1526 Fortenberry Rd · Blairsville, GA 30512

$144,000

3 bd · 1.0 ba · 1,056 sqft · Manufactured public records · 595 Days on market

Built 1974 1.00 ac lot $136/sqft · 64% below area

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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 +29.4/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sold As-Is. Three Bedroom One Bath Mobile Home. Situated On A Beautiful 0.99 Acre Lot That Backs Up To 8,751 Acres Of National Forest. Just 12 Minutes From Vogel State Park, Enjoy Everything Nature Has to Offer!

Key facts

• 1 acre lot
• Built 1974
• Listed 595 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $144k.

Deal economics

• At list price, monthly cash flow is $443 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $144k).
• Recommended offer: $127k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 2.6% in Blairsville — 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 72/100 on livability (#73 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: housing C-, amenities D, commute F.
• Union County (rural): math 37% / reading 42% proficiency, ranked #48 of 174 in GA (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 789 active listings in the ZIP; 281 units permitted in Union County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $996 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Union County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $40k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 595 days — a 12% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 4y 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 $65k; list at $144k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 595 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.32% ✓
• Cap rate: 10.54%
• Cash-on-cash: 15.16%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

• ARV (median comp): $405,270
• List price: $144,000
• Delta: -64.47%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 3.2%
• Equity multiple: 1.12×
• Total profit: $4,952
• Equity at exit: $21,471

10-year hold

• IRR: 12.8%
• Equity multiple: 2.02×
• Total profit: $40,928
• Equity at exit: $12,450

Cash invested: $40,320 (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 30512

• Home prices YoY: -12.8%
• Active inventory: 789
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,905 medium
• Mortgage (P&I): −$755
• Tax est. 1.5%: −$180 /mo · $2,160/yr
• Insurance: −$60
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $443

Break-even live

Break-even rent $1,344

Max offer price $144,000

Occupancy floor 72%

Sensitivity live

Price	-10% $543	-5% $493	+0% $443	+5% $393	+10% $344
Rent	-10% $293	-5% $368	+0% $443	+5% $518	+10% $593
Rate	-1.0pp $516	-0.5pp $480	base $443	+0.5pp $406	+1.0pp $368

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: $36,000
• Closing costs: $4,320
• Reserves months: —
• Total cash needed: —

Listing history 44 events

1. 2026-06-18
   days on market $144,000 Active 595 DOM
2. 2026-06-17
   days on market $144,000 Active 594 DOM
3. 2026-06-16
   days on market $144,000 Active 593 DOM
4. 2026-06-15
   days on market $144,000 Active 592 DOM
5. 2026-06-14
   days on market $144,000 Active 590 DOM
6. 2026-06-10
   days on market $144,000 Active 587 DOM
7. 2026-06-09
   days on market $144,000 Active 586 DOM
8. 2026-06-08
   days on market $144,000 Active 585 DOM
9. 2026-06-07
   days on market $144,000 Active 584 DOM
10. 2026-06-03
    days on market $144,000 Active 580 DOM
11. 2026-06-02
    days on market $144,000 Active 579 DOM
12. 2026-06-01
    days on market $144,000 Active 578 DOM
13. 2026-05-31
    days on market $144,000 Active 577 DOM
14. 2026-05-31
    days on market $144,000 Active 576 DOM
15. 2026-02-10
    price $144,000 211-char remark

    Show marketing remark (211 chars)

    Sold As-Is. Three Bedroom One Bath Mobile Home. Situated On A Beautiful 0.99 Acre Lot That Backs Up To 8,751 Acres Of National Forest. Just 12 Minutes From Vogel State Park, Enjoy Everything Nature Has to Offer!

16. 2026-01-01
    status Active 211-char remark

    Show marketing remark (211 chars)

    Sold As-Is. Three Bedroom One Bath Mobile Home. Situated On A Beautiful 0.99 Acre Lot That Backs Up To 8,751 Acres Of National Forest. Just 12 Minutes From Vogel State Park, Enjoy Everything Nature Has to Offer!

