2523 Highway 411 NE · Ranger, GA 30734

$150,000

3 bd · 1.0 ba · 1,340 sqft · SingleFamily public records · 49 Days on market

Built 1900 0.42 ac lot $112/sqft · 45% below area Est $271k · 45% under

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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 +8.7/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into a slice of North Georgia history with this 3-bedroom, 1-bath farmhouse. Built in 1900, this 1,340 sq ft home blends vintage charm with great bones, offering a rare opportunity for customization, renovation, or investment. Single-level ranch home with screened-in front porch perfect for relaxing with a morning coffee or winding down with evening breezes. The layout includes a cozy living area, ample cabinet space in the kitchen, and three comfortably sized bedrooms ready for your personal touch. Located off Hwy 411, you're approximately 30 minutes from Calhoun, Cartersville, Chatsworth, Dalton, Ellijay, Jasper, offering the perfect balance of rural charm with nearby conveniences. Perfect opportunity for DIY enthusiast, investor, or someone dreaming of life on a quiet lot, this home is your canvas to create something truly special.

Key facts

• Cozy living area
• Ample cabinet space
• Quiet lot

Tags

• SINGLE-LEVEL RANCH HOME
• SCREENED-IN FRONT PORCH
• COZY LIVING AREA
• AMPLE CABINET SPACE
• QUIET LOT

Property features AI

Finance

• Other: Resale property; Located on Highway 411

Exterior

• Parking: Four total parking spaces; Two covered carport spaces; Driveway with open parking
• Utilities: Private well water; Septic tank sewer; Electric service (110 volts) available
• Home design: One-level single-story home
• Construction: Block and concrete construction with vinyl siding; Block and slab foundation; Composition, metal, and shingle roofing
• Exterior features: Awnings; Covered and enclosed patio/porch areas; Front porch; Side porch; Asphalt road frontage on a highway

Interior

• Kitchen: Country-style kitchen
• Bedrooms: Three bedrooms on the main level; Primary bedroom on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom; Primary bathroom with shower (no tub)
• Heating & cooling: Propane heating; Window air conditioning units
• Interior features: Open floor plan with miscellaneous interior features
• Laundry & utility: Laundry located on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $650 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 2.1% in Ranger — 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 48/100 on livability (#591 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Gordon County (rural): math 34% / reading 36% proficiency, ranked #65 of 174 in GA (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fairmount Elementary School (math 17% / reading 27%, grade F, #810 of 1,228 statewide, top 69%, 395 students, 66% FRL); Ashworth Middle School (math 34% / reading 40%, grade F, #164 of 470 statewide, top 35%, 596 students, 65% FRL); Sonoraville High School (math 24% / reading 44%, grade F, #93 of 424 statewide, top 23%, 1,142 students, 49% FRL).
• Market conditions: 215 active listings in the ZIP; 414 units permitted in Gordon 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 $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 12 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.37% ✓
• Cap rate: 11.50%
• Cash-on-cash: 18.58%
• DSCR: 1.83
• GRM: 6.1

CMA / ARV

• ARV (median comp): $270,990
• List price: $150,000
• Delta: -44.65%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
223 Oakman Rd NE	0.18mi	2/2.0 (-1)	1,280 (-4%)	12mo	$190,550	$149	65

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: 10.3%
• Equity multiple: 1.41×
• Total profit: $17,107
• Equity at exit: $22,365

10-year hold

• IRR: 19.4%
• Equity multiple: 2.62×
• Total profit: $68,199
• Equity at exit: $12,969

Cash invested: $42,000 (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 30734

• Home prices YoY: -6.0%
• Active inventory: 215
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,054 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$123 /mo · $1,474/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $650

Break-even live

Break-even rent $1,230

Max offer price $150,000

Occupancy floor 63%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 48 events

1. 2026-06-19
   days on market $150,000 Active 49 DOM
2. 2026-06-18
   days on market $150,000 Active 48 DOM
3. 2026-06-17
   days on market $150,000 Active 47 DOM
4. 2026-06-16
   days on market $150,000 Active 46 DOM
5. 2026-06-15
   days on market $150,000 Active 45 DOM
6. 2026-06-14
   days on market $150,000 Active 43 DOM
7. 2026-06-13
   days on market $150,000 Active 42 DOM
8. 2026-06-10
   days on market $150,000 Active 40 DOM
9. 2026-06-09
   days on market $150,000 Active 39 DOM
10. 2026-06-08
    days on market $150,000 Active 38 DOM
11. 2026-06-07
    days on market $150,000 Active 37 DOM
12. 2026-06-03
    days on market $150,000 Active 33 DOM
13. 2026-06-02
    days on market $150,000 Active 32 DOM
14. 2026-06-01
    days on market $150,000 Active 31 DOM
15. 2026-05-31
    days on market $150,000 Active 30 DOM
16. 2026-05-30
    days on market $150,000 Active 29 DOM
17. 2026-05-01
    listed $150,000 New 852-char remark

    Show marketing remark (852 chars)

    Step into a slice of North Georgia history with this 3-bedroom, 1-bath farmhouse. Built in 1900, this 1,340 sq ft home blends vintage charm with great bones, offering a rare opportunity for customization, renovation, or investment. Single-level ranch home with screened-in front porch perfect for relaxing with a morning coffee or winding down with evening breezes. The layout includes a cozy living area, ample cabinet space in the kitchen, and three comfortably sized bedrooms ready for your personal touch. Located off Hwy 411, you're approximately 30 minutes from Calhoun, Cartersville, Chatsworth, Dalton, Ellijay, Jasper, offering the perfect balance of rural charm with nearby conveniences. Perfect opportunity for DIY enthusiast, investor, or someone dreaming of life on a quiet lot, this home is your canvas to create something truly special.

