104 Big Tree Rd · Suches, GA 30572

$259,000

1 bd · 1.0 ba · 905 sqft · SingleFamily public records · 137 Days on market

Built 1986 1.66 ac lot $286/sqft · 16% below area Est $371k · 30% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +12.6/30.0
• Appreciation +6.4/10.0
• DSCR +3.8/10.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0

Listing remarks MLS

Take a step back in time to a place where life is simpler! Kids can be kids - building tree houses, roaming the woods, and making mountain memories that last a lifetime. Adults can visit, sip coffee, and play the guitar on the porch in the cool mountain air. Listen to rain fall on the metal roof and the katydids sing in the late summer. This authentic Settlers-style cabin offers the simple, authentic mountain life so many are searching for. The cabin features a cozy 1-bedroom on the main level plus a loft bedroom upstairs, with pine floors and pine walls throughout, creating a warm, rustic feel. Exposed beams, a wood-burning stove with glass door, and baseboard heat make the space comfortable year-round. A full bath on the main level includes a tub/shower combination. Long, rocking chair porch overlooking your private acreage and high-speed internet available. The nearly level driveway provides easy access for virtually any vehicle, no steep mountain roads to navigate. Set on sprawling 1.66 acres of gentle to level mountain land, the property offers room to explore, garden, or simply enjoy the outdoors. Located in a rental-friendly area, this property works beautifully as a full-time home, weekend retreat, or investment cabin. Just minutes to National Forest land, the Toccoa River, and Rock Creek, you'll enjoy endless opportunities for hiking, fishing, and outdoor adventure, with scenic drives into Blue Ridge, Blairsville, or Dahlonega close by. Everything you need in a true mountain cabin, at a reasonable price: peaceful, practical, and full of Appalachian charm.

Key facts

• 1.66 acre lot
• Built 1986
• Listed 137 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $-33 ($-395/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (27.7% below list).
• Recommended offer: $187k (27.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Fannin County (rural): math 40% / reading 39% proficiency, ranked #51 of 174 in GA (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 58 active listings in the ZIP; 375 units permitted in Fannin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($2k loan paydown + $7k appreciation (2.8% local appreciation)).
• At projected returns (2.8% appreciation + 3.0% rent growth), your $73k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $70k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $105k; list at $259k implies a 147% gain — meaningful room to come down on a strong offer.

Recommended offer $187,241 (27.7% 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 137 days. Have you received any prior offers? Is the seller open to a 28% 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. 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: 0.72% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.54%
• DSCR: 0.98
• GRM: 11.5

CMA / ARV

• ARV (median comp): $370,735
• List price: $259,000
• Delta: -30.14%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 Bryant Ln	0.30mi	1/1.0	1,005 (+11%)	21mo	$230,000	$229	50

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

Projected returns pro-forma

2.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.5%
• Equity multiple: 1.37×
• Total profit: $26,835
• Equity at exit: $114,197

10-year hold

• IRR: 9.4%
• Equity multiple: 2.39×
• Total profit: $100,972
• Equity at exit: $174,252

Cash invested: $72,520 (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 30572

• Home prices YoY: 0.8%
• Active inventory: 58
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,872 medium
• Mortgage (P&I): −$1,358
• Tax from tax record: −$46 /mo · $552/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $-33

Break-even live

Break-even rent $1,914

Max offer price $253,184

Occupancy floor 97%

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-13
   statusdays on market $259,000 Pending 137 DOM
2. 2026-06-10
   days on market $259,000 Active 135 DOM
3. 2026-06-09
   days on market $259,000 Active 134 DOM
4. 2026-06-08
   days on market $259,000 Active 133 DOM
5. 2026-06-07
   days on market $259,000 Active 132 DOM
6. 2026-06-05
   days on market $259,000 Active 129 DOM
7. 2026-06-03
   days on market $259,000 Active 128 DOM
8. 2026-06-02
   days on market $259,000 Active 127 DOM
9. 2026-06-01
   days on market $259,000 Active 126 DOM
10. 2026-05-31
    days on market $259,000 Active 125 DOM
11. 2026-05-31
    days on market $259,000 Active 124 DOM
12. 2026-04-27
    status Active 1590-char remark

    Show marketing remark (1590 chars)

    Take a step back in time to a place where life is simpler! Kids can be kids - building tree houses, roaming the woods, and making mountain memories that last a lifetime. Adults can visit, sip coffee, and play the guitar on the porch in the cool mountain air. Listen to rain fall on the metal roof and the katydids sing in the late summer. This authentic Settlers-style cabin offers the simple, authentic mountain life so many are searching for. The cabin features a cozy 1-bedroom on the main level plus a loft bedroom upstairs, with pine floors and pine walls throughout, creating a warm, rustic feel. Exposed beams, a wood-burning stove with glass door, and baseboard heat make the space comfortable year-round. A full bath on the main level includes a tub/shower combination. Long, rocking chair porch overlooking your private acreage and high-speed internet available. The nearly level driveway provides easy access for virtually any vehicle, no steep mountain roads to navigate. Set on sprawling 1.66 acres of gentle to level mountain land, the property offers room to explore, garden, or simply enjoy the outdoors. Located in a rental-friendly area, this property works beautifully as a full-time home, weekend retreat, or investment cabin. Just minutes to National Forest land, the Toccoa River, and Rock Creek, you'll enjoy endless opportunities for hiking, fishing, and outdoor adventure, with scenic drives into Blue Ridge, Blairsville, or Dahlonega close by. Everything you need in a true mountain cabin, at a reasonable price: peaceful, practical, and full of Appalachian charm.

