3207 Hopewell Church Rd · Hamilton, GA 31822

$199,900

3 bd · 1.0 ba · 1,680 sqft · Manufactured public records · 40 Days on market

Built 1997 2.71 ac lot $119/sqft · 38% below area Est $321k · 38% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.4/30.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

BACK ON THE MARKET! Hard to find this gem in Harris County. Roomy 3 bedroom/2 bath mobile modular home sits almost 250 feet off the road giving you the ultimate in privacy. It is located across from the entrance of Piedmont Lake Subdivision about 1/2 mile from the lake. Includes almost 3 flat scenic acres in rural Harris County. HIgh speed internet from Spectrum. Great schools, close to unique shopping and recreational activities. It would make a fantastic homestead property. Priced to sell quickly

Key facts

• Ultimate in privacy
• 2.71 acre lot
• Built 1997

Tags

• ALMOST 3 FLAT SCENIC ACRES
• ULTIMATE IN PRIVACY
• CLOSE TO UNIQUE SHOPPING
• RECREATIONAL ACTIVITIES

Property features AI

Finance

• Other: Approximately 2.71-acre lot (public records)
• Financial info: Listing offered As Is; Accepts Cash and Conventional financing
• HOA & community: No HOA

Exterior

• Parking: Off-street parking
• Utilities: Private water; Septic tank; Electricity available; Water available
• Home design: Manufactured home / single-family residence; One level; Resale property; No attached units
• Construction: Built in 1997; Vinyl siding; Composition roof; Manufactured house structure
• Exterior features: Deck; Outbuilding; Level, open lot; partially wooded, cleared and grassed areas

Interior

• Kitchen: Dishwasher; Refrigerator; Stainless steel appliances; Country kitchen with breakfast area
• Bedrooms: 3 bedrooms (all on main level)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Has heating (other); Central air; Ceiling fan(s)
• Interior features: Double vanity; High ceilings; Factory-built fireplace (1)
• Laundry & utility: Laundry closet; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $-143 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (12.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (28.8% below list).
• Recommended offer: $142k (28.8% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.0% in Hamilton — 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 69/100 on livability (#115 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Harris County (rural): math 41% / reading 43% proficiency, ranked #27 of 174 in GA (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Park Elementary School (math 37% / reading 37%, grade F, #485 of 1,228 statewide, top 41%, 560 students, 56% FRL); Creekside School (math 39% / reading 43%, grade F, #135 of 470 statewide, top 29%, 858 students, 30% FRL); Harris County High School (math 30% / reading 39%, grade F, #88 of 424 statewide, top 22%, 1,703 students, 25% FRL).
• Market conditions: 125 active listings in the ZIP; 189 units permitted in Harris County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Harris County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($194k) 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 $80k; list at $200k implies a 151% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $142,370 (28.8% 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 40 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.71% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.07%
• DSCR: 0.86
• GRM: 11.7

CMA / ARV

• ARV (median comp): $321,431
• List price: $199,900
• Delta: -37.81%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -21.5%
• Equity multiple: 0.26×
• Total profit: $-41,575
• Equity at exit: $29,806

10-year hold

• IRR: -15.2%
• Equity multiple: 0.14×
• Total profit: $-48,160
• Equity at exit: $17,284

Cash invested: $55,972 (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 31822

• Home prices YoY: -21.9%
• Active inventory: 125
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,424 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$137 /mo · $1,639/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $-143

Break-even live

Break-even rent $1,605

Max offer price $174,565

Occupancy floor —

Sensitivity live

Price	-10% $-30	-5% $-87	+0% $-143	+5% $-200	+10% $-257
Rent	-10% $-256	-5% $-200	+0% $-143	+5% $-87	+10% $-31
Rate	-1.0pp $-43	-0.5pp $-93	base $-143	+0.5pp $-195	+1.0pp $-248

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   statusdays on market $199,900 Under Contract 40 DOM
2. 2026-06-18
   days on market $199,900 Active 38 DOM
3. 2026-06-17
   days on market $199,900 Active 37 DOM
4. 2026-06-16
   days on market $199,900 Active 36 DOM
5. 2026-06-15
   days on market $199,900 Active 35 DOM
6. 2026-06-14
   days on market $199,900 Active 33 DOM
7. 2026-06-13
   days on market $199,900 Active 32 DOM
8. 2026-06-10
   days on market $199,900 Active 30 DOM
9. 2026-06-09
   days on market $199,900 Active 29 DOM
10. 2026-06-08
    days on market $199,900 Active 28 DOM
11. 2026-06-07
    days on market $199,900 Active 27 DOM
12. 2026-06-05
    statusdays on market $199,900 Active 24 DOM
13. 2026-06-03
    days on market $199,900 Price Change 23 DOM
14. 2026-06-02
    days on market $199,900 Price Change 22 DOM
15. 2026-06-01
    pricestatusdays on market $199,900 Price Change 21 DOM

