5 Bryson Branch Rd · Mountain City, GA 30525

$210,000

3 bd · 2.0 ba · 1,144 sqft · Manufactured public records · 1006 Days on market

Built 1995 2.15 ac lot $184/sqft · 36% below area Est $327k · 36% under

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Why this score? — see what drove the C+ 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 +17.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• Appreciation +5.3/10.0
• 1% rule +4.8/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This charming 2-bedroom, 2-bath country home situated on 2.15 acres along a 600+ ft trout stream on Warwoman Rd offers a peaceful, self-sustaining lifestyle, ideal for fishing enthusiasts and nature lovers alike. The property features recent updates to the kitchen and baths, creating a cozy retreat with versatile space for relaxation or hobbies, while a garden spot to enhances its self-sufficiency. The trout stream provides excellent opportunities for fly fishing and immersing oneself in nature's tranquility, making this property a perfect haven for outdoor recreation and serene living, with a few finishing touches needed to fully realize its potential.

Key facts

• 2.15 acre lot
• 3 parking spots
• Built 1995

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $210k.

Deal economics

• At list price, monthly cash flow is $43 ($520/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 $205k (2.4% below list).
• Recommended offer: $185k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#249 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, schools F, amenities 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: 256 active listings in the ZIP; 147 units permitted in Rabun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $1k appreciation (0.7% local appreciation)).
• Rabun County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.7% appreciation + 3.0% rent growth), your $59k cash investment doubles in ~10 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 1006 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $80k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $210k implies a 950% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 1006 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.98% ✗
• Cap rate: 7.26%
• Cash-on-cash: 3.44%
• DSCR: 1.15
• GRM: 8.5

CMA / ARV

• ARV (median comp): $327,327
• List price: $210,000
• Delta: -35.84%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

0.68% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.2%
• Equity multiple: 1.06×
• Total profit: $3,503
• Equity at exit: $68,188

10-year hold

• IRR: 6.2%
• Equity multiple: 1.72×
• Total profit: $42,480
• Equity at exit: $87,967

Cash invested: $58,800 (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 30525

• Home prices YoY: 0.2%
• Active inventory: 256
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,050 medium
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$88
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $43

Break-even live

Break-even rent $1,996

Max offer price $210,000

Occupancy floor 93%

Sensitivity live

Price	-10% $188	-5% $116	+0% $43	+5% $-29	+10% $-102
Rent	-10% $-119	-5% $-38	+0% $43	+5% $124	+10% $205
Rate	-1.0pp $149	-0.5pp $97	base $43	+0.5pp $-11	+1.0pp $-66

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $210,000 Active 1006 DOM
2. 2026-06-17
   days on market $210,000 Active 1005 DOM
3. 2026-06-16
   days on market $210,000 Active 1004 DOM
4. 2026-06-15
   days on market $210,000 Active 1003 DOM
5. 2026-06-13
   days on market $210,000 Active 1001 DOM
6. 2026-06-12
   days on market $210,000 Active 1000 DOM
7. 2026-06-09
   days on market $210,000 Active 997 DOM
8. 2026-06-08
   days on market $210,000 Active 996 DOM
9. 2026-06-07
   days on market $210,000 Active 995 DOM
10. 2026-06-07
    days on market $210,000 Active 994 DOM
11. 2026-06-04
    days on market $210,000 Active 991 DOM
12. 2026-06-02
    days on market $210,000 Active 990 DOM
13. 2026-06-01
    days on market $210,000 Active 989 DOM
14. 2026-05-31
    days on market $210,000 Active 988 DOM
15. 2026-05-31
    days on market $210,000 Active 987 DOM
16. 2026-02-23
    price $210,000 661-char remark

    Show marketing remark (661 chars)

    This charming 2-bedroom, 2-bath country home situated on 2.15 acres along a 600+ ft trout stream on Warwoman Rd offers a peaceful, self-sustaining lifestyle, ideal for fishing enthusiasts and nature lovers alike. The property features recent updates to the kitchen and baths, creating a cozy retreat with versatile space for relaxation or hobbies, while a garden spot to enhances its self-sufficiency. The trout stream provides excellent opportunities for fly fishing and immersing oneself in nature's tranquility, making this property a perfect haven for outdoor recreation and serene living, with a few finishing touches needed to fully realize its potential.

17. 2025-08-27
    price $225,000 661-char remark

    Show marketing remark (661 chars)

    This charming 2-bedroom, 2-bath country home situated on 2.15 acres along a 600+ ft trout stream on Warwoman Rd offers a peaceful, self-sustaining lifestyle, ideal for fishing enthusiasts and nature lovers alike. The property features recent updates to the kitchen and baths, creating a cozy retreat with versatile space for relaxation or hobbies, while a garden spot to enhances its self-sufficiency. The trout stream provides excellent opportunities for fly fishing and immersing oneself in nature's tranquility, making this property a perfect haven for outdoor recreation and serene living, with a few finishing touches needed to fully realize its potential.

18. 2025-08-27
    status Back On Market 661-char remark

    Show marketing remark (661 chars)

    This charming 2-bedroom, 2-bath country home situated on 2.15 acres along a 600+ ft trout stream on Warwoman Rd offers a peaceful, self-sustaining lifestyle, ideal for fishing enthusiasts and nature lovers alike. The property features recent updates to the kitchen and baths, creating a cozy retreat with versatile space for relaxation or hobbies, while a garden spot to enhances its self-sufficiency. The trout stream provides excellent opportunities for fly fishing and immersing oneself in nature's tranquility, making this property a perfect haven for outdoor recreation and serene living, with a few finishing touches needed to fully realize its potential.