17. 2025-12-31
    historical 211-char remark

    Show marketing remark (211 chars)

    Sold As-Is. Three Bedroom One Bath Mobile Home. Situated On A Beautiful 0.99 Acre Lot That Backs Up To 8,751 Acres Of National Forest. Just 12 Minutes From Vogel State Park, Enjoy Everything Nature Has to Offer!

18. 2025-06-23
    status Active 211-char remark

    Show marketing remark (211 chars)

    Sold As-Is. Three Bedroom One Bath Mobile Home. Situated On A Beautiful 0.99 Acre Lot That Backs Up To 8,751 Acres Of National Forest. Just 12 Minutes From Vogel State Park, Enjoy Everything Nature Has to Offer!

19. 2025-05-09
    status Pending 211-char remark

    Show marketing remark (211 chars)

    Sold As-Is. Three Bedroom One Bath Mobile Home. Situated On A Beautiful 0.99 Acre Lot That Backs Up To 8,751 Acres Of National Forest. Just 12 Minutes From Vogel State Park, Enjoy Everything Nature Has to Offer!

20. 2025-04-25
    status Active 211-char remark

    Show marketing remark (211 chars)

    Sold As-Is. Three Bedroom One Bath Mobile Home. Situated On A Beautiful 0.99 Acre Lot That Backs Up To 8,751 Acres Of National Forest. Just 12 Minutes From Vogel State Park, Enjoy Everything Nature Has to Offer!

21. 2025-04-11
    status Pending 211-char remark

    Show marketing remark (211 chars)

    Sold As-Is. Three Bedroom One Bath Mobile Home. Situated On A Beautiful 0.99 Acre Lot That Backs Up To 8,751 Acres Of National Forest. Just 12 Minutes From Vogel State Park, Enjoy Everything Nature Has to Offer!

22. 2024-12-27
    status Active 211-char remark

    Show marketing remark (211 chars)

    Sold As-Is. Three Bedroom One Bath Mobile Home. Situated On A Beautiful 0.99 Acre Lot That Backs Up To 8,751 Acres Of National Forest. Just 12 Minutes From Vogel State Park, Enjoy Everything Nature Has to Offer!

23. 2024-11-22
    status Pending 211-char remark

    Show marketing remark (211 chars)

    Sold As-Is. Three Bedroom One Bath Mobile Home. Situated On A Beautiful 0.99 Acre Lot That Backs Up To 8,751 Acres Of National Forest. Just 12 Minutes From Vogel State Park, Enjoy Everything Nature Has to Offer!

24. 2024-11-21
    historical Active Under Contract 211-char remark

    Show marketing remark (211 chars)

    Sold As-Is. Three Bedroom One Bath Mobile Home. Situated On A Beautiful 0.99 Acre Lot That Backs Up To 8,751 Acres Of National Forest. Just 12 Minutes From Vogel State Park, Enjoy Everything Nature Has to Offer!

25. 2024-10-07
    status Active 211-char remark

    Show marketing remark (211 chars)

    Sold As-Is. Three Bedroom One Bath Mobile Home. Situated On A Beautiful 0.99 Acre Lot That Backs Up To 8,751 Acres Of National Forest. Just 12 Minutes From Vogel State Park, Enjoy Everything Nature Has to Offer!

26. 2024-09-29
    historical 211-char remark

    Show marketing remark (211 chars)

    Sold As-Is. Three Bedroom One Bath Mobile Home. Situated On A Beautiful 0.99 Acre Lot That Backs Up To 8,751 Acres Of National Forest. Just 12 Minutes From Vogel State Park, Enjoy Everything Nature Has to Offer!

27. 2024-07-22
    listed $149,000 Active 211-char remark

    Show marketing remark (211 chars)

    Sold As-Is. Three Bedroom One Bath Mobile Home. Situated On A Beautiful 0.99 Acre Lot That Backs Up To 8,751 Acres Of National Forest. Just 12 Minutes From Vogel State Park, Enjoy Everything Nature Has to Offer!