    Show marketing remark (503 chars)

    BACK ON THE MARKET! Hard to find this gem in Harris County. Roomy 3 bedroom/2 bath mobile modular home sits almost 250 feet off the road giving you the ultimate in privacy. It is located across from the entrance of Piedmont Lake Subdivision about 1/2 mile from the lake. Includes almost 3 flat scenic acres in rural Harris County. HIgh speed internet from Spectrum. Great schools, close to unique shopping and recreational activities. It would make a fantastic homestead property. Priced to sell quickly

16. 2026-05-31
    days on market $209,900 Active 20 DOM
17. 2026-05-30
    days on market $209,900 Active 19 DOM
18. 2026-05-09
    listed $209,900 Active 419-char remark

    Show marketing remark (503 chars)

    BACK ON THE MARKET! Hard to find this gem in Harris County. Roomy 3 bedroom/2 bath mobile modular home sits almost 250 feet off the road giving you the ultimate in privacy. It is located across from the entrance of Piedmont Lake Subdivision about 1/2 mile from the lake. Includes almost 3 flat scenic acres in rural Harris County. HIgh speed internet from Spectrum. Great schools, close to unique shopping and recreational activities. It would make a fantastic homestead property. Priced to sell quickly

19. 2026-05-09
    listed $209,900 New 420-char remark

    Show marketing remark (503 chars)

    BACK ON THE MARKET! Hard to find this gem in Harris County. Roomy 3 bedroom/2 bath mobile modular home sits almost 250 feet off the road giving you the ultimate in privacy. It is located across from the entrance of Piedmont Lake Subdivision about 1/2 mile from the lake. Includes almost 3 flat scenic acres in rural Harris County. HIgh speed internet from Spectrum. Great schools, close to unique shopping and recreational activities. It would make a fantastic homestead property. Priced to sell quickly

20. 2022-10-19
    soldstatus $79,557

ⓘ 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: $1,639 · $137/mo
• Projected year-2 tax: $1,839 · $153/mo
• Expected delta: +$201/yr (+$17/mo · 12.2%)

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,084
• − Mortgage interest: −$11,198
• − Property taxes: −$1,639
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,367
• − Management: −$1,367
• − Depreciation: −$5,815
• Taxable loss: −$5,300
• Est. tax savings @ 24.0%: +$1,272
• After-tax cash flow: $-449/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: Harris County
• NCES district ID: 1302700
• Math proficiency: 41% ▼ -10.00%
• Reading proficiency: 43% ▼ -9.00%
• Median HH income: $66,705
• Composite: 37.75/100
• National rank: #4350
• State rank: #27 of 174 in GA

Livability — Hamilton

• Score: 69/100
• State rank: #115
• US rank: #8542

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,555

Population outlook (Harris County) Hauer SSP2

• Today (2025): 35,683 people
• By 2030: 36,673 · +2.8%
• By 2040: 38,038 · +6.6%
• By 2050: 38,782 · +8.7%
• By 2075: 41,279 · +15.7%
• By 2100: 41,103 · +15.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 32% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Portuguese 2% Italian 1% Serbian 1%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Harris

• 2024 margin: Solid R (+46.1) · D 26.7% · R 72.8%
• 2008→2024 swing: -2.8pp toward R · 2008: -43.4pp · 2024: -46.1pp
• All cycles: 2024: R+46.1 2020: R+44.3 2016: R+47.9 2012: R+45.6 2008: R+43.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.86%
• Current HPI: 209.4038
• 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

+151.3% since first listed

5 events — show timeline

• 2026-06-01 Price Changed $199,900 CBOR
• 2026-06-01 Price Changed $199,900 GAMLS
• 2026-05-09 Listed $209,900 CBOR
• 2026-05-09 Listed $209,900 GAMLS
• 2022-10-19 Sold (Public Records) $79,557 Public Records

Property tax history

+7.7%/yr

Latest (2025): $1,639 · +69.3% YoY. Source: county tax records.