95 7th St · Ellijay, GA 30540

$89,900

2 bd · 1.0 ba · 512 sqft · SingleFamily public records · 1 Days on market

Built 1986 4,312 sqft lot $176/sqft · at area comps Est $140k · 36% under $99/mo HOA · 8% of rent

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOTIVATED SELLER !! TINY HOME! RARE FIND Mountain Getaway Full or Part Time! Near the Secure Manned Legion Gate and Riverside Pool 2 bedroom 1 bath with HUGE PRIVACY FENCED BACKYARD For All your needs, and the Dogs! 768 Heated and Cooled Sq Feet Large 4 Seasons Room has Propane Heater and Wood Burning Stove! 3 Window units and center air in dining room Heat is either with a Propane Tank or the Wood Burning Stove in the 512 Sq Foot 4 seasons room thats Grandfathered in ! PAVED Road Property Lot is a combined number of lots. Plat available upon request Septic tank Pumped Lines Clear NO issue with Leechfield . .. A Tiny Home in Bustling Ellijay Priced to Sell! Coosawatee offers 3 Pools, 1 inside All year Round in the Rec Center , Fitness Center , Game Room , quick bite area, Daily Activities, Concerts at the Barn with BYOB Food Trucks , Tubing, Hiking, Walking trails, Fishing, Holiday Events, Fun for the older kids and younger kids! and so much more! Lowest HOA fees in the N. Ga Area! 24/7/Security Toilet is not out of order, just the Water has been off. New Buyer will have to turn on Water, and Electric. Property is well maintained and in Good Condition. Dont Miss this One! Seller is a Licensed Agent in State of Georgia Buyers Brokers Protected

Key facts

• Large all seasons rm
• Level cement drive
• Wood burning stove

Tags

• COOSAWATEE RIVER RESORT
• LARGE ALL SEASONS RM
• WOOD BURNING STOVE
• MULTI AIR CONDITIONER
• PRIVACY FENCED BACK YARD
• LEVEL CEMENT DRIVE

Property features AI

Finance

• Other: Located in the Coosawattee subdivision; Community amenities include tennis courts, fitness center, gated entry, pool, and river access
• HOA & community: Homeowners association with annual fee; Association fee is charged annually

Exterior

• Parking: Gravel and concrete parking; see remarks for details; Has open parking
• Security: Gated community
• Utilities: Community and private water options; Septic tank and community sewer (see remarks); Cable available
• Home design: Tiny-house structure; One story; Residential property, resale; Metal roof; Wood siding; Built in 1986; Property has a view
• Construction: Wood siding construction; Metal roof; Built in 1986; No basement
• Exterior features: Private yard; Garden; Community storage; Fenced yard; Community pool access; River view / Coosawatee River nearby

Interior

• Kitchen: Refrigerator; Range
• Bedrooms: Master bedroom on the main level; Two bedrooms on the main level
• Flooring: Wood flooring; Tile flooring; Linoleum flooring
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Wood stove; Window unit(s) for cooling; Wall unit(s) for cooling; Heating and cooling noted as present; see remarks for details
• Interior features: Wood interior trim/finish; Storage space
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 10.9% vs local median 1.8% in Ellijay — 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 71/100 on livability (#85 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, schools D-, amenities F.
• Gilmer County (rural): math 39% / reading 36% proficiency, ranked #56 of 174 in GA (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 971 active listings in the ZIP; 176 units permitted in Gilmer County in 2024 (74 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Gilmer County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 3y 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 $50k; list at $90k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.38% ✓
• Cap rate: 10.91%
• Cash-on-cash: 16.48%
• DSCR: 1.73
• GRM: 6.0

CMA / ARV

• ARV (median comp): $139,752
• List price: $89,900
• Delta: -35.67%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
296 25th St	0.52mi	1/1.0 (-1)	500 (-2%)	9mo	$67,000	$134	60

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 7.6%
• Equity multiple: 1.30×
• Total profit: $7,479
• Equity at exit: $13,404

10-year hold

• IRR: 16.9%
• Equity multiple: 2.39×
• Total profit: $34,974
• Equity at exit: $7,773

Cash invested: $25,172 (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 30540

• Home prices YoY: -11.0%
• Active inventory: 971
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,240 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$26 /mo · $309/yr
• Insurance: −$37
• HOA: −$99
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $346

Break-even live

Break-even rent $802

Max offer price $89,900

Occupancy floor 67%

Sensitivity live

Price	-10% $397	-5% $371	+0% $346	+5% $320	+10% $295
Rent	-10% $248	-5% $297	+0% $346	+5% $395	+10% $444
Rate	-1.0pp $391	-0.5pp $369	base $346	+0.5pp $322	+1.0pp $299

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $99 · $1,188/yr
• Likely covers: waterelectricpoolgymsecurity

Listing history 21 events

1. 2026-06-18
   days on marketlisting id $89,900 Active 1 DOM
2. 2026-06-18
   days on market $89,900 Active 8 DOM
3. 2026-06-17
   days on marketlisting id $89,900 Active 7 DOM
4. 2026-06-16
   pricedays on marketlisting id $89,900 Active 1 DOM

   Show marketing remark (1280 chars)

