142 Arrow Ridge Rd · McCaysville, GA 30555

$330,000

2 bd · 2.0 ba · 840 sqft · SingleFamily public records · 97 Days on market

Built 2000 1.10 ac lot $393/sqft · at area comps Est $456k · 28% under $13/mo HOA · 2% of rent

---

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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Livability +3.5/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +1.6/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

River Access included with This true log cabin, built in 2000 and immaculately maintained, offers the ultimate mountain retreat with 2 bedrooms and 2 full baths. Nestled in peaceful wooded privacy above Fightingtown Creek, it features deeded access and a private dock just a short walk away—perfect for relaxing by the water or enjoying the sounds of the stream. The main level boasts an open Great Room with a cozy woodburning fireplace, a spacious dining area, and the master bedroom suite, all bathed in natural light from plentiful windows. Warm wood finishes, beautiful wood flooring, and an inviting atmosphere create that authentic cabin feel throughout. Upstairs, a huge loft bedroom includes a comfortable sitting area and its own full bath—ideal for guests or as a peaceful retreat. Recent upgrades include a brand-new HVAC system (installed September 2024), central heat and air with 5 ceiling fans for excellent mountain air circulation, a new roof, fresh exterior stain, and a new water heater—ensuring turnkey comfort and low maintenance. Some furnishings remain, making it easy to move in or start renting right away. Whether you're seeking the perfect mountain getaway for weekends and vacations or a short-term rental investment, this cabin delivers. Fightingtown Creek is a renowned trout stream, excellent for fly fishing, tubing, and kayaking right at your doorstep. Just under 5 miles from bustling McCayesville with its restaurants, shopping, wineries, breweries, and live music. World-class hiking, Ocoee River whitewater rafting, and the trendy town of Blue Ridge are all within a quick 10–15 minute drive. Easy access to Lake Blue Ridge, endless Appalachian trails, and mountain biking await. Seller offering 2% rate buy down option (for approved buyers) with acceptable offer! Call LA for details.

Key facts

• Huge loft bedroom
• Recent upgrades
• Deeded access

Tags

• DEEDED ACCESS
• PRIVATE DOCK
• OPEN GREAT ROOM
• WOODBURNING FIREPLACE
• HUGE LOFT BEDROOM
• RECENT UPGRADES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $104k (68.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $85k (74.1% below list).
• Recommended offer: $85k (74.1% below list) — sets the bar for 1% rule.
• Cap rate 1.6% vs local median 1.3% in McCaysville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 69/100 on livability (#126 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Fannin County (rural): math 40% / reading 39% proficiency, ranked #51 of 174 in GA (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 36 active listings in the ZIP; 375 units permitted in Fannin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $35k of equity ($2k loan paydown + $33k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$57k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($300k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $111k; list at $330k implies a 198% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,387 (74.1% 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 97 days. Have you received any prior offers? Is the seller open to a 74% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.26% ✗
• Cap rate: 1.65%
• Cash-on-cash: -16.59%
• DSCR: 0.26
• GRM: 32.2

CMA / ARV

• ARV (median comp): $455,632
• List price: $330,000
• Delta: -27.57%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.8%
• Equity multiple: 2.06×
• Total profit: $98,196
• Equity at exit: $297,290

10-year hold

• IRR: 13.1%
• Equity multiple: 4.82×
• Total profit: $352,762
• Equity at exit: $641,117

Cash invested: $92,400 (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 30555

• Home prices YoY: 19.1%
• Active inventory: 36
• Price-to-rent: 32.2×

Monthly cashflow live

• Estimated rent: $854 medium
• Mortgage (P&I): −$1,731
• Tax from tax record: −$71 /mo · $848/yr
• Insurance: −$138
• HOA: −$13
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $-1,277

Break-even live

Break-even rent $2,470

Max offer price $104,389

Occupancy floor —

Sensitivity live

Price	-10% $-1,090	-5% $-1,184	+0% $-1,277	+5% $-1,371	+10% $-1,464
Rent	-10% $-1,345	-5% $-1,311	+0% $-1,277	+5% $-1,243	+10% $-1,210
Rate	-1.0pp $-1,111	-0.5pp $-1,193	base $-1,277	+0.5pp $-1,363	+1.0pp $-1,450

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $13 · $156/yr
• Likely covers: water

Listing history 40 events

1. 2026-06-18
   days on market $330,000 Active 97 DOM
2. 2026-06-17
   days on market $330,000 Active 96 DOM
3. 2026-06-16
   days on market $330,000 Active 95 DOM
4. 2026-06-15
   days on market $330,000 Active 94 DOM
5. 2026-06-14
   days on market $330,000 Active 92 DOM
6. 2026-06-13
   pricedays on market $330,000 Active 91 DOM
7. 2026-06-10
   days on market $334,875 Active 89 DOM
8. 2026-06-09
   days on market $334,875 Active 88 DOM
9. 2026-06-08
   days on market $334,875 Active 87 DOM
10. 2026-06-07
    days on market $334,875 Active 86 DOM
11. 2026-06-05
    days on market $334,875 Active 83 DOM
12. 2026-06-03
    days on market $334,875 Active 82 DOM
13. 2026-06-02
    days on market $334,875 Active 81 DOM
14. 2026-06-01
    days on market $334,875 Active 80 DOM
15. 2026-05-31
    days on market $334,875 Active 79 DOM
16. 2026-05-31
    days on market $334,875 Active 78 DOM
17. 2026-04-29
    price $334,875 1847-char remark

