129 Brady St · Toccoa, GA 30577

$160,000

2 bd · 1.0 ba · 1,096 sqft · SingleFamily public records · 99 Days on market

Built 1935 2.87 ac lot $146/sqft · 17% below area Est $192k · 17% under

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Why this score? — see what drove the C- 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 +11.8/30.0
• Appreciation +8.1/10.0
• DSCR +3.5/10.0
• Livability +3.4/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0

Listing remarks MLS

Enjoy peaceful country living with the convenience of town just minutes away! This 2 bedroom, 1 bathroom home sits on almost 3 beautiful acres and features a basement with potential for a 3rd bedroom or additional living space. The property offers plenty of room to spread out and includes a barn and additional outbuilding, making it perfect for storage, hobbies, animals, or small farm use. The land provides privacy, open space, and endless possibilities for gardening, recreation, or future expansion. Located just a short drive from Toccoa, you'll enjoy easy access to local shops, dining, and amenities while still having the quiet feel of rural living.

Key facts

• Open space
• Basement potential
• Barn

Tags

• ALMOST 3 ACRES
• BASEMENT POTENTIAL
• BARN
• ADDITIONAL OUTBUILDING
• OPEN SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-44 ($-523/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (29.6% below list).
• Recommended offer: $113k (29.6% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.4% in Toccoa — 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 68/100 on livability (#131 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D-, amenities F, commute F.
• Stephens County (rural): math 34% / reading 34% proficiency, ranked #74 of 174 in GA (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 228 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 52 units permitted in Stephens County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($1k loan paydown + $10k appreciation (6.2% local appreciation)).
• Stephens County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.2% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y ago; this cycle's ask has dropped $39k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; list at $160k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,701 (29.6% 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 99 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 0.70% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.17%
• DSCR: 0.95
• GRM: 11.8

CMA / ARV

• ARV (median comp): $192,022
• List price: $160,000
• Delta: -16.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
83 Irene St	0.09mi	2/1.0	1,078 (-2%)	4mo	$160,000	$148	90
38 Irene St	0.05mi	3/1.0 (+1)	1,064 (-3%)	13mo	$226,900	$213	77
62 Irene St	0.07mi	3/2.0 (+1)	1,160 (+6%)	9mo	$220,000	$190	71
998 Rosedale St	0.54mi	3/1.0 (+1)	1,080 (-2%)	3mo	$212,000	$196	65

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

Projected returns pro-forma

6.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.0%
• Equity multiple: 2.02×
• Total profit: $45,754
• Equity at exit: $103,162

10-year hold

• IRR: 15.1%
• Equity multiple: 4.04×
• Total profit: $135,972
• Equity at exit: $189,347

Cash invested: $44,800 (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 30577

• Home prices YoY: 2.0%
• Active inventory: 228
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,127 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$28 /mo · $339/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $-44

Break-even live

Break-even rent $1,182

Max offer price $152,294

Occupancy floor 99%

Sensitivity live

Price	-10% $47	-5% $2	+0% $-44	+5% $-89	+10% $-326
Rent	-10% $-133	-5% $-88	+0% $-44	+5% $1	+10% $45
Rate	-1.0pp $37	-0.5pp $-3	base $-44	+0.5pp $-85	+1.0pp $-127

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 Forest Ave Toccoa, GA	2.0	2.0	1000	$1,300	$1.30	24d	1	1.07mi
16 Andrews Ct Unit 101 Toccoa, GA	1.0	1.0	835	$950	$1.14	20d	1	1.18mi
37 Andrews Ct Unit 103 Toccoa, GA	1.0	1.0	825	$795	$0.96	24d	1	1.19mi
44 Andrews Ct Unit 103 Toccoa, GA	1.0	1.0	835	$895	$1.07	4d	1	1.22mi

Listing history 32 events

1. 2026-06-21
   days on market $160,000 Active 99 DOM
2. 2026-06-19
   days on market $160,000 Active 97 DOM
3. 2026-06-18
   days on market $160,000 Active 96 DOM
4. 2026-06-17
   days on market $160,000 Active 95 DOM
5. 2026-06-16
   days on market $160,000 Active 94 DOM
6. 2026-06-15
   days on market $160,000 Active 93 DOM
7. 2026-06-14
   days on market $160,000 Active 91 DOM
8. 2026-06-12
   days on market $160,000 Active 90 DOM
9. 2026-06-09
   days on market $160,000 Active 87 DOM
10. 2026-06-08
    days on market $160,000 Active 86 DOM
11. 2026-06-07
    days on market $160,000 Active 85 DOM
12. 2026-06-07
    days on market $160,000 Active 84 DOM
13. 2026-06-03
    days on market $160,000 Active 81 DOM
14. 2026-06-02
    days on market $160,000 Active 80 DOM
15. 2026-06-01
    days on market $160,000 Active 79 DOM
16. 2026-05-31
    days on market $160,000 Active 78 DOM
17. 2026-05-31
    days on market $160,000 Active 77 DOM
18. 2026-04-21
    price $160,000 661-char remark