   MOTIVATED SELLER !! TINY HOME! RARE FIND Mountain Getaway Full or Part Time! Near the Secure Manned Legion Gate and Riverside Pool 2 bedroom 1 bath with HUGE PRIVACY FENCED BACKYARD For All your needs, and the Dogs! 768 Heated and Cooled Sq Feet Large 4 Seasons Room has Propane Heater and Wood Burning Stove! 3 Window units and center air in dining room Heat is either with a Propane Tank or the Wood Burning Stove in the 512 Sq Foot 4 seasons room thats Grandfathered in ! PAVED Road Property Lot is a combined number of lots. Plat available upon request Septic tank Pumped Lines Clear NO issue with Leechfield . .. A Tiny Home in Bustling Ellijay Priced to Sell! Coosawatee offers 3 Pools, 1 inside All year Round in the Rec Center , Fitness Center , Game Room , quick bite area, Daily Activities, Concerts at the Barn with BYOB Food Trucks , Tubing, Hiking, Walking trails, Fishing, Holiday Events, Fun for the older kids and younger kids! and so much more! Lowest HOA fees in the N. Ga Area! 24/7/Security Toilet is not out of order, just the Water has been off. New Buyer will have to turn on Water, and Electric. Property is well maintained and in Good Condition. Dont Miss this One! Seller is a Licensed Agent in State of Georgia Buyers Brokers Protected

5. 2026-06-15
   days on market $69,900 Active 5 DOM
6. 2026-06-14
   days on market $69,900 Active 3 DOM
7. 2026-06-13
   pricedays on marketlisting id $69,900 Active 2 DOM
8. 2026-06-02
   days on market $89,900 Active 59 DOM
9. 2026-06-01
   days on market $89,900 Active 58 DOM
10. 2026-05-31
    days on market $89,900 Active 57 DOM
11. 2026-05-31
    days on market $89,900 Active 56 DOM
12. 2026-04-30
    price $89,900 1393-char remark
13. 2026-04-30
    price $89,900 1384-char remark
14. 2026-04-30
    price $89,900
15. 2026-04-06
    listed $109,900 Active 1384-char remark
16. 2026-04-03
    listed $109,900 Active 1393-char remark
17. 2026-03-19
    listed $109,900 New
18. 2026-03-10
    historical $109,900
19. 2023-07-24
    soldstatus $50,000 Sold
20. 2023-07-10
    status Pending
21. 2023-06-12
    listed $60,000 Active

ⓘ 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: $309 · $26/mo
• Projected year-2 tax: $827 · $69/mo
• Expected delta: +$518/yr (+$43/mo · 167.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,877
• − Mortgage interest: −$5,036
• − Property taxes: −$309
• − Insurance: −$450
• − Repairs & maintenance: −$1,190
• − Management: −$1,190
• − HOA: −$1,188
• − Depreciation: −$2,615
• Taxable income: $2,899
• Est. tax owed @ 24.0%: −$696
• After-tax cash flow: $3,453/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: Gilmer County
• NCES district ID: 1302340
• Math proficiency: 39% ▼ -7.00%
• Reading proficiency: 36% ▼ -6.00%
• Median HH income: $40,473
• Composite: 31.53/100
• National rank: #5961
• State rank: #56 of 174 in GA

Livability — Ellijay

• Score: 71/100
• State rank: #85
• US rank: #7087

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 20,145

Population outlook (Gilmer County) Hauer SSP2

• Today (2025): 31,466 people
• By 2030: 32,199 · +2.3%
• By 2040: 33,034 · +5.0%
• By 2050: 33,266 · +5.7%
• By 2075: 33,686 · +7.1%
• By 2100: 33,792 · +7.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 12% Two or more races 6% Native American 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 4% Lithuanian 2% Romanian 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 7% Other Indo-European 1%

Political lean MEDSL · Gilmer

• 2024 margin: Solid R (+62.6) · D 18.5% · R 81.0%
• 2008→2024 swing: -10.6pp toward R · 2008: -52.0pp · 2024: -62.6pp
• All cycles: 2024: R+62.6 2020: R+63.5 2016: R+66.9 2012: R+63.3 2008: R+52.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.49%
• Current HPI: 270.796
• 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

+49.8% since first listed

15 events — show timeline

• 2026-06-18 Listed $89,900 NEGBOR
• 2026-06-16 Price Changed $89,900 FSBO.com
• 2026-06-10 Listed $69,900 FSBO.com
• 2026-06-02 Listing Removed — FMLS
• 2026-06-02 Listing Removed — GAMLS
• 2026-04-30 Price Changed $89,900 FMLS
• 2026-04-30 Price Changed $89,900 NEGBOR
• 2026-04-30 Price Changed $89,900 GAMLS
• 2026-04-06 Listed $109,900 NEGBOR
• 2026-04-03 Listed $109,900 FMLS
• 2026-03-19 Listed $109,900 GAMLS
• 2026-03-10 Coming Soon — GAMLS
• 2023-07-24 Sold (MLS) $50,000 NEGBOR
• 2023-07-10 Pending — NEGBOR
• 2023-06-12 Listed $60,000 NEGBOR

Property tax history

+5.8%/yr

Latest (2025): $309 · -11.1% YoY. Source: county tax records.