153 Prather Bridge Rd · Toccoa, GA 30577

$130,000

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 14 Days on market

Built 1935 10,454 sqft lot $129/sqft · 28% below area Est $180k · 28% 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 +17.6/30.0
• ARV discount +15.0/15.0
• Appreciation +8.1/10.0
• DSCR +5.5/10.0
• 1% rule +4.0/10.0
• Livability +3.4/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Back on the market due to no fault of the home! This 2-bedroom, 1-bath home is a solid option for anyone looking to get into homeownership without stretching their budget. Priced at $130,000, it offers simplicity, hardwood floors, and a vintage kitchen that adds a bit of character you don't find in newer homes. The layout is straightforward and easy to live in, with enough space to keep things manageable without feeling cramped. It's a home you can move into and use from day one, while taking your time deciding what-if anything-you want to change. Have peace of mind knowing that the roof was replaced just 3 years ago, the house has all new plumbing, and new natural gas lines. Conveniently l

Key facts

• Vintage kitchen
• Hardwood floors
• Roof replaced

Tags

• HARDWOOD FLOORS
• VINTAGE KITCHEN
• ROOF REPLACED
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Lot about 0.24 acres
• HOA & community: No homeowners association

Exterior

• Parking: Carport (2 spaces)
• Utilities: Public water; Public sewer / sewer connected; Electricity available; Natural gas available; High speed internet available
• Home design: Single family house; Resale property; Built in 1935; Corner city lot, open lot
• Construction: Composition roof; Other construction materials; Crawl space foundation
• Exterior features: Front porch

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Natural gas heating; Window cooling units
• Interior features: One-level living; Public-record living area 1008; Crawl space basement; Separate dining room
• Laundry & utility: Washer; Dryer; Laundry area (other)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $101 ($1k/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 $116k (10.4% below list).
• Recommended offer: $116k (10.4% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 3.4% in Toccoa — 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 68/100 on livability (#131 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D-, amenities F, commute F.
• Stephens County (rural): math 34% / reading 34% proficiency, ranked #74 of 174 in GA (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 226 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 52 units permitted in Stephens County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($899 loan paydown + $8k appreciation (6.2% local appreciation)).
• Stephens County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.2% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts; this cycle's ask is 8% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,491 (10.4% below list)

Questions for the listing agent

1. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.90% ✗
• Cap rate: 7.23%
• Cash-on-cash: 3.34%
• DSCR: 1.15
• GRM: 9.3

CMA / ARV

• ARV (median comp): $180,167
• List price: $130,000
• Delta: -27.84%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
153 Prather Bridge Rd	0.00mi	2/1.0	1,008 (0%)	0mo	$125,000	$124	100
145 Alban Ct	0.28mi	2/1.0	992 (-2%)	8mo	$120,000	$121	77
31 Craig St	0.03mi	3/1.0 (+1)	1,148 (+14%)	4mo	$180,000	$157	67
998 Rosedale St	0.34mi	3/1.0 (+1)	1,080 (+7%)	3mo	$212,000	$196	65
239 E Doyle St	0.29mi	2/1.5	1,152 (+14%)	3mo	$211,500	$184	58
83 Irene St	0.73mi	2/1.0	1,078 (+7%)	4mo	$160,000	$148	51
63 Park St	0.32mi	2/1.0	876 (-13%)	17mo	$135,000	$154	49
108 Hill Pl	0.67mi	2/1.0	960 (-5%)	15mo	$125,000	$130	49
249 S Hill St	0.70mi	2/1.0	896 (-11%)	5mo	$179,000	$200	44
239 E Currahee St	0.45mi	3/1.0 (+1)	1,148 (+14%)	11mo	$75,000	$65	42
143 Mitchell St	0.34mi	2/2.0	1,140 (+13%)	22mo	$198,500	$174	40
1222 E Tugalo St	0.69mi	2/2.0	1,152 (+14%)	5mo	$85,000	$74	36

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

Projected returns pro-forma

6.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.7%
• Equity multiple: 2.26×
• Total profit: $45,925
• Equity at exit: $83,819

