16 Bell Ln · Morganton, GA 30560

$266,000

2 bd · 2.0 ba · 1,120 sqft · SingleFamily public records · 17 Days on market

Built 1988 1.11 ac lot $238/sqft · 23% below area Est $347k · 23% 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 +22.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +4.8/10.0
• Schools +3.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Feeling boxed in by ordinary homes? Here is a ranch that opens up your life with effortless living and room to roam. This 2-bed, 2-bath home makes every day feel easy with warm wood floors leading you into a great room anchored by a fireplace that promises cozy evenings. The kitchen is a joy to cook in with a central island and abundant cabinetry that matches the home's trim for a cohesive, elevated look. You'll love the practical laundry room and thoughtful flow throughout. Enjoy morning coffee on the covered front porch, swing into relaxation on the rear deck with seasonal views, or host friends around your own fire pit. With a 2-car garage, covered carport, and a workshop off the garage, this property supports hobbies and storage with ease. All this on a generous 1.11-acre canvas with public water and quick, easy access to both Blue Ridge, Georgia and Copperhill, Tennessee.

Key facts

• Central island
• Covered front porch
• Laundry room

Tags

• GREAT ROOM
• CENTRAL ISLAND
• ABUNDANT CABINETRY
• LAUNDRY ROOM
• COVERED FRONT PORCH
• REAR DECK

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $266k.

Deal economics

• At list price, monthly cash flow is $460 ($6k/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 $260k (2.1% below list).
• Recommended offer: $260k (2.1% below list) — sets the bar for 1% rule.
• Cap rate 8.4% vs local median 2.7% in Morganton — 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 57/100 on livability (#456 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety C-, schools F, crime D-.
• Union County (rural): math 37% / reading 42% proficiency, ranked #48 of 174 in GA (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 306 active listings in the ZIP; 281 units permitted in Union County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Union County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $29k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $225k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $260,382 (2.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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.
5. 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.
6. 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: 0.98% ✗
• Cap rate: 8.37%
• Cash-on-cash: 7.41%
• DSCR: 1.33
• GRM: 8.5

CMA / ARV

• ARV (median comp): $346,787
• List price: $266,000
• Delta: -23.30%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
45 Wagon Wheel Rd	0.23mi	3/2.0 (+1)	1,140 (+2%)	2mo	$220,000	$193	80

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

Projected returns pro-forma

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

5-year hold

• IRR: -5.0%
• Equity multiple: 0.81×
• Total profit: $-13,938
• Equity at exit: $39,661

10-year hold

• IRR: 4.6%
• Equity multiple: 1.34×
• Total profit: $25,116
• Equity at exit: $22,999

Cash invested: $74,480 (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 30560

• Home prices YoY: -9.6%
• Active inventory: 306
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,604 medium
• Mortgage (P&I): −$1,395
• Tax from tax record: −$92 /mo · $1,100/yr
• Insurance: −$111
• HOA: −$0
• Vacancy / Maint / Mgmt: −$547
• Net cashflow: $460

Break-even live

Break-even rent $2,022

Max offer price $266,000

Occupancy floor 77%

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: $66,500
• Closing costs: $7,980
• Reserves months: —
• Total cash needed: —

Listing history 41 events

1. 2026-06-18
   days on market $266,000 Active 17 DOM
2. 2026-06-17
   days on market $266,000 Active 16 DOM
3. 2026-06-16
   days on market $266,000 Active 15 DOM
4. 2026-06-15
   days on market $266,000 Active 14 DOM
5. 2026-06-14
   days on market $266,000 Active 12 DOM
6. 2026-06-10
   days on market $266,000 Active 9 DOM
7. 2026-06-09
   days on market $266,000 Active 8 DOM
8. 2026-06-08
   days on market $266,000 Active 7 DOM
9. 2026-06-07
   days on market $266,000 Active 6 DOM
10. 2026-06-03
    days on market $266,000 Active 2 DOM
11. 2026-06-01
    days on marketlisting id $266,000 Active 1 DOM
12. 2026-05-31
    days on market $266,000 Active 144 DOM
13. 2026-05-31
    days on market $266,000 Active 143 DOM
14. 2026-05-05
    price $266,000 889-char remark

    Show marketing remark (889 chars)

    Feeling boxed in by ordinary homes? Here is a ranch that opens up your life with effortless living and room to roam. This 2-bed, 2-bath home makes every day feel easy with warm wood floors leading you into a great room anchored by a fireplace that promises cozy evenings. The kitchen is a joy to cook in with a central island and abundant cabinetry that matches the home's trim for a cohesive, elevated look. You'll love the practical laundry room and thoughtful flow throughout. Enjoy morning coffee on the covered front porch, swing into relaxation on the rear deck with seasonal views, or host friends around your own fire pit. With a 2-car garage, covered carport, and a workshop off the garage, this property supports hobbies and storage with ease. All this on a generous 1.11-acre canvas with public water and quick, easy access to both Blue Ridge, Georgia and Copperhill, Tennessee.

