568 Yonah Lake Rd · Toccoa, GA 30577

$134,000

2 bd · 1.5 ba · 408 sqft · SingleFamily public records · 345 Days on market

Built 2017 4.77 ac lot

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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 +9.4/30.0
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• 1% rule +2.7/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Hunting/fishing cabin in the beautiful mountains of Toccoa, surrounded by National Forest. This cabin features one bedroom off the kitchen area along with another bed in the studio style living room. In the living room you have a built in entertainment center, beautiful wood ceilings and big windows to enjoy your mountain views. Outside you will find a huge deck perfect for enjoying your morning coffee and sunrises, entertaining or even hunting. This property does have a separate building with a compositing toilet system. Bring your 4x4 vehicle to access this property in inclement weather. On those gorgeous days bring your boat and take advantage of the public boat ramp less than 1 mile away and fish for trout, walleye and more or fish Panther Creek (known for its trout). You will not find this "off the grid" property on GPS, so call your realtor now and make an appointment to tour this unique opportunity.

Key facts

• Public boat ramp
• Huge deck
• Mountain views

Tags

• BUILT IN ENTERTAINMENT CENTER
• HUGE DECK
• PUBLIC BOAT RAMP
• MOUNTAIN VIEWS

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $134k.

Deal economics

• At list price, monthly cash flow is $-97 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $117k (12.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $103k (23.4% below list).
• Recommended offer: $103k (23.4% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.4% in Toccoa — 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 68/100 on livability (#131 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Habersham County (rural): math 38% / reading 39% proficiency, ranked #53 of 174 in GA (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Woodville Elementary School (math 47% / reading 42%, grade F, #336 of 1,228 statewide, top 29%, 224 students, 53% FRL); North Habersham Middle School (math 35% / reading 48%, grade F, #132 of 470 statewide, top 28%, 557 students, 46% FRL); Habersham Central High School (math 8% / reading 38%, grade F, #209 of 424 statewide, top 49%, 1,525 students, 47% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: 228 active listings in the ZIP; 215 units permitted in Habersham County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($926 loan paydown + $8k appreciation (6.2% local appreciation)).
• Habersham County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 4, 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 345 days — a 12% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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.

Recommended offer $102,684 (23.4% 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 345 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
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 D-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. 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?
7. 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.
8. 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.
9. 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: 0.77% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.09%
• DSCR: 0.86
• GRM: 10.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.5%
• Equity multiple: 1.92×
• Total profit: $34,564
• Equity at exit: $86,398

10-year hold

• IRR: 13.9%
• Equity multiple: 3.82×
• Total profit: $105,992
• Equity at exit: $158,578

Cash invested: $37,520 (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 30577

• Home prices YoY: 2.0%
• Active inventory: 228
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,027 medium
• Mortgage (P&I): −$703
• Tax from tax record: −$149 /mo · $1,793/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $-97

Break-even live

Break-even rent $1,149

Max offer price $116,916

Occupancy floor —

Sensitivity live

Price	-10% $-21	-5% $-59	+0% $-97	+5% $-135	+10% $-173
Rent	-10% $-178	-5% $-137	+0% $-97	+5% $-56	+10% $-16
Rate	-1.0pp $-29	-0.5pp $-63	base $-97	+0.5pp $-131	+1.0pp $-167

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: $33,500
• Closing costs: $4,020
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-21
   days on market $134,000 Active 345 DOM
2. 2026-06-19
   days on market $134,000 Active 343 DOM
3. 2026-06-18
   days on market $134,000 Active 342 DOM
4. 2026-06-17
   days on market $134,000 Active 341 DOM
5. 2026-06-16
   days on market $134,000 Active 340 DOM
6. 2026-06-15
   days on market $134,000 Active 339 DOM
7. 2026-06-14
   days on market $134,000 Active 337 DOM
8. 2026-06-12
   days on market $134,000 Active 336 DOM
9. 2026-06-09
   days on market $134,000 Active 333 DOM
10. 2026-06-08
    days on market $134,000 Active 332 DOM
11. 2026-06-07
    statusdays on market $134,000 Active 331 DOM
12. 2026-06-07
    pricestatusdays on market $134,000 Price Change 330 DOM
13. 2026-06-02
    days on market $137,500 Active 326 DOM
14. 2026-06-01
    days on market $137,500 Active 325 DOM
15. 2026-05-31
    days on market $137,500 Active 324 DOM
16. 2026-05-31
    days on market $137,500 Active 323 DOM
17. 2026-04-15
    price $137,500 929-char remark

