185 Cedar Ln · Morganton, GA 30560

$249,529

3 bd · 2.0 ba · 1,200 sqft · Other · 62 Days on market

Built 2000 1.23 ac lot $208/sqft · at area comps Est $255k · at est.

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Why this score? — see what drove the C+ 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 +27.5/30.0
• DSCR +9.6/10.0
• ARV discount +8.5/15.0
• 1% rule +7.5/10.0
• Schools +3.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +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 other listed at $250k.

Deal economics

• At list price, monthly cash flow is $737 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $235k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 3.1% 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-, schools F, crime D-.
• 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.
• Market conditions: 310 active listings in the ZIP; 375 units permitted in Fannin 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 $7k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 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.
• Current owner paid $110k; list at $250k implies a 127% 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 $234,557 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.25% ✓
• Cap rate: 9.84%
• Cash-on-cash: 12.66%
• DSCR: 1.56
• GRM: 6.7

CMA / ARV

• ARV (median comp): $254,998
• List price: $249,529
• Delta: -2.14%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 2.4%
• Equity multiple: 1.09×
• Total profit: $6,575
• Equity at exit: $37,206

10-year hold

• IRR: 12.0%
• Equity multiple: 1.95×
• Total profit: $66,388
• Equity at exit: $21,575

Cash invested: $69,868 (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 30560

• Home prices YoY: -9.6%
• Active inventory: 310
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $3,116 medium
• Mortgage (P&I): −$1,309
• Tax est. 1.5%: −$312 /mo · $3,743/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$654
• Net cashflow: $737

Break-even live

Break-even rent $2,183

Max offer price $249,529

Occupancy floor 71%

Sensitivity live

Price	-10% $910	-5% $824	+0% $737	+5% $651	+10% $565
Rent	-10% $491	-5% $614	+0% $737	+5% $860	+10% $984
Rate	-1.0pp $863	-0.5pp $801	base $737	+0.5pp $673	+1.0pp $607

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: $62,382
• Closing costs: $7,486
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $249,529 Active 62 DOM
2. 2026-06-18
   days on market $249,529 Active 59 DOM
3. 2026-06-17
   days on market $249,529 Active 58 DOM
4. 2026-06-16
   days on market $249,529 Active 57 DOM
5. 2026-06-15
   days on market $249,529 Active 56 DOM
6. 2026-06-14
   days on market $249,529 Active 54 DOM
7. 2026-06-13
   days on market $249,529 Active 53 DOM
8. 2026-06-10
   days on market $249,529 Active 51 DOM
9. 2026-06-09
   days on market $249,529 Active 50 DOM
10. 2026-06-08
    days on market $249,529 Active 49 DOM
11. 2026-06-07
    days on market $249,529 Active 48 DOM
12. 2026-06-05
    days on market $249,529 Active 45 DOM
13. 2026-06-03
    days on market $249,529 Active 44 DOM
14. 2026-06-02
    days on market $249,529 Active 43 DOM
15. 2026-06-01
    days on market $249,529 Active 42 DOM
16. 2026-05-31
    days on market $249,529 Active 41 DOM
17. 2026-05-31
    days on market $249,529 Active 40 DOM
18. 2026-05-01
    price $249,529 908-char remark

    Show marketing remark (914 chars)

    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!

19. 2026-05-01
    price $249,529 914-char remark

    Show marketing remark (914 chars)

    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!

20. 2026-04-18
    listed $259,900 New 908-char remark

    Show marketing remark (914 chars)

    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!

21. 2026-04-18
    listed $259,900 Active 914-char remark

    Show marketing remark (914 chars)

    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!

22. 1999-08-26
    soldstatus $110,000
23. 1993-07-29
    soldstatus $140,000
24. 1978-05-19
    soldstatus $5,100

ⓘ 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: $37,394
• − Mortgage interest: −$13,978
• − Property taxes: −$3,743
• − Insurance: −$1,248
• − Repairs & maintenance: −$2,992
• − Management: −$2,992
• − Depreciation: −$7,259
• Taxable income: $5,184
• Est. tax owed @ 24.0%: −$1,244
• After-tax cash flow: $7,604/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: 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

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

• Population (ZIP): 4,194

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%

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%

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

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

+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.