119 Cub Ln · Sky Valley, GA 30568

$130,000

2 bd · 1.0 ba · 672 sqft · Manufactured public records · 98 Days on market

Built 2004 1.59 ac lot $193/sqft · 53% below area ↓ 19% since listing

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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 +16.9/30.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• 1% rule +4.6/10.0
• Appreciation +3.7/10.0
• Schools +3.6/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

119 Cub Lane, Rabun Gap, GA. Escape to your own private mountain retreat on 1.59 acres in scenic Rabun Gap, located in sought-after Rabun County and just minutes from downtown Clayton and the natural beauty of the North Georgia mountains. Nestled on 1.59 acres surrounded by nature, this charming 2004 manufactured (14'x48') home offers the potential mountain retreat you've been dreaming of. Tucked away in the scenic beauty of Rabun County, the property provides privacy and a true connection to the outdoors. The home features a split-bedroom floor plan with 2 bedrooms and 1 full bath, offering comfortable living and added privacy between sleeping areas. Whether you're just starting out, searching for a second home, or looking to downsize and simplify life, this property is an ideal mountain escape. Recent updates include a new water heater, new front steps, and the septic tank pumped and inspected on December 17, 2025. The home is serviced by a shared well. Enjoy the serenity of mountain living while remaining conveniently located just 8 miles from downtown Clayton, with easy access to local lakes, hiking trails, and scenic parks. If you're looking for privacy, natural surroundings, and affordability in the North Georgia mountains, this hidden gem delivers. NO HOA. Don't miss your chance to own a slice of Rabun County paradise - schedule your private showing today!

Key facts

• Recent updates
• 1.59 acres
• Hiking trails

Tags

• 1.59 ACRES
• SPLIT-BEDROOM FLOOR PLAN
• RECENT UPDATES
• EASY ACCESS TO LOCAL LAKES
• HIKING TRAILS
• SCENIC PARKS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/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 $125k (4.1% below list).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 2.4% in Sky Valley — 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 53/100 on livability (#559 in GA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime A, cost of living B; Watch: amenities F, commute F, employment F.
• Rabun County (rural): math 42% / reading 44% proficiency, ranked #37 of 174 in GA (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 49 active listings in the ZIP; 147 units permitted in Rabun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.5%/yr); year-one equity from $899 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Rabun County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Recommended offer $118,300 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.96% ✗
• Cap rate: 7.09%
• Cash-on-cash: 2.84%
• DSCR: 1.13
• GRM: 8.7

CMA / ARV

• ARV (median comp): $276,302
• List price: $130,000
• Delta: -52.95%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-2.52% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.3%
• Equity multiple: 0.64×
• Total profit: $-12,947
• Equity at exit: $22,173

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-1,867
• Equity at exit: $16,091

Cash invested: $36,400 (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 30568

• Home prices YoY: -1.2%
• Active inventory: 49
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,246 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $86

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 88%

Sensitivity live

Price	-10% $176	-5% $131	+0% $86	+5% $41	+10% $-4
Rent	-10% $-12	-5% $37	+0% $86	+5% $135	+10% $184
Rate	-1.0pp $151	-0.5pp $119	base $86	+0.5pp $52	+1.0pp $18

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $130,000 Active 98 DOM
2. 2026-06-18
   days on market $130,000 Active 96 DOM
3. 2026-06-17
   days on market $130,000 Active 95 DOM
4. 2026-06-16
   days on market $130,000 Active 94 DOM
5. 2026-06-15
   days on market $130,000 Active 93 DOM
6. 2026-06-13
   days on market $130,000 Active 91 DOM
7. 2026-06-12
   days on market $130,000 Active 90 DOM
8. 2026-06-09
   days on market $130,000 Active 87 DOM
9. 2026-06-08
   days on market $130,000 Active 86 DOM
10. 2026-06-07
    days on market $130,000 Active 85 DOM
11. 2026-06-07
    days on market $130,000 Active 84 DOM
12. 2026-06-04
    days on market $130,000 Active 81 DOM
13. 2026-06-02
    days on market $130,000 Active 80 DOM
14. 2026-06-01
    days on market $130,000 Active 79 DOM
15. 2026-05-31
    days on market $130,000 Active 78 DOM
16. 2026-05-31
    days on market $130,000 Active 77 DOM
17. 2026-04-17
    price $130,000 1386-char remark

    Show marketing remark (1386 chars)

    119 Cub Lane, Rabun Gap, GA. Escape to your own private mountain retreat on 1.59 acres in scenic Rabun Gap, located in sought-after Rabun County and just minutes from downtown Clayton and the natural beauty of the North Georgia mountains. Nestled on 1.59 acres surrounded by nature, this charming 2004 manufactured (14'x48') home offers the potential mountain retreat you've been dreaming of. Tucked away in the scenic beauty of Rabun County, the property provides privacy and a true connection to the outdoors. The home features a split-bedroom floor plan with 2 bedrooms and 1 full bath, offering comfortable living and added privacy between sleeping areas. Whether you're just starting out, searching for a second home, or looking to downsize and simplify life, this property is an ideal mountain escape. Recent updates include a new water heater, new front steps, and the septic tank pumped and inspected on December 17, 2025. The home is serviced by a shared well. Enjoy the serenity of mountain living while remaining conveniently located just 8 miles from downtown Clayton, with easy access to local lakes, hiking trails, and scenic parks. If you're looking for privacy, natural surroundings, and affordability in the North Georgia mountains, this hidden gem delivers. NO HOA. Don't miss your chance to own a slice of Rabun County paradise - schedule your private showing today!