19. 2025-08-25
    historical 661-char remark

    Show marketing remark (661 chars)

    This charming 2-bedroom, 2-bath country home situated on 2.15 acres along a 600+ ft trout stream on Warwoman Rd offers a peaceful, self-sustaining lifestyle, ideal for fishing enthusiasts and nature lovers alike. The property features recent updates to the kitchen and baths, creating a cozy retreat with versatile space for relaxation or hobbies, while a garden spot to enhances its self-sufficiency. The trout stream provides excellent opportunities for fly fishing and immersing oneself in nature's tranquility, making this property a perfect haven for outdoor recreation and serene living, with a few finishing touches needed to fully realize its potential.

20. 2024-12-09
    price $240,000 661-char remark

    Show marketing remark (661 chars)

    This charming 2-bedroom, 2-bath country home situated on 2.15 acres along a 600+ ft trout stream on Warwoman Rd offers a peaceful, self-sustaining lifestyle, ideal for fishing enthusiasts and nature lovers alike. The property features recent updates to the kitchen and baths, creating a cozy retreat with versatile space for relaxation or hobbies, while a garden spot to enhances its self-sufficiency. The trout stream provides excellent opportunities for fly fishing and immersing oneself in nature's tranquility, making this property a perfect haven for outdoor recreation and serene living, with a few finishing touches needed to fully realize its potential.

21. 2024-08-01
    price $250,000 661-char remark

    Show marketing remark (661 chars)

    This charming 2-bedroom, 2-bath country home situated on 2.15 acres along a 600+ ft trout stream on Warwoman Rd offers a peaceful, self-sustaining lifestyle, ideal for fishing enthusiasts and nature lovers alike. The property features recent updates to the kitchen and baths, creating a cozy retreat with versatile space for relaxation or hobbies, while a garden spot to enhances its self-sufficiency. The trout stream provides excellent opportunities for fly fishing and immersing oneself in nature's tranquility, making this property a perfect haven for outdoor recreation and serene living, with a few finishing touches needed to fully realize its potential.

22. 2024-02-09
    price $265,000 661-char remark

    Show marketing remark (661 chars)

    This charming 2-bedroom, 2-bath country home situated on 2.15 acres along a 600+ ft trout stream on Warwoman Rd offers a peaceful, self-sustaining lifestyle, ideal for fishing enthusiasts and nature lovers alike. The property features recent updates to the kitchen and baths, creating a cozy retreat with versatile space for relaxation or hobbies, while a garden spot to enhances its self-sufficiency. The trout stream provides excellent opportunities for fly fishing and immersing oneself in nature's tranquility, making this property a perfect haven for outdoor recreation and serene living, with a few finishing touches needed to fully realize its potential.

23. 2023-11-17
    price $275,000 661-char remark

    Show marketing remark (661 chars)

    This charming 2-bedroom, 2-bath country home situated on 2.15 acres along a 600+ ft trout stream on Warwoman Rd offers a peaceful, self-sustaining lifestyle, ideal for fishing enthusiasts and nature lovers alike. The property features recent updates to the kitchen and baths, creating a cozy retreat with versatile space for relaxation or hobbies, while a garden spot to enhances its self-sufficiency. The trout stream provides excellent opportunities for fly fishing and immersing oneself in nature's tranquility, making this property a perfect haven for outdoor recreation and serene living, with a few finishing touches needed to fully realize its potential.

24. 2023-09-14
    listed $290,000 New 661-char remark

    Show marketing remark (661 chars)

    This charming 2-bedroom, 2-bath country home situated on 2.15 acres along a 600+ ft trout stream on Warwoman Rd offers a peaceful, self-sustaining lifestyle, ideal for fishing enthusiasts and nature lovers alike. The property features recent updates to the kitchen and baths, creating a cozy retreat with versatile space for relaxation or hobbies, while a garden spot to enhances its self-sufficiency. The trout stream provides excellent opportunities for fly fishing and immersing oneself in nature's tranquility, making this property a perfect haven for outdoor recreation and serene living, with a few finishing touches needed to fully realize its potential.

25. 2006-05-01
    soldstatus $20,000
26. 1944-10-01
    soldstatus $1,650

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,605
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$2,552
• − Repairs & maintenance: −$1,968
• − Management: −$1,968
• − Depreciation: −$6,109
• Taxable loss: −$2,907
• Est. tax savings @ 24.0%: +$698
• After-tax cash flow: $1,218/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 — Mountain City

• Score: 64/100
• State rank: #249
• US rank: #14028

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 791
• Population (ZIP): 7,265

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 8% Two or more races 8%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Serbian 4% Slovak 3% Romanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 8% Other Indo-European 1%

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: ▲ 0.68%
• Current HPI: 310.5456
• 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

+12627.3% since first listed

11 events — show timeline

• 2026-02-23 Price Changed $210,000 GAMLS
• 2025-08-27 Price Changed $225,000 GAMLS
• 2025-08-27 Relisted — GAMLS
• 2025-08-25 Listing Removed — GAMLS
• 2024-12-09 Price Changed $240,000 GAMLS
• 2024-08-01 Price Changed $250,000 GAMLS
• 2024-02-09 Price Changed $265,000 GAMLS
• 2023-11-17 Price Changed $275,000 GAMLS
• 2023-09-14 Listed $290,000 GAMLS
• 2006-05-01 Sold (Public Records) $20,000 Public Records
• 1944-10-01 Sold (Public Records) $1,650 Public Records

Property tax history

+1.0%/yr

Latest (2025): $246 · +2.0% YoY. Source: county tax records.