118 10th St #241 · Ellijay, GA 30540

$99,900

1 bd · 1.0 ba · 440 sqft · SingleFamily · 85 Days on market

Built 2017 Poor condition $227/sqft · 11% below area Est $112k · 11% 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 +24.8/30.0
• ARV discount +12.5/15.0
• DSCR +8.0/10.0
• 1% rule +6.4/10.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful home on wooded lot that is deeded. Has water, sewer, electricity, and internet/cable TV hookups. Washer/dryer and dishwasher included. Fireplace and Entertainment Center with DVD and atmos surround sound system.

Key facts

• Wooded lot
• Water hookups
• Sewer hookups

Tags

• WOODED LOT
• WATER HOOKUPS
• SEWER HOOKUPS
• ELECTRICITY HOOKUPS
• INTERNET CABLE TV HOOKUPS
• WASHER DRYER INCLUDED

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $100k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 1.8% in Ellijay — 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 71/100 on livability (#85 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, schools D-, amenities F.
• Gilmer County (rural): math 39% / reading 36% proficiency, ranked #56 of 174 in GA (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 971 active listings in the ZIP; 176 units permitted in Gilmer County in 2024 (74 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Gilmer County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 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?
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: 1.14% ✓
• Cap rate: 8.84%
• Cash-on-cash: 9.09%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

• ARV (median comp): $112,432
• List price: $99,900
• Delta: -11.15%
• 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
352 10th St	0.21mi	1/1.5	420 (-4%)	11mo	$155,000	$369	72
183 14th St	0.10mi	2/1.0 (+1)	400 (-9%)	5mo	$125,000	$313	71
183 14th St Unit C367	0.10mi	2/1.0 (+1)	400 (-9%)	5mo	$125,000	$313	71
73 10th St	0.05mi	2/1.0 (+1)	400 (-9%)	8mo	$119,000	$298	70
151 25th St	0.28mi	1/1.0	400 (-9%)	2mo	$72,000	$180	70
16 23rd St	0.17mi	1/1.0	408 (-7%)	13mo	$136,000	$333	69
32 7th St	0.25mi	1/1.0	400 (-9%)	8mo	$100,000	$250	67
152 33rd St	0.46mi	1/1.0	408 (-7%)	3mo	$157,000	$385	64
35 37th St	0.37mi	1/1.0	400 (-9%)	9mo	$50,000	$125	60
296 25th St	0.23mi	1/1.0	500 (+14%)	9mo	$67,000	$134	59
252 6th St	0.37mi	1/1.0	400 (-9%)	14mo	$58,500	$146	56
252 6th St Unit C154	0.37mi	1/1.0	400 (-9%)	14mo	$58,500	$146	56

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: -2.5%
• Equity multiple: 0.90×
• Total profit: $-2,673
• Equity at exit: $14,895

10-year hold

• IRR: 7.2%
• Equity multiple: 1.54×
• Total profit: $15,123
• Equity at exit: $8,638

Cash invested: $27,972 (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 30540

• Home prices YoY: -11.0%
• Active inventory: 971
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,142 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $212

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 76%

Sensitivity live

Price	-10% $281	-5% $246	+0% $212	+5% $177	+10% $143
Rent	-10% $122	-5% $167	+0% $212	+5% $257	+10% $302
Rate	-1.0pp $262	-0.5pp $237	base $212	+0.5pp $186	+1.0pp $160

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $99,900 Active 85 DOM
2. 2026-06-17
   days on market $99,900 Active 84 DOM
3. 2026-06-16
   days on market $99,900 Active 83 DOM
4. 2026-06-15
   days on market $99,900 Active 82 DOM
5. 2026-06-14
   days on market $99,900 Active 80 DOM
6. 2026-06-13
   days on market $99,900 Active 79 DOM
7. 2026-06-10
   days on market $99,900 Active 77 DOM
8. 2026-06-09
   days on market $99,900 Active 76 DOM
9. 2026-06-08
   days on market $99,900 Active 75 DOM
10. 2026-06-07
    days on market $99,900 Active 74 DOM
11. 2026-06-05
    days on market $99,900 Active 71 DOM
12. 2026-06-03
    days on market $99,900 Active 70 DOM
13. 2026-06-02
    days on market $99,900 Active 69 DOM
14. 2026-06-01
    days on market $99,900 Active 68 DOM
15. 2026-05-31
    days on market $99,900 Active 67 DOM
16. 2026-05-31
    days on market $99,900 Active 66 DOM
17. 2026-03-23
    listed $99,900 Active 221-char remark

