668 Mountainside Dr · Dillard, GA 30568

$250,000

2 bd · 2.0 ba · 1,748 sqft · SingleFamily public records · 76 Days on market

Built 2025 3.60 ac lot $143/sqft · 32% below area Est $352k · 29% 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 +18.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +4.0/10.0
• Appreciation +3.7/10.0
• Schools +3.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover the opportunity to finish your dream mountain retreat! This 2-bedroom, 2-bath home is currently under construction and being sold as is, giving you the chance to make it your own. The property is already equipped with a 4-bedroom septic system, offering future flexibility for expansion. Nestled on 3.6 acres with a pretty mountain view, this property has the potential for both comfort and privacy. Many of the appliances and construction materials needed to complete the home are already on site, saving time and expense as you bring your vision to life. With the foundation set, the hard work started, and the stunning setting already in place, this home is an ideal project for someone looking to create a custom mountain getaway or primary residence.

Key facts

• 3.6 acres
• Mountain view
• 3.6 acre lot

Tags

• 4-BEDROOM SEPTIC SYSTEM
• 3.6 ACRES
• MOUNTAIN VIEW

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $254 ($3k/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 $225k (10.0% below list).
• Recommended offer: $225k (10.0% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 2.8% in Dillard — 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 58/100 on livability (#423 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; 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: 50 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $6k 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 76 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y ago; this cycle's ask has dropped $125k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $135k; list at $250k implies a 85% gain — meaningful room to come down on a strong offer.

Recommended offer $225,000 (10.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 10% 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. 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?
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: 0.90% ✗
• Cap rate: 7.51%
• Cash-on-cash: 4.35%
• DSCR: 1.19
• GRM: 9.3

CMA / ARV

• ARV (median comp): $352,188
• List price: $250,000
• Delta: -29.02%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
670 Mountainside Dr	0.03mi	2/2.0	1,928 (+10%)	22mo	$411,350	$213	63
178 Troy Ln	0.63mi	3/3.0 (+1)	1,638 (-6%)	3mo	$315,000	$192	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -7.2%
• Equity multiple: 0.72×
• Total profit: $-19,399
• Equity at exit: $42,640

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $7,924
• Equity at exit: $30,944

Cash invested: $70,000 (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: 50
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,250 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$109 /mo · $1,303/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $254

Break-even live

Break-even rent $1,929

Max offer price $250,000

Occupancy floor 84%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
230 Silver Maple Ln Rabun Gap, GA	2.0	3.0	2099	$2,250	$1.07	44d	1	0.44mi

Listing history 17 events

1. 2026-05-14
   status Back On Market 764-char remark

   Show marketing remark (764 chars)

   Discover the opportunity to finish your dream mountain retreat! This 2-bedroom, 2-bath home is currently under construction and being sold as is, giving you the chance to make it your own. The property is already equipped with a 4-bedroom septic system, offering future flexibility for expansion. Nestled on 3.6 acres with a pretty mountain view, this property has the potential for both comfort and privacy. Many of the appliances and construction materials needed to complete the home are already on site, saving time and expense as you bring your vision to life. With the foundation set, the hard work started, and the stunning setting already in place, this home is an ideal project for someone looking to create a custom mountain getaway or primary residence.

2. 2026-05-08
   status Under Contract 764-char remark

   Show marketing remark (764 chars)

   Discover the opportunity to finish your dream mountain retreat! This 2-bedroom, 2-bath home is currently under construction and being sold as is, giving you the chance to make it your own. The property is already equipped with a 4-bedroom septic system, offering future flexibility for expansion. Nestled on 3.6 acres with a pretty mountain view, this property has the potential for both comfort and privacy. Many of the appliances and construction materials needed to complete the home are already on site, saving time and expense as you bring your vision to life. With the foundation set, the hard work started, and the stunning setting already in place, this home is an ideal project for someone looking to create a custom mountain getaway or primary residence.

3. 2026-04-22
   price $250,000 764-char remark

   Show marketing remark (764 chars)

   Discover the opportunity to finish your dream mountain retreat! This 2-bedroom, 2-bath home is currently under construction and being sold as is, giving you the chance to make it your own. The property is already equipped with a 4-bedroom septic system, offering future flexibility for expansion. Nestled on 3.6 acres with a pretty mountain view, this property has the potential for both comfort and privacy. Many of the appliances and construction materials needed to complete the home are already on site, saving time and expense as you bring your vision to life. With the foundation set, the hard work started, and the stunning setting already in place, this home is an ideal project for someone looking to create a custom mountain getaway or primary residence.

4. 2026-03-03
   listed $375,000 New 764-char remark

   Show marketing remark (764 chars)

   Discover the opportunity to finish your dream mountain retreat! This 2-bedroom, 2-bath home is currently under construction and being sold as is, giving you the chance to make it your own. The property is already equipped with a 4-bedroom septic system, offering future flexibility for expansion. Nestled on 3.6 acres with a pretty mountain view, this property has the potential for both comfort and privacy. Many of the appliances and construction materials needed to complete the home are already on site, saving time and expense as you bring your vision to life. With the foundation set, the hard work started, and the stunning setting already in place, this home is an ideal project for someone looking to create a custom mountain getaway or primary residence.

5. 2026-02-28
   historical
6. 2026-01-14
   price $375,000
7. 2025-12-05
   price $400,000
8. 2025-11-08
   price $460,000
9. 2025-09-08
   historical
10. 2025-08-29
    listed $480,000 New
11. 2025-08-27
    historical
12. 2025-07-07
    listed $490,000 Active
13. 2025-07-07
    listed $490,000 New
14. 2017-03-30
    soldstatus $135,000
15. 2017-01-23
    listed $149,900
16. 1995-05-01
    soldstatus $95,000
17. 1988-04-01
    soldstatus $15,000

ⓘ 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: $1,303 · $109/mo
• Projected year-2 tax: $2,300 · $192/mo
• Expected delta: +$997/yr (+$83/mo · 76.5%)

ⓘ 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 3/10 Moderate 7 d/yr ≥94°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,000
• − Mortgage interest: −$14,004
• − Property taxes: −$1,303
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,160
• − Management: −$2,160
• − Depreciation: −$7,273
• Taxable loss: −$1,149
• Est. tax savings @ 24.0%: +$276
• After-tax cash flow: $3,321/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 — Dillard

• Score: 58/100
• State rank: #423
• US rank: #20839

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+1566.7% since first listed

17 events — show timeline

• 2026-05-14 Relisted — GAMLS
• 2026-05-08 Pending — GAMLS
• 2026-04-22 Price Changed $250,000 GAMLS
• 2026-03-03 Listed $375,000 GAMLS
• 2026-02-28 Listing Removed — GAMLS
• 2026-01-14 Price Changed $375,000 GAMLS
• 2025-12-05 Price Changed $400,000 GAMLS
• 2025-11-08 Price Changed $460,000 GAMLS
• 2025-09-08 Listing Removed — FMLS
• 2025-08-29 Listed $480,000 GAMLS
• 2025-08-27 Listing Removed — GAMLS
• 2025-07-07 Listed $490,000 GAMLS
• 2025-07-07 Listed $490,000 FMLS
• 2017-03-30 Sold (MLS) $135,000 GAMLS
• 2017-01-23 Listed $149,900 GAMLS
• 1995-05-01 Sold (Public Records) $95,000 Public Records
• 1988-04-01 Sold (Public Records) $15,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,303 · -3.0% YoY. Source: county tax records.