185 Cedar Ln · Morganton, GA 30560

$227,450

3 bd · 2.0 ba · 1,200 sqft · SingleFamily · 102 Days on market

Built 2000 Good condition 1.23 ac lot $190/sqft · 11% below area Est $256k · 11% 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 +26.6/30.0
• ARV discount +12.5/15.0
• DSCR +9.1/10.0
• 1% rule +7.1/10.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 185 Cedar Ln in Morganton, GA, a beautifully fully remodeled 3-bedroom, 2-bath home set on a spacious 1.23-acre lot. Updated just 5 years ago, this move-in-ready property features a modern white and grey color scheme with stylish finishes throughout. Landlords and Investors have the option of keeping tenants of 7 years in place who have never missed a payment! Whether this is a family home or an investment you'll benefit from the permanent foundation and durable tin roof (5 years old), offering both stability and long-term value. Inside, enjoy a clean, updated interior designed for comfortable living and entertaining. With over 1 acre of land, there's plenty of room for outdoor activities, privacy, or future expansion. Located in the scenic North Georgia mountains, this property offers the perfect blend of peaceful country living and modern updates. Move-in ready and waiting for you!

Key facts

• 1.23 acre lot
• Parking
• Built 2000

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $227k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $610 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $227k).
• Recommended offer: $207k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 2.7% in Morganton — 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 57/100 on livability (#456 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety C-, crime D-, amenities F.
• Fannin County (rural): math 40% / reading 39% proficiency, ranked #51 of 174 in GA (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: East Fannin Elementary School (math 42% / reading 32%, grade F, #485 of 1,228 statewide, top 41%, 415 students, 63% FRL); Fannin County Middle School (math 41% / reading 43%, grade D-, #126 of 470 statewide, top 28%, 619 students, 53% FRL); Fannin County High School (math 27% / reading 47%, grade F, #68 of 424 statewide, top 17%, 900 students, 44% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: 377 active listings in the ZIP; 375 units permitted in Fannin County in 2024 (0 in 5+ unit buildings).
• At $2,761/mo this rent would consume 59% of the median local household income ($56k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $64k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $32k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; list at $227k implies a 107% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $206,979 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.21% ✓
• Cap rate: 9.51%
• Cash-on-cash: 11.49%
• DSCR: 1.51
• GRM: 6.9

CMA / ARV

• ARV (median comp): $255,807
• List price: $227,450
• Delta: -11.09%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
334 Prince Dr	1.07mi	3/2.0	1,144 (-5%)	5mo	$315,000	$275	53
144 Lake Cove Cir	1.09mi	2/2.0 (-1)	1,080 (-10%)	0mo	$1,150,000	$1,065	43
9340 Old Hwy 76	0.61mi	3/1.0	1,444 (+20%)	4mo	$215,000	$149	39
10967 Old Hwy 76	1.33mi	3/2.0	1,456 (+21%)	2mo	$275,000	$189	39
82 Circle Dr	0.94mi	2/2.0 (-1)	1,095 (-9%)	9mo	$437,000	$399	38
169 East St	0.65mi	3/2.0	1,386 (+16%)	10mo	$245,000	$177	37
181 Lakeview Cir	1.34mi	3/2.0	1,020 (-15%)	15mo	$297,000	$291	28
37 Lakeview Cir	1.31mi	3/2.0	1,488 (+24%)	16mo	$290,000	$195	27
614 Lakeview Cir	1.21mi	3/2.0	1,452 (+21%)	18mo	$362,000	$249	25
95 Beaver Vly	1.29mi	3/1.0	975 (-19%)	17mo	$210,000	$215	22
667 Fain St	1.45mi	3/2.0	1,400 (+17%)	24mo	$235,000	$168	20
27 Lakeside Dr	1.35mi	3/3.0	1,392 (+16%)	23mo	$2,400,000	$1,724	16

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: 0.8%
• Equity multiple: 1.03×
• Total profit: $2,016
• Equity at exit: $33,914

10-year hold

• IRR: 10.5%
• Equity multiple: 1.82×
• Total profit: $51,926
• Equity at exit: $19,666

Cash invested: $63,686 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 2 active
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $574,839 ($399/sqft)
• Median days on market: 73 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -46.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30560

• Home prices YoY: -9.6%
• Active inventory: 377
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,761 medium
• Mortgage (P&I): −$1,193
• Tax est. 1.5%: −$284 /mo · $3,412/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$580
• Net cashflow: $610