    Show marketing remark (221 chars)

    Beautiful home on wooded lot that is deeded. Has water, sewer, electricity, and internet/cable TV hookups. Washer/dryer and dishwasher included. Fireplace and Entertainment Center with DVD and atmos surround sound system.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,706
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,096
• − Management: −$1,096
• − Depreciation: −$2,906
• Taxable income: $1,013
• Est. tax owed @ 24.0%: −$243
• After-tax cash flow: $2,300/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.

Condition & rehab AI · 6 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including major work on the kitchen, bathrooms, deck, siding, and landscaping. Significant improvements are needed to increase its resale and rental value.

Repairs flagged

• Major Kitchen countertops — The countertops appear worn and need replacement.
• Major Bathroom fixtures — The fixtures are outdated and need replacement.
• Major Deck — The deck is worn and in need of repair or replacement.
• Major Siding — The siding is visibly damaged and in need of repair or replacement.
• Major Landscaping — The landscaping is sparse and overgrown, requiring significant maintenance.

Value-add opportunities

• Resale Replace countertops and fixtures — New countertops and fixtures will significantly improve the home's appearance and functionality, making it more attractive to potential buyers.
• Both Repair or replace deck and siding — These repairs will improve the home's curb appeal and structural integrity, benefiting both resale and rental value.
• Both Landscaping maintenance — A well-maintained landscape will enhance the home's curb appeal and attract more potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · The countertops appear worn and need replacement.	Major	$15,000–50,000
Bathroom fixtures · The fixtures are outdated and need replacement.	Major	$15,000–50,000
Deck · The deck is worn and in need of repair or replacement.	Major	$15,000–50,000
Siding · The siding is visibly damaged and in need of repair or replacement.	Major	$15,000–50,000
Landscaping · The landscaping is sparse and overgrown, requiring significant maintenance.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale Replace countertops and fixtures — New countertops and fixtures will significantly improve the home's appearance and functionality, making it more attractive to potential buyers. ↑
• Both Repair or replace deck and siding — These repairs will improve the home's curb appeal and structural integrity, benefiting both resale and rental value. ↑
• Both Landscaping maintenance — A well-maintained landscape will enhance the home's curb appeal and attract more potential buyers or renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Gilmer County
• NCES district ID: 1302340
• Math proficiency: 39% ▼ -7.00%
• Reading proficiency: 36% ▼ -6.00%
• Median HH income: $40,473
• Composite: 31.53/100
• National rank: #5961
• State rank: #56 of 174 in GA

Livability — Ellijay

• Score: 71/100
• State rank: #85
• US rank: #7087

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 20,145

Population outlook (Gilmer County) Hauer SSP2

• Today (2025): 31,466 people
• By 2030: 32,199 · +2.3%
• By 2040: 33,034 · +5.0%
• By 2050: 33,266 · +5.7%
• By 2075: 33,686 · +7.1%
• By 2100: 33,792 · +7.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 12% Two or more races 6% Native American 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 4% Lithuanian 2% Romanian 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 7% Other Indo-European 1%

Political lean MEDSL · Gilmer

• 2024 margin: Solid R (+62.6) · D 18.5% · R 81.0%
• 2008→2024 swing: -10.6pp toward R · 2008: -52.0pp · 2024: -62.6pp
• All cycles: 2024: R+62.6 2020: R+63.5 2016: R+66.9 2012: R+63.3 2008: R+52.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.49%
• Current HPI: 270.796
• 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

1 event — show timeline

• 2026-03-23 Listed $99,900 Fizber.com