    Show marketing remark (929 chars)

    Hunting/fishing cabin in the beautiful mountains of Toccoa, surrounded by National Forest. This cabin features one bedroom off the kitchen area along with another bed in the studio style living room. In the living room you have a built in entertainment center, beautiful wood ceilings and big windows to enjoy your mountain views. Outside you will find a huge deck perfect for enjoying your morning coffee and sunrises, entertaining or even hunting. This property does have a separate building with a compositing toilet system. Bring your 4x4 vehicle to access this property in inclement weather. On those gorgeous days bring your boat and take advantage of the public boat ramp less than 1 mile away and fish for trout, walleye and more or fish Panther Creek (known for its trout). You will not find this "off the grid" property on GPS, so call your realtor now and make an appointment to tour this unique opportunity.

18. 2026-01-09
    historical
19. 2025-10-15
    price $138,000

    Show marketing remark (929 chars)

    Hunting/fishing cabin in the beautiful mountains of Toccoa, surrounded by National Forest. This cabin features one bedroom off the kitchen area along with another bed in the studio style living room. In the living room you have a built in entertainment center, beautiful wood ceilings and big windows to enjoy your mountain views. Outside you will find a huge deck perfect for enjoying your morning coffee and sunrises, entertaining or even hunting. This property does have a separate building with a compositing toilet system. Bring your 4x4 vehicle to access this property in inclement weather. On those gorgeous days bring your boat and take advantage of the public boat ramp less than 1 mile away and fish for trout, walleye and more or fish Panther Creek (known for its trout). You will not find this "off the grid" property on GPS, so call your realtor now and make an appointment to tour this unique opportunity.

20. 2025-10-15
    price $138,000 929-char remark

    Show marketing remark (929 chars)

    Hunting/fishing cabin in the beautiful mountains of Toccoa, surrounded by National Forest. This cabin features one bedroom off the kitchen area along with another bed in the studio style living room. In the living room you have a built in entertainment center, beautiful wood ceilings and big windows to enjoy your mountain views. Outside you will find a huge deck perfect for enjoying your morning coffee and sunrises, entertaining or even hunting. This property does have a separate building with a compositing toilet system. Bring your 4x4 vehicle to access this property in inclement weather. On those gorgeous days bring your boat and take advantage of the public boat ramp less than 1 mile away and fish for trout, walleye and more or fish Panther Creek (known for its trout). You will not find this "off the grid" property on GPS, so call your realtor now and make an appointment to tour this unique opportunity.

21. 2025-07-09
    listed $140,000 New 929-char remark

    Show marketing remark (929 chars)

    Hunting/fishing cabin in the beautiful mountains of Toccoa, surrounded by National Forest. This cabin features one bedroom off the kitchen area along with another bed in the studio style living room. In the living room you have a built in entertainment center, beautiful wood ceilings and big windows to enjoy your mountain views. Outside you will find a huge deck perfect for enjoying your morning coffee and sunrises, entertaining or even hunting. This property does have a separate building with a compositing toilet system. Bring your 4x4 vehicle to access this property in inclement weather. On those gorgeous days bring your boat and take advantage of the public boat ramp less than 1 mile away and fish for trout, walleye and more or fish Panther Creek (known for its trout). You will not find this "off the grid" property on GPS, so call your realtor now and make an appointment to tour this unique opportunity.

22. 2025-07-09
    listed $140,000 Active

    Show marketing remark (929 chars)

    Hunting/fishing cabin in the beautiful mountains of Toccoa, surrounded by National Forest. This cabin features one bedroom off the kitchen area along with another bed in the studio style living room. In the living room you have a built in entertainment center, beautiful wood ceilings and big windows to enjoy your mountain views. Outside you will find a huge deck perfect for enjoying your morning coffee and sunrises, entertaining or even hunting. This property does have a separate building with a compositing toilet system. Bring your 4x4 vehicle to access this property in inclement weather. On those gorgeous days bring your boat and take advantage of the public boat ramp less than 1 mile away and fish for trout, walleye and more or fish Panther Creek (known for its trout). You will not find this "off the grid" property on GPS, so call your realtor now and make an appointment to tour this unique opportunity.

