152 Wendy Hill Rd · Ellijay, GA 30175

$285,000

3 bd · 2.0 ba · 1,568 sqft · SingleFamily · 38 Days on market

Built 2026 1.91 ac lot $182/sqft · at area comps Est $290k · at est.

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Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• ARV discount +8.2/15.0
• Cash flow +7.3/30.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.4/10.0

Listing remarks

Brand New 2026 Construction on a VERY PRIVATE Almost 2-Acre Lot in Ellijay - 3BR/2BA, 1,568 Sq Ft, No Subdivision, No HOA & One-Level Living! Located less than 10 minutes to Downtown Ellijay & right near Clear Creek Middle School, this move-in ready home sits on a flat, usable 1.91-acre lot & offers the perfect blend of privacy, convenience & modern design. Featuring a highly desirable split-bedroom layout, soaring 10-ft ceilings, custom finishes & a bright open-concept floor plan, this home is built to impress. The kitchen showcases a large island, white custom cabinetry, stainless steel appliances, dining area & a spacious walk-in pantry, all opening to

Key facts

• Open floor plan
• Private usable lot
• Tall ceilings

Tags

• PRIVATE USABLE LOT
• TWO PORCHES
• NO HOA
• TALL CEILINGS
• OPEN FLOOR PLAN
• HUGE CENTER ISLAND

Property features AI

Finance

• Other: Riding trail nearby

Exterior

• Parking: Driveway parking; Level driveway; Kitchen-level parking area; Total of 8 parking spaces; Open parking available
• Utilities: Well water; Septic tank; Cable available; Electricity available; Phone available
• Home design: One-level home; New construction; Other ownership type; Accessible closets, doors, and entrance; Private gravel road frontage
• Construction: Vinyl siding exterior; Composition roof; Slab foundation; Built as new construction
• Exterior features: Deck; Front porch; Rear porch; Other exterior features

Interior

• Kitchen: Eat-in kitchen with view to family room; Walk-in pantry; Pantry; Solid surface countertops; Electric oven; Refrigerator
• Bedrooms: Master bedroom on the main level; Three main-level bedrooms
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms; Master bathroom with double vanity and separate tub and shower
• Heating & cooling: Central heating; Central air conditioning
• Interior features: 10-foot ceilings on the main level; Walk-in closets; Insulated windows; No shared/common walls
• Laundry & utility: Main-level laundry room; Mud room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-383 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (19.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (29.5% below list).
• Recommended offer: $201k (29.5% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 1.8% in Ellijay — 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 71/100 on livability (#85 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, schools D-, amenities F.
• Gilmer County (rural): math 39% / reading 36% proficiency, ranked #56 of 174 in GA (top 32%) — 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.
• Market conditions: 314 active listings in the ZIP; 176 units permitted in Gilmer County in 2024 (74 in 5+ unit buildings).

Forward outlook

• In year one you build about $30k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• Gilmer County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$49k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

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

Recommended offer $200,853 (29.5% 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 38 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.70% ✗
• Cap rate: 4.68%
• Cash-on-cash: -5.76%
• DSCR: 0.74
• GRM: 11.8

CMA / ARV

• ARV (median comp): $289,531
• List price: $285,000
• Delta: -1.56%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.2%
• Equity multiple: 2.64×
• Total profit: $130,866
• Equity at exit: $256,751

10-year hold

• IRR: 18.5%
• Equity multiple: 6.07×
• Total profit: $404,614
• Equity at exit: $553,692

Cash invested: $79,800 (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 30175

• Home prices YoY: 9.8%
• Active inventory: 314
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,009 medium
• Mortgage (P&I): −$1,495
• Tax est. 1.5%: −$356 /mo · $4,275/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-383

Break-even live

Break-even rent $2,493

Max offer price $229,604

Occupancy floor —

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-08
   days on market $285,000 Active 38 DOM
2. 2026-06-07
   days on market $285,000 Active 37 DOM
3. 2026-06-05
   days on market $285,000 Active 34 DOM
4. 2026-06-03
   days on market $285,000 Active 33 DOM
5. 2026-06-02
   days on market $285,000 Active 32 DOM
6. 2026-06-01
   days on market $285,000 Active 31 DOM
7. 2026-05-31
   days on market $285,000 Active 30 DOM
8. 2026-05-31
   days on market $285,000 Active 29 DOM
9. 2026-05-01
   listed $285,000 New 1826-char remark
10. 2026-05-01
    listed $285,000 Active 1826-char remark
11. 2026-04-30
    listed $285,000 Active
12. 2026-04-16
    historical
13. 2025-10-23
    listed $285,000 Active
14. 2025-10-23
    listed $285,000 New

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 6 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,102
• − Mortgage interest: −$15,964
• − Property taxes: −$4,275
• − Insurance: −$1,425
• − Repairs & maintenance: −$1,928
• − Management: −$1,928
• − Depreciation: −$8,291
• Taxable loss: −$9,709
• Est. tax savings @ 24.0%: +$2,330
• After-tax cash flow: $-2,264/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: Gilmer County
• NCES district ID: 1302340
• Math proficiency: 39% ▼ -7.00%
• Reading proficiency: 36% ▼ -6.00%
• Median HH income: $40,473
• Composite: 31.53/100
• National rank: #5961
• State rank: #56 of 174 in GA

Livability — Ellijay

• Score: 71/100
• State rank: #85
• US rank: #7087

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,086

Population outlook (Gilmer County) Hauer SSP2

• Today (2025): 31,466 people
• By 2030: 32,199 · +2.3%
• By 2040: 33,034 · +5.0%
• By 2050: 33,266 · +5.7%
• By 2075: 33,686 · +7.1%
• By 2100: 33,792 · +7.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 4% Slovak 3% Serbian 3%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Gilmer

• 2024 margin: Solid R (+62.6) · D 18.5% · R 81.0%
• 2008→2024 swing: -10.6pp toward R · 2008: -52.0pp · 2024: -62.6pp
• All cycles: 2024: R+62.6 2020: R+63.5 2016: R+66.9 2012: R+63.3 2008: R+52.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 33.86%
• Current HPI: 380.3811
• 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

+0.0% since first listed

8 events — show timeline

• 2026-06-08 Listing Removed — GAMLS
• 2026-06-08 Listing Removed — FMLS
• 2026-05-01 Listed $285,000 GAMLS
• 2026-05-01 Listed $285,000 FMLS
• 2026-04-30 Listed $285,000 NEGBOR
• 2026-04-16 Listing Removed — GAMLS
• 2025-10-23 Listed $285,000 GAMLS
• 2025-10-23 Listed $285,000 NEGBOR