Break-even live

Break-even rent $1,990

Max offer price $227,450

Occupancy floor 73%

Sensitivity live

Price	-10% $767	-5% $688	+0% $610	+5% $531	+10% $452
Rent	-10% $392	-5% $501	+0% $610	+5% $719	+10% $828
Rate	-1.0pp $724	-0.5pp $668	base $610	+0.5pp $551	+1.0pp $491

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: $56,862
• Closing costs: $6,824
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• HOA & community: Other community features

Exterior

• Parking: Assigned parking (1 total space)
• Utilities: Public waterPublic sewerOther utilities
• Home design: One levelResale propertyMetal roofSlab foundation
• Construction: Other construction materialsOther additional structures
• Exterior features: Other exterior featuresDirections: Use GPS

Interior

• Kitchen: Kitchen with other featuresOther appliances
• Bedrooms: Three main-level bedroomsOther bedroom features
• Flooring: Carpet flooring
• Bathrooms: Two full bathrooms (both on the main level)Master bathroom with other features
• Heating & cooling: Central airOther heatingOther electric
• Interior features: One fireplaceNo shared/common wallsOther interior features
• Laundry & utility: Laundry with other features

Listing history 50 events

1. 2026-07-31
   days on market $227,450 Active 102 DOM
2. 2026-07-30
   days on market $227,450 Active 101 DOM
3. 2026-07-29
   days on market $227,450 Active 100 DOM
4. 2026-07-27
   days on market $227,450 Active 98 DOM
5. 2026-07-25
   days on market $227,450 Active 96 DOM
6. 2026-07-24
   days on market $227,450 Active 95 DOM
7. 2026-07-23
   days on market $227,450 Active 94 DOM
8. 2026-07-22
   days on market $227,450 Active 93 DOM
9. 2026-07-21
   days on market $227,450 Active 92 DOM
10. 2026-07-18
    days on market $227,450 Active 89 DOM
11. 2026-07-16
    days on market $227,450 Active 87 DOM
12. 2026-07-16
    days on market $227,450 Active 86 DOM
13. 2026-07-14
    days on market $227,450 Active 85 DOM
14. 2026-07-13
    days on market $227,450 Active 84 DOM
15. 2026-07-12
    days on market $227,450 Active 83 DOM
16. 2026-07-11
    days on market $227,450 Active 82 DOM
17. 2026-07-10
    days on market $227,450 Active 81 DOM
18. 2026-07-09
    days on market $227,450 Active 80 DOM
19. 2026-07-07
    days on market $227,450 Active 78 DOM
20. 2026-07-06
    days on market $227,450 Active 77 DOM
21. 2026-07-05
    days on market $227,450 Active 76 DOM
22. 2026-07-04
    days on market $227,450 Active 75 DOM
23. 2026-07-03
    price $227,450 Active 74 DOM
24. 2026-07-03
    days on market $249,529 Active 74 DOM
25. 2026-07-02
    days on market $249,529 Active 73 DOM
26. 2026-07-01
    days on market $249,529 Active 72 DOM
27. 2026-06-30
    days on market $249,529 Active 71 DOM
28. 2026-06-29
    days on market $249,529 Active 70 DOM
29. 2026-06-28
    days on market $249,529 Active 69 DOM
30. 2026-06-28
    days on market $249,529 Active 68 DOM
31. 2026-06-27
    days on market $249,529 Active 67 DOM
32. 2026-06-25
    days on market $249,529 Active 65 DOM
33. 2026-06-23
    days on market $249,529 Active 63 DOM
34. 2026-06-21
    days on market $249,529 Active 62 DOM
35. 2026-06-18
    days on market $249,529 Active 59 DOM
36. 2026-06-17
    days on market $249,529 Active 58 DOM
37. 2026-06-16
    days on market $249,529 Active 57 DOM
38. 2026-06-15
    days on market $249,529 Active 56 DOM
39. 2026-06-14
    days on market $249,529 Active 54 DOM
40. 2026-06-13
    days on market $249,529 Active 53 DOM
41. 2026-06-10
    days on market $249,529 Active 51 DOM
42. 2026-06-09
    days on market $249,529 Active 50 DOM
43. 2026-06-08
    days on market $249,529 Active 49 DOM
44. 2026-06-07
    days on market $249,529 Active 48 DOM
45. 2026-06-05
    days on market $249,529 Active 45 DOM
46. 2026-06-03
    days on market $249,529 Active 44 DOM
47. 2026-06-02
    days on market $249,529 Active 43 DOM
48. 2026-06-01
    days on market $249,529 Active 42 DOM
49. 2026-05-31
    days on market $249,529 Active 41 DOM
50. 2026-05-31
    days on market $249,529 Active 40 DOM