13. 2026-04-20
    status Pending 1590-char remark

    Show marketing remark (1590 chars)

    Take a step back in time to a place where life is simpler! Kids can be kids - building tree houses, roaming the woods, and making mountain memories that last a lifetime. Adults can visit, sip coffee, and play the guitar on the porch in the cool mountain air. Listen to rain fall on the metal roof and the katydids sing in the late summer. This authentic Settlers-style cabin offers the simple, authentic mountain life so many are searching for. The cabin features a cozy 1-bedroom on the main level plus a loft bedroom upstairs, with pine floors and pine walls throughout, creating a warm, rustic feel. Exposed beams, a wood-burning stove with glass door, and baseboard heat make the space comfortable year-round. A full bath on the main level includes a tub/shower combination. Long, rocking chair porch overlooking your private acreage and high-speed internet available. The nearly level driveway provides easy access for virtually any vehicle, no steep mountain roads to navigate. Set on sprawling 1.66 acres of gentle to level mountain land, the property offers room to explore, garden, or simply enjoy the outdoors. Located in a rental-friendly area, this property works beautifully as a full-time home, weekend retreat, or investment cabin. Just minutes to National Forest land, the Toccoa River, and Rock Creek, you'll enjoy endless opportunities for hiking, fishing, and outdoor adventure, with scenic drives into Blue Ridge, Blairsville, or Dahlonega close by. Everything you need in a true mountain cabin, at a reasonable price: peaceful, practical, and full of Appalachian charm.

14. 2026-04-18
    price $259,000 1590-char remark

    Show marketing remark (1590 chars)

    Take a step back in time to a place where life is simpler! Kids can be kids - building tree houses, roaming the woods, and making mountain memories that last a lifetime. Adults can visit, sip coffee, and play the guitar on the porch in the cool mountain air. Listen to rain fall on the metal roof and the katydids sing in the late summer. This authentic Settlers-style cabin offers the simple, authentic mountain life so many are searching for. The cabin features a cozy 1-bedroom on the main level plus a loft bedroom upstairs, with pine floors and pine walls throughout, creating a warm, rustic feel. Exposed beams, a wood-burning stove with glass door, and baseboard heat make the space comfortable year-round. A full bath on the main level includes a tub/shower combination. Long, rocking chair porch overlooking your private acreage and high-speed internet available. The nearly level driveway provides easy access for virtually any vehicle, no steep mountain roads to navigate. Set on sprawling 1.66 acres of gentle to level mountain land, the property offers room to explore, garden, or simply enjoy the outdoors. Located in a rental-friendly area, this property works beautifully as a full-time home, weekend retreat, or investment cabin. Just minutes to National Forest land, the Toccoa River, and Rock Creek, you'll enjoy endless opportunities for hiking, fishing, and outdoor adventure, with scenic drives into Blue Ridge, Blairsville, or Dahlonega close by. Everything you need in a true mountain cabin, at a reasonable price: peaceful, practical, and full of Appalachian charm.

15. 2026-03-17
    price $299,000 1590-char remark

    Show marketing remark (1590 chars)

    Take a step back in time to a place where life is simpler! Kids can be kids - building tree houses, roaming the woods, and making mountain memories that last a lifetime. Adults can visit, sip coffee, and play the guitar on the porch in the cool mountain air. Listen to rain fall on the metal roof and the katydids sing in the late summer. This authentic Settlers-style cabin offers the simple, authentic mountain life so many are searching for. The cabin features a cozy 1-bedroom on the main level plus a loft bedroom upstairs, with pine floors and pine walls throughout, creating a warm, rustic feel. Exposed beams, a wood-burning stove with glass door, and baseboard heat make the space comfortable year-round. A full bath on the main level includes a tub/shower combination. Long, rocking chair porch overlooking your private acreage and high-speed internet available. The nearly level driveway provides easy access for virtually any vehicle, no steep mountain roads to navigate. Set on sprawling 1.66 acres of gentle to level mountain land, the property offers room to explore, garden, or simply enjoy the outdoors. Located in a rental-friendly area, this property works beautifully as a full-time home, weekend retreat, or investment cabin. Just minutes to National Forest land, the Toccoa River, and Rock Creek, you'll enjoy endless opportunities for hiking, fishing, and outdoor adventure, with scenic drives into Blue Ridge, Blairsville, or Dahlonega close by. Everything you need in a true mountain cabin, at a reasonable price: peaceful, practical, and full of Appalachian charm.

