1262 Maple Grove Rd · Morganton, GA 30560

$339,900

3 bd · 2.0 ba · 1,104 sqft · SingleFamily public records · 78 Days on market

Built 1988 2.00 ac lot $308/sqft · 40% below area Est $567k · 40% 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 +21.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +4.2/10.0
• 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

GREAT INVESTMENT OPPORTUNITY. .. .. .This property offers Two homes and is situated on 2.0 Acres. .. .. .. .. Each with its own unique features and amenities. The first home is a recently renovated chalet type residence with 1 Bedroom and 1 Bath. It has been meticulously updated to include a new roof, new flooring, fresh paint, and a stunning kitchen. Dining and Living Room, Sunroom, Enclosed Porch area and Screened in Porch and Open Deck. 2 Car Garage area in Basement, Workshop area, and Laundry Room and includes Appliances. Throughout the home, you will find various renovations that have created a warm and welcoming ambiance. The second home on the property is a 2 bedrooms, 1 bath mobile home with laminate flooring, central heat and window A/C included Appliances and was built in 2000. This property sits on 2 acres of land, providing plenty of space for outdoor activities and relaxation. The level yard is perfect for gardening, landscaping, or simply spending time outdoors. The property also includes a garden spot, allowing owners to cultivate their own fresh produce.

Key facts

• Fresh paint
• New flooring
• 2 acres

Tags

• TWO HOMES
• 2 ACRES
• RECENTLY RENOVATED
• NEW ROOF
• NEW FLOORING
• FRESH PAINT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $476 ($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 $314k (7.6% below list).
• Recommended offer: $314k (7.6% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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; 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

• It's been on market 78 days — a 6% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $59k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; list at $340k implies a 1323% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $314,145 (7.6% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 8% 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. 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?
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: 0.92% ✗
• Cap rate: 7.97%
• Cash-on-cash: 6.00%
• DSCR: 1.27
• GRM: 9.0

CMA / ARV

• ARV (median comp): $566,778
• List price: $339,900
• Delta: -40.03%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -7.1%
• Equity multiple: 0.74×
• Total profit: $-24,915
• Equity at exit: $50,680

10-year hold

• IRR: 2.5%
• Equity multiple: 1.18×
• Total profit: $16,690
• 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: 9.0×

Monthly cashflow live

• Estimated rent: $3,141 medium
• Mortgage (P&I): −$1,782
• Tax from tax record: −$81 /mo · $978/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$660
• Net cashflow: $476

Break-even live

Break-even rent $2,539

Max offer price $339,900

Occupancy floor 80%

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: —

Listing history 25 events

1. 2026-06-18
   days on market $339,900 Active 78 DOM
2. 2026-06-17
   days on market $339,900 Active 77 DOM
3. 2026-06-16
   days on market $339,900 Active 76 DOM
4. 2026-06-15
   days on market $339,900 Active 75 DOM
5. 2026-06-14
   days on market $339,900 Active 73 DOM
6. 2026-06-13
   days on market $339,900 Active 72 DOM
7. 2026-06-10
   days on market $339,900 Active 70 DOM
8. 2026-06-09
   days on market $339,900 Active 69 DOM
9. 2026-06-08
   days on market $339,900 Active 68 DOM
10. 2026-06-07
    days on market $339,900 Active 67 DOM
11. 2026-06-05
    days on market $339,900 Active 64 DOM
12. 2026-06-03
    days on market $339,900 Active 63 DOM
13. 2026-06-02
    days on market $339,900 Active 62 DOM
14. 2026-06-01
    days on market $339,900 Active 61 DOM
15. 2026-05-31
    days on market $339,900 Active 60 DOM
16. 2026-05-31
    days on market $339,900 Active 59 DOM
17. 2026-04-01
    status Active 1087-char remark

    Show marketing remark (1087 chars)

    GREAT INVESTMENT OPPORTUNITY. .. .. .This property offers Two homes and is situated on 2.0 Acres. .. .. .. .. Each with its own unique features and amenities. The first home is a recently renovated chalet type residence with 1 Bedroom and 1 Bath. It has been meticulously updated to include a new roof, new flooring, fresh paint, and a stunning kitchen. Dining and Living Room, Sunroom, Enclosed Porch area and Screened in Porch and Open Deck. 2 Car Garage area in Basement, Workshop area, and Laundry Room and includes Appliances. Throughout the home, you will find various renovations that have created a warm and welcoming ambiance. The second home on the property is a 2 bedrooms, 1 bath mobile home with laminate flooring, central heat and window A/C included Appliances and was built in 2000. This property sits on 2 acres of land, providing plenty of space for outdoor activities and relaxation. The level yard is perfect for gardening, landscaping, or simply spending time outdoors. The property also includes a garden spot, allowing owners to cultivate their own fresh produce.

18. 2026-02-03
    status Active 1087-char remark

    Show marketing remark (1087 chars)

    GREAT INVESTMENT OPPORTUNITY. .. .. .This property offers Two homes and is situated on 2.0 Acres. .. .. .. .. Each with its own unique features and amenities. The first home is a recently renovated chalet type residence with 1 Bedroom and 1 Bath. It has been meticulously updated to include a new roof, new flooring, fresh paint, and a stunning kitchen. Dining and Living Room, Sunroom, Enclosed Porch area and Screened in Porch and Open Deck. 2 Car Garage area in Basement, Workshop area, and Laundry Room and includes Appliances. Throughout the home, you will find various renovations that have created a warm and welcoming ambiance. The second home on the property is a 2 bedrooms, 1 bath mobile home with laminate flooring, central heat and window A/C included Appliances and was built in 2000. This property sits on 2 acres of land, providing plenty of space for outdoor activities and relaxation. The level yard is perfect for gardening, landscaping, or simply spending time outdoors. The property also includes a garden spot, allowing owners to cultivate their own fresh produce.