15. 2026-05-05
    price $266,000 889-char remark

    Show marketing remark (889 chars)

    Feeling boxed in by ordinary homes? Here is a ranch that opens up your life with effortless living and room to roam. This 2-bed, 2-bath home makes every day feel easy with warm wood floors leading you into a great room anchored by a fireplace that promises cozy evenings. The kitchen is a joy to cook in with a central island and abundant cabinetry that matches the home's trim for a cohesive, elevated look. You'll love the practical laundry room and thoughtful flow throughout. Enjoy morning coffee on the covered front porch, swing into relaxation on the rear deck with seasonal views, or host friends around your own fire pit. With a 2-car garage, covered carport, and a workshop off the garage, this property supports hobbies and storage with ease. All this on a generous 1.11-acre canvas with public water and quick, easy access to both Blue Ridge, Georgia and Copperhill, Tennessee.

16. 2026-03-09
    price $280,000 889-char remark

    Show marketing remark (889 chars)

    Feeling boxed in by ordinary homes? Here is a ranch that opens up your life with effortless living and room to roam. This 2-bed, 2-bath home makes every day feel easy with warm wood floors leading you into a great room anchored by a fireplace that promises cozy evenings. The kitchen is a joy to cook in with a central island and abundant cabinetry that matches the home's trim for a cohesive, elevated look. You'll love the practical laundry room and thoughtful flow throughout. Enjoy morning coffee on the covered front porch, swing into relaxation on the rear deck with seasonal views, or host friends around your own fire pit. With a 2-car garage, covered carport, and a workshop off the garage, this property supports hobbies and storage with ease. All this on a generous 1.11-acre canvas with public water and quick, easy access to both Blue Ridge, Georgia and Copperhill, Tennessee.

17. 2026-03-09
    price $280,000 889-char remark

    Show marketing remark (889 chars)

    Feeling boxed in by ordinary homes? Here is a ranch that opens up your life with effortless living and room to roam. This 2-bed, 2-bath home makes every day feel easy with warm wood floors leading you into a great room anchored by a fireplace that promises cozy evenings. The kitchen is a joy to cook in with a central island and abundant cabinetry that matches the home's trim for a cohesive, elevated look. You'll love the practical laundry room and thoughtful flow throughout. Enjoy morning coffee on the covered front porch, swing into relaxation on the rear deck with seasonal views, or host friends around your own fire pit. With a 2-car garage, covered carport, and a workshop off the garage, this property supports hobbies and storage with ease. All this on a generous 1.11-acre canvas with public water and quick, easy access to both Blue Ridge, Georgia and Copperhill, Tennessee.

18. 2026-01-07
    listed $295,000 Active 889-char remark

    Show marketing remark (889 chars)

    Feeling boxed in by ordinary homes? Here is a ranch that opens up your life with effortless living and room to roam. This 2-bed, 2-bath home makes every day feel easy with warm wood floors leading you into a great room anchored by a fireplace that promises cozy evenings. The kitchen is a joy to cook in with a central island and abundant cabinetry that matches the home's trim for a cohesive, elevated look. You'll love the practical laundry room and thoughtful flow throughout. Enjoy morning coffee on the covered front porch, swing into relaxation on the rear deck with seasonal views, or host friends around your own fire pit. With a 2-car garage, covered carport, and a workshop off the garage, this property supports hobbies and storage with ease. All this on a generous 1.11-acre canvas with public water and quick, easy access to both Blue Ridge, Georgia and Copperhill, Tennessee.

19. 2026-01-07
    listed $295,000 Active 889-char remark

    Show marketing remark (889 chars)

    Feeling boxed in by ordinary homes? Here is a ranch that opens up your life with effortless living and room to roam. This 2-bed, 2-bath home makes every day feel easy with warm wood floors leading you into a great room anchored by a fireplace that promises cozy evenings. The kitchen is a joy to cook in with a central island and abundant cabinetry that matches the home's trim for a cohesive, elevated look. You'll love the practical laundry room and thoughtful flow throughout. Enjoy morning coffee on the covered front porch, swing into relaxation on the rear deck with seasonal views, or host friends around your own fire pit. With a 2-car garage, covered carport, and a workshop off the garage, this property supports hobbies and storage with ease. All this on a generous 1.11-acre canvas with public water and quick, easy access to both Blue Ridge, Georgia and Copperhill, Tennessee.