    Show marketing remark (667 chars)

    Enjoy peaceful country living with the convenience of town just minutes away! This 2 bedroom, 1 bathroom home sits on almost 3 beautiful acres and features a basement with potential for a 3rd bedroom or additional living space. The property offers plenty of room to spread out and includes a barn and additional outbuilding, making it perfect for storage, hobbies, animals, or small farm use. The land provides privacy, open space, and endless possibilities for gardening, recreation, or future expansion. Located just a short drive from Toccoa, you’ll enjoy easy access to local shops, dining, and amenities while still having the quiet feel of rural living.

19. 2026-04-21
    price $160,000 667-char remark

    Show marketing remark (667 chars)

    Enjoy peaceful country living with the convenience of town just minutes away! This 2 bedroom, 1 bathroom home sits on almost 3 beautiful acres and features a basement with potential for a 3rd bedroom or additional living space. The property offers plenty of room to spread out and includes a barn and additional outbuilding, making it perfect for storage, hobbies, animals, or small farm use. The land provides privacy, open space, and endless possibilities for gardening, recreation, or future expansion. Located just a short drive from Toccoa, you’ll enjoy easy access to local shops, dining, and amenities while still having the quiet feel of rural living.

20. 2026-04-16
    price $179,500 661-char remark

    Show marketing remark (667 chars)

    Enjoy peaceful country living with the convenience of town just minutes away! This 2 bedroom, 1 bathroom home sits on almost 3 beautiful acres and features a basement with potential for a 3rd bedroom or additional living space. The property offers plenty of room to spread out and includes a barn and additional outbuilding, making it perfect for storage, hobbies, animals, or small farm use. The land provides privacy, open space, and endless possibilities for gardening, recreation, or future expansion. Located just a short drive from Toccoa, you’ll enjoy easy access to local shops, dining, and amenities while still having the quiet feel of rural living.

21. 2026-04-16
    price $179,500 667-char remark

    Show marketing remark (667 chars)

    Enjoy peaceful country living with the convenience of town just minutes away! This 2 bedroom, 1 bathroom home sits on almost 3 beautiful acres and features a basement with potential for a 3rd bedroom or additional living space. The property offers plenty of room to spread out and includes a barn and additional outbuilding, making it perfect for storage, hobbies, animals, or small farm use. The land provides privacy, open space, and endless possibilities for gardening, recreation, or future expansion. Located just a short drive from Toccoa, you’ll enjoy easy access to local shops, dining, and amenities while still having the quiet feel of rural living.

22. 2026-03-29
    price $183,000 661-char remark

    Show marketing remark (667 chars)

    Enjoy peaceful country living with the convenience of town just minutes away! This 2 bedroom, 1 bathroom home sits on almost 3 beautiful acres and features a basement with potential for a 3rd bedroom or additional living space. The property offers plenty of room to spread out and includes a barn and additional outbuilding, making it perfect for storage, hobbies, animals, or small farm use. The land provides privacy, open space, and endless possibilities for gardening, recreation, or future expansion. Located just a short drive from Toccoa, you’ll enjoy easy access to local shops, dining, and amenities while still having the quiet feel of rural living.

23. 2026-03-29
    price $183,000 667-char remark

    Show marketing remark (667 chars)

    Enjoy peaceful country living with the convenience of town just minutes away! This 2 bedroom, 1 bathroom home sits on almost 3 beautiful acres and features a basement with potential for a 3rd bedroom or additional living space. The property offers plenty of room to spread out and includes a barn and additional outbuilding, making it perfect for storage, hobbies, animals, or small farm use. The land provides privacy, open space, and endless possibilities for gardening, recreation, or future expansion. Located just a short drive from Toccoa, you’ll enjoy easy access to local shops, dining, and amenities while still having the quiet feel of rural living.

