3000 Clarks Bridge Rd Lot 17 · Gainesville, GA 30501

$119,000

2 bd · 1.5 ba · 784 sqft · SingleFamily · 20 Days on market

Built 2005 Good condition

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Rent growth +3.6/5.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Lake Lanier Mobile Home Community - Move-In Ready Lakefront Home 2005 Horton Homes Mirage - 14x56. Enjoy peaceful lake living with unobstructed lake views in this beautifully updated home located in the desirable Lake Lanier Mobile Home Community. Conveniently situated near highways, the North Georgia mountains, downtown Gainesville, parks, shopping, and Northeast Georgia Medical Center. This move-in ready home features: new HVAC system, freshly painted interior, kitchen cabinets, and bathroom cabinets, all new stainless steel appliances included, updated flooring throughout, no carpet, and split-bedroom floor plan for added privacy. The spacious primary suite offers a large closet and pri

Key facts

• Updated flooring
• Lakefront home
• New hvac system

Tags

• LAKEFRONT HOME
• UNOBSTRUCTED LAKE VIEWS
• NEW HVAC SYSTEM
• FRESHLY PAINTED INTERIOR
• NEW STAINLESS STEEL APPLIANCES
• UPDATED FLOORING

Property features AI

Finance

• Other: Land lease; Level lot
• HOA & community: Has association; Association covers grounds maintenance and trash (and other services); Community features include lake access and a shared dock

Exterior

• Parking: Carport (2 parking spaces)
• Utilities: Public water available; Septic tank; Electricity available; High-speed internet available
• Home design: Manufactured home / single-family residence; Manufactured house structure; Located on Lake Lanier with lakefront frontage and lake privileges; Has view; Subdivision: The Lake Lanier Mobile Home Community
• Construction: Built in 2005
• Exterior features: Composition roof; Vinyl siding; Outbuilding and shed(s); Updated/remodeled condition

Interior

• Kitchen: Dishwasher; Refrigerator; Stainless steel appliances; Electric water heater
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Split bedroom plan; One level
• Laundry & utility: Laundry located in hall

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $119k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $451 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $117k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 2.7% in Gainesville — 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 66/100 on livability (#181 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-; Watch: amenities D+, crime F, commute F.
• Hall County (rural): math 28% / reading 33% proficiency, ranked #81 of 174 in GA (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Riverbend Elementary School (math 37% / reading 27%, grade F, #582 of 1,228 statewide, top 50%, 367 students, 58% FRL); North Hall Middle School (math 42% / reading 48%, grade D, #103 of 470 statewide, top 23%, 822 students, 31% FRL); North Hall High School (math 22% / reading 17%, grade F, #243 of 424 statewide, top 59%, 1,138 students, 26% FRL).
• Market conditions: Rents rising fast (+4.5%/yr); 252 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 2,274 units permitted in Hall County in 2024 (620 in 5+ unit buildings).
• This rent runs 32% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Hall County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 4.5% rent growth), your $33k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($117k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,215 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
8. 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.
9. 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.
10. 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: 1.42% ✓
• Cap rate: 11.51%
• Cash-on-cash: 18.62%
• DSCR: 1.83
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.55% rent growth · sell at horizon

5-year hold

• IRR: 9.1%
• Equity multiple: 1.37×
• Total profit: $12,164
• Equity at exit: $17,743

10-year hold

• IRR: 19.6%
• Equity multiple: 2.78×
• Total profit: $59,184
• Equity at exit: $10,289

Cash invested: $33,320 (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 30501

• Rents YoY: 4.5%
• Active inventory: 252
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,695 medium
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $451

Break-even live

Break-even rent $1,125

Max offer price $119,000

Occupancy floor 68%

Sensitivity live

Price	-10% $533	-5% $492	+0% $451	+5% $409	+10% $368
Rent	-10% $317	-5% $384	+0% $451	+5% $518	+10% $584
Rate	-1.0pp $510	-0.5pp $481	base $451	+0.5pp $420	+1.0pp $388

