1930 Cooper Road Rd · Cohutta, GA 30710

$115,000

1 bd · 2.0 ba · 992 sqft · SingleFamily public records · 39 Days on market

Built 2002 1.14 ac lot

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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 +23.5/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Estate Sale Opportunity: This investment property is available for cash buyers only. It features a spacious one-bedroom layout with a generously sized bathroom. There is potential to convert additional space into a two-bedroom configuration and add more square footage to this home. Set on picturesque land, the property boasts a stacked stone front porch, enhancing its charming exterior. Please note that while a stream runs through the property, the current driveway does not belong to it, and a new driveway would need to be constructed. For those interested, we encourage you to call for a private viewing to explore this promising opportunity further. Property is being sold "As Is".

Key facts

• 1.14 acre lot
• Listed 39 days

Tags

• SPACIOUS ONE-BEDROOM LAYOUT
• GENEROUSLY SIZED BATHROOM
• STACKED STONE FRONT PORCH

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Septic tank
• Home design: Single-family residence; Site-built home; One story
• Exterior features: Covered patio/porch; Stream on the property; Level lot

Interior

• Kitchen: Electric oven; Electric range
• Bathrooms: 1 full bathroom
• Heating & cooling: Window-mounted air conditioning; Has cooling
• Interior features: Electric water heater; 4 total rooms

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#238 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, amenities F, commute F.
• Whitfield County (rural): math 37% / reading 34% proficiency, ranked #62 of 174 in GA (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Beaverdale Elementary School (math 37% / reading 27%, grade F, #582 of 1,228 statewide, top 50%, 496 students, 60% FRL); Northwest Whitfield County High School (math 29% / reading 34%, grade F, #122 of 424 statewide, top 30%, 1,219 students, 49% FRL).
• Market conditions: 96 active listings in the ZIP; 374 units permitted in Whitfield County in 2024 (35 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Whitfield County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $115k implies a 858% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.03% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.04%
• DSCR: 1.36
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -4.1%
• Equity multiple: 0.85×
• Total profit: $-4,921
• Equity at exit: $17,147

10-year hold

• IRR: 5.6%
• Equity multiple: 1.41×
• Total profit: $13,304
• Equity at exit: $9,943

Cash invested: $32,200 (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 30710

• Home prices YoY: -2.5%
• Active inventory: 96
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,189 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$73 /mo · $876/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $216

Break-even live

Break-even rent $916

Max offer price $115,000

Occupancy floor 77%

Sensitivity live

Price	-10% $281	-5% $248	+0% $216	+5% $183	+10% $151
Rent	-10% $122	-5% $169	+0% $216	+5% $263	+10% $310
Rate	-1.0pp $274	-0.5pp $245	base $216	+0.5pp $186	+1.0pp $156

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-17
   status $115,000 Pending 39 DOM
2. 2026-06-17
   days on market $115,000 Active 39 DOM
3. 2026-06-16
   days on market $115,000 Active 38 DOM
4. 2026-06-15
   days on market $115,000 Active 37 DOM
5. 2026-06-14
   days on market $115,000 Active 35 DOM
6. 2026-06-13
   days on market $115,000 Active 34 DOM
7. 2026-06-10
   days on market $115,000 Active 32 DOM
8. 2026-06-09
   days on market $115,000 Active 31 DOM
9. 2026-06-08
   days on market $115,000 Active 30 DOM
10. 2026-06-07
    days on market $115,000 Active 29 DOM
11. 2026-06-05
    days on market $115,000 Active 26 DOM
12. 2026-06-03
    days on market $115,000 Active 25 DOM
13. 2026-06-02
    days on market $115,000 Active 24 DOM
14. 2026-06-01
    days on market $115,000 Active 23 DOM
15. 2026-05-31
    days on market $115,000 Active 22 DOM
16. 2026-05-30
    days on market $115,000 Active 21 DOM
17. 2026-05-20
    status Active
18. 2026-05-20
    price $115,000
19. 2026-04-20
    status Pending
20. 2026-04-10
    listed $140,000 Active
21. 1996-11-01
    soldstatus $12,000

ⓘ 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: $876 · $73/mo
• Projected year-2 tax: $1,058 · $88/mo
• Expected delta: +$182/yr (+$15/mo · 20.8%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,274
• − Mortgage interest: −$6,442
• − Property taxes: −$876
• − Insurance: −$575
• − Repairs & maintenance: −$1,142
• − Management: −$1,142
• − Depreciation: −$3,345
• Taxable income: $752
• Est. tax owed @ 24.0%: −$180
• After-tax cash flow: $2,408/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: Whitfield County
• NCES district ID: 1305700
• Math proficiency: 37% ▼ -6.00%
• Reading proficiency: 34% ▼ -9.00%
• Median HH income: $44,296
• Composite: 30.24/100
• National rank: #6290
• State rank: #62 of 174 in GA

Livability — Cohutta

• Score: 65/100
• State rank: #238
• US rank: #13587

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,725

Population outlook (Whitfield County) Hauer SSP2

• Today (2025): 107,770 people
• By 2030: 108,737 · +0.9%
• By 2040: 110,260 · +2.3%
• By 2050: 111,205 · +3.2%
• By 2075: 113,014 · +4.9%
• By 2100: 112,775 · +4.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 8% Two or more races 4% Black 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 5% French/Haitian/Cajun 1%

Political lean MEDSL · Whitfield

• 2024 margin: Solid R (+44.5) · D 27.5% · R 72.0%
• 2008→2024 swing: -4.5pp toward R · 2008: -40.0pp · 2024: -44.5pp
• All cycles: 2024: R+44.5 2020: R+40.7 2016: R+44.8 2012: R+45.1 2008: R+40.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -10.31%
• Current HPI: 409.49
• 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

+858.3% since first listed

5 events — show timeline

• 2026-05-20 Relisted — CCARMLS
• 2026-05-20 Price Changed $115,000 CCARMLS
• 2026-04-20 Pending — CCARMLS
• 2026-04-10 Listed $140,000 CCARMLS
• 1996-11-01 Sold (Public Records) $12,000 Public Records

Property tax history

+5.7%/yr

Latest (2024): $876 · +151.8% YoY. Source: county tax records.