519 E Valley Rd NE · White, GA 30171

$450,000

3 bd · 2.0 ba · 2,538 sqft · SingleFamily public records · 363 Days on market

Built 1989 6.12 ac lot $177/sqft · 23% below area Est $584k · 23% under

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +6.6/30.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.9/10.0

Listing remarks MLS

Tucked away on 6.12 peaceful acres in Rydal, this inviting log cabin offers the perfect blend of rustic charm and flexible living space. With 4 bedrooms, 3 full baths and 1 half bath , additional loft areas, there is room for everyone- whether your need space for working from home, entertaining guests, or simply relaxing. This home showcases soaring ceilings, warm wood finishes, exposed wooden beams and windows that frame the stunning view of Pine Log Mountain. The main level offers a kitchen, living room, dining area, bedroom and 1 and half baths. Upstairs offers oversized master suite with 2 walk-in closets, separate tub and soaking tub with double vanity and 2 additional bedrooms and a bath. Whether you're dreaming of a quiet homestead or a weekend escape from the city, this property delivers privacy, beauty, and endless potential. Schedule your tour today and see what make this one-of-a-kind property so special.

Key facts

• 6.12 acre lot
• 2 garage spots
• Built 1989

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $450k.

Deal economics

• At list price, monthly cash flow is $-732 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $321k (28.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $267k (40.6% below list).
• Recommended offer: $267k (40.6% below list) — sets the bar for 1% rule.
• Cap rate 4.3% vs local median 3.0% in White — 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 69/100 on livability (#120 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: employment C-, crime D+, schools F.
• Bartow County (rural): math 33% / reading 34% proficiency, ranked #70 of 174 in GA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 80 active listings in the ZIP; 1,618 units permitted in Bartow County in 2024 (265 in 5+ unit buildings).

Forward outlook

• In year one you build about $48k of equity ($3k loan paydown + $45k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$77k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 363 days — a 12% lower offer ($396k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask has dropped $98k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $450k implies a 500% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $267,377 (40.6% 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 363 days. Have you received any prior offers? Is the seller open to a 41% 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. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.59% ✗
• Cap rate: 4.34%
• Cash-on-cash: -6.97%
• DSCR: 0.69
• GRM: 14.0

CMA / ARV

• ARV (median comp): $583,786
• List price: $450,000
• Delta: -22.92%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
555 E Valley Rd NE	0.09mi	4/2.5 (+1)	2,400 (-5%)	12mo	$557,000	$232	69
680 E Valley Rd NE	0.71mi	4/2.5 (+1)	2,250 (-11%)	2mo	$610,000	$271	40

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

Projected returns pro-forma

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

5-year hold

• IRR: 19.3%
• Equity multiple: 2.57×
• Total profit: $198,349
• Equity at exit: $405,396

10-year hold

• IRR: 17.8%
• Equity multiple: 5.92×
• Total profit: $620,515
• Equity at exit: $874,251

Cash invested: $126,000 (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 30171

• Home prices YoY: 6.7%
• Active inventory: 80
• Price-to-rent: 14.0×

Monthly cashflow live

• Estimated rent: $2,674 medium
• Mortgage (P&I): −$2,360
• Tax from tax record: −$297 /mo · $3,561/yr
• Insurance: −$188
• HOA: −$0
• Vacancy / Maint / Mgmt: −$561
• Net cashflow: $-732

Break-even live

Break-even rent $3,600

Max offer price $320,722

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-18
   days on market $450,000 Active 363 DOM
2. 2026-06-17
   days on market $450,000 Active 362 DOM
3. 2026-06-16
   days on market $450,000 Active 361 DOM
4. 2026-06-15
   days on market $450,000 Active 360 DOM
5. 2026-06-13
   days on market $450,000 Active 358 DOM
6. 2026-06-09
   days on market $450,000 Active 354 DOM
7. 2026-06-08
   days on market $450,000 Active 353 DOM
8. 2026-06-07
   days on market $450,000 Active 352 DOM
9. 2026-06-04
   days on market $450,000 Active 349 DOM
10. 2026-06-03
    days on market $450,000 Active 348 DOM
11. 2026-06-02
    days on market $450,000 Active 347 DOM
12. 2026-06-01
    days on market $450,000 Active 346 DOM
13. 2026-05-31
    days on market $450,000 Active 345 DOM
14. 2025-07-30
    price $499,000 931-char remark

