRR: -6.5%
• Equity multiple: 0.59×
• Total profit: $-33,033
• Equity at exit: $24,642

Cash invested: $79,800 (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 30143

• Home prices YoY: -14.4%
• Active inventory: 723
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$67 /mo · $807/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $57

Break-even live

Break-even rent $2,127

Max offer price $285,000

Occupancy floor 92%

Sensitivity live

Price	-10% $219	-5% $138	+0% $57	+5% $-23	+10% $-104
Rent	-10% $-116	-5% $-29	+0% $57	+5% $144	+10% $231
Rate	-1.0pp $201	-0.5pp $130	base $57	+0.5pp $-16	+1.0pp $-92

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
299 Summit View Ln #5 Jasper, GA	3.0	2.5	1713	$2,200	$1.28	5d	1	1.38mi

Listing history 8 events

1. 2026-06-21
   statusdays on market $285,000 Pending 8 DOM
2. 2026-06-18
   status $285,000 Active Under Contract 6 DOM
3. 2026-06-18
   days on market $285,000 Active 6 DOM
4. 2026-06-17
   days on market $285,000 Active 5 DOM
5. 2026-06-16
   days on market $285,000 Active 4 DOM
6. 2026-06-15
   days on market $285,000 Active 3 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $285,000 Active 1 DOM

ⓘ 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: $807 · $67/mo
• Projected year-2 tax: $2,622 · $218/mo
• Expected delta: +$1,815/yr (+$151/mo · 224.9%)

ⓘ 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 4/10 Moderate 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,400
• − Mortgage interest: −$15,964
• − Property taxes: −$807
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$8,291
• Taxable loss: −$4,311
• Est. tax savings @ 24.0%: +$1,035
• After-tax cash flow: $1,724/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 — Jasper

• Score: 74/100
• State rank: #44
• US rank: #4976

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 26,738
• Population (ZIP): 26,738

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Two or more races 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 5% Serbian 2% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -47.27%
• Current HPI: 280.6731
• 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

1 event — show timeline

• 2026-06-11 Listed $285,000 FMLS

Property tax history

+3.7%/yr

Latest (2025): $807 · +74.7% YoY. Source: county tax records.