175 Antler Way · Morganton, GA 30560

$362,900

2 bd · 2.5 ba · 1,768 sqft · SingleFamily public records · 51 Days on market

Built 2005 1.73 ac lot $205/sqft · 37% below area Est $573k · 37% 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
• Cash flow +10.9/30.0
• Schools +3.3/10.0
• DSCR +3.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to your cabin in the woods! Located in the beautiful North Georgia mountains, this charming A-frame cabin sits on 1.73 acres of gently rolling land. The expansive wraparound deck allows ample space to sit and enjoy the sunsets or sip your morning coffee while looking out over the many layers of mountain ranges. Inside the home you'll enter the open concept living area, where the vaulted, beamed ceilings and stone fireplace serve as the focal point for the kitchen and living room. On the main level you'll also find a large full bathroom and laundry room, along with a bedroom that has its own access to the back deck. Upstairs is the master suite, with a full bath, vaulted ceilings, and private upper covered deck that has even better long-range views. Additionally, there is a large semi-finished basement that could serve as an extra bedroom and bathroom, along with a large storage area where the mechanicals are located. This home is ideally located with convenient access to Blue Ridge, Blairsville, wineries, dining, shopping and Lake Blue Ridge. This property would be an excellent option for a full-time home, second home, or potential short-term rental in the highly sought-after Blue Ridge market. Come check it out today to see all this home and property has to offer!

Key facts

• Master suite
• Long-range views
• Wraparound deck

Tags

• WRAPAROUND DECK
• OPEN CONCEPT LIVING AREA
• STONE FIREPLACE
• MASTER SUITE
• PRIVATE UPPER COVERED DECK
• LONG-RANGE VIEWS

Property features AI

Finance

• Other: Located on a private gravel road; GPS friendly directions

Exterior

• Parking: Driveway with open parking for up to 6 vehicles
• Utilities: Well water; Septic tank sewer; 110V and 220V electric; Underground utilities
• Home design: Two levels; Log construction; Composition roof; Concrete perimeter foundation; Resale condition; Thermostat for energy efficiency
• Construction: Log construction; Composition roof; Concrete perimeter foundation; Built as a two-story layout
• Exterior features: Covered wrap-around deck; Front yard fencing; Other exterior features

Interior

• Kitchen: Cabinets with stain finish; Laminate counters; Kitchen open to family room / view to family room; Dishwasher; Electric oven
• Bedrooms: One bedroom on the main level; One bedroom on the upper level; Bedroom with other features
• Flooring: Hardwood floors
• Bathrooms: Two full bathrooms; One full bathroom on the main level; One full bathroom on the upper level; Master bathroom with tub/shower combo
• Heating & cooling: Central heating; Central air
• Interior features: Vaulted ceilings; Double pane windows; No shared/common walls; Wood burning stove in the living room; Partial, walk-out basement with bath stubbed
• Laundry & utility: Laundry located in a bathroom; Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $363k.

Deal economics

• At list price, monthly cash flow is $-159 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $335k (7.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (30.4% below list).
• Recommended offer: $253k (30.4% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.1% 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-, crime D-, amenities F.
• 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.
• Zoned schools: East Fannin Elementary School (math 42% / reading 32%, grade F, #485 of 1,228 statewide, top 41%, 415 students, 63% FRL); Fannin County Middle School (math 41% / reading 43%, grade D-, #126 of 470 statewide, top 28%, 619 students, 53% FRL); Fannin County High School (math 27% / reading 47%, grade F, #68 of 424 statewide, top 17%, 900 students, 44% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: 310 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 $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($352k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $233k; list at $363k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $252,669 (30.4% 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 51 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 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. 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?
7. 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.
8. 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.
9. 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: 5.77%
• Cash-on-cash: -1.88%
• DSCR: 0.92
• GRM: 12.0

CMA / ARV

• ARV (median comp): $572,550
• List price: $362,900
• Delta: -36.62%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -19.5%
• Equity multiple: 0.32×
• Total profit: $-69,130
• Equity at exit: $54,110

10-year hold

• IRR: -12.3%
• Equity multiple: 0.27×
• Total profit: $-73,987
• Equity at exit: $31,377

Cash invested: $101,612 (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: 310
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,527 medium
• Mortgage (P&I): −$1,903
• Tax from tax record: −$101 /mo · $1,213/yr
• Insurance: −$151
• HOA: −$0
• Vacancy / Maint / Mgmt: −$531
• Net cashflow: $-159