    Show marketing remark (931 chars)

    Tucked away on 6.12 peaceful acres in Rydal, this inviting log cabin offers the perfect blend of rustic charm and flexible living space. With 4 bedrooms, 3 full baths and 1 half bath , additional loft areas, there is room for everyone- whether your need space for working from home, entertaining guests, or simply relaxing. This home showcases soaring ceilings, warm wood finishes, exposed wooden beams and windows that frame the stunning view of Pine Log Mountain. The main level offers a kitchen, living room, dining area, bedroom and 1 and half baths. Upstairs offers oversized master suite with 2 walk-in closets, separate tub and soaking tub with double vanity and 2 additional bedrooms and a bath. Whether you're dreaming of a quiet homestead or a weekend escape from the city, this property delivers privacy, beauty, and endless potential. Schedule your tour today and see what make this one-of-a-kind property so special.

15. 2025-07-30
    price $499,000 931-char remark

    Show marketing remark (931 chars)

    Tucked away on 6.12 peaceful acres in Rydal, this inviting log cabin offers the perfect blend of rustic charm and flexible living space. With 4 bedrooms, 3 full baths and 1 half bath , additional loft areas, there is room for everyone- whether your need space for working from home, entertaining guests, or simply relaxing. This home showcases soaring ceilings, warm wood finishes, exposed wooden beams and windows that frame the stunning view of Pine Log Mountain. The main level offers a kitchen, living room, dining area, bedroom and 1 and half baths. Upstairs offers oversized master suite with 2 walk-in closets, separate tub and soaking tub with double vanity and 2 additional bedrooms and a bath. Whether you're dreaming of a quiet homestead or a weekend escape from the city, this property delivers privacy, beauty, and endless potential. Schedule your tour today and see what make this one-of-a-kind property so special.

16. 2025-07-09
    price $528,000 931-char remark

    Show marketing remark (931 chars)

    Tucked away on 6.12 peaceful acres in Rydal, this inviting log cabin offers the perfect blend of rustic charm and flexible living space. With 4 bedrooms, 3 full baths and 1 half bath , additional loft areas, there is room for everyone- whether your need space for working from home, entertaining guests, or simply relaxing. This home showcases soaring ceilings, warm wood finishes, exposed wooden beams and windows that frame the stunning view of Pine Log Mountain. The main level offers a kitchen, living room, dining area, bedroom and 1 and half baths. Upstairs offers oversized master suite with 2 walk-in closets, separate tub and soaking tub with double vanity and 2 additional bedrooms and a bath. Whether you're dreaming of a quiet homestead or a weekend escape from the city, this property delivers privacy, beauty, and endless potential. Schedule your tour today and see what make this one-of-a-kind property so special.

17. 2025-07-09
    price $528,000 931-char remark

    Show marketing remark (931 chars)

    Tucked away on 6.12 peaceful acres in Rydal, this inviting log cabin offers the perfect blend of rustic charm and flexible living space. With 4 bedrooms, 3 full baths and 1 half bath , additional loft areas, there is room for everyone- whether your need space for working from home, entertaining guests, or simply relaxing. This home showcases soaring ceilings, warm wood finishes, exposed wooden beams and windows that frame the stunning view of Pine Log Mountain. The main level offers a kitchen, living room, dining area, bedroom and 1 and half baths. Upstairs offers oversized master suite with 2 walk-in closets, separate tub and soaking tub with double vanity and 2 additional bedrooms and a bath. Whether you're dreaming of a quiet homestead or a weekend escape from the city, this property delivers privacy, beauty, and endless potential. Schedule your tour today and see what make this one-of-a-kind property so special.