19. 2025-10-01
    price $339,900 1087-char remark

    Show marketing remark (1087 chars)

    GREAT INVESTMENT OPPORTUNITY. .. .. .This property offers Two homes and is situated on 2.0 Acres. .. .. .. .. Each with its own unique features and amenities. The first home is a recently renovated chalet type residence with 1 Bedroom and 1 Bath. It has been meticulously updated to include a new roof, new flooring, fresh paint, and a stunning kitchen. Dining and Living Room, Sunroom, Enclosed Porch area and Screened in Porch and Open Deck. 2 Car Garage area in Basement, Workshop area, and Laundry Room and includes Appliances. Throughout the home, you will find various renovations that have created a warm and welcoming ambiance. The second home on the property is a 2 bedrooms, 1 bath mobile home with laminate flooring, central heat and window A/C included Appliances and was built in 2000. This property sits on 2 acres of land, providing plenty of space for outdoor activities and relaxation. The level yard is perfect for gardening, landscaping, or simply spending time outdoors. The property also includes a garden spot, allowing owners to cultivate their own fresh produce.

20. 2025-10-01
    status Active 1087-char remark

    Show marketing remark (1087 chars)

    GREAT INVESTMENT OPPORTUNITY. .. .. .This property offers Two homes and is situated on 2.0 Acres. .. .. .. .. Each with its own unique features and amenities. The first home is a recently renovated chalet type residence with 1 Bedroom and 1 Bath. It has been meticulously updated to include a new roof, new flooring, fresh paint, and a stunning kitchen. Dining and Living Room, Sunroom, Enclosed Porch area and Screened in Porch and Open Deck. 2 Car Garage area in Basement, Workshop area, and Laundry Room and includes Appliances. Throughout the home, you will find various renovations that have created a warm and welcoming ambiance. The second home on the property is a 2 bedrooms, 1 bath mobile home with laminate flooring, central heat and window A/C included Appliances and was built in 2000. This property sits on 2 acres of land, providing plenty of space for outdoor activities and relaxation. The level yard is perfect for gardening, landscaping, or simply spending time outdoors. The property also includes a garden spot, allowing owners to cultivate their own fresh produce.

21. 2024-12-16
    price $359,900
22. 2024-09-17
    price $379,900
23. 2024-04-02
    listed $349,900 Active 1087-char remark

    Show marketing remark (1087 chars)

    GREAT INVESTMENT OPPORTUNITY. .. .. .This property offers Two homes and is situated on 2.0 Acres. .. .. .. .. Each with its own unique features and amenities. The first home is a recently renovated chalet type residence with 1 Bedroom and 1 Bath. It has been meticulously updated to include a new roof, new flooring, fresh paint, and a stunning kitchen. Dining and Living Room, Sunroom, Enclosed Porch area and Screened in Porch and Open Deck. 2 Car Garage area in Basement, Workshop area, and Laundry Room and includes Appliances. Throughout the home, you will find various renovations that have created a warm and welcoming ambiance. The second home on the property is a 2 bedrooms, 1 bath mobile home with laminate flooring, central heat and window A/C included Appliances and was built in 2000. This property sits on 2 acres of land, providing plenty of space for outdoor activities and relaxation. The level yard is perfect for gardening, landscaping, or simply spending time outdoors. The property also includes a garden spot, allowing owners to cultivate their own fresh produce.

24. 2024-04-02
    listed $399,000 Active

    Show marketing remark (1087 chars)

    GREAT INVESTMENT OPPORTUNITY. .. .. .This property offers Two homes and is situated on 2.0 Acres. .. .. .. .. Each with its own unique features and amenities. The first home is a recently renovated chalet type residence with 1 Bedroom and 1 Bath. It has been meticulously updated to include a new roof, new flooring, fresh paint, and a stunning kitchen. Dining and Living Room, Sunroom, Enclosed Porch area and Screened in Porch and Open Deck. 2 Car Garage area in Basement, Workshop area, and Laundry Room and includes Appliances. Throughout the home, you will find various renovations that have created a warm and welcoming ambiance. The second home on the property is a 2 bedrooms, 1 bath mobile home with laminate flooring, central heat and window A/C included Appliances and was built in 2000. This property sits on 2 acres of land, providing plenty of space for outdoor activities and relaxation. The level yard is perfect for gardening, landscaping, or simply spending time outdoors. The property also includes a garden spot, allowing owners to cultivate their own fresh produce.

25. 2005-05-10
    soldstatus $23,884

ⓘ 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: $978 · $81/mo
• Projected year-2 tax: $3,127 · $261/mo
• Expected delta: +$2,149/yr (+$179/mo · 219.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 18 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: $37,697
• − Mortgage interest: −$19,040
• − Property taxes: −$978
• − Insurance: −$1,700
• − Repairs & maintenance: −$3,016
• − Management: −$3,016
• − Depreciation: −$9,888
• Taxable income: $61
• Est. tax owed @ 24.0%: −$15
• After-tax cash flow: $5,699/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

+1323.1% since first listed

9 events — show timeline

• 2026-04-01 Relisted — NEGBOR
• 2026-02-03 Relisted — NEGBOR
• 2025-10-01 Price Changed $339,900 NEGBOR
• 2025-10-01 Relisted — NEGBOR
• 2024-12-16 Price Changed $359,900 NEGBOR
• 2024-09-17 Price Changed $379,900 NEGBOR
• 2024-04-02 Listed $399,000 NEGBOR
• 2024-04-02 Listed $349,900 NEGBOR
• 2005-05-10 Sold (Public Records) $23,884 Public Records

Property tax history

+3.9%/yr

Latest (2025): $978 · -1.0% YoY. Source: county tax records.