Break-even live

Break-even rent $2,728

Max offer price $334,759

Occupancy floor —

Sensitivity live

Price	-10% $46	-5% $-57	+0% $-159	+5% $-262	+10% $-365
Rent	-10% $-359	-5% $-259	+0% $-159	+5% $-59	+10% $40
Rate	-1.0pp $23	-0.5pp $-67	base $-159	+0.5pp $-253	+1.0pp $-349

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: $90,725
• Closing costs: $10,887
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $362,900 Active 51 DOM
2. 2026-06-18
   days on market $362,900 Active 48 DOM
3. 2026-06-17
   pricedays on market $362,900 Active 47 DOM
4. 2026-06-16
   days on market $365,000 Active 46 DOM

   Show marketing remark (1298 chars)

   Welcome home to your cabin in the woods! Located in the beautiful North Georgia mountains, this charming A-frame cabin sits on 1.73 acres of gently rolling land. The expansive wraparound deck allows ample space to sit and enjoy the sunsets or sip your morning coffee while looking out over the many layers of mountain ranges. Inside the home you'll enter the open concept living area, where the vaulted, beamed ceilings and stone fireplace serve as the focal point for the kitchen and living room. On the main level you'll also find a large full bathroom and laundry room, along with a bedroom that has its own access to the back deck. Upstairs is the master suite, with a full bath, vaulted ceilings, and private upper covered deck that has even better long-range views. Additionally, there is a large semi-finished basement that could serve as an extra bedroom and bathroom, along with a large storage area where the mechanicals are located. This home is ideally located with convenient access to Blue Ridge, Blairsville, wineries, dining, shopping and Lake Blue Ridge. This property would be an excellent option for a full-time home, second home, or potential short-term rental in the highly sought-after Blue Ridge market. Come check it out today to see all this home and property has to offer!

5. 2026-06-15
   days on market $365,000 Active 45 DOM
6. 2026-06-14
   days on market $365,000 Active 43 DOM
7. 2026-06-13
   days on market $365,000 Active 42 DOM
8. 2026-06-10
   days on market $365,000 Active 40 DOM
9. 2026-06-09
   days on market $365,000 Active 39 DOM
10. 2026-06-08
    days on market $365,000 Active 38 DOM
11. 2026-06-07
    days on market $365,000 Active 37 DOM
12. 2026-06-05
    days on market $365,000 Active 34 DOM
13. 2026-06-03
    days on market $365,000 Active 33 DOM
14. 2026-06-02
    days on market $365,000 Active 32 DOM
15. 2026-06-01
    days on market $365,000 Active 31 DOM
16. 2026-05-31
    days on market $365,000 Active 30 DOM
17. 2026-05-31
    days on market $365,000 Active 29 DOM
18. 2026-05-11
    price $370,000 1298-char remark

    Show marketing remark (1298 chars)

    Welcome home to your cabin in the woods! Located in the beautiful North Georgia mountains, this charming A-frame cabin sits on 1.73 acres of gently rolling land. The expansive wraparound deck allows ample space to sit and enjoy the sunsets or sip your morning coffee while looking out over the many layers of mountain ranges. Inside the home you'll enter the open concept living area, where the vaulted, beamed ceilings and stone fireplace serve as the focal point for the kitchen and living room. On the main level you'll also find a large full bathroom and laundry room, along with a bedroom that has its own access to the back deck. Upstairs is the master suite, with a full bath, vaulted ceilings, and private upper covered deck that has even better long-range views. Additionally, there is a large semi-finished basement that could serve as an extra bedroom and bathroom, along with a large storage area where the mechanicals are located. This home is ideally located with convenient access to Blue Ridge, Blairsville, wineries, dining, shopping and Lake Blue Ridge. This property would be an excellent option for a full-time home, second home, or potential short-term rental in the highly sought-after Blue Ridge market. Come check it out today to see all this home and property has to offer!