ⓘ 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 4/10 Moderate 7 d/yr ≥99°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,137
• − Mortgage interest: −$12,741
• − Property taxes: −$3,412
• − Insurance: −$1,137
• − Repairs & maintenance: −$2,651
• − Management: −$2,651
• − Depreciation: −$6,617
• Taxable income: $3,929
• Est. tax owed @ 24.0%: −$943
• After-tax cash flow: $6,373/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.

Condition & rehab AI · 9 photos

Good 80/100 Cosmetic rehab Est. rehab $6,000–$18,000 screening

This fully remodeled 3-bedroom, 2-bath home is move-in ready with a modern white and grey color scheme and stylish finishes throughout. The 5-year-old tin roof and permanent foundation offer stability and long-term value.

Components & finishes AI

Flooring wood Counters granite Appliances stainless steel

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Painting — Fresh paint can make the home look more inviting ↑
• Both Landscaping — Landscaping can improve curb appeal and add value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 39/100

Zoned Schools

Elementary East Fannin Elementary School F GA #485/1,228 Nat'l #21,438/41,679 Middle Fannin County Middle School D- GA #126/470 Nat'l #5,398/14,009 High Fannin County High School F GA #68/424 Nat'l #9,001/17,239

Schools (NCES district)

• District: Fannin County
• NCES district ID: 1302100
• Math proficiency: 40% ▼ -7.00%
• Reading proficiency: 39% ▼ -10.00%
• Median HH income: $37,693
• Composite: 32.92/100
• National rank: #5597
• State rank: #51 of 174 in GA

D Composite livability gradescore 57/100

Livability — Morganton

• Score: 57/100
• State rank: #456
• US rank: #21670

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Fannin · 25,218 people
• Population (ZIP): 4,194
• Household income: $56,391
• Rent vs Own: 15.0% rent · 85.0% own
• Severe rent burden: 9% of renters

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Population outlook (Fannin County) Hauer SSP2

• Today (2025): 25,218 people
• By 2030: 25,519 · +1.2%
• By 2040: 25,548 · +1.3%
• By 2050: 25,008 · -0.8%
• By 2075: 23,359 · -7.4%
• By 2100: 20,129 · -20.2%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Black 3% Hispanic / Latino 2%
• Common ancestry: Slovak 4% Scottish 3% Lithuanian 3%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 98% English-only · Spanish 2%

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Political lean MEDSL · Fannin

• 2024 margin: Solid R (+64.8) · D 17.4% · R 82.2%
• 2008→2024 swing: -15.7pp toward R · 2008: -49.1pp · 2024: -64.8pp
• All cycles: 2024: R+64.8 2020: R+64.6 2016: R+65.5 2012: R+58.2 2008: R+49.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.58%
• Current HPI: 316.822
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

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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

Property features AI

Finance

• HOA & community: Other community features

Exterior

• Parking: Assigned parking (1 total space)
• Utilities: Public waterPublic sewerOther utilities
• Home design: One levelResale propertyMetal roofSlab foundation
• Construction: Other construction materialsOther additional structures
• Exterior features: Other exterior featuresDirections: Use GPS

Interior

• Kitchen: Kitchen with other featuresOther appliances
• Bedrooms: Three main-level bedroomsOther bedroom features
• Flooring: Carpet flooring
• Bathrooms: Two full bathrooms (both on the main level)Master bathroom with other features
• Heating & cooling: Central airOther heatingOther electric
• Interior features: One fireplaceNo shared/common wallsOther interior features
• Laundry & utility: Laundry with other features

Price history

+4792.7% since first listed

7 events — show timeline

• 2026-05-01 Price Changed $249,529 GAMLS
• 2026-05-01 Price Changed $249,529 FMLS
• 2026-04-18 Listed $259,900 FMLS
• 2026-04-18 Listed $259,900 GAMLS
• 1999-08-26 Sold (Public Records) $110,000 Public Records
• 1993-07-29 Sold (Public Records) $140,000 Public Records
• 1978-05-19 Sold (Public Records) $5,100 Public Records

Property tax history

-4.7%/yr

Latest (2025): $88 · -1.0% YoY. Source: county tax records.