311 Sequoia Dr · Ellijay, GA 30540

$329,000

3 bd · 2.0 ba · 1,968 sqft · SingleFamily public records · 115 Days on market

Built 1994 1.47 ac lot $167/sqft · 26% below area Est $442k · 26% under

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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 +15.0/15.0
• Cash flow +9.7/30.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOTIVATED SELLER – QUICK SALE & MOVE IN. Are you looking for a vacation or retirement home in the mountains? This beautiful cabin nestled in highly sought-after gated Coosawattee River Resort is perfect gem in the north Georgia mountains where owners/guests have access to a wide range of amenities and facilities; including indoor and outdoor swimming pools, a fitness center, tennis and basketball courts, and much more. A perfect retreat with family and friends looking to escape from everyday’ s hustle bustle OR make it income generating Airbnb. Inviting great room with striking cathedral ceilings and warm wood-burning stove is ideal for cold evenings. Kitchen is open with breakfast bar for entertaining and upstairs loft can be used for extra beds for guests or kids play area. Possibilities are countless. The best part of the cabin is large extended screened front porch, perfect for outdoor entertaining or simply relax to breath-in fresh mountain air and take-in the peaceful natural surroundings. Owner has made several upgrades and updates to the property; entire house inside and out repainted, new wood floors in entire house, converted game room to a bedroom on main, extended parking with pavers, installed outdoor Firepit and created a walkway from deck to firepit with pavers. As a bonus, it comes fully furnished! Beds, side table, outdoor patio furniture, pool table, chairs, TVs, outdoor swing, etc. is all included. Seller is motivated to make a deal! Special Note: Downstairs/Basement ceiling is low so be careful while entering.

Key facts

• Fitness center
• Outdoor firepit
• Fully furnished

Tags

• GATED COOSAWATTEE RIVER RESORT
• FITNESS CENTER
• TENNIS AND BASKETBALL COURTS
• OUTDOOR FIREPIT
• WALKWAY FROM DECK TO FIREPIT
• FULLY FURNISHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $329k.

Deal economics

• At list price, monthly cash flow is $-219 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $290k (11.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (30.1% below list).
• Recommended offer: $230k (30.1% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 1.8% in Ellijay — 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 71/100 on livability (#85 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, schools D-, amenities F.
• Gilmer County (rural): math 39% / reading 36% proficiency, ranked #56 of 174 in GA (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 971 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 176 units permitted in Gilmer County in 2024 (74 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 $10k of value loss. Plan a longer hold.
• Gilmer County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($299k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 13y 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

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $230,000 (30.1% 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 115 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.70% ✗
• Cap rate: 5.50%
• Cash-on-cash: -2.85%
• DSCR: 0.87
• GRM: 11.9

CMA / ARV

• ARV (median comp): $441,836
• List price: $329,000
• Delta: -25.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
59 Rivoli Cir	0.28mi	3/3.0	2,016 (+2%)	14mo	$452,000	$224	67
219 Water Oak Dr #139	0.41mi	3/2.0	1,937 (-2%)	14mo	$430,000	$222	67
219 Water Oak Dr	0.41mi	3/2.0	1,937 (-2%)	14mo	$430,000	$222	67
492 Water Oak Dr	0.20mi	3/3.0	2,240 (+14%)	3mo	$375,000	$167	61
199 Sequoia Dr	0.11mi	3/2.5	1,702 (-14%)	14mo	$285,000	$167	59
94 Ridgecrest Cir	0.56mi	3/3.0	1,872 (-5%)	6mo	$400,000	$214	56
68 Julie Ct	0.53mi	2/3.0 (-1)	1,887 (-4%)	8mo	$410,000	$217	53
68 Julie Ct #5185	0.53mi	2/3.0 (-1)	1,887 (-4%)	8mo	$410,000	$217	53
208 Summit St	0.58mi	3/3.0	2,184 (+11%)	8mo	$384,000	$176	44
623 Summit Ln	0.44mi	3/3.0	2,250 (+14%)	18mo	$365,000	$162	36
179 Matrix Ln	0.57mi	2/2.0 (-1)	1,742 (-12%)	21mo	$339,000	$195	32
351 Matrix Cir	0.60mi	2/2.5 (-1)	1,728 (-12%)	22mo	$360,000	$208	26

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: -21.1%
• Equity multiple: 0.27×
• Total profit: $-67,349
• Equity at exit: $49,055

10-year hold

• IRR: -14.7%
• Equity multiple: 0.16×
• Total profit: $-77,031
• Equity at exit: $28,446

Cash invested: $92,120 (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 30540