16. 2026-01-19
    listed $329,000 Active 1590-char remark

    Show marketing remark (1590 chars)

    Take a step back in time to a place where life is simpler! Kids can be kids - building tree houses, roaming the woods, and making mountain memories that last a lifetime. Adults can visit, sip coffee, and play the guitar on the porch in the cool mountain air. Listen to rain fall on the metal roof and the katydids sing in the late summer. This authentic Settlers-style cabin offers the simple, authentic mountain life so many are searching for. The cabin features a cozy 1-bedroom on the main level plus a loft bedroom upstairs, with pine floors and pine walls throughout, creating a warm, rustic feel. Exposed beams, a wood-burning stove with glass door, and baseboard heat make the space comfortable year-round. A full bath on the main level includes a tub/shower combination. Long, rocking chair porch overlooking your private acreage and high-speed internet available. The nearly level driveway provides easy access for virtually any vehicle, no steep mountain roads to navigate. Set on sprawling 1.66 acres of gentle to level mountain land, the property offers room to explore, garden, or simply enjoy the outdoors. Located in a rental-friendly area, this property works beautifully as a full-time home, weekend retreat, or investment cabin. Just minutes to National Forest land, the Toccoa River, and Rock Creek, you'll enjoy endless opportunities for hiking, fishing, and outdoor adventure, with scenic drives into Blue Ridge, Blairsville, or Dahlonega close by. Everything you need in a true mountain cabin, at a reasonable price: peaceful, practical, and full of Appalachian charm.

17. 2018-07-03
    soldstatus $105,000
18. 2018-06-29
    soldstatus $140,000 374-char remark

    Show marketing remark (374 chars)

    FURNISHED Mountain Cabin with 4 Acres!!! Located near the Toccoa River and the National Forest. . 1 bedroom on the main level and a nice sleeping loft Bedroom Upstairs. . The Interior of the home is all wood. . Enjoy the nice Wood heater. . Cabin has a nice Covered deck to enjoy the outdoors. . If you are looking for a quiet cabin in the woods this is the perfect cabin!!!

19. 2018-05-28
    listed $154,900 374-char remark

    Show marketing remark (374 chars)

    FURNISHED Mountain Cabin with 4 Acres!!! Located near the Toccoa River and the National Forest. . 1 bedroom on the main level and a nice sleeping loft Bedroom Upstairs. . The Interior of the home is all wood. . Enjoy the nice Wood heater. . Cabin has a nice Covered deck to enjoy the outdoors. . If you are looking for a quiet cabin in the woods this is the perfect cabin!!!

20. 1987-01-23
    soldstatus $46,500

ⓘ 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: $552 · $46/mo
• Projected year-2 tax: $2,383 · $199/mo
• Expected delta: +$1,831/yr (+$153/mo · 331.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,469
• − Mortgage interest: −$14,508
• − Property taxes: −$552
• − Insurance: −$1,295
• − Repairs & maintenance: −$1,798
• − Management: −$1,798
• − Depreciation: −$7,535
• Taxable loss: −$5,016
• Est. tax savings @ 24.0%: +$1,204
• After-tax cash flow: $809/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: Fannin County
• NCES district ID: 1302100
• Math proficiency: 40% ▼ -7.00%
• Reading proficiency: 39% ▼ -10.00%
• Median HH income: $37,693
• Composite: 32.92/100
• National rank: #5597
• State rank: #51 of 174 in GA

Livability — Suches

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 1,006

Population outlook (Fannin County) Hauer SSP2

• Today (2025): 25,218 people
• By 2030: 25,519 · +1.2%
• By 2040: 25,548 · +1.3%
• By 2050: 25,008 · -0.8%
• By 2075: 23,359 · -7.4%
• By 2100: 20,129 · -20.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2% Black 2%
• Common ancestry: Romanian 12% Slovak 3% Lithuanian 2%
• Languages at home: 99% English-only · Russian/Polish/Slavic 1%

Political lean MEDSL · Fannin

• 2024 margin: Solid R (+64.8) · D 17.4% · R 82.2%
• 2008→2024 swing: -15.7pp toward R · 2008: -49.1pp · 2024: -64.8pp
• All cycles: 2024: R+64.8 2020: R+64.6 2016: R+65.5 2012: R+58.2 2008: R+49.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.84%
• Current HPI: 348.9701
• 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

+457.0% since first listed

9 events — show timeline

• 2026-04-27 Relisted — NEGBOR
• 2026-04-20 Pending — NEGBOR
• 2026-04-18 Price Changed $259,000 NEGBOR
• 2026-03-17 Price Changed $299,000 NEGBOR
• 2026-01-19 Listed $329,000 NEGBOR
• 2018-07-03 Sold (Public Records) $105,000 Public Records
• 2018-06-29 Sold (MLS) $140,000 NEGBOR
• 2018-05-28 Listed $154,900 NEGBOR
• 1987-01-23 Sold (Public Records) $46,500 Public Records

Property tax history

-2.1%/yr

Latest (2025): $552 · -1.0% YoY. Source: county tax records.