41 Whatever Way · Blairsville, GA 30512

$199,900

3 bd · 3.0 ba · 2,400 sqft · SingleFamily public records · 26 Days on market

Built 1999 0.75 ac lot

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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).

• Cash flow +18.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +4.9/10.0
• 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 MLS

Perfect retirement home with lots of space in the home and three metal carports and a 16 x 16 fully enclosed wood storage building or workshop. Home has 4 bedrooms and three full baths. Complete full finished basement w/ two bedrooms, full bath, new flooring. Large open floorplan with stone fireplace in the open kitchen, livingroom area. Enclosed loft bedroom, main entrance main level and full finished basement. Sunroom, Very pleasant landscaping and fully fenced backyard for the dog. Lots of rooms for storage or office. Very close to downtown Blairsville, 25 minutes to Blue Ridge, 15 minutes to Nottely Lake. Septic system is permited for two bedrooms.

Key facts

• Country kitchen
• Metal roof
• Storage building

Tags

• ROCKING CHAIR FRONT PORCH
• WRAP AROUND DECK
• METAL ROOF
• LIVINGROOM WITH FIREPLACE
• COUNTRY KITCHEN
• STORAGE BUILDING

Property features AI

Finance

• Other: Property located at 41 Whatever Way, Blairsville, GA 30512; Lot is approximately 0.75 acres
• Financial info: Listing offered As-Is and is government owned; Acceptable financing: Cash or Conventional
• HOA & community: No association

Exterior

• Parking: Carport (detached)
• Utilities: Public water; Septic tank; Electricity available on property
• Home design: Single-family residence; House with three or more levels; Resale property
• Construction: Built in 1999; Vinyl siding; Metal roof
• Exterior features: Sloped lot

Interior

• Kitchen: Dishwasher
• Bedrooms: 4 bedrooms total (1 on main level, 2 on lower level)
• Flooring: Laminate and other flooring
• Bathrooms: 3 full bathrooms (1 on main level, 1 on lower level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Vaulted ceilings; Partial basement; Fireplace (1)
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (1.3% below list).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.4% 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.
• Zoned schools: Union County Primary School (776 students, 57% FRL).
• 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 26 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $196,901 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.99% ✗
• Cap rate: 7.36%
• Cash-on-cash: 3.81%
• DSCR: 1.17
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $487,200
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
145 Hamilton Pl	0.26mi	3/3.0	2,288 (-5%)	8mo	$345,000	$151	73
119 Wilson Way	0.07mi	3/2.0	2,584 (+8%)	14mo	$525,000	$203	68
998 Hamilton Rd	0.17mi	3/4.0	2,041 (-15%)	8mo	$570,000	$279	57

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: -10.3%
• Equity multiple: 0.62×
• Total profit: $-21,054
• Equity at exit: $29,806

10-year hold

• IRR: -0.9%
• Equity multiple: 0.93×
• Total profit: $-3,650
• Equity at exit: $17,284

Cash invested: $55,972 (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 30512

• Home prices YoY: -12.8%
• Active inventory: 789
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,973 medium
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $178

Break-even live

Break-even rent $1,749

Max offer price $199,900

Occupancy floor 86%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $199,900 Active 26 DOM
2. 2026-06-17
   days on market $199,900 Active 25 DOM
3. 2026-06-16
   days on market $199,900 Active 24 DOM
4. 2026-06-15
   days on market $199,900 Active 23 DOM
5. 2026-06-14
   remarks 671-char remark
6. 2026-06-14
   statusdays on market $199,900 Active 21 DOM
7. 2026-06-10
   remarks 589-char remark
8. 2026-06-10
   pricestatusdays on market $199,900 Price Change 18 DOM
9. 2026-06-09
   days on market $209,000 Active 17 DOM
10. 2026-06-08
    days on market $209,000 Active 16 DOM
11. 2026-06-07
    statusdays on market $209,000 Active 15 DOM
12. 2026-04-30
    status Under Contract
13. 2026-04-19
    status Pending Offer Approval
14. 2026-04-08
    price $209,000
15. 2026-04-07
    listed $220,000 New
16. 2026-01-03
    status Pending Offer Approval
17. 2026-01-02
    historical
18. 2025-12-18
    listed $220,000 New
19. 2018-06-19
    soldstatus $174,600
20. 2018-06-11
    soldstatus $174,600 660-char remark

    Show marketing remark (660 chars)

    Perfect retirement home with lots of space in the home and three metal carports and a 16 x 16 fully enclosed wood storage building or workshop. Home has 4 bedrooms and three full baths. Complete full finished basement w/ two bedrooms, full bath, new flooring. Large open floorplan with stone fireplace in the open kitchen, livingroom area. Enclosed loft bedroom, main entrance main level and full finished basement. Sunroom, Very pleasant landscaping and fully fenced backyard for the dog. Lots of rooms for storage or office. Very close to downtown Blairsville, 25 minutes to Blue Ridge, 15 minutes to Nottely Lake. Septic system is permited for two bedrooms.

21. 2017-05-31
    listed $178,600 660-char remark

    Show marketing remark (660 chars)

    Perfect retirement home with lots of space in the home and three metal carports and a 16 x 16 fully enclosed wood storage building or workshop. Home has 4 bedrooms and three full baths. Complete full finished basement w/ two bedrooms, full bath, new flooring. Large open floorplan with stone fireplace in the open kitchen, livingroom area. Enclosed loft bedroom, main entrance main level and full finished basement. Sunroom, Very pleasant landscaping and fully fenced backyard for the dog. Lots of rooms for storage or office. Very close to downtown Blairsville, 25 minutes to Blue Ridge, 15 minutes to Nottely Lake. Septic system is permited for two bedrooms.

22. 2014-11-26
    soldstatus $161,000
23. 2014-05-02
    soldstatus $144,000
24. 2014-05-02
    soldstatus $143,000
25. 2013-05-12
    listed $142,800
26. 2005-10-25
    soldstatus $178,000

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,681
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,895
• − Management: −$1,895
• − Depreciation: −$5,815
• Taxable loss: −$1,118
• Est. tax savings @ 24.0%: +$268
• After-tax cash flow: $2,399/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

• 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

+17.4% since first listed

15 events — show timeline

• 2026-04-30 Pending — GAMLS
• 2026-04-19 Pending — GAMLS
• 2026-04-08 Price Changed $209,000 GAMLS
• 2026-04-07 Listed $220,000 GAMLS
• 2026-01-03 Pending — GAMLS
• 2026-01-02 Listing Removed — GAMLS
• 2025-12-18 Listed $220,000 GAMLS
• 2018-06-19 Sold (Public Records) $174,600 Public Records
• 2018-06-11 Sold (MLS) $174,600 NEGBOR
• 2017-05-31 Listed $178,600 NEGBOR
• 2014-11-26 Sold (Public Records) $161,000 Public Records
• 2014-05-02 Sold (Public Records) $143,000 Public Records
• 2014-05-02 Sold (MLS) $144,000 NEGBOR
• 2013-05-12 Listed $142,800 NEGBOR
• 2005-10-25 Sold (Public Records) $178,000 Public Records

Property tax history

-20.8%/yr

Latest (2025): $91 · -91.8% YoY. Source: county tax records.