49 Parkway Dr · Toccoa, GA 30577

$125,000

3 bd · 2.0 ba · 1,470 sqft · SingleFamily public records · 3 Days on market

Built 1950 0.44 ac lot Est $225k · 44% under

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Why this score? — see what drove the B+ 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 +26.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• Appreciation +8.1/10.0
• 1% rule +6.7/10.0
• Livability +3.4/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming home in town and within walking distance to fast food, shopping, etc. Beautifully redone home that is ready for new owners. Refinished hardwood flooring, all new wiring throughout, new paint, upgraded kitchen and bathrooms, etc. Roof is a 30 year roof. Screened in back porch for morning coffee. This 3 bedroom 2 full bath home offers nearly 1500 sq ft of living space. Nice backyard for entertaining your friends and family on the weekends. So convenient to everything!

Key facts

• 0.44 acre lot
• 3 parking spots
• Built 1950

Property features AI

Finance

• Other: Property listed for cash offers; Located in Currahee Heights subdivision
• HOA & community: No HOA; No association fees

Exterior

• Parking: Carport (3 parking spaces total)
• Utilities: Public water; Public sewer (sewer connected); Electricity available; Natural gas available; Cable available; Insulation listed as green/energy efficient feature
• Home design: Single-family residence (house); Built in 1950
• Construction: Brick and vinyl siding exterior; Composition roof; Masonry fireplace
• Exterior features: Level lot; Front yard chain-link fence; Street lights in neighborhood

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Electric central heating; Central air; Window AC unit(s)
• Interior features: One-level living; Public-record living area 1470; Crawl space basement; Separate dining room; Country-style kitchen; Mud room/laundry area; Gas-started masonry fireplace in the living room
• Laundry & utility: Mud room with laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $316 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 9.3% vs local median 3.4% in Toccoa — 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 68/100 on livability (#131 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Stephens County (rural): math 34% / reading 34% proficiency, ranked #74 of 174 in GA (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Liberty Elementary School (567 students, 75% FRL); Stephens County Middle School (math 29% / reading 31%, grade F, #243 of 470 statewide, top 53%, 860 students, 75% FRL); Stephens County High School (math 18% / reading 34%, grade F, #175 of 424 statewide, top 42%, 1,142 students, 46% FRL).
• Market conditions: 228 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 52 units permitted in Stephens County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $9k of equity ($864 loan paydown + $8k appreciation (6.2% local appreciation)).
• Stephens County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.2% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.17% ✓
• Cap rate: 9.32%
• Cash-on-cash: 10.82%
• DSCR: 1.48
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $224,910
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
49 Parkway Dr	0.00mi	3/2.0	1,470 (0%)	1mo	$117,000	$80	99
389 Skyline Dr	0.23mi	3/1.0	1,441 (-2%)	4mo	$227,000	$158	78
251 Lewis St	0.42mi	3/2.0	1,377 (-6%)	4mo	$138,280	$100	67
642 Skyline Dr	0.46mi	3/1.0	1,564 (+6%)	0mo	$150,000	$96	63
59 Sunset Ln	0.70mi	3/1.5	1,400 (-5%)	2mo	$215,000	$154	56
152 Creekview Dr	0.57mi	3/2.5	1,566 (+6%)	8mo	$239,888	$153	54
152 Creek View Dr	0.57mi	3/2.5	1,566 (+6%)	8mo	$239,888	$153	54
153 Creekview Dr	0.54mi	3/2.5	1,566 (+6%)	11mo	$249,990	$160	53
27 Hilltop Ln	0.63mi	3/2.0	1,288 (-12%)	1mo	$209,000	$162	49
132 Queen St	0.51mi	3/1.0	1,650 (+12%)	4mo	$185,000	$112	48
398 Valley Dr	0.64mi	3/1.5	1,305 (-11%)	5mo	$211,000	$162	45
136 Briarwood Dr	0.67mi	3/2.0	1,250 (-15%)	10mo	$189,000	$151	36

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

Projected returns pro-forma

6.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.9%
• Equity multiple: 2.66×
• Total profit: $58,098
• Equity at exit: $80,595

10-year hold

• IRR: 23.3%
• Equity multiple: 5.42×
• Total profit: $154,695
• Equity at exit: $147,927

Cash invested: $35,000 (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 30577