• Home prices YoY: -11.0%
• Active inventory: 971
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $2,300 medium
• Mortgage (P&I): −$1,725
• Tax from tax record: −$173 /mo · $2,079/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $-219

Break-even live

Break-even rent $2,577

Max offer price $290,376

Occupancy floor —

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
123 Ridgecrest Ct Ellijay, GA	3.0	2.0	1565	$2,300	$1.47	19d	1	0.68mi

Listing history 43 events

1. 2026-06-18
   days on market $329,000 Active 115 DOM
2. 2026-06-17
   days on market $329,000 Active 114 DOM
3. 2026-06-16
   days on market $329,000 Active 113 DOM
4. 2026-06-15
   days on market $329,000 Active 112 DOM
5. 2026-06-14
   days on market $329,000 Active 110 DOM
6. 2026-06-13
   days on market $329,000 Active 109 DOM
7. 2026-06-10
   days on market $329,000 Active 107 DOM
8. 2026-06-09
   days on market $329,000 Active 106 DOM
9. 2026-06-08
   days on market $329,000 Active 105 DOM
10. 2026-06-07
    days on market $329,000 Active 104 DOM
11. 2026-06-05
    days on market $329,000 Active 101 DOM
12. 2026-06-03
    days on market $329,000 Active 100 DOM
13. 2026-06-02
    days on market $329,000 Active 99 DOM
14. 2026-06-01
    days on market $329,000 Active 98 DOM
15. 2026-05-31
    days on market $329,000 Active 97 DOM
16. 2026-05-31
    days on market $329,000 Active 96 DOM
17. 2026-02-23
    listed $329,000 Active 1571-char remark

    Show marketing remark (1571 chars)

    MOTIVATED SELLER – QUICK SALE & MOVE IN. Are you looking for a vacation or retirement home in the mountains? This beautiful cabin nestled in highly sought-after gated Coosawattee River Resort is perfect gem in the north Georgia mountains where owners/guests have access to a wide range of amenities and facilities; including indoor and outdoor swimming pools, a fitness center, tennis and basketball courts, and much more. A perfect retreat with family and friends looking to escape from everyday’ s hustle bustle OR make it income generating Airbnb. Inviting great room with striking cathedral ceilings and warm wood-burning stove is ideal for cold evenings. Kitchen is open with breakfast bar for entertaining and upstairs loft can be used for extra beds for guests or kids play area. Possibilities are countless. The best part of the cabin is large extended screened front porch, perfect for outdoor entertaining or simply relax to breath-in fresh mountain air and take-in the peaceful natural surroundings. Owner has made several upgrades and updates to the property; entire house inside and out repainted, new wood floors in entire house, converted game room to a bedroom on main, extended parking with pavers, installed outdoor Firepit and created a walkway from deck to firepit with pavers. As a bonus, it comes fully furnished! Beds, side table, outdoor patio furniture, pool table, chairs, TVs, outdoor swing, etc. is all included. Seller is motivated to make a deal! Special Note: Downstairs/Basement ceiling is low so be careful while entering.

18. 2026-02-23
    historical $329,000 1571-char remark

    Show marketing remark (1571 chars)

    MOTIVATED SELLER – QUICK SALE & MOVE IN. Are you looking for a vacation or retirement home in the mountains? This beautiful cabin nestled in highly sought-after gated Coosawattee River Resort is perfect gem in the north Georgia mountains where owners/guests have access to a wide range of amenities and facilities; including indoor and outdoor swimming pools, a fitness center, tennis and basketball courts, and much more. A perfect retreat with family and friends looking to escape from everyday’ s hustle bustle OR make it income generating Airbnb. Inviting great room with striking cathedral ceilings and warm wood-burning stove is ideal for cold evenings. Kitchen is open with breakfast bar for entertaining and upstairs loft can be used for extra beds for guests or kids play area. Possibilities are countless. The best part of the cabin is large extended screened front porch, perfect for outdoor entertaining or simply relax to breath-in fresh mountain air and take-in the peaceful natural surroundings. Owner has made several upgrades and updates to the property; entire house inside and out repainted, new wood floors in entire house, converted game room to a bedroom on main, extended parking with pavers, installed outdoor Firepit and created a walkway from deck to firepit with pavers. As a bonus, it comes fully furnished! Beds, side table, outdoor patio furniture, pool table, chairs, TVs, outdoor swing, etc. is all included. Seller is motivated to make a deal! Special Note: Downstairs/Basement ceiling is low so be careful while entering.