23. 2025-07-07
    historical
24. 2025-06-10
    price $147,000
25. 2025-04-28
    price $152,000
26. 2025-01-08
    listed $156,000 New
27. 2022-09-06
    soldstatus $125,000
28. 2022-08-11
    soldstatus $125,000 Sold
29. 2022-08-11
    soldstatus $125,000 Closed
30. 2022-08-04
    status Under Contract
31. 2022-08-04
    status Pending
32. 2022-06-14
    price $140,000
33. 2022-06-13
    price $140,000
34. 2022-05-17
    listed $160,000 Active
35. 2022-05-11
    listed $160,000 New
36. 1997-07-01
    soldstatus $65,000
37. 1988-08-01
    soldstatus $6,000

ⓘ 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: $1,793 · $149/mo
• Projected year-2 tax: $1,793 · $149/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 6 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,322
• − Mortgage interest: −$7,506
• − Property taxes: −$1,793
• − Insurance: −$670
• − Repairs & maintenance: −$986
• − Management: −$986
• − Depreciation: −$3,898
• Taxable loss: −$3,516
• Est. tax savings @ 24.0%: +$844
• After-tax cash flow: $-317/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: Habersham County
• NCES district ID: 1302580
• Math proficiency: 38% ▼ -16.00%
• Reading proficiency: 39% ▼ -8.00%
• Median HH income: $41,838
• Composite: 32.48/100
• National rank: #5709
• State rank: #53 of 174 in GA

Livability — Toccoa

• Score: 68/100
• State rank: #131
• US rank: #9152

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Stephens County · 22,964 people
• City population: 22,964
• Metro: Toccoa, GA
• Population (ZIP): 22,964
• Household income: $53,818
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 594.0

Population outlook (Habersham County) Hauer SSP2

• Today (2025): 45,697 people
• By 2030: 46,571 · +1.9%
• By 2040: 48,157 · +5.4%
• By 2050: 49,492 · +8.3%
• By 2075: 52,546 · +15.0%
• By 2100: 52,752 · +15.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 12% Hispanic / Latino 4% Two or more races 4% Asian 1%
• Common ancestry: Serbian 2% Slovak 2% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Habersham

• 2024 margin: Solid R (+64.9) · D 17.3% · R 82.2%
• 2008→2024 swing: -5.0pp toward R · 2008: -59.9pp · 2024: -64.9pp
• All cycles: 2024: R+64.9 2020: R+64.0 2016: R+66.3 2012: R+67.5 2008: R+59.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.25%
• Current HPI: 320.5275
• Rent YoY: —
• Metro: Toccoa, GA
• 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

+2191.7% since first listed

21 events — show timeline

• 2026-04-15 Price Changed $137,500 GAMLS
• 2026-01-09 Listing Removed — FMLS
• 2025-10-15 Price Changed $138,000 FMLS
• 2025-10-15 Price Changed $138,000 GAMLS
• 2025-07-09 Listed $140,000 FMLS
• 2025-07-09 Listed $140,000 GAMLS
• 2025-07-07 Listing Removed — GAMLS
• 2025-06-10 Price Changed $147,000 GAMLS
• 2025-04-28 Price Changed $152,000 GAMLS
• 2025-01-08 Listed $156,000 GAMLS
• 2022-09-06 Sold (Public Records) $125,000 Public Records
• 2022-08-11 Sold (MLS) $125,000 FMLS
• 2022-08-11 Sold (MLS) $125,000 GAMLS
• 2022-08-04 Pending — GAMLS
• 2022-08-04 Pending — FMLS
• 2022-06-14 Price Changed $140,000 FMLS
• 2022-06-13 Price Changed $140,000 GAMLS
• 2022-05-17 Listed $160,000 FMLS
• 2022-05-11 Listed $160,000 GAMLS
• 1997-07-01 Sold (Public Records) $65,000 Public Records
• 1988-08-01 Sold (Public Records) $6,000 Public Records

Property tax history

+13.9%/yr

Latest (2025): $1,793 · +27.7% YoY. Source: county tax records.