191 Barker Ln · Morganton, GA 30560

$339,900

3 bd · 3.0 ba · 2,080 sqft · SingleFamily public records · 2 Days on market

Built 2007 1.30 ac lot $163/sqft · 22% below area Est $436k · 22% under ↓ 25% since listing

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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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +5.3/10.0
• 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

Welcome to your private family retreat, perfectly situated at the end of a quiet, private road. This spacious home offers plenty of room for the whole family, featuring 3 bedrooms and 3 full bathrooms. The main level includes a comfortable master suite with its own bathroom, as well as a guest bedroom and full bath. Soaring vaulted ceilings in the living room and kitchen create an open, airy atmosphere—ideal for entertaining and everyday living. Downstairs, the walk-out basement with a private entrance provides additional living space, including an oversized bedroom, a full bathroom, and a large laundry room. The opposite side of the basement offers endless possibilities—whether you envision a media room, game room, second living area, or a versatile bonus space, the choice is yours. This home combines comfort, privacy, and flexibility to fit your family's lifestyle.

Key facts

• Oversized bedroom
• Quiet private road
• Walk-out basement

Tags

• QUIET PRIVATE ROAD
• SOARING VAULTED CEILINGS
• WALK-OUT BASEMENT
• PRIVATE ENTRANCE
• OVERSIZED BEDROOM
• LARGE LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $759 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $340k).
• Cap rate 9.0% 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-.
• 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: 306 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 375 units permitted in Fannin 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 $10k of value loss. Plan a longer hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $60k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $339,900

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: 1.03% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.57%
• DSCR: 1.43
• GRM: 8.1

CMA / ARV

• ARV (median comp): $435,793
• List price: $339,900
• Delta: -19.71%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
50 Barker Ln	0.14mi	4/3.0 (+1)	2,254 (+8%)	11mo	$435,000	$193	65
211 Loving Rd	0.66mi	3/2.5	2,040 (-2%)	3mo	$324,900	$159	62
100 South Rd	0.58mi	3/3.0	1,836 (-12%)	17mo	$645,000	$351	39
100 South Rd	0.60mi	3/2.0	1,836 (-12%)	17mo	$645,000	$351	35

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: -1.9%
• Equity multiple: 0.93×
• Total profit: $-6,877
• Equity at exit: $50,680

10-year hold

• IRR: 7.7%
• Equity multiple: 1.58×
• Total profit: $55,641
• Equity at exit: $29,388

Cash invested: $95,172 (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: 8.1×

Monthly cashflow live

• Estimated rent: $3,500 medium
• Mortgage (P&I): −$1,782
• Tax from tax record: −$82 /mo · $979/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $759

Break-even live

Break-even rent $2,539

Max offer price $339,900

Occupancy floor 73%

Sensitivity live

Price	-10% $952	-5% $855	+0% $759	+5% $663	+10% $567
Rent	-10% $483	-5% $621	+0% $759	+5% $898	+10% $1,036
Rate	-1.0pp $930	-0.5pp $846	base $759	+0.5pp $671	+1.0pp $582

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: $84,975
• Closing costs: $10,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
360 Prince Dr Morganton, GA	4.0	3.0	2400	$3,500	$1.46	44d	1	1.23mi

Listing history 16 events

1. 2026-06-18
   days on market $339,900 Active 2 DOM
2. 2026-06-17
   pricelisting id $339,900 Active 1 DOM
3. 2026-06-02
   days on marketlisting id $349,900 Active 1 DOM
4. 2026-06-01
   days on market $349,900 Active 357 DOM
5. 2026-05-31
   days on market $349,900 Active 356 DOM
6. 2026-05-31
   days on market $349,900 Active 355 DOM
7. 2025-10-31
   price $349,900 891-char remark

   Show marketing remark (937 chars)

   LESS THAN 15 MINUTES TO DOWNTOWN BLUE RIDGE! Welcome to your private family retreat, perfectly situated at the end of a quiet, private road. This spacious home offers plenty of room for the whole family, featuring 3 bedrooms and 3 full bathrooms. The main level includes a comfortable primary suite with its own bathroom, as well as a guest bedroom and full bath. Soaring vaulted ceilings in the living room and kitchen create an open, airy atmosphere—ideal for entertaining and everyday living. Downstairs, the walk-out basement with a private entrance provides additional living space, including an oversized bedroom, a full bathroom, and a large laundry room. The opposite side of the basement offers endless possibilities—whether you envision a media room, game room, second living area, or a versatile bonus space, the choice is yours. This home combines comfort, privacy, and flexibility to fit your family's lifestyle.

8. 2025-10-31
   price $349,900 937-char remark

   Show marketing remark (937 chars)

   LESS THAN 15 MINUTES TO DOWNTOWN BLUE RIDGE! Welcome to your private family retreat, perfectly situated at the end of a quiet, private road. This spacious home offers plenty of room for the whole family, featuring 3 bedrooms and 3 full bathrooms. The main level includes a comfortable primary suite with its own bathroom, as well as a guest bedroom and full bath. Soaring vaulted ceilings in the living room and kitchen create an open, airy atmosphere—ideal for entertaining and everyday living. Downstairs, the walk-out basement with a private entrance provides additional living space, including an oversized bedroom, a full bathroom, and a large laundry room. The opposite side of the basement offers endless possibilities—whether you envision a media room, game room, second living area, or a versatile bonus space, the choice is yours. This home combines comfort, privacy, and flexibility to fit your family's lifestyle.