19. 2025-03-31
    historical
20. 2024-12-09
    listed $389,000 Active
21. 2024-04-14
    historical
22. 2024-04-14
    historical
23. 2024-01-15
    price $395,000
24. 2024-01-15
    listed $395,000 New
25. 2024-01-15
    listed $385,000 Active
26. 2023-07-06
    soldstatus $294,900
27. 2023-06-30
    soldstatus $294,900 Sold
28. 2023-06-30
    soldstatus $294,900 Sold
29. 2023-06-04
    status Under Contract
30. 2023-06-04
    status Pending
31. 2023-06-02
    price $294,900
32. 2023-06-01
    price $294,900
33. 2023-04-25
    price $319,900
34. 2023-04-25
    price $319,900
35. 2023-04-06
    listed $324,900 Active
36. 2023-04-05
    listed $324,900 New
37. 2016-08-12
    soldstatus $108,000
38. 2016-08-05
    soldstatus $108,000
39. 2015-07-15
    listed $110,000
40. 2013-05-10
    soldstatus $86,000
41. 2013-05-08
    soldstatus $86,000
42. 2013-03-11
    listed $98,900
43. 2005-04-26
    soldstatus $100,000

ⓘ 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: $2,079 · $173/mo
• Projected year-2 tax: $3,027 · $252/mo
• Expected delta: +$948/yr (+$79/mo · 45.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,600
• − Mortgage interest: −$18,429
• − Property taxes: −$2,079
• − Insurance: −$1,645
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − Depreciation: −$9,571
• Taxable loss: −$8,540
• Est. tax savings @ 24.0%: +$2,050
• After-tax cash flow: $-574/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: Gilmer County
• NCES district ID: 1302340
• Math proficiency: 39% ▼ -7.00%
• Reading proficiency: 36% ▼ -6.00%
• Median HH income: $40,473
• Composite: 31.53/100
• National rank: #5961
• State rank: #56 of 174 in GA

Livability — Ellijay

• Score: 71/100
• State rank: #85
• US rank: #7087

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 20,145

Population outlook (Gilmer County) Hauer SSP2

• Today (2025): 31,466 people
• By 2030: 32,199 · +2.3%
• By 2040: 33,034 · +5.0%
• By 2050: 33,266 · +5.7%
• By 2075: 33,686 · +7.1%
• By 2100: 33,792 · +7.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 12% Two or more races 6% Native American 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 4% Lithuanian 2% Romanian 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 7% Other Indo-European 1%

Political lean MEDSL · Gilmer

• 2024 margin: Solid R (+62.6) · D 18.5% · R 81.0%
• 2008→2024 swing: -10.6pp toward R · 2008: -52.0pp · 2024: -62.6pp
• All cycles: 2024: R+62.6 2020: R+63.5 2016: R+66.9 2012: R+63.3 2008: R+52.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.49%
• Current HPI: 270.796
• 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

+229.0% since first listed

27 events — show timeline

• 2026-02-23 Listed $329,000 FMLS
• 2026-02-23 Coming Soon $329,000 FMLS
• 2025-03-31 Listing Removed — FMLS
• 2024-12-09 Listed $389,000 FMLS
• 2024-04-14 Listing Removed — FMLS
• 2024-04-14 Listing Removed — GAMLS
• 2024-01-15 Price Changed $395,000 FMLS
• 2024-01-15 Listed $385,000 FMLS
• 2024-01-15 Listed $395,000 GAMLS
• 2023-07-06 Sold (Public Records) $294,900 Public Records
• 2023-06-30 Sold (MLS) $294,900 NEGBOR
• 2023-06-30 Sold (MLS) $294,900 GAMLS
• 2023-06-04 Pending — GAMLS
• 2023-06-04 Pending — NEGBOR
• 2023-06-02 Price Changed $294,900 NEGBOR
• 2023-06-01 Price Changed $294,900 GAMLS
• 2023-04-25 Price Changed $319,900 NEGBOR
• 2023-04-25 Price Changed $319,900 GAMLS
• 2023-04-06 Listed $324,900 NEGBOR
• 2023-04-05 Listed $324,900 GAMLS
• 2016-08-12 Sold (Public Records) $108,000 Public Records
• 2016-08-05 Sold (MLS) $108,000 NEGBOR
• 2015-07-15 Listed $110,000 NEGBOR
• 2013-05-10 Sold (Public Records) $86,000 Public Records
• 2013-05-08 Sold (MLS) $86,000 NEGBOR
• 2013-03-11 Listed $98,900 NEGBOR
• 2005-04-26 Sold (Public Records) $100,000 Public Records

Property tax history

+20.5%/yr

Latest (2025): $2,079 · +13.7% YoY. Source: county tax records.