321 Kimsey St · Blairsville, GA 30512

$299,000

3 bd · 2.0 ba · 1,724 sqft · SingleFamily public records · 68 Days on market

Built 1964 0.83 ac lot $173/sqft · 8% below area Est $324k · 8% under ↓ 6% 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 +10.9/15.0
• Cash flow +8.9/30.0
• Livability +3.6/5.0
• Schools +3.3/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming brick and Hardie board home is nestled on a private lot in a prime in-town location, just minutes from schools, shopping, and all the amenities Blairsville has to offer. Featuring 4 bedrooms and 2 bathrooms, the home boasts a spacious family room and dining room combination—ideal for entertaining or creating lasting family memories. The laundry room offers flexibility with the option for main-level or basement placement. An unfinished basement provides endless possibilities for customization to suit your needs. Enjoy relaxing mornings on the inviting front porch with its own swing, or host gatherings on the large, spacious deck designed for outdoor entertaining.

Key facts

• Private lot
• Unfinished basement
• Spacious family room

Tags

• PRIVATE LOT
• PRIME IN-TOWN LOCATION
• SPACIOUS FAMILY ROOM
• DINING ROOM COMBINATION
• FLEXIBILITY WITH LAUNDRY ROOM
• UNFINISHED BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-240 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (14.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (33.5% below list).
• Recommended offer: $199k (33.5% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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); Union County Middle School (math 37% / reading 44%, grade F, #140 of 470 statewide, top 30%, 679 students, 44% FRL); Union County High School (math 52% / reading 47%, grade D, #30 of 424 statewide, top 7%, 887 students, 42% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: 802 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 $2k of loan paydown is wiped out by about $9k 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 68 days — a 6% lower offer ($281k) is reasonable based on typical stale-listing flexibility.

Recommended offer $198,745 (33.5% 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 68 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.66% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.44%
• DSCR: 0.85
• GRM: 12.5

CMA / ARV

• ARV (median comp): $323,510
• List price: $299,000
• Delta: -7.58%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
78 Reed White Dr	0.31mi	3/3.0	1,846 (+7%)	6mo	$440,000	$238	64
10 Friendship Ln	0.75mi	3/2.0	1,680 (-3%)	1mo	$250,000	$149	60
89 Creekside Ln	0.40mi	3/3.0	1,648 (-4%)	17mo	$308,000	$187	56
31 Small St	0.40mi	3/2.0	1,952 (+13%)	10mo	$574,000	$294	51

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: -22.1%
• Equity multiple: 0.24×
• Total profit: $-63,885
• Equity at exit: $44,582

10-year hold

• IRR: -16.3%
• Equity multiple: 0.09×
• Total profit: $-75,856
• Equity at exit: $25,852

Cash invested: $83,720 (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 30512

• Home prices YoY: -12.8%
• Active inventory: 802
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $1,987 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$118 /mo · $1,414/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $-240

Break-even live

Break-even rent $2,292

Max offer price $256,545

Occupancy floor —

Sensitivity live

Price	-10% $-71	-5% $-156	+0% $-240	+5% $-325	+10% $-410
Rent	-10% $-397	-5% $-319	+0% $-240	+5% $-162	+10% $-83
Rate	-1.0pp $-90	-0.5pp $-164	base $-240	+0.5pp $-318	+1.0pp $-397

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-22
   statusdays on market $299,000 Active 68 DOM
2. 2026-06-07
   statusdays on market $299,000 Pending 67 DOM
3. 2026-06-03
   days on market $299,000 Active 64 DOM
4. 2026-06-02
   days on market $299,000 Active 63 DOM
5. 2026-06-01
   days on market $299,000 Active 62 DOM
6. 2026-05-31
   days on market $299,000 Active 61 DOM
7. 2026-05-31
   days on market $299,000 Active 60 DOM
8. 2026-05-03
   price $309,000 690-char remark

   Show marketing remark (690 chars)

   This charming brick and Hardie board home is nestled on a private lot in a prime in-town location, just minutes from schools, shopping, and all the amenities Blairsville has to offer. Featuring 4 bedrooms and 2 bathrooms, the home boasts a spacious family room and dining room combination—ideal for entertaining or creating lasting family memories. The laundry room offers flexibility with the option for main-level or basement placement. An unfinished basement provides endless possibilities for customization to suit your needs. Enjoy relaxing mornings on the inviting front porch with its own swing, or host gatherings on the large, spacious deck designed for outdoor entertaining.

9. 2026-03-31
   listed $329,000 Active 690-char remark

   Show marketing remark (690 chars)

   This charming brick and Hardie board home is nestled on a private lot in a prime in-town location, just minutes from schools, shopping, and all the amenities Blairsville has to offer. Featuring 4 bedrooms and 2 bathrooms, the home boasts a spacious family room and dining room combination—ideal for entertaining or creating lasting family memories. The laundry room offers flexibility with the option for main-level or basement placement. An unfinished basement provides endless possibilities for customization to suit your needs. Enjoy relaxing mornings on the inviting front porch with its own swing, or host gatherings on the large, spacious deck designed for outdoor entertaining.

ⓘ 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: $1,414 · $118/mo
• Projected year-2 tax: $2,751 · $229/mo
• Expected delta: +$1,337/yr (+$111/mo · 94.5%)

ⓘ 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 4/10 Moderate 7 d/yr ≥97°F today · 19 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: $23,849
• − Mortgage interest: −$16,749
• − Property taxes: −$1,414
• − Insurance: −$1,495
• − Repairs & maintenance: −$1,908
• − Management: −$1,908
• − Depreciation: −$8,698
• Taxable loss: −$8,322
• Est. tax savings @ 24.0%: +$1,997
• After-tax cash flow: $-887/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

-6.1% since first listed

2 events — show timeline

• 2026-05-03 Price Changed $309,000 NEGBOR
• 2026-03-31 Listed $329,000 NEGBOR

Property tax history

+10.3%/yr

Latest (2025): $1,414 · -5.0% YoY. Source: county tax records.