327 Starlight Dr · Sautee-Nacoochee, GA 30571

$175,000

3 bd · 4.0 ba · 1,476 sqft · SingleFamily · 12 Days on market

Built 1997

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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).

• Cash flow +14.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Schools +3.6/10.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Breathtaking Year-Round Mountain Views! This 1.43-acre lot in the scenic Sky Mountain Estates is the perfect place to build your dream home. Enjoy the convenience of existing improvements, including a long concrete driveway, installed septic system, basement foundation, and thoughtfully designed landscaping. Whether you're seeking tranquility or outdoor adventure, this prime location offers it all. Just minutes from the charming towns of Helen, Cleveland, and the historic Sautee Valley, you'll have easy access to shopping, dining, and recreational activities. Bring your builder and make this mountain retreat a reality today!

Key facts

• Basement foundation
• 1.43-acre lot
• Prime location

Tags

• 1.43-ACRE LOT
• LONG CONCRETE DRIVEWAY
• INSTALLED SEPTIC SYSTEM
• BASEMENT FOUNDATION
• PRIME LOCATION
• EASY ACCESS TO SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $51 ($608/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (19.0% below list).
• Recommended offer: $142k (19.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 1.4% in Sautee-Nacoochee — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• White County (rural): math 43% / reading 42% proficiency, ranked #35 of 174 in GA (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mount Yonah Elementary School (math 48% / reading 46%, grade D-, #301 of 1,228 statewide, top 25%, 459 students, 51% FRL); White County Middle School (math 41% / reading 45%, grade D-, #116 of 470 statewide, top 26%, 858 students, 52% FRL); White County High School (math 33% / reading 30%, grade F, #122 of 424 statewide, top 30%, 1,176 students, 43% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: 149 active listings in the ZIP; 180 units permitted in White 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 $5k of value loss. Plan a longer hold.
• White County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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 $125k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $141,790 (19.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.81% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.24%
• DSCR: 1.06
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $398,520
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Tall Oak Dr	0.13mi	3/2.0	1,315 (-11%)	2mo	$298,000	$227	66
185 Starlight Dr	0.09mi	3/2.0	1,650 (+12%)	11mo	$380,000	$230	60
79 Bern Vis	0.51mi	3/2.0	1,444 (-2%)	14mo	$425,000	$294	53
562 Yonah Lake Dr	0.69mi	3/2.0	1,543 (+4%)	2mo	$445,000	$288	51
122 Bern Vis	0.58mi	3/2.0	1,632 (+11%)	1mo	$439,900	$270	47
239 Bern Vis	0.64mi	2/2.0 (-1)	1,572 (+6%)	19mo	$356,000	$226	30

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: -14.4%
• Equity multiple: 0.49×
• Total profit: $-25,195
• Equity at exit: $26,093

10-year hold

• IRR: -5.7%
• Equity multiple: 0.63×
• Total profit: $-18,047
• Equity at exit: $15,131

Cash invested: $49,000 (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 30571

• Home prices YoY: -20.1%
• Active inventory: 149
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,418 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$79 /mo · $946/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $51

Break-even live

Break-even rent $1,354

Max offer price $175,000

Occupancy floor 91%

Sensitivity live

Price	-10% $150	-5% $100	+0% $51	+5% $1	+10% $-48
Rent	-10% $-61	-5% $-5	+0% $51	+5% $107	+10% $163
Rate	-1.0pp $139	-0.5pp $95	base $51	+0.5pp $5	+1.0pp $-41

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-22
   days on market $175,000 Active 12 DOM
2. 2026-06-18
   days on market $175,000 Active 9 DOM
3. 2026-06-17
   days on market $175,000 Active 8 DOM
4. 2026-06-16
   days on market $175,000 Active 7 DOM
5. 2026-06-15
   days on market $175,000 Active 6 DOM
6. 2026-06-14
   days on market $175,000 Active 4 DOM
7. 2026-06-09
   remarks 646-char remark
8. 2026-06-09
   listed $175,000 Active 1 DOM

ⓘ 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: $946 · $79/mo
• Projected year-2 tax: $1,610 · $134/mo
• Expected delta: +$664/yr (+$55/mo · 70.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,015
• − Mortgage interest: −$9,803
• − Property taxes: −$946
• − Insurance: −$875
• − Repairs & maintenance: −$1,361
• − Management: −$1,361
• − Depreciation: −$5,091
• Taxable loss: −$2,422
• Est. tax savings @ 24.0%: +$581
• After-tax cash flow: $1,189/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: White County
• NCES district ID: 1305670
• Math proficiency: 43% ▼ -12.00%
• Reading proficiency: 42% ▼ -11.00%
• Median HH income: $41,998
• Composite: 35.81/100
• National rank: #4829
• State rank: #35 of 174 in GA

Livability — Sautee-Nacoochee

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 3,984

Population outlook (White County) Hauer SSP2

• Today (2025): 30,911 people
• By 2030: 32,024 · +3.6%
• By 2040: 33,803 · +9.4%
• By 2050: 35,049 · +13.4%
• By 2075: 37,962 · +22.8%
• By 2100: 38,244 · +23.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 5% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Slovak 5% Serbian 5% Portuguese 4%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · White

• 2024 margin: Solid R (+68.5) · D 15.5% · R 84.0%
• 2008→2024 swing: -10.0pp toward R · 2008: -58.5pp · 2024: -68.5pp
• All cycles: 2024: R+68.5 2020: R+66.2 2016: R+68.6 2012: R+66.6 2008: R+58.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -62.71%
• Current HPI: 249.6951
• 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

+629.2% since first listed

9 events — show timeline

• 2026-06-09 Listed $175,000 FSBO.com
• 2024-11-22 Sold (Public Records) $125,000 Public Records
• 2024-11-21 Sold (MLS) $125,000 GAMLS
• 2024-10-28 Pending — GAMLS
• 2024-10-24 Listed $125,000 GAMLS
• 2012-12-17 Sold (Public Records) $225,000 Public Records
• 2012-12-13 Sold (MLS) $225,000 GAMLS
• 2002-12-01 Sold (Public Records) $222,000 Public Records
• 1995-08-01 Sold (Public Records) $24,000 Public Records

Property tax history

-5.0%/yr

Latest (2025): $946 · +224.4% YoY. Source: county tax records.