359 Bahn Erlenbruck · Helen, GA 30545

$449,000

3 bd · 3.5 ba · 2,240 sqft · SingleFamily · 48 Days on market

Built 2002 0.34 ac lot $200/sqft · 7% below area Est $484k · 7% under $150/mo HOA · 4% of rent ↓ 10% since listing

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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 +10.8/15.0
• Cash flow +7.9/30.0
• Appreciation +4.9/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0

Listing remarks

Have you been searching for a second home in the mountains, a full-time peaceful residence or an incredible investment for short-term rental potential? If so, THIS IS IT! This home is thoughtfully designed with a spacious master-on-main, featuring the primary suite that opens to the back deck, a large living area, a functional kitchen, a convenient laundry room and a half bath for guests all on the main level. The lower level offers an expansive secondary living space/game room with plenty of daylight, its own kitchen/kitchenette with wet bar & pantry and offers two additional bedrooms each with their own bathrooms making this property an exceptional opportunity for a high-performin

Key facts

• Screened-in porches
• Open decks
• 0.34 acre lot

Tags

• PRIVATE EN-SUITE BATHROOM
• SCREENED-IN PORCHES
• OPEN DECKS
• DEDICATED SMALL SHOP AREA
• VIEWS OF THE 9TH FAIRWAY

Property features AI

Finance

• Other: Located in the Innsbruck subdivision; Address: 359 Bahn Erlenbruck, Helen, GA 30545; County: White; GPS friendly directions
• HOA & community: Neighborhood association; Association fee applies; Association amenities include maintenance of grounds, security, swimming, clubhouse, fitness center, pool, tennis courts, golf, guest lodging, and street lights

Exterior

• Parking: Open parking; Parking pad; Parking for 4 vehicles
• Security: Gated community; Community security included in association
• Utilities: Public water; Public sewer (connected); Electricity available; High-speed internet available; Phone service available; Water and sewer available
• Home design: Single family residence (house); Resale property; Two-story; Not attached to other structures
• Construction: Built in 2002
• Exterior features: Composition roof; Other construction materials; Double-pane windows; Sloped lot; Golf course frontage; Property has a view

Interior

• Kitchen: Cooktop; Dishwasher; Microwave; Oven; Refrigerator; Pantry
• Bedrooms: Three bedrooms total; One bedroom on the main level; Two bedrooms on the lower level
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: 3 full bathrooms; 1 half bathroom; Main level has one bathroom; Two full bathrooms on the lower level
• Heating & cooling: Propane heating; Central air conditioning
• Interior features: Double vanity; In-law floorplan; Rear stairs; Roommate plan; Split bedroom plan; Tile bathrooms; Tray ceilings; Vaulted ceilings; Wet bar; Dining room and living room combined; Pantry; Daylight, finished full basement with exterior and interior entry; Family room, foyer, great room, laundry, and other rooms; Two levels
• Laundry & utility: Washer; Dryer; Laundry in common area; Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $449k.

Deal economics

• At list price, monthly cash flow is $-488 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $378k (15.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $350k (22.0% below list).
• Recommended offer: $350k (22.0% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 2.9% in Helen — 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 79/100 on livability (#15 in GA, #2,076 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: commute F.
• White County (rural): math 43% / reading 42% proficiency, ranked #35 of 174 in GA (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mount Yonah Elementary School (math 48% / reading 46%, grade D-, #301 of 1,228 statewide, top 25%, 459 students, 51% FRL); White County Middle School (math 41% / reading 45%, grade D-, #116 of 470 statewide, top 26%, 858 students, 52% FRL); White County High School (math 33% / reading 30%, grade F, #122 of 424 statewide, top 30%, 1,176 students, 43% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: 71 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 180 units permitted in White County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($3k loan paydown + $-1k appreciation (-0.2% local appreciation)).
• White County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($436k) 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.

Recommended offer $350,000 (22.0% 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 48 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 0.78% ✗
• Cap rate: 4.99%
• Cash-on-cash: -4.66%
• DSCR: 0.79
• GRM: 10.7

CMA / ARV

• ARV (median comp): $484,072
• List price: $449,000
• Delta: -7.25%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
852 Miners Mountain Rd	0.25mi	3/3.0	2,164 (-3%)	5mo	$455,000	$210	76
778 Zeppelin Strasse	0.22mi	4/3.5 (+1)	2,300 (+3%)	18mo	$565,000	$246	65
112 Rosen Strasse	0.21mi	4/4.0 (+1)	2,418 (+8%)	10mo	$470,000	$194	62
749 Zeppelin Strasse	0.27mi	3/3.0	2,120 (-5%)	19mo	$535,000	$252	61
649 Zeppelin Strasse	0.28mi	4/3.0 (+1)	2,000 (-11%)	3mo	$485,000	$243	60
1548 Bahn Innsbruck	0.42mi	3/3.5	2,040 (-9%)	20mo	$415,000	$203	49
126 Alte Bruecke Strasse	0.40mi	4/3.0 (+1)	2,008 (-10%)	19mo	$425,000	$212	41
37 Spielen Weg	0.72mi	4/3.0 (+1)	2,352 (+5%)	20mo	$560,000	$238	35
266 Angels View Trl	0.71mi	2/3.0 (-1)	2,517 (+12%)	20mo	$459,000	$182	23