20. 2025-02-26
    historical
21. 2024-11-29
    listed $259,000 Active
22. 2024-11-26
    listed $259,000 New
23. 2024-09-16
    historical
24. 2024-06-11
    price $259,900
25. 2024-06-11
    price $259,900
26. 2024-06-11
    price $259,900
27. 2024-05-20
    price $268,000
28. 2024-05-20
    price $268,000
29. 2024-05-20
    price $268,000
30. 2024-05-07
    price $279,000
31. 2024-05-07
    price $279,000
32. 2024-05-07
    price $279,000
33. 2024-04-29
    price $290,000
34. 2024-04-29
    price $290,000
35. 2024-04-29
    price $290,000
36. 2024-04-12
    listed $299,000 Active
37. 2024-04-12
    listed $299,000 New
38. 2023-06-21
    soldstatus $225,000
39. 2003-10-02
    soldstatus $94,000
40. 2000-05-17
    soldstatus $67,000
41. 1989-11-17
    soldstatus $36,000

ⓘ 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: $1,100 · $92/mo
• Projected year-2 tax: $2,447 · $204/mo
• Expected delta: +$1,348/yr (+$112/mo · 122.6%)

ⓘ 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 7 d/yr ≥99°F today · 19 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: $31,246
• − Mortgage interest: −$14,900
• − Property taxes: −$1,100
• − Insurance: −$1,330
• − Repairs & maintenance: −$2,500
• − Management: −$2,500
• − Depreciation: −$7,738
• Taxable income: $1,179
• Est. tax owed @ 24.0%: −$283
• After-tax cash flow: $5,233/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: Union County
• NCES district ID: 1305250
• Math proficiency: 37% ▼ -19.00%
• Reading proficiency: 42% ▼ -12.00%
• Median HH income: $41,487
• Composite: 33.25/100
• National rank: #5514
• State rank: #48 of 174 in GA

Livability — Morganton

• Score: 57/100
• State rank: #456
• US rank: #21670

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,194

Population outlook (Union County) Hauer SSP2

• Today (2025): 23,917 people
• By 2030: 24,582 · +2.8%
• By 2040: 25,370 · +6.1%
• By 2050: 25,697 · +7.4%
• By 2075: 26,629 · +11.3%
• By 2100: 26,162 · +9.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Black 3% Hispanic / Latino 2%
• Common ancestry: Slovak 4% Scottish 3% Lithuanian 3%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Union

• 2024 margin: Solid R (+62.5) · D 18.5% · R 81.0%
• 2008→2024 swing: -10.5pp toward R · 2008: -52.0pp · 2024: -62.5pp
• All cycles: 2024: R+62.5 2020: R+63.3 2016: R+65.5 2012: R+59.9 2008: R+52.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.58%
• Current HPI: 316.822
• 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

+638.9% since first listed

28 events — show timeline

• 2026-05-05 Price Changed $266,000 MLBOR
• 2026-05-05 Price Changed $266,000 NEGBOR
• 2026-03-09 Price Changed $280,000 MLBOR
• 2026-03-09 Price Changed $280,000 NEGBOR
• 2026-01-07 Listed $295,000 NEGBOR
• 2026-01-07 Listed $295,000 MLBOR
• 2025-02-26 Listing Removed — GAMLS
• 2024-11-29 Listed $259,000 NEGBOR
• 2024-11-26 Listed $259,000 GAMLS
• 2024-09-16 Listing Removed — GAMLS
• 2024-06-11 Price Changed $259,900 MLBOR
• 2024-06-11 Price Changed $259,900 GAMLS
• 2024-06-11 Price Changed $259,900 NEGBOR
• 2024-05-20 Price Changed $268,000 MLBOR
• 2024-05-20 Price Changed $268,000 GAMLS
• 2024-05-20 Price Changed $268,000 NEGBOR
• 2024-05-07 Price Changed $279,000 MLBOR
• 2024-05-07 Price Changed $279,000 GAMLS
• 2024-05-07 Price Changed $279,000 NEGBOR
• 2024-04-29 Price Changed $290,000 MLBOR
• 2024-04-29 Price Changed $290,000 GAMLS
• 2024-04-29 Price Changed $290,000 NEGBOR
• 2024-04-12 Listed $299,000 GAMLS
• 2024-04-12 Listed $299,000 NEGBOR
• 2023-06-21 Sold (Public Records) $225,000 Public Records
• 2003-10-02 Sold (Public Records) $94,000 Public Records
• 2000-05-17 Sold (Public Records) $67,000 Public Records
• 1989-11-17 Sold (Public Records) $36,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,100 · +7.4% YoY. Source: county tax records.