280 Jones St · Blairsville, GA 30512

$200,000

3 bd · 1.0 ba · 1,456 sqft · SingleFamily public records · 121 Days on market

Built 1972 0.39 ac lot Est $287k · 30% 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 +23.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +5.1/10.0
• Livability +3.6/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

INVESTOR SPECIAL! FIXER UPPER - Spacious 1972 stick built Ranch on a full unfinished basement. Lots of possibilities with this home for the project minded Buyer. In town with walking distance to the downtown shops and eateries. This property is being SOLD "AS-IS" Bring all reasonable Offers.

Key facts

• 0.39 acre lot
• Built 1972
• Listed 121 days

Property features AI

Finance

• Other: Subdivision: Mountain Side Estates
• HOA & community: Association fee paid annually

Exterior

• Parking: Driveway with concrete surface; Has open parking
• Utilities: Public water; Public sewer
• Home design: One-story residence; Residential property in resale condition; Facing/entry level: Main
• Construction: Frame construction with wood siding; Metal roof; Built in 1972; Full unfinished basement
• Exterior features: Front porch; Deck; Private yard; Paved road access; Level topography

Interior

• Kitchen: Refrigerator; Range; Dishwasher
• Bedrooms: Master bedroom on the main level; Two bedrooms on the main level
• Flooring: Wood floors
• Bathrooms: 1 full bathroom; 1 partial bathroom
• Heating & cooling: Has heating; Has cooling; Window unit(s)
• Interior features: Ceiling fan(s); Gas log fireplace
• Laundry & utility: Laundry closet; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $353 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 2.6% in Blairsville — 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 72/100 on livability (#73 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: housing C-, amenities D, commute F.
• Union County (rural): math 37% / reading 42% proficiency, ranked #48 of 174 in GA (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 789 active listings in the ZIP; 281 units permitted in Union County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Union County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $50k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $125k; list at $200k implies a 60% gain — meaningful room to come down on a strong offer.

Recommended offer $176,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.01% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.57%
• DSCR: 1.34
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $286,832
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
280 Jones St	0.00mi	3/1.5	1,456 (0%)	1mo	$193,000	$133	98
8 James Dr	0.05mi	4/2.0 (+1)	1,448 (-0%)	12mo	$285,000	$197	78
130 Emory Cir Unit 2	0.17mi	2/1.5 (-1)	1,344 (-8%)	9mo	$280,000	$208	64
130 Emory Cir	0.17mi	2/1.5 (-1)	1,344 (-8%)	10mo	$290,000	$216	64
29 James Dr	0.10mi	4/1.5 (+1)	1,248 (-14%)	19mo	$230,000	$184	49
29 James Dr #3	0.10mi	4/1.5 (+1)	1,248 (-14%)	19mo	$230,000	$184	49

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: -4.8%
• Equity multiple: 0.82×
• Total profit: $-9,957
• Equity at exit: $29,821

10-year hold

• IRR: 4.9%
• Equity multiple: 1.36×
• Total profit: $20,072
• Equity at exit: $17,292

Cash invested: $56,000 (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 30512

• Home prices YoY: -12.8%
• Active inventory: 789
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,010 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$103 /mo · $1,231/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $353

Break-even live

Break-even rent $1,563

Max offer price $200,000

Occupancy floor 77%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-04-30
   status Pending
2. 2026-04-27
   status Active
3. 2026-04-19
   status Pending
4. 2026-03-11
   price $200,000
5. 2026-01-27
   price $230,000
6. 2025-12-21
   status Active
7. 2025-12-16
   historical
8. 2025-12-15
   listed $250,000
9. 2007-04-16
   soldstatus $125,000

ⓘ 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: $1,231 · $103/mo
• Projected year-2 tax: $1,840 · $153/mo
• Expected delta: +$609/yr (+$51/mo · 49.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 20 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: $24,125
• − Mortgage interest: −$11,203
• − Property taxes: −$1,231
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,930
• − Management: −$1,930
• − Depreciation: −$5,818
• Taxable income: $1,012
• Est. tax owed @ 24.0%: −$243
• After-tax cash flow: $3,998/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: Union County
• NCES district ID: 1305250
• Math proficiency: 37% ▼ -19.00%
• Reading proficiency: 42% ▼ -12.00%
• Median HH income: $41,487
• Composite: 33.25/100
• National rank: #5514
• State rank: #48 of 174 in GA

Livability — Blairsville

• Score: 72/100
• State rank: #73
• US rank: #6374

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blairsville, GA
• Population (ZIP): 24,226

Population outlook (Union County) Hauer SSP2

• Today (2025): 23,917 people
• By 2030: 24,582 · +2.8%
• By 2040: 25,370 · +6.1%
• By 2050: 25,697 · +7.4%
• By 2075: 26,629 · +11.3%
• By 2100: 26,162 · +9.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Slovak 4% Serbian 4% Iranian 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Union

• 2024 margin: Solid R (+62.5) · D 18.5% · R 81.0%
• 2008→2024 swing: -10.5pp toward R · 2008: -52.0pp · 2024: -62.5pp
• All cycles: 2024: R+62.5 2020: R+63.3 2016: R+65.5 2012: R+59.9 2008: R+52.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.27%
• Current HPI: 362.7971
• 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

+60.0% since first listed

9 events — show timeline

• 2026-04-30 Pending — NEGBOR
• 2026-04-27 Relisted — NEGBOR
• 2026-04-19 Pending — NEGBOR
• 2026-03-11 Price Changed $200,000 NEGBOR
• 2026-01-27 Price Changed $230,000 NEGBOR
• 2025-12-21 Relisted — NEGBOR
• 2025-12-16 Delisted — NEGBOR
• 2025-12-15 Listed $250,000 NEGBOR
• 2007-04-16 Sold (Public Records) $125,000 Public Records

Property tax history

+8.6%/yr

Latest (2025): $1,231 · -2.8% YoY. Source: county tax records.