19. 2026-05-11
    price $370,000 1313-char remark

    Show marketing remark (1298 chars)

    Welcome home to your cabin in the woods! Located in the beautiful North Georgia mountains, this charming A-frame cabin sits on 1.73 acres of gently rolling land. The expansive wraparound deck allows ample space to sit and enjoy the sunsets or sip your morning coffee while looking out over the many layers of mountain ranges. Inside the home you'll enter the open concept living area, where the vaulted, beamed ceilings and stone fireplace serve as the focal point for the kitchen and living room. On the main level you'll also find a large full bathroom and laundry room, along with a bedroom that has its own access to the back deck. Upstairs is the master suite, with a full bath, vaulted ceilings, and private upper covered deck that has even better long-range views. Additionally, there is a large semi-finished basement that could serve as an extra bedroom and bathroom, along with a large storage area where the mechanicals are located. This home is ideally located with convenient access to Blue Ridge, Blairsville, wineries, dining, shopping and Lake Blue Ridge. This property would be an excellent option for a full-time home, second home, or potential short-term rental in the highly sought-after Blue Ridge market. Come check it out today to see all this home and property has to offer!

20. 2026-05-01
    listed $375,000 New 1298-char remark

    Show marketing remark (1298 chars)

    Welcome home to your cabin in the woods! Located in the beautiful North Georgia mountains, this charming A-frame cabin sits on 1.73 acres of gently rolling land. The expansive wraparound deck allows ample space to sit and enjoy the sunsets or sip your morning coffee while looking out over the many layers of mountain ranges. Inside the home you'll enter the open concept living area, where the vaulted, beamed ceilings and stone fireplace serve as the focal point for the kitchen and living room. On the main level you'll also find a large full bathroom and laundry room, along with a bedroom that has its own access to the back deck. Upstairs is the master suite, with a full bath, vaulted ceilings, and private upper covered deck that has even better long-range views. Additionally, there is a large semi-finished basement that could serve as an extra bedroom and bathroom, along with a large storage area where the mechanicals are located. This home is ideally located with convenient access to Blue Ridge, Blairsville, wineries, dining, shopping and Lake Blue Ridge. This property would be an excellent option for a full-time home, second home, or potential short-term rental in the highly sought-after Blue Ridge market. Come check it out today to see all this home and property has to offer!

21. 2026-05-01
    listed $375,000 Active 1313-char remark

    Show marketing remark (1298 chars)

    Welcome home to your cabin in the woods! Located in the beautiful North Georgia mountains, this charming A-frame cabin sits on 1.73 acres of gently rolling land. The expansive wraparound deck allows ample space to sit and enjoy the sunsets or sip your morning coffee while looking out over the many layers of mountain ranges. Inside the home you'll enter the open concept living area, where the vaulted, beamed ceilings and stone fireplace serve as the focal point for the kitchen and living room. On the main level you'll also find a large full bathroom and laundry room, along with a bedroom that has its own access to the back deck. Upstairs is the master suite, with a full bath, vaulted ceilings, and private upper covered deck that has even better long-range views. Additionally, there is a large semi-finished basement that could serve as an extra bedroom and bathroom, along with a large storage area where the mechanicals are located. This home is ideally located with convenient access to Blue Ridge, Blairsville, wineries, dining, shopping and Lake Blue Ridge. This property would be an excellent option for a full-time home, second home, or potential short-term rental in the highly sought-after Blue Ridge market. Come check it out today to see all this home and property has to offer!

22. 2005-01-27
    soldstatus $233,000
23. 2004-02-24
    soldstatus $41,000

ⓘ 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: $1,213 · $101/mo
• Projected year-2 tax: $3,339 · $278/mo
• Expected delta: +$2,125/yr (+$177/mo · 175.2%)

ⓘ 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 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: $30,320
• − Mortgage interest: −$20,328
• − Property taxes: −$1,213
• − Insurance: −$1,814
• − Repairs & maintenance: −$2,426
• − Management: −$2,426
• − Depreciation: −$10,557
• Taxable loss: −$8,444
• Est. tax savings @ 24.0%: +$2,026
• After-tax cash flow: $115/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

+785.1% since first listed

10 events — show timeline

• 2026-06-16 Price Changed $362,900 GAMLS
• 2026-06-16 Price Changed $362,900 FMLS
• 2026-05-28 Price Changed $365,000 GAMLS
• 2026-05-28 Price Changed $365,000 FMLS
• 2026-05-11 Price Changed $370,000 GAMLS
• 2026-05-11 Price Changed $370,000 FMLS
• 2026-05-01 Listed $375,000 FMLS
• 2026-05-01 Listed $375,000 GAMLS
• 2005-01-27 Sold (Public Records) $233,000 Public Records
• 2004-02-24 Sold (Public Records) $41,000 Public Records

Property tax history

-2.4%/yr

Latest (2025): $1,213 · -1.0% YoY. Source: county tax records.