18. 2026-04-02
    price $149,000 1386-char remark

    Show marketing remark (1386 chars)

    119 Cub Lane, Rabun Gap, GA. Escape to your own private mountain retreat on 1.59 acres in scenic Rabun Gap, located in sought-after Rabun County and just minutes from downtown Clayton and the natural beauty of the North Georgia mountains. Nestled on 1.59 acres surrounded by nature, this charming 2004 manufactured (14'x48') home offers the potential mountain retreat you've been dreaming of. Tucked away in the scenic beauty of Rabun County, the property provides privacy and a true connection to the outdoors. The home features a split-bedroom floor plan with 2 bedrooms and 1 full bath, offering comfortable living and added privacy between sleeping areas. Whether you're just starting out, searching for a second home, or looking to downsize and simplify life, this property is an ideal mountain escape. Recent updates include a new water heater, new front steps, and the septic tank pumped and inspected on December 17, 2025. The home is serviced by a shared well. Enjoy the serenity of mountain living while remaining conveniently located just 8 miles from downtown Clayton, with easy access to local lakes, hiking trails, and scenic parks. If you're looking for privacy, natural surroundings, and affordability in the North Georgia mountains, this hidden gem delivers. NO HOA. Don't miss your chance to own a slice of Rabun County paradise - schedule your private showing today!

19. 2026-03-13
    listed $160,000 New 1386-char remark

    Show marketing remark (1386 chars)

    119 Cub Lane, Rabun Gap, GA. Escape to your own private mountain retreat on 1.59 acres in scenic Rabun Gap, located in sought-after Rabun County and just minutes from downtown Clayton and the natural beauty of the North Georgia mountains. Nestled on 1.59 acres surrounded by nature, this charming 2004 manufactured (14'x48') home offers the potential mountain retreat you've been dreaming of. Tucked away in the scenic beauty of Rabun County, the property provides privacy and a true connection to the outdoors. The home features a split-bedroom floor plan with 2 bedrooms and 1 full bath, offering comfortable living and added privacy between sleeping areas. Whether you're just starting out, searching for a second home, or looking to downsize and simplify life, this property is an ideal mountain escape. Recent updates include a new water heater, new front steps, and the septic tank pumped and inspected on December 17, 2025. The home is serviced by a shared well. Enjoy the serenity of mountain living while remaining conveniently located just 8 miles from downtown Clayton, with easy access to local lakes, hiking trails, and scenic parks. If you're looking for privacy, natural surroundings, and affordability in the North Georgia mountains, this hidden gem delivers. NO HOA. Don't miss your chance to own a slice of Rabun County paradise - schedule your private showing today!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,953
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,196
• − Management: −$1,196
• − Depreciation: −$3,782
• Taxable loss: −$1,103
• Est. tax savings @ 24.0%: +$265
• After-tax cash flow: $1,297/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: Rabun County
• NCES district ID: 1304320
• Math proficiency: 42% ▼ -17.00%
• Reading proficiency: 44% ▼ -4.00%
• Median HH income: $35,980
• Composite: 35.64/100
• National rank: #4882
• State rank: #37 of 174 in GA

Livability — Sky Valley

• Score: 53/100
• State rank: #559
• US rank: #24561

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,278
• Population (ZIP): 2,227

Population outlook (Rabun County) Hauer SSP2

• Today (2025): 16,227 people
• By 2030: 16,000 · -1.4%
• By 2040: 15,213 · -6.2%
• By 2050: 13,974 · -13.9%
• By 2075: 10,717 · -34.0%
• By 2100: 7,824 · -51.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 6% Black 4%
• Hispanic origin (detail): Mexican 1% Dominican 2%
• Common ancestry: Italian 17% Serbian 4% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Rabun

• 2024 margin: Solid R (+56.9) · D 21.3% · R 78.2%
• 2008→2024 swing: -11.0pp toward R · 2008: -45.9pp · 2024: -56.9pp
• All cycles: 2024: R+56.9 2020: R+57.4 2016: R+60.9 2012: R+56.4 2008: R+45.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.52%
• Current HPI: 198.38
• 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

-18.8% since first listed

3 events — show timeline

• 2026-04-17 Price Changed $130,000 GAMLS
• 2026-04-02 Price Changed $149,000 GAMLS
• 2026-03-13 Listed $160,000 GAMLS