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

Projected returns pro-forma

-0.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.5%
• Equity multiple: 0.61×
• Total profit: $-49,232
• Equity at exit: $124,880

10-year hold

• IRR: -2.2%
• Equity multiple: 0.77×
• Total profit: $-29,164
• Equity at exit: $145,794

Cash invested: $125,720 (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 30545

• Home prices YoY: -0.1%
• Active inventory: 71
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $3,500 medium
• Mortgage (P&I): −$2,355
• Tax est. 1.5%: −$561 /mo · $6,735/yr
• Insurance: −$187
• HOA: −$150
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $-488

Break-even live

Break-even rent $4,118

Max offer price $378,395

Occupancy floor —

Sensitivity live

Price	-10% $-178	-5% $-333	+0% $-488	+5% $-643	+10% $-798
Rent	-10% $-764	-5% $-626	+0% $-488	+5% $-350	+10% $-211
Rate	-1.0pp $-262	-0.5pp $-374	base $-488	+0.5pp $-604	+1.0pp $-723

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: $112,250
• Closing costs: $13,470
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
373 Dach Bruecke Gasse Helen, GA	3.0	4.0	2489	$3,500	$1.41	23d	1	0.13mi

HOA detail

• Monthly dues: $150 · $1,800/yr

Listing history 19 events

1. 2026-06-22
   days on market $449,000 Active 48 DOM
2. 2026-06-18
   days on market $449,000 Active 45 DOM
3. 2026-06-17
   days on market $449,000 Active 44 DOM
4. 2026-06-16
   days on market $449,000 Active 43 DOM
5. 2026-06-15
   days on market $449,000 Active 42 DOM
6. 2026-06-14
   days on market $449,000 Active 40 DOM
7. 2026-06-10
   days on market $449,000 Active 37 DOM
8. 2026-06-09
   days on market $449,000 Active 36 DOM
9. 2026-06-08
   days on market $449,000 Active 35 DOM
10. 2026-06-07
    days on market $449,000 Active 34 DOM
11. 2026-06-03
    days on market $449,000 Active 30 DOM
12. 2026-06-02
    days on market $449,000 Active 29 DOM
13. 2026-06-01
    days on market $449,000 Active 28 DOM
14. 2026-05-31
    days on market $449,000 Active 27 DOM
15. 2026-05-31
    days on market $449,000 Active 26 DOM
16. 2026-04-29
    listed $449,000 New 1708-char remark
17. 2025-12-12
    historical
18. 2025-09-19
    price $479,000
19. 2025-06-12
    listed $499,000 New

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,000
• − Mortgage interest: −$25,151
• − Property taxes: −$6,735
• − Insurance: −$2,245
• − Repairs & maintenance: −$3,360
• − Management: −$3,360
• − HOA: −$1,800
• − Depreciation: −$13,062
• Taxable loss: −$13,713
• Est. tax savings @ 24.0%: +$3,291
• After-tax cash flow: $-2,564/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: White County
• NCES district ID: 1305670
• Math proficiency: 43% ▼ -12.00%
• Reading proficiency: 42% ▼ -11.00%
• Median HH income: $41,998
• Composite: 35.81/100
• National rank: #4829
• State rank: #35 of 174 in GA

Livability — Helen

• Score: 79/100
• State rank: #15
• US rank: #2076

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Helen, GA
• Population (ZIP): 841

Population outlook (White County) Hauer SSP2

• Today (2025): 30,911 people
• By 2030: 32,024 · +3.6%
• By 2040: 33,803 · +9.4%
• By 2050: 35,049 · +13.4%
• By 2075: 37,962 · +22.8%
• By 2100: 38,244 · +23.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Serbian 9% Polish 3% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Other Indo-European 1%

Political lean MEDSL · White

• 2024 margin: Solid R (+68.5) · D 15.5% · R 84.0%
• 2008→2024 swing: -10.0pp toward R · 2008: -58.5pp · 2024: -68.5pp
• All cycles: 2024: R+68.5 2020: R+66.2 2016: R+68.6 2012: R+66.6 2008: R+58.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.25%
• Current HPI: 232.4899
• 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

-10.0% since first listed

4 events — show timeline

• 2026-04-29 Listed $449,000 GAMLS
• 2025-12-12 Listing Removed — GAMLS
• 2025-09-19 Price Changed $479,000 GAMLS
• 2025-06-12 Listed $499,000 GAMLS