150 Nix St · Ball Ground, GA 30107

$185,900

2 bd · 1.0 ba · 768 sqft · Other public records · 68 Days on market

Built 1940 8,515 sqft lot $242/sqft · 21% below area Est $341k · 45% under ↓ 23% since listing

---

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
• Cash flow +13.3/30.0
• Schools +4.2/10.0
• DSCR +4.0/10.0
• 1% rule +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special close to Ball Ground Elementary and Garden Park! Access will be granted during buyer's due diligence period. Sold "as is where is" seller makes no warranties to the condition of the property. Power and Water are on and ready for inspections. Value in in the lot and location due to the proximity of Historic Downtown Ball Ground.

Key facts

• 8,515 sq ft lot
• Built 1940
• Listed 68 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $186k.

Deal economics

• At list price, monthly cash flow is $0 ($2/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 $163k (12.5% below list).
• Recommended offer: $163k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 1.5% in Ball Ground — 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 71/100 on livability (#80 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools D-, amenities F, commute F.
• Cherokee County (suburban): math 46% / reading 48% proficiency, ranked #17 of 174 in GA (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 315 active listings in the ZIP; high-income renter base; 2,665 units permitted in Cherokee County in 2024 (852 in 5+ unit buildings).
• This rent is only 18% of the median local income ($111k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Cherokee County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $54k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,640 (12.5% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.87% ✗
• Cap rate: 6.29%
• Cash-on-cash: 0.00%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

• ARV (median comp): $340,840
• List price: $185,900
• Delta: -45.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -16.3%
• Equity multiple: 0.42×
• Total profit: $-30,090
• Equity at exit: $27,718

10-year hold

• IRR: -8.0%
• Equity multiple: 0.50×
• Total profit: $-26,091
• Equity at exit: $16,073

Cash invested: $52,052 (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 30107

• Home prices YoY: -18.9%
• Active inventory: 315
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,626 medium
• Mortgage (P&I): −$975
• Tax est. 1.5%: −$232 /mo · $2,788/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $0

Break-even live

Break-even rent $1,626

Max offer price $185,900

Occupancy floor 95%

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: $46,475
• Closing costs: $5,577
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-24
   price $185,900 357-char remark

   Show marketing remark (357 chars)

   Investor special close to Ball Ground Elementary and Garden Park! Access will be granted during buyer's due diligence period. Sold "as is where is" seller makes no warranties to the condition of the property. Power and Water are on and ready for inspections. Value in in the lot and location due to the proximity of Historic Downtown Ball Ground.

2. 2026-04-24
   price $185,900 357-char remark

   Show marketing remark (357 chars)

   Investor special close to Ball Ground Elementary and Garden Park! Access will be granted during buyer's due diligence period. Sold "as is where is" seller makes no warranties to the condition of the property. Power and Water are on and ready for inspections. Value in in the lot and location due to the proximity of Historic Downtown Ball Ground.

3. 2026-04-14
   price $214,900 357-char remark

   Show marketing remark (357 chars)

   Investor special close to Ball Ground Elementary and Garden Park! Access will be granted during buyer's due diligence period. Sold "as is where is" seller makes no warranties to the condition of the property. Power and Water are on and ready for inspections. Value in in the lot and location due to the proximity of Historic Downtown Ball Ground.

4. 2026-04-03
   price $214,900 357-char remark

   Show marketing remark (357 chars)

   Investor special close to Ball Ground Elementary and Garden Park! Access will be granted during buyer's due diligence period. Sold "as is where is" seller makes no warranties to the condition of the property. Power and Water are on and ready for inspections. Value in in the lot and location due to the proximity of Historic Downtown Ball Ground.

5. 2026-03-18
   listed $239,900 New 357-char remark

   Show marketing remark (357 chars)

   Investor special close to Ball Ground Elementary and Garden Park! Access will be granted during buyer's due diligence period. Sold "as is where is" seller makes no warranties to the condition of the property. Power and Water are on and ready for inspections. Value in in the lot and location due to the proximity of Historic Downtown Ball Ground.

6. 2026-03-18
   listed $239,900 Active 357-char remark

   Show marketing remark (357 chars)

   Investor special close to Ball Ground Elementary and Garden Park! Access will be granted during buyer's due diligence period. Sold "as is where is" seller makes no warranties to the condition of the property. Power and Water are on and ready for inspections. Value in in the lot and location due to the proximity of Historic Downtown Ball Ground.

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,517
• − Mortgage interest: −$10,413
• − Property taxes: −$2,788
• − Insurance: −$930
• − Repairs & maintenance: −$1,561
• − Management: −$1,561
• − Depreciation: −$5,408
• Taxable loss: −$3,145
• Est. tax savings @ 24.0%: +$755
• After-tax cash flow: $757/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: Cherokee County
• NCES district ID: 1301110
• Math proficiency: 46% ▼ -11.00%
• Reading proficiency: 48% ▼ -8.00%
• Median HH income: $69,295
• Composite: 42.14/100
• National rank: #3304
• State rank: #17 of 174 in GA

Livability — Ball Ground

• Score: 71/100
• State rank: #80
• US rank: #6900

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ball Ground, GA
• County: Cherokee County · 289,977 people
• City population: 19,134
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 19,134
• Household income: $110,811
• Rent vs Own: 10.6% rent · 89.4% own
• Severe rent burden: 93.0

Population outlook (Cherokee County) Hauer SSP2

• Today (2025): 281,923 people
• By 2030: 303,845 · +7.8%
• By 2040: 344,738 · +22.3%
• By 2050: 379,010 · +34.4%
• By 2075: 449,617 · +59.5%
• By 2100: 484,103 · +71.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 4% Asian 2% Black 1%
• Common ancestry: Slovak 3% Lithuanian 2% Serbian 2%
• Foreign-born: 4% · Canada, China, Jamaica
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Cherokee

• 2024 margin: Solid R (+39.0) · D 30.1% · R 69.1%
• 2008→2024 swing: +12.1pp toward D · 2008: -51.1pp · 2024: -39.0pp
• All cycles: 2024: R+39.0 2020: R+39.2 2016: R+50.0 2012: R+57.8 2008: R+51.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.64%
• Current HPI: 282.4155
• Rent YoY: —
• Metro: Atlanta-Sandy Springs-Alpharetta, 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

-22.5% since first listed

6 events — show timeline

• 2026-04-24 Price Changed $185,900 FMLS
• 2026-04-24 Price Changed $185,900 GAMLS
• 2026-04-14 Price Changed $214,900 FMLS
• 2026-04-03 Price Changed $214,900 GAMLS
• 2026-03-18 Listed $239,900 FMLS
• 2026-03-18 Listed $239,900 GAMLS