10-year hold

• IRR: 18.1%
• Equity multiple: 4.56×
• Total profit: $129,478
• Equity at exit: $153,844

Cash invested: $36,400 (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 30577

• Home prices YoY: 2.0%
• Active inventory: 226
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,165 high
• Mortgage (P&I): −$682
• Tax from tax record: −$83 /mo · $997/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $101

Break-even live

Break-even rent $1,037

Max offer price $130,000

Occupancy floor 86%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 Forest Ave Toccoa, GA	2.0	2.0	1000	$1,300	$1.30	23d	1	0.36mi
16 Andrews Ct Unit 101 Toccoa, GA	1.0	1.0	835	$950	$1.14	19d	1	0.57mi
37 Andrews Ct Unit 103 Toccoa, GA	1.0	1.0	825	$795	$0.96	23d	1	0.59mi
44 Andrews Ct Unit 103 Toccoa, GA	1.0	1.0	835	$895	$1.07	3d	1	0.62mi
161 S Pine St Toccoa, GA	3.0	1.0	1110	$1,195	$1.08	43d	1	1.05mi

Listing history 5 events

1. 2026-05-12
   status Under Contract 931-char remark
2. 2026-05-07
   status Back On Market 931-char remark
3. 2026-04-29
   status Under Contract 931-char remark
4. 2026-03-31
   listed $120,000 New 931-char remark
5. 2008-03-24
   soldstatus $50,000

ⓘ 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: $997 · $83/mo
• Projected year-2 tax: $1,196 · $100/mo
• Expected delta: +$199/yr (+$17/mo · 20.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,979
• − Mortgage interest: −$7,282
• − Property taxes: −$997
• − Insurance: −$650
• − Repairs & maintenance: −$1,118
• − Management: −$1,118
• − Depreciation: −$3,782
• Taxable loss: −$968
• Est. tax savings @ 24.0%: +$232
• After-tax cash flow: $1,448/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: Stephens County
• NCES district ID: 1304560
• Math proficiency: 34% ▼ -6.00%
• Reading proficiency: 34% ▼ -4.00%
• Median HH income: $38,416
• Composite: 28.42/100
• National rank: #6759
• State rank: #74 of 174 in GA

Livability — Toccoa

• Score: 68/100
• State rank: #131
• US rank: #9152

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Toccoa, GA
• County: Stephens County · 22,964 people
• City population: 22,964
• Metro: Toccoa, GA
• Population (ZIP): 22,964
• Household income: $53,818
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 594.0

Population outlook (Stephens County) Hauer SSP2

• Today (2025): 23,797 people
• By 2030: 22,785 · -4.3%
• By 2040: 20,653 · -13.2%
• By 2050: 18,745 · -21.2%
• By 2075: 14,780 · -37.9%
• By 2100: 11,079 · -53.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 12% Hispanic / Latino 4% Two or more races 4% Asian 1%
• Common ancestry: Serbian 2% Slovak 2% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Stephens

• 2024 margin: Solid R (+62.8) · D 18.4% · R 81.2%
• 2008→2024 swing: -15.4pp toward R · 2008: -47.4pp · 2024: -62.8pp
• All cycles: 2024: R+62.8 2020: R+58.7 2016: R+59.9 2012: R+53.7 2008: R+47.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.25%
• Current HPI: 320.5275
• Rent YoY: —
• Metro: Toccoa, GA
• 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

+150.0% since first listed

9 events — show timeline

• 2026-06-10 Sold (MLS) $125,000 GAMLS
• 2026-05-27 Pending — GAMLS
• 2026-05-22 Relisted — GAMLS
• 2026-05-22 Price Changed $130,000 GAMLS
• 2026-05-12 Pending — GAMLS
• 2026-05-07 Relisted — GAMLS
• 2026-04-29 Pending — GAMLS
• 2026-03-31 Listed $120,000 GAMLS
• 2008-03-24 Sold (Public Records) $50,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $997 · +39.2% YoY. Source: county tax records.