18. 2025-06-20
    listed $548,208 Active 931-char remark

    Show marketing remark (931 chars)

    Tucked away on 6.12 peaceful acres in Rydal, this inviting log cabin offers the perfect blend of rustic charm and flexible living space. With 4 bedrooms, 3 full baths and 1 half bath , additional loft areas, there is room for everyone- whether your need space for working from home, entertaining guests, or simply relaxing. This home showcases soaring ceilings, warm wood finishes, exposed wooden beams and windows that frame the stunning view of Pine Log Mountain. The main level offers a kitchen, living room, dining area, bedroom and 1 and half baths. Upstairs offers oversized master suite with 2 walk-in closets, separate tub and soaking tub with double vanity and 2 additional bedrooms and a bath. Whether you're dreaming of a quiet homestead or a weekend escape from the city, this property delivers privacy, beauty, and endless potential. Schedule your tour today and see what make this one-of-a-kind property so special.

19. 2025-06-20
    historical

    Show marketing remark (931 chars)

    Tucked away on 6.12 peaceful acres in Rydal, this inviting log cabin offers the perfect blend of rustic charm and flexible living space. With 4 bedrooms, 3 full baths and 1 half bath , additional loft areas, there is room for everyone- whether your need space for working from home, entertaining guests, or simply relaxing. This home showcases soaring ceilings, warm wood finishes, exposed wooden beams and windows that frame the stunning view of Pine Log Mountain. The main level offers a kitchen, living room, dining area, bedroom and 1 and half baths. Upstairs offers oversized master suite with 2 walk-in closets, separate tub and soaking tub with double vanity and 2 additional bedrooms and a bath. Whether you're dreaming of a quiet homestead or a weekend escape from the city, this property delivers privacy, beauty, and endless potential. Schedule your tour today and see what make this one-of-a-kind property so special.

20. 2025-06-03
    historical $548,208 931-char remark

    Show marketing remark (931 chars)

    Tucked away on 6.12 peaceful acres in Rydal, this inviting log cabin offers the perfect blend of rustic charm and flexible living space. With 4 bedrooms, 3 full baths and 1 half bath , additional loft areas, there is room for everyone- whether your need space for working from home, entertaining guests, or simply relaxing. This home showcases soaring ceilings, warm wood finishes, exposed wooden beams and windows that frame the stunning view of Pine Log Mountain. The main level offers a kitchen, living room, dining area, bedroom and 1 and half baths. Upstairs offers oversized master suite with 2 walk-in closets, separate tub and soaking tub with double vanity and 2 additional bedrooms and a bath. Whether you're dreaming of a quiet homestead or a weekend escape from the city, this property delivers privacy, beauty, and endless potential. Schedule your tour today and see what make this one-of-a-kind property so special.

21. 2025-06-02
    listed $548,208 New 931-char remark

    Show marketing remark (931 chars)

    Tucked away on 6.12 peaceful acres in Rydal, this inviting log cabin offers the perfect blend of rustic charm and flexible living space. With 4 bedrooms, 3 full baths and 1 half bath , additional loft areas, there is room for everyone- whether your need space for working from home, entertaining guests, or simply relaxing. This home showcases soaring ceilings, warm wood finishes, exposed wooden beams and windows that frame the stunning view of Pine Log Mountain. The main level offers a kitchen, living room, dining area, bedroom and 1 and half baths. Upstairs offers oversized master suite with 2 walk-in closets, separate tub and soaking tub with double vanity and 2 additional bedrooms and a bath. Whether you're dreaming of a quiet homestead or a weekend escape from the city, this property delivers privacy, beauty, and endless potential. Schedule your tour today and see what make this one-of-a-kind property so special.

22. 2025-06-02
    listed $548,208 New

    Show marketing remark (931 chars)

    Tucked away on 6.12 peaceful acres in Rydal, this inviting log cabin offers the perfect blend of rustic charm and flexible living space. With 4 bedrooms, 3 full baths and 1 half bath , additional loft areas, there is room for everyone- whether your need space for working from home, entertaining guests, or simply relaxing. This home showcases soaring ceilings, warm wood finishes, exposed wooden beams and windows that frame the stunning view of Pine Log Mountain. The main level offers a kitchen, living room, dining area, bedroom and 1 and half baths. Upstairs offers oversized master suite with 2 walk-in closets, separate tub and soaking tub with double vanity and 2 additional bedrooms and a bath. Whether you're dreaming of a quiet homestead or a weekend escape from the city, this property delivers privacy, beauty, and endless potential. Schedule your tour today and see what make this one-of-a-kind property so special.