28. 2024-07-21
    historical
29. 2023-12-13
    listed $79,000 Active
30. 2022-11-28
    soldstatus $65,000
31. 2022-11-22
    soldstatus $65,000 Sold
32. 2022-11-22
    soldstatus $65,000 Sold
33. 2022-09-08
    status Under Contract
34. 2022-09-08
    status Pending
35. 2022-08-31
    status Back On Market
36. 2022-08-31
    status Active
37. 2022-08-18
    status Pending
38. 2022-08-17
    status Active
39. 2022-07-30
    status Under Contract
40. 2022-07-30
    status Back On Market
41. 2022-07-26
    status Under Contract
42. 2022-07-26
    status Pending
43. 2022-07-23
    listed $65,000 New
44. 2022-07-23
    listed $65,000 Active

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥95°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,855
• − Mortgage interest: −$8,066
• − Property taxes: −$2,160
• − Insurance: −$1,518
• − Repairs & maintenance: −$1,828
• − Management: −$1,828
• − Depreciation: −$4,189
• Taxable income: $3,266
• Est. tax owed @ 24.0%: −$784
• After-tax cash flow: $4,533/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: Union County
• NCES district ID: 1305250
• Math proficiency: 37% ▼ -19.00%
• Reading proficiency: 42% ▼ -12.00%
• Median HH income: $41,487
• Composite: 33.25/100
• National rank: #5514
• State rank: #48 of 174 in GA

Livability — Blairsville

• Score: 72/100
• State rank: #73
• US rank: #6374

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 24,226

Population outlook (Union County) Hauer SSP2

• Today (2025): 23,917 people
• By 2030: 24,582 · +2.8%
• By 2040: 25,370 · +6.1%
• By 2050: 25,697 · +7.4%
• By 2075: 26,629 · +11.3%
• By 2100: 26,162 · +9.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Slovak 4% Serbian 4% Iranian 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Union

• 2024 margin: Solid R (+62.5) · D 18.5% · R 81.0%
• 2008→2024 swing: -10.5pp toward R · 2008: -52.0pp · 2024: -62.5pp
• All cycles: 2024: R+62.5 2020: R+63.3 2016: R+65.5 2012: R+59.9 2008: R+52.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.27%
• Current HPI: 362.7971
• 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

+121.5% since first listed

30 events — show timeline

• 2026-02-10 Price Changed $144,000 FMLS
• 2026-01-01 Relisted — FMLS
• 2025-12-31 Listing Removed — FMLS
• 2025-06-23 Relisted — FMLS
• 2025-05-09 Pending — FMLS
• 2025-04-25 Relisted — FMLS
• 2025-04-11 Pending — FMLS
• 2024-12-27 Relisted — FMLS
• 2024-11-22 Pending — FMLS
• 2024-11-21 Contingent — FMLS
• 2024-10-07 Relisted — FMLS
• 2024-09-29 Listing Removed — FMLS
• 2024-07-22 Listed $149,000 FMLS
• 2024-07-21 Listing Removed — FMLS
• 2023-12-13 Listed $79,000 FMLS
• 2022-11-28 Sold (Public Records) $65,000 Public Records
• 2022-11-22 Sold (MLS) $65,000 NEGBOR
• 2022-11-22 Sold (MLS) $65,000 GAMLS
• 2022-09-08 Pending — GAMLS
• 2022-09-08 Pending — NEGBOR
• 2022-08-31 Relisted — GAMLS
• 2022-08-31 Relisted — NEGBOR
• 2022-08-18 Pending — NEGBOR
• 2022-08-17 Relisted — NEGBOR
• 2022-07-30 Pending — GAMLS
• 2022-07-30 Relisted — GAMLS
• 2022-07-26 Pending — GAMLS
• 2022-07-26 Pending — NEGBOR
• 2022-07-23 Listed $65,000 NEGBOR
• 2022-07-23 Listed $65,000 GAMLS

Property tax history

-4.9%/yr

Latest (2025): $187 · -12.1% YoY. Source: county tax records.