18. 2026-05-01
    listed $150,000 Active 858-char remark

    Show marketing remark (852 chars)

    Step into a slice of North Georgia history with this 3-bedroom, 1-bath farmhouse. Built in 1900, this 1,340 sq ft home blends vintage charm with great bones, offering a rare opportunity for customization, renovation, or investment. Single-level ranch home with screened-in front porch perfect for relaxing with a morning coffee or winding down with evening breezes. The layout includes a cozy living area, ample cabinet space in the kitchen, and three comfortably sized bedrooms ready for your personal touch. Located off Hwy 411, you're approximately 30 minutes from Calhoun, Cartersville, Chatsworth, Dalton, Ellijay, Jasper, offering the perfect balance of rural charm with nearby conveniences. Perfect opportunity for DIY enthusiast, investor, or someone dreaming of life on a quiet lot, this home is your canvas to create something truly special.

19. 2026-04-30
    historical
20. 2026-04-30
    historical
21. 2026-03-03
    price $150,000
22. 2026-03-03
    price $150,000
23. 2025-11-22
    status Back On Market
24. 2025-11-22
    status Active
25. 2025-11-17
    status Pending
26. 2025-11-10
    historical Active Under Contract
27. 2025-11-10
    historical Active Under Contract
28. 2025-11-03
    listed $160,000 Active
29. 2025-11-03
    listed $160,000 New
30. 2025-10-31
    historical
31. 2025-10-31
    historical
32. 2025-10-08
    price $165,000
33. 2025-09-03
    listed $170,000 New
34. 2025-09-03
    listed $170,000 Active
35. 2025-08-31
    historical
36. 2025-08-31
    historical
37. 2025-08-20
    price $170,000
38. 2025-08-20
    price $170,000
39. 2025-06-16
    listed $175,000 Active
40. 2025-06-16
    listed $175,000 New
41. 2023-04-21
    soldstatus $150,000 Closed
42. 2023-04-21
    soldstatus $150,000 Sold
43. 2023-03-22
    status Pending
44. 2023-03-13
    status Under Contract
45. 2023-03-13
    historical Active Under Contract
46. 2023-02-20
    listed $150,000 Active
47. 2023-02-20
    listed $150,000 New
48. 2001-05-03
    soldstatus $25,000

ⓘ 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: $1,474 · $123/mo
• Projected year-2 tax: $1,474 · $123/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 7% 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: $24,642
• − Mortgage interest: −$8,402
• − Property taxes: −$1,474
• − Insurance: −$750
• − Repairs & maintenance: −$1,971
• − Management: −$1,971
• − Depreciation: −$4,364
• Taxable income: $5,710
• Est. tax owed @ 24.0%: −$1,370
• After-tax cash flow: $6,434/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: Gordon County
• NCES district ID: 1302430
• Math proficiency: 34% ▼ -11.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $43,906
• Composite: 29.77/100
• National rank: #6430
• State rank: #65 of 174 in GA

Livability — Ranger

• Score: 48/100
• State rank: #591
• US rank: #26082

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,960

Population outlook (Gordon County) Hauer SSP2

• Today (2025): 59,151 people
• By 2030: 59,968 · +1.4%
• By 2040: 60,579 · +2.4%
• By 2050: 59,396 · +0.4%
• By 2075: 52,383 · -11.4%
• By 2100: 41,219 · -30.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Slovak 6% Serbian 3% Iranian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Gordon

• 2024 margin: Solid R (+63.4) · D 18.1% · R 81.5%
• 2008→2024 swing: -13.2pp toward R · 2008: -50.2pp · 2024: -63.4pp
• All cycles: 2024: R+63.4 2020: R+62.5 2016: R+63.6 2012: R+57.8 2008: R+50.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -18.19%
• Current HPI: 285.0885
• 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

+500.0% since first listed

32 events — show timeline

• 2026-05-01 Listed $150,000 FMLS
• 2026-05-01 Listed $150,000 GAMLS
• 2026-04-30 Listing Removed — GAMLS
• 2026-04-30 Listing Removed — FMLS
• 2026-03-03 Price Changed $150,000 GAMLS
• 2026-03-03 Price Changed $150,000 FMLS
• 2025-11-22 Relisted — GAMLS
• 2025-11-22 Relisted — FMLS
• 2025-11-17 Pending — FMLS
• 2025-11-10 Contingent — GAMLS
• 2025-11-10 Contingent — FMLS
• 2025-11-03 Listed $160,000 GAMLS
• 2025-11-03 Listed $160,000 FMLS
• 2025-10-31 Listing Removed — FMLS
• 2025-10-31 Listing Removed — GAMLS
• 2025-10-08 Price Changed $165,000 FMLS
• 2025-09-03 Listed $170,000 FMLS
• 2025-09-03 Listed $170,000 GAMLS
• 2025-08-31 Listing Removed — GAMLS
• 2025-08-31 Listing Removed — FMLS
• 2025-08-20 Price Changed $170,000 GAMLS
• 2025-08-20 Price Changed $170,000 FMLS
• 2025-06-16 Listed $175,000 GAMLS
• 2025-06-16 Listed $175,000 FMLS
• 2023-04-21 Sold (MLS) $150,000 GAMLS
• 2023-04-21 Sold (MLS) $150,000 FMLS
• 2023-03-22 Pending — FMLS
• 2023-03-13 Pending — GAMLS
• 2023-03-13 Contingent — FMLS
• 2023-02-20 Listed $150,000 GAMLS
• 2023-02-20 Listed $150,000 FMLS
• 2001-05-03 Sold (Public Records) $25,000 Public Records

Property tax history

+10.9%/yr

Latest (2025): $1,474 · +7.0% YoY. Source: county tax records.