23. 2016-02-10
    price $73,260
24. 2012-09-24
    historical
25. 2012-09-21
    soldstatus $75,000 Sold
26. 2012-08-28
    price $75,000
27. 2012-08-28
    price $73,260
28. 2012-08-28
    price $973,260
29. 2012-06-20
    status Pending
30. 2012-06-14
    historical Contingent - Due Diligence
31. 2012-06-02
    listed $73,260 Active
32. 2002-02-26
    soldstatus $65,000
33. 1988-08-01
    soldstatus $27,000

ⓘ 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: $3,561 · $297/mo
• Projected year-2 tax: $4,140 · $345/mo
• Expected delta: +$579/yr (+$48/mo · 16.3%)

ⓘ 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 5/10 Major 7 d/yr ≥100°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,085
• − Mortgage interest: −$25,207
• − Property taxes: −$3,561
• − Insurance: −$2,250
• − Repairs & maintenance: −$2,567
• − Management: −$2,567
• − Depreciation: −$13,091
• Taxable loss: −$17,157
• Est. tax savings @ 24.0%: +$4,118
• After-tax cash flow: $-4,664/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: Bartow County
• NCES district ID: 1300330
• Math proficiency: 33% ▼ -8.00%
• Reading proficiency: 34% ▼ -7.00%
• Median HH income: $50,596
• Composite: 29.16/100
• National rank: #6577
• State rank: #70 of 174 in GA

Livability — White

• Score: 69/100
• State rank: #120
• US rank: #8652

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,937

Population outlook (Bartow County) Hauer SSP2

• Today (2025): 107,887 people
• By 2030: 109,594 · +1.6%
• By 2040: 111,038 · +2.9%
• By 2050: 109,046 · +1.1%
• By 2075: 99,484 · -7.8%
• By 2100: 83,431 · -22.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Black 3% Two or more races 2%
• Common ancestry: Romanian 4% Serbian 2% Lithuanian 1%
• Languages at home: 98% English-only · Spanish 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Bartow

• 2024 margin: Solid R (+51.0) · D 24.2% · R 75.2%
• 2008→2024 swing: -5.8pp toward R · 2008: -45.2pp · 2024: -51.0pp
• All cycles: 2024: R+51.0 2020: R+50.7 2016: R+55.2 2012: R+51.7 2008: R+45.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 25.54%
• Current HPI: 406.79
• 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

+1748.1% since first listed

20 events — show timeline

• 2025-07-30 Price Changed $499,000 GAMLS
• 2025-07-30 Price Changed $499,000 FMLS
• 2025-07-09 Price Changed $528,000 GAMLS
• 2025-07-09 Price Changed $528,000 FMLS
• 2025-06-20 Listed $548,208 FMLS
• 2025-06-20 Listing Removed — GAMLS
• 2025-06-03 Coming Soon $548,208 FMLS
• 2025-06-02 Listed $548,208 GAMLS
• 2025-06-02 Listed $548,208 GAMLS
• 2016-02-10 Price Changed $73,260 FMLS
• 2012-09-24 Listing Removed — FMLS
• 2012-09-21 Sold (MLS) $75,000 FMLS
• 2012-08-28 Price Changed $75,000 FMLS
• 2012-08-28 Price Changed $73,260 FMLS
• 2012-08-28 Price Changed $973,260 FMLS
• 2012-06-20 Pending — FMLS
• 2012-06-14 Contingent — FMLS
• 2012-06-02 Listed $73,260 FMLS
• 2002-02-26 Sold (Public Records) $65,000 Public Records
• 1988-08-01 Sold (Public Records) $27,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $3,561 · +10.2% YoY. Source: county tax records.