    Show marketing remark (1847 chars)

    River Access included with This true log cabin, built in 2000 and immaculately maintained, offers the ultimate mountain retreat with 2 bedrooms and 2 full baths. Nestled in peaceful wooded privacy above Fightingtown Creek, it features deeded access and a private dock just a short walk away—perfect for relaxing by the water or enjoying the sounds of the stream. The main level boasts an open Great Room with a cozy woodburning fireplace, a spacious dining area, and the master bedroom suite, all bathed in natural light from plentiful windows. Warm wood finishes, beautiful wood flooring, and an inviting atmosphere create that authentic cabin feel throughout. Upstairs, a huge loft bedroom includes a comfortable sitting area and its own full bath—ideal for guests or as a peaceful retreat. Recent upgrades include a brand-new HVAC system (installed September 2024), central heat and air with 5 ceiling fans for excellent mountain air circulation, a new roof, fresh exterior stain, and a new water heater—ensuring turnkey comfort and low maintenance. Some furnishings remain, making it easy to move in or start renting right away. Whether you're seeking the perfect mountain getaway for weekends and vacations or a short-term rental investment, this cabin delivers. Fightingtown Creek is a renowned trout stream, excellent for fly fishing, tubing, and kayaking right at your doorstep. Just under 5 miles from bustling McCayesville with its restaurants, shopping, wineries, breweries, and live music. World-class hiking, Ocoee River whitewater rafting, and the trendy town of Blue Ridge are all within a quick 10–15 minute drive. Easy access to Lake Blue Ridge, endless Appalachian trails, and mountain biking await. Seller offering 2% rate buy down option (for approved buyers) with acceptable offer! Call LA for details.

18. 2026-04-10
    price $339,875 1847-char remark

    Show marketing remark (1847 chars)

    River Access included with This true log cabin, built in 2000 and immaculately maintained, offers the ultimate mountain retreat with 2 bedrooms and 2 full baths. Nestled in peaceful wooded privacy above Fightingtown Creek, it features deeded access and a private dock just a short walk away—perfect for relaxing by the water or enjoying the sounds of the stream. The main level boasts an open Great Room with a cozy woodburning fireplace, a spacious dining area, and the master bedroom suite, all bathed in natural light from plentiful windows. Warm wood finishes, beautiful wood flooring, and an inviting atmosphere create that authentic cabin feel throughout. Upstairs, a huge loft bedroom includes a comfortable sitting area and its own full bath—ideal for guests or as a peaceful retreat. Recent upgrades include a brand-new HVAC system (installed September 2024), central heat and air with 5 ceiling fans for excellent mountain air circulation, a new roof, fresh exterior stain, and a new water heater—ensuring turnkey comfort and low maintenance. Some furnishings remain, making it easy to move in or start renting right away. Whether you're seeking the perfect mountain getaway for weekends and vacations or a short-term rental investment, this cabin delivers. Fightingtown Creek is a renowned trout stream, excellent for fly fishing, tubing, and kayaking right at your doorstep. Just under 5 miles from bustling McCayesville with its restaurants, shopping, wineries, breweries, and live music. World-class hiking, Ocoee River whitewater rafting, and the trendy town of Blue Ridge are all within a quick 10–15 minute drive. Easy access to Lake Blue Ridge, endless Appalachian trails, and mountain biking await. Seller offering 2% rate buy down option (for approved buyers) with acceptable offer! Call LA for details.

19. 2026-03-13
    listed $349,875 Active 1847-char remark

    Show marketing remark (1847 chars)

    River Access included with This true log cabin, built in 2000 and immaculately maintained, offers the ultimate mountain retreat with 2 bedrooms and 2 full baths. Nestled in peaceful wooded privacy above Fightingtown Creek, it features deeded access and a private dock just a short walk away—perfect for relaxing by the water or enjoying the sounds of the stream. The main level boasts an open Great Room with a cozy woodburning fireplace, a spacious dining area, and the master bedroom suite, all bathed in natural light from plentiful windows. Warm wood finishes, beautiful wood flooring, and an inviting atmosphere create that authentic cabin feel throughout. Upstairs, a huge loft bedroom includes a comfortable sitting area and its own full bath—ideal for guests or as a peaceful retreat. Recent upgrades include a brand-new HVAC system (installed September 2024), central heat and air with 5 ceiling fans for excellent mountain air circulation, a new roof, fresh exterior stain, and a new water heater—ensuring turnkey comfort and low maintenance. Some furnishings remain, making it easy to move in or start renting right away. Whether you're seeking the perfect mountain getaway for weekends and vacations or a short-term rental investment, this cabin delivers. Fightingtown Creek is a renowned trout stream, excellent for fly fishing, tubing, and kayaking right at your doorstep. Just under 5 miles from bustling McCayesville with its restaurants, shopping, wineries, breweries, and live music. World-class hiking, Ocoee River whitewater rafting, and the trendy town of Blue Ridge are all within a quick 10–15 minute drive. Easy access to Lake Blue Ridge, endless Appalachian trails, and mountain biking await. Seller offering 2% rate buy down option (for approved buyers) with acceptable offer! Call LA for details.