9. 2025-07-24
   price $385,000 937-char remark

   Show marketing remark (891 chars)

   Welcome to your private family retreat, perfectly situated at the end of a quiet, private road. This spacious home offers plenty of room for the whole family, featuring 3 bedrooms and 3 full bathrooms. The main level includes a comfortable master suite with its own bathroom, as well as a guest bedroom and full bath. Soaring vaulted ceilings in the living room and kitchen create an open, airy atmosphere—ideal for entertaining and everyday living. Downstairs, the walk-out basement with a private entrance provides additional living space, including an oversized bedroom, a full bathroom, and a large laundry room. The opposite side of the basement offers endless possibilities—whether you envision a media room, game room, second living area, or a versatile bonus space, the choice is yours. This home combines comfort, privacy, and flexibility to fit your family's lifestyle.

10. 2025-07-24
    price $385,000 891-char remark

    Show marketing remark (891 chars)

    Welcome to your private family retreat, perfectly situated at the end of a quiet, private road. This spacious home offers plenty of room for the whole family, featuring 3 bedrooms and 3 full bathrooms. The main level includes a comfortable master suite with its own bathroom, as well as a guest bedroom and full bath. Soaring vaulted ceilings in the living room and kitchen create an open, airy atmosphere—ideal for entertaining and everyday living. Downstairs, the walk-out basement with a private entrance provides additional living space, including an oversized bedroom, a full bathroom, and a large laundry room. The opposite side of the basement offers endless possibilities—whether you envision a media room, game room, second living area, or a versatile bonus space, the choice is yours. This home combines comfort, privacy, and flexibility to fit your family's lifestyle.

11. 2025-07-24
    price $385,000

    Show marketing remark (891 chars)

    Welcome to your private family retreat, perfectly situated at the end of a quiet, private road. This spacious home offers plenty of room for the whole family, featuring 3 bedrooms and 3 full bathrooms. The main level includes a comfortable master suite with its own bathroom, as well as a guest bedroom and full bath. Soaring vaulted ceilings in the living room and kitchen create an open, airy atmosphere—ideal for entertaining and everyday living. Downstairs, the walk-out basement with a private entrance provides additional living space, including an oversized bedroom, a full bathroom, and a large laundry room. The opposite side of the basement offers endless possibilities—whether you envision a media room, game room, second living area, or a versatile bonus space, the choice is yours. This home combines comfort, privacy, and flexibility to fit your family's lifestyle.

12. 2025-06-09
    listed $399,900 Active 891-char remark

    Show marketing remark (937 chars)

    LESS THAN 15 MINUTES TO DOWNTOWN BLUE RIDGE! Welcome to your private family retreat, perfectly situated at the end of a quiet, private road. This spacious home offers plenty of room for the whole family, featuring 3 bedrooms and 3 full bathrooms. The main level includes a comfortable primary suite with its own bathroom, as well as a guest bedroom and full bath. Soaring vaulted ceilings in the living room and kitchen create an open, airy atmosphere—ideal for entertaining and everyday living. Downstairs, the walk-out basement with a private entrance provides additional living space, including an oversized bedroom, a full bathroom, and a large laundry room. The opposite side of the basement offers endless possibilities—whether you envision a media room, game room, second living area, or a versatile bonus space, the choice is yours. This home combines comfort, privacy, and flexibility to fit your family's lifestyle.

13. 2025-06-09
    listed $399,900 Active 937-char remark

    Show marketing remark (937 chars)

    LESS THAN 15 MINUTES TO DOWNTOWN BLUE RIDGE! Welcome to your private family retreat, perfectly situated at the end of a quiet, private road. This spacious home offers plenty of room for the whole family, featuring 3 bedrooms and 3 full bathrooms. The main level includes a comfortable primary suite with its own bathroom, as well as a guest bedroom and full bath. Soaring vaulted ceilings in the living room and kitchen create an open, airy atmosphere—ideal for entertaining and everyday living. Downstairs, the walk-out basement with a private entrance provides additional living space, including an oversized bedroom, a full bathroom, and a large laundry room. The opposite side of the basement offers endless possibilities—whether you envision a media room, game room, second living area, or a versatile bonus space, the choice is yours. This home combines comfort, privacy, and flexibility to fit your family's lifestyle.

14. 2025-05-06
    listed $419,000 Active
15. 2025-02-10
    price $429,000
16. 2024-09-25
    listed $469,000 Active

ⓘ 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: $979 · $82/mo
• Projected year-2 tax: $3,127 · $261/mo
• Expected delta: +$2,148/yr (+$179/mo · 219.3%)

ⓘ 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 4/10 Moderate 7 d/yr ≥99°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $42,000
• − Mortgage interest: −$19,040
• − Property taxes: −$979
• − Insurance: −$1,700
• − Repairs & maintenance: −$3,360
• − Management: −$3,360
• − Depreciation: −$9,888
• Taxable income: $3,674
• Est. tax owed @ 24.0%: −$882
• After-tax cash flow: $8,230/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 — 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 (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 (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 · 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: ▼ -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

-25.4% since first listed

10 events — show timeline

• 2025-10-31 Price Changed $349,900 MLBOR
• 2025-10-31 Price Changed $349,900 NEGBOR
• 2025-07-24 Price Changed $385,000 NEGBOR
• 2025-07-24 Price Changed $385,000 MLBOR
• 2025-07-24 Price Changed $385,000 GAMLS
• 2025-06-09 Listed $399,900 NEGBOR
• 2025-06-09 Listed $399,900 MLBOR
• 2025-05-06 Listed $419,000 NEGBOR
• 2025-02-10 Price Changed $429,000 NEGBOR
• 2024-09-25 Listed $469,000 NEGBOR

Property tax history

+2.8%/yr

Latest (2025): $979 · -1.0% YoY. Source: county tax records.