327 Starlight Dr

Sautee-Nacoochee, GA 30571

$175,000D

3 bd · 4.0 ba · 1,476 sqft · Built 1997 · SingleFamily · Active · 12 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,418/mo
• Mortgage (P&I): −$918
• Tax + insurance: −$152
• HOA: −$0
• Vac / Maint / Mgmt: −$298
• Net cashflow: $51/mo
• Annual: $608/yr
• Cap rate: 6.64%
• Cash-on-cash: 1.24%
• DSCR: 1.06
• 1% rule: 0.81%
• Cash to close: $49,000

Investor read

• This is a 3-bed/4.0-bath single-family listed at $175k.
• 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).
• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Recommended offer: $142k (19.0% below list) — sets the bar for 1% rule.
• 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.
• 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).
• White County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• 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.
• 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.

Questions for listing agent

• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.