9674 Old Hwy 76 · Morganton, GA 30560

$299,900

3 bd · 2.0 ba · 1,581 sqft · SingleFamily public records · 44 Days on market

Built 1950 1.10 ac lot $190/sqft · 8% below area Est $326k · 8% 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 +26.2/30.0
• ARV discount +11.1/15.0
• DSCR +8.9/10.0
• 1% rule +5.7/10.0
• 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

Affordable One-Level Living with Bonus Space & Old Hwy 76 Frontage Don't miss this 3-bedroom, 2-bath home with a bonus room offering comfortable one-level living and a layout full of potential. Conveniently located with Old Hwy 76 frontage, this property provides easy access while still maintaining a usable and level yard. The home features a functional floor plan, ideal for everyday living, along with a bonus room that could serve as an office, playroom, or additional living space. Outside, you'll find a carport for covered parking and a barn for extra storage or hobby use. Perfect for first-time buyers, downsizers, or investors, this property is being sold AS-IS and is priced to sell, making it a great opportunity to add your own updates and value. Affordable, convenient, and full of potential-schedule your showing today.

Key facts

• Barn
• One-level living
• Usable yard

Tags

• ONE-LEVEL LIVING
• BONUS SPACE
• USABLE YARD
• FUNCTIONAL FLOOR PLAN
• CARPORT
• BARN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $769 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $300k).
• Recommended offer: $291k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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 $9k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $84k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago 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 $220k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $290,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.07% ✓
• Cap rate: 9.37%
• Cash-on-cash: 10.98%
• DSCR: 1.49
• GRM: 7.8

CMA / ARV

• ARV (median comp): $325,609
• List price: $299,900
• Delta: -7.90%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9340 Old Hwy 76	0.34mi	3/1.0	1,444 (-9%)	2mo	$215,000	$149	64
169 East St	0.21mi	3/2.0	1,386 (-12%)	8mo	$245,000	$177	63
255 Loving Rd	0.26mi	4/3.0 (+1)	1,702 (+8%)	8mo	$405,000	$238	60
277 Allen Ln	0.43mi	3/2.0	1,644 (+4%)	21mo	$325,000	$198	56
12021 Old Hwy 76	0.56mi	3/3.0	1,800 (+14%)	10mo	$570,000	$317	38

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

Projected returns pro-forma

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

5-year hold

• IRR: 0.1%
• Equity multiple: 1.00×
• Total profit: $209
• Equity at exit: $44,716

10-year hold

• IRR: 9.7%
• Equity multiple: 1.75×
• Total profit: $62,627
• Equity at exit: $25,930

Cash invested: $83,972 (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: 7.8×

Monthly cashflow live

• Estimated rent: $3,200 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$62 /mo · $741/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$672
• Net cashflow: $769

Break-even live

Break-even rent $2,227

Max offer price $299,900

Occupancy floor 71%

Sensitivity live

Price	-10% $938	-5% $853	+0% $769	+5% $684	+10% $599
Rent	-10% $516	-5% $642	+0% $769	+5% $895	+10% $1,021
Rate	-1.0pp $920	-0.5pp $845	base $769	+0.5pp $691	+1.0pp $612

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-04-04
   listed $299,900 New 843-char remark

   Show marketing remark (848 chars)

   Affordable One-Level Living with Bonus Space & Old Hwy 76 Frontage Don't miss this 3-bedroom, 2-bath home with a bonus room offering comfortable one-level living and a layout full of potential. Conveniently located with Old Hwy 76 frontage, this property provides easy access while still maintaining a usable and level yard. The home features a functional floor plan, ideal for everyday living, along with a bonus room that could serve as an office, playroom, or additional living space. Outside, you'll find a carport for covered parking and a barn for extra storage or hobby use. Perfect for first-time buyers, downsizers, or investors, this property is being sold AS-IS and is priced to sell, making it a great opportunity to add your own updates and value. Affordable, convenient, and full of potential—schedule your showing today.

2. 2026-04-04
   listed $299,900 Active 848-char remark

   Show marketing remark (848 chars)

   Affordable One-Level Living with Bonus Space & Old Hwy 76 Frontage Don't miss this 3-bedroom, 2-bath home with a bonus room offering comfortable one-level living and a layout full of potential. Conveniently located with Old Hwy 76 frontage, this property provides easy access while still maintaining a usable and level yard. The home features a functional floor plan, ideal for everyday living, along with a bonus room that could serve as an office, playroom, or additional living space. Outside, you'll find a carport for covered parking and a barn for extra storage or hobby use. Perfect for first-time buyers, downsizers, or investors, this property is being sold AS-IS and is priced to sell, making it a great opportunity to add your own updates and value. Affordable, convenient, and full of potential—schedule your showing today.

3. 2023-10-23
   soldstatus $220,000 Sold
4. 2023-10-23
   soldstatus $220,000 Sold
5. 2023-09-25
   status Under Contract
6. 2023-09-25
   status Pending
7. 2023-09-21
   price $244,900
8. 2023-09-21
   price $244,900
9. 2023-09-01
   price $254,900
10. 2023-08-31
    listed $254,900 New
11. 2023-08-31
    listed $245,900 Active

ⓘ 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: $741 · $62/mo
• Projected year-2 tax: $2,759 · $230/mo
• Expected delta: +$2,018/yr (+$168/mo · 272.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,400
• − Mortgage interest: −$16,799
• − Property taxes: −$741
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,072
• − Management: −$3,072
• − Depreciation: −$8,724
• Taxable income: $4,492
• Est. tax owed @ 24.0%: −$1,078
• After-tax cash flow: $8,145/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

• Census place: Morganton, GA
• 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

+17.7% since first listed

11 events — show timeline

• 2026-04-04 Listed $299,900 NEGBOR
• 2026-04-04 Listed $299,900 GAMLS
• 2023-10-23 Sold (MLS) $220,000 NEGBOR
• 2023-10-23 Sold (MLS) $220,000 GAMLS
• 2023-09-25 Pending — GAMLS
• 2023-09-25 Pending — NEGBOR
• 2023-09-21 Price Changed $244,900 NEGBOR
• 2023-09-21 Price Changed $244,900 GAMLS
• 2023-09-01 Price Changed $254,900 NEGBOR
• 2023-08-31 Listed $245,900 NEGBOR
• 2023-08-31 Listed $254,900 GAMLS

Property tax history

+8.8%/yr

Latest (2025): $741 · +2.4% YoY. Source: county tax records.