20. 2025-09-22
    status Active
21. 2025-06-11
    price $341,500
22. 2025-03-21
    listed $349,500 Active
23. 2024-10-31
    historical
24. 2024-09-24
    price $349,000
25. 2024-09-24
    price $349,000
26. 2024-08-09
    price $354,500
27. 2024-08-09
    price $354,500
28. 2024-03-11
    listed $359,900 Active
29. 2024-03-11
    listed $359,900 New
30. 2023-12-25
    status Under Contract
31. 2023-12-11
    status Pending
32. 2023-12-05
    historical
33. 2023-10-10
    price $358,900
34. 2023-10-10
    price $358,900
35. 2023-08-18
    price $359,900
36. 2023-08-17
    listed $359,900 Active
37. 2023-08-07
    price $365,900
38. 2023-06-27
    price $369,900
39. 2023-06-16
    listed $374,900 New
40. 2000-10-27
    soldstatus $110,900

ⓘ 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: $848 · $71/mo
• Projected year-2 tax: $3,036 · $253/mo
• Expected delta: +$2,188/yr (+$182/mo · 258.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 19 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,246
• − Mortgage interest: −$18,485
• − Property taxes: −$848
• − Insurance: −$1,650
• − Repairs & maintenance: −$820
• − Management: −$820
• − HOA: −$156
• − Depreciation: −$9,600
• Taxable loss: −$22,132
• Est. tax savings @ 24.0%: +$5,312
• After-tax cash flow: $-10,014/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: Fannin County
• NCES district ID: 1302100
• Math proficiency: 40% ▼ -7.00%
• Reading proficiency: 39% ▼ -10.00%
• Median HH income: $37,693
• Composite: 32.92/100
• National rank: #5597
• State rank: #51 of 174 in GA

Livability — McCaysville

• Score: 69/100
• State rank: #126
• US rank: #9002

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,633

Population outlook (Fannin County) Hauer SSP2

• Today (2025): 25,218 people
• By 2030: 25,519 · +1.2%
• By 2040: 25,548 · +1.3%
• By 2050: 25,008 · -0.8%
• By 2075: 23,359 · -7.4%
• By 2100: 20,129 · -20.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Serbian 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Fannin

• 2024 margin: Solid R (+64.8) · D 17.4% · R 82.2%
• 2008→2024 swing: -15.7pp toward R · 2008: -49.1pp · 2024: -64.8pp
• All cycles: 2024: R+64.8 2020: R+64.6 2016: R+65.5 2012: R+58.2 2008: R+49.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 55.10%
• Current HPI: 342.8799
• 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

+202.0% since first listed

24 events — show timeline

• 2026-04-29 Price Changed $334,875 NEGBOR
• 2026-04-10 Price Changed $339,875 NEGBOR
• 2026-03-13 Listed $349,875 NEGBOR
• 2025-09-22 Relisted — NEGBOR
• 2025-06-11 Price Changed $341,500 NEGBOR
• 2025-03-21 Listed $349,500 NEGBOR
• 2024-10-31 Listing Removed — GAMLS
• 2024-09-24 Price Changed $349,000 GAMLS
• 2024-09-24 Price Changed $349,000 NEGBOR
• 2024-08-09 Price Changed $354,500 GAMLS
• 2024-08-09 Price Changed $354,500 NEGBOR
• 2024-03-11 Listed $359,900 GAMLS
• 2024-03-11 Listed $359,900 NEGBOR
• 2023-12-25 Pending — GAMLS
• 2023-12-11 Pending — NEGBOR
• 2023-12-05 Listing Removed — GAMLS
• 2023-10-10 Price Changed $358,900 GAMLS
• 2023-10-10 Price Changed $358,900 NEGBOR
• 2023-08-18 Price Changed $359,900 GAMLS
• 2023-08-17 Listed $359,900 NEGBOR
• 2023-08-07 Price Changed $365,900 GAMLS
• 2023-06-27 Price Changed $369,900 GAMLS
• 2023-06-16 Listed $374,900 GAMLS
• 2000-10-27 Sold (Public Records) $110,900 Public Records

Property tax history

+3.5%/yr

Latest (2025): $848 · -1.0% YoY. Source: county tax records.