24. 2026-03-14
    listed $199,000 New 661-char remark

    Show marketing remark (667 chars)

    Enjoy peaceful country living with the convenience of town just minutes away! This 2 bedroom, 1 bathroom home sits on almost 3 beautiful acres and features a basement with potential for a 3rd bedroom or additional living space. The property offers plenty of room to spread out and includes a barn and additional outbuilding, making it perfect for storage, hobbies, animals, or small farm use. The land provides privacy, open space, and endless possibilities for gardening, recreation, or future expansion. Located just a short drive from Toccoa, you’ll enjoy easy access to local shops, dining, and amenities while still having the quiet feel of rural living.

25. 2026-03-14
    listed $199,000 Active 667-char remark

    Show marketing remark (667 chars)

    Enjoy peaceful country living with the convenience of town just minutes away! This 2 bedroom, 1 bathroom home sits on almost 3 beautiful acres and features a basement with potential for a 3rd bedroom or additional living space. The property offers plenty of room to spread out and includes a barn and additional outbuilding, making it perfect for storage, hobbies, animals, or small farm use. The land provides privacy, open space, and endless possibilities for gardening, recreation, or future expansion. Located just a short drive from Toccoa, you’ll enjoy easy access to local shops, dining, and amenities while still having the quiet feel of rural living.

26. 2022-09-21
    soldstatus $95,000
27. 2022-09-16
    soldstatus $95,000 Sold
28. 2022-08-11
    status Under Contract
29. 2022-08-05
    listed $89,900 New
30. 2017-04-06
    soldstatus $47,000
31. 2012-11-01
    historical
32. 2011-01-28
    listed $59,900

ⓘ 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: $339 · $28/mo
• Projected year-2 tax: $1,472 · $123/mo
• Expected delta: +$1,133/yr (+$94/mo · 334.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,524
• − Mortgage interest: −$8,962
• − Property taxes: −$339
• − Insurance: −$800
• − Repairs & maintenance: −$1,082
• − Management: −$1,082
• − Depreciation: −$4,655
• Taxable loss: −$3,396
• Est. tax savings @ 24.0%: +$815
• After-tax cash flow: $291/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: Stephens County
• NCES district ID: 1304560
• Math proficiency: 34% ▼ -6.00%
• Reading proficiency: 34% ▼ -4.00%
• Median HH income: $38,416
• Composite: 28.42/100
• National rank: #6759
• State rank: #74 of 174 in GA

Livability — Toccoa

• Score: 68/100
• State rank: #131
• US rank: #9152

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Stephens County · 22,964 people
• City population: 22,964
• Metro: Toccoa, GA
• Population (ZIP): 22,964
• Household income: $53,818
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 594.0

Population outlook (Stephens County) Hauer SSP2

• Today (2025): 23,797 people
• By 2030: 22,785 · -4.3%
• By 2040: 20,653 · -13.2%
• By 2050: 18,745 · -21.2%
• By 2075: 14,780 · -37.9%
• By 2100: 11,079 · -53.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 12% Hispanic / Latino 4% Two or more races 4% Asian 1%
• Common ancestry: Serbian 2% Slovak 2% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Stephens

• 2024 margin: Solid R (+62.8) · D 18.4% · R 81.2%
• 2008→2024 swing: -15.4pp toward R · 2008: -47.4pp · 2024: -62.8pp
• All cycles: 2024: R+62.8 2020: R+58.7 2016: R+59.9 2012: R+53.7 2008: R+47.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.25%
• Current HPI: 320.5275
• Rent YoY: —
• Metro: Toccoa, 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

+167.1% since first listed

15 events — show timeline

• 2026-04-21 Price Changed $160,000 GAMLS
• 2026-04-21 Price Changed $160,000 FMLS
• 2026-04-16 Price Changed $179,500 GAMLS
• 2026-04-16 Price Changed $179,500 FMLS
• 2026-03-29 Price Changed $183,000 GAMLS
• 2026-03-29 Price Changed $183,000 FMLS
• 2026-03-14 Listed $199,000 FMLS
• 2026-03-14 Listed $199,000 GAMLS
• 2022-09-21 Sold (Public Records) $95,000 Public Records
• 2022-09-16 Sold (MLS) $95,000 GAMLS
• 2022-08-11 Pending — GAMLS
• 2022-08-05 Listed $89,900 GAMLS
• 2017-04-06 Sold (Public Records) $47,000 Public Records
• 2012-11-01 Listing Removed — GAMLS
• 2011-01-28 Listed $59,900 GAMLS

Property tax history

-5.5%/yr

Latest (2025): $339 · +109.0% YoY. Source: county tax records.