359 Bahn Erlenbruck

Helen, GA 30545

$449,000D

3 bd · 3.5 ba · 2,240 sqft · Built 2002 · SingleFamily · Active · 48 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $3,500/mo
• Mortgage (P&I): −$2,355
• Tax + insurance: −$748
• HOA: −$150
• Vac / Maint / Mgmt: −$735
• Net cashflow: $-488/mo
• Annual: $-5,855/yr
• Cap rate: 4.99%
• Cash-on-cash: -4.66%
• DSCR: 0.79
• 1% rule: 0.78%
• Cash to close: $125,720

Investor read

• This is a 3-bed/3.5-bath single-family listed at $449k.
• 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).
• It's been on market 48 days — a 3% lower offer ($436k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $350k (22.0% below list) — sets the bar for 1% rule.
• In year one you build about $2k of equity ($3k loan paydown + $-1k appreciation (-0.2% local appreciation)).
• 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).
• White County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• 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.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
• 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.

Questions for listing agent

• 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?
• 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?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.
• 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.