• Home prices YoY: 2.0%
• Active inventory: 228
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,468 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$136 /mo · $1,636/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $316

Break-even live

Break-even rent $1,068

Max offer price $125,000

Occupancy floor 74%

Sensitivity live

Price	-10% $386	-5% $351	+0% $316	+5% $280	+10% $245
Rent	-10% $200	-5% $258	+0% $316	+5% $374	+10% $432
Rate	-1.0pp $379	-0.5pp $347	base $316	+0.5pp $283	+1.0pp $250

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 Forest Ave Toccoa, GA	2.0	2.0	1000	$1,300	$1.30	25d	1	1.05mi

Listing history 6 events

1. 2026-05-14
   status Under Contract
2. 2026-05-08
   listed $125,000 New
3. 2019-12-31
   soldstatus $118,700
4. 2019-12-26
   soldstatus $118,700 486-char remark

   Show marketing remark (486 chars)

   Charming home in town and within walking distance to fast food, shopping, etc. Beautifully redone home that is ready for new owners. Refinished hardwood flooring, all new wiring throughout, new paint, upgraded kitchen and bathrooms, etc. Roof is a 30 year roof. Screened in back porch for morning coffee. This 3 bedroom 2 full bath home offers nearly 1500 sq ft of living space. Nice backyard for entertaining your friends and family on the weekends. So convenient to everything!

5. 2019-11-06
   listed $114,900 486-char remark

   Show marketing remark (486 chars)

   Charming home in town and within walking distance to fast food, shopping, etc. Beautifully redone home that is ready for new owners. Refinished hardwood flooring, all new wiring throughout, new paint, upgraded kitchen and bathrooms, etc. Roof is a 30 year roof. Screened in back porch for morning coffee. This 3 bedroom 2 full bath home offers nearly 1500 sq ft of living space. Nice backyard for entertaining your friends and family on the weekends. So convenient to everything!

6. 2008-05-07
   soldstatus $92,000

ⓘ 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: $1,636 · $136/mo
• Projected year-2 tax: $1,636 · $136/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,613
• − Mortgage interest: −$7,002
• − Property taxes: −$1,636
• − Insurance: −$625
• − Repairs & maintenance: −$1,409
• − Management: −$1,409
• − Depreciation: −$3,636
• Taxable income: $1,896
• Est. tax owed @ 24.0%: −$455
• After-tax cash flow: $3,333/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: Stephens County
• NCES district ID: 1304560
• Math proficiency: 34% ▼ -6.00%
• Reading proficiency: 34% ▼ -4.00%
• Median HH income: $38,416
• Composite: 28.42/100
• National rank: #6759
• State rank: #74 of 174 in GA

Livability — Toccoa

• Score: 68/100
• State rank: #131
• US rank: #9152

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Toccoa, GA
• County: Stephens County · 22,964 people
• City population: 22,964
• Metro: Toccoa, GA
• Population (ZIP): 22,964
• Household income: $53,818
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 594.0

Population outlook (Stephens County) Hauer SSP2

• Today (2025): 23,797 people
• By 2030: 22,785 · -4.3%
• By 2040: 20,653 · -13.2%
• By 2050: 18,745 · -21.2%
• By 2075: 14,780 · -37.9%
• By 2100: 11,079 · -53.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 12% Hispanic / Latino 4% Two or more races 4% Asian 1%
• Common ancestry: Serbian 2% Slovak 2% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Stephens

• 2024 margin: Solid R (+62.8) · D 18.4% · R 81.2%
• 2008→2024 swing: -15.4pp toward R · 2008: -47.4pp · 2024: -62.8pp
• All cycles: 2024: R+62.8 2020: R+58.7 2016: R+59.9 2012: R+53.7 2008: R+47.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.25%
• Current HPI: 320.5275
• Rent YoY: —
• Metro: Toccoa, GA
• 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

+35.9% since first listed

6 events — show timeline

• 2026-05-14 Pending — GAMLS
• 2026-05-08 Listed $125,000 GAMLS
• 2019-12-31 Sold (Public Records) $118,700 Public Records
• 2019-12-26 Sold (MLS) $118,700 GAMLS
• 2019-11-06 Listed $114,900 GAMLS
• 2008-05-07 Sold (Public Records) $92,000 Public Records

Property tax history

+7.7%/yr

Latest (2025): $1,636 · +17.2% YoY. Source: county tax records.