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
900 Mountaintop Ave Gainesville, GA	1.0–2.0	1.0–2.0	996	$1,819	$1.83	3d	23	0.97mi
900 Elm Grove Ave Gainesville, GA	1.0–2.0	1.0–2.0	1006	$1,850	$1.84	3d	36	1.42mi
2350 Windward Ln Gainesville, GA	1.0–3.0	1.0–2.0	945	$1,592	$1.68	3d	40	1.42mi

Listing history 13 events

1. 2026-06-21
   days on market $119,000 Active 20 DOM
2. 2026-06-18
   days on market $119,000 Active 17 DOM
3. 2026-06-17
   days on market $119,000 Active 16 DOM
4. 2026-06-16
   days on market $119,000 Active 15 DOM
5. 2026-06-15
   statusdays on market $119,000 Active 14 DOM
6. 2026-06-13
   days on market $119,000 New 12 DOM
7. 2026-06-09
   days on market $119,000 New 8 DOM
8. 2026-06-08
   days on market $119,000 New 7 DOM
9. 2026-06-07
   days on market $119,000 New 6 DOM
10. 2026-06-04
    days on market $119,000 New 3 DOM
11. 2026-06-03
    days on market $119,000 New 2 DOM
12. 2026-06-02
    remarks 699-char remark
13. 2026-06-02
    listed $119,000 New 1 DOM

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,345
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$1,392
• − Repairs & maintenance: −$1,628
• − Management: −$1,628
• − Depreciation: −$3,462
• Taxable income: $3,785
• Est. tax owed @ 24.0%: −$908
• After-tax cash flow: $4,498/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This move-in ready home in the Lake Lanier Mobile Home Community features updated interiors and a new HVAC system, making it a great investment opportunity.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental.
• Both Painting exterior — Fresh paint can make a significant difference in curb appeal and value.
• Both Landscaping and patio furniture — Improves the outdoor living space and adds value for both resale and rental.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Painting exterior — Fresh paint can make a significant difference in curb appeal and value. ↑
• Both Landscaping and patio furniture — Improves the outdoor living space and adds value for both resale and rental. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Hall County
• NCES district ID: 1302610
• Math proficiency: 28% ▼ -12.00%
• Reading proficiency: 33% ▼ -5.00%
• Median HH income: $55,708
• Composite: 27.15/100
• National rank: #7029
• State rank: #81 of 174 in GA

Livability — Gainesville

• Score: 66/100
• State rank: #181
• US rank: #11362

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hall County · 188,353 people
• City population: 140,301
• Metro: Gainesville, GA
• Population (ZIP): 32,258
• Household income: $64,175
• Rent vs Own: 62.6% rent · 37.4% own
• Severe rent burden: 2055.0

Population outlook (Hall County) Hauer SSP2

• Today (2025): 225,275 people
• By 2030: 240,204 · +6.6%
• By 2040: 268,440 · +19.2%
• By 2050: 293,596 · +30.3%
• By 2075: 350,293 · +55.5%
• By 2100: 389,329 · +72.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 42% Hispanic / Latino 39% Two or more races 18% Black 12% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 21% · Canada
• Languages at home: 62% English-only · Spanish 35% French/Haitian/Cajun 1%

Political lean MEDSL · Hall

• 2024 margin: Solid R (+43.8) · D 27.8% · R 71.6%
• 2008→2024 swing: +7.1pp toward D · 2008: -50.9pp · 2024: -43.8pp
• All cycles: 2024: R+43.8 2020: R+43.2 2016: R+50.7 2012: R+56.4 2008: R+50.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -212.22%
• Current HPI: 286.1181
• Rent YoY: ▲ 4.55%
• Metro: Gainesville, GA
• 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

• 2026-06-01 Listed $119,000 GAMLS