11 Electric Ave · Mountain City, GA 30525

$255,000

3 bd · 2.0 ba · 1,792 sqft · SingleFamily public records · 175 Days on market

Built 1980 6,534 sqft lot $142/sqft · 8% below area Est $386k · 34% 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 +28.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.8/10.0
• Appreciation +5.3/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This quaint cabin in Mountain City is ready for its new owner. Nestled in a quiet residential neighborhood yet walkable to the Mountain City Playhouse and other nearby businesses. Use the interior space in whatever way makes sense for you with the primary bedroom on the main, spiral staircase access to the upper & lower level. The second level has its own bedroom plus a bonus area that could be used as a living room, office, or exercise room. The lower level has its own bath and a den, game room or could be used as a third bedroom regardless with exterior entrance. Low maintenance yard with seasonal mountain views (Black Rock Mountain). Recently renovated with LVP floors, remodeled bathrooms, paint inside & out and decks. For investors it offers income and appreciation potential. Use caution when turning around as the driveway is narrow in a couple of places.

Key facts

• 6,534 sq ft lot
• 3 parking spots
• Built 1980

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $812 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $255k).
• Recommended offer: $224k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#249 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, schools F, amenities F.
• Rabun County (rural): math 42% / reading 44% proficiency, ranked #37 of 174 in GA (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 256 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 147 units permitted in Rabun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($2k loan paydown + $2k appreciation (0.7% local appreciation)).
• Rabun County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.7% appreciation + 3.0% rent growth), your $71k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 175 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.
• Current owner paid $105k; list at $255k implies a 143% gain — meaningful room to come down on a strong offer.

Recommended offer $224,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 175 days. Have you received any prior offers? Is the seller open to a 12% 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. 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.
6. 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.
7. 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: 1.18% ✓
• Cap rate: 10.11%
• Cash-on-cash: 13.64%
• DSCR: 1.61
• GRM: 7.1

CMA / ARV

• ARV (median comp): $386,342
• List price: $255,000
• Delta: -34.00%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 Mccoy St	0.12mi	4/2.5 (+1)	2,040 (+14%)	11mo	$349,000	$171	55

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.68% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.7%
• Equity multiple: 1.73×
• Total profit: $52,395
• Equity at exit: $82,800

10-year hold

• IRR: 18.5%
• Equity multiple: 3.17×
• Total profit: $154,906
• Equity at exit: $106,817

Cash invested: $71,400 (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 30525

• Home prices YoY: 0.2%
• Active inventory: 256
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $3,000 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$115 /mo · $1,376/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$630
• Net cashflow: $812

Break-even live

Break-even rent $1,972

Max offer price $255,000

Occupancy floor 68%

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
153 Will Zoellner Ln Clayton, GA	3.0	2.5	1950	$3,000	$1.54	44d	1	0.70mi

Listing history 24 events

1. 2026-06-18
   days on market $255,000 Active 175 DOM
2. 2026-06-17
   days on market $255,000 Active 174 DOM
3. 2026-06-16
   days on market $255,000 Active 173 DOM
4. 2026-06-15
   days on market $255,000 Active 172 DOM
5. 2026-06-13
   days on market $255,000 Active 170 DOM
6. 2026-06-12
   days on market $255,000 Active 169 DOM
7. 2026-06-09
   days on market $255,000 Active 166 DOM
8. 2026-06-08
   days on market $255,000 Active 165 DOM
9. 2026-06-07
   days on market $255,000 Active 164 DOM
10. 2026-06-07
    days on market $255,000 Active 163 DOM
11. 2026-06-04
    days on market $255,000 Active 160 DOM
12. 2026-06-02
    days on market $255,000 Active 159 DOM
13. 2026-06-01
    days on market $255,000 Active 158 DOM
14. 2026-05-31
    days on market $255,000 Active 157 DOM
15. 2026-05-31
    days on market $255,000 Active 156 DOM
16. 2026-04-11
    status Back On Market 879-char remark

    Show marketing remark (879 chars)

    This quaint cabin in Mountain City is ready for its new owner. Nestled in a quiet residential neighborhood yet walkable to the Mountain City Playhouse and other nearby businesses. Use the interior space in whatever way makes sense for you with the primary bedroom on the main, spiral staircase access to the upper & lower level. The second level has its own bedroom plus a bonus area that could be used as a living room, office, or exercise room. The lower level has its own bath and a den, game room or could be used as a third bedroom regardless with exterior entrance. Low maintenance yard with seasonal mountain views (Black Rock Mountain). Recently renovated with LVP floors, remodeled bathrooms, paint inside & out and decks. For investors it offers income and appreciation potential. Use caution when turning around as the driveway is narrow in a couple of places.

17. 2026-03-31
    historical 879-char remark

    Show marketing remark (879 chars)

    This quaint cabin in Mountain City is ready for its new owner. Nestled in a quiet residential neighborhood yet walkable to the Mountain City Playhouse and other nearby businesses. Use the interior space in whatever way makes sense for you with the primary bedroom on the main, spiral staircase access to the upper & lower level. The second level has its own bedroom plus a bonus area that could be used as a living room, office, or exercise room. The lower level has its own bath and a den, game room or could be used as a third bedroom regardless with exterior entrance. Low maintenance yard with seasonal mountain views (Black Rock Mountain). Recently renovated with LVP floors, remodeled bathrooms, paint inside & out and decks. For investors it offers income and appreciation potential. Use caution when turning around as the driveway is narrow in a couple of places.

18. 2025-12-15
    listed $255,000 New 879-char remark

    Show marketing remark (879 chars)

    This quaint cabin in Mountain City is ready for its new owner. Nestled in a quiet residential neighborhood yet walkable to the Mountain City Playhouse and other nearby businesses. Use the interior space in whatever way makes sense for you with the primary bedroom on the main, spiral staircase access to the upper & lower level. The second level has its own bedroom plus a bonus area that could be used as a living room, office, or exercise room. The lower level has its own bath and a den, game room or could be used as a third bedroom regardless with exterior entrance. Low maintenance yard with seasonal mountain views (Black Rock Mountain). Recently renovated with LVP floors, remodeled bathrooms, paint inside & out and decks. For investors it offers income and appreciation potential. Use caution when turning around as the driveway is narrow in a couple of places.

19. 2025-12-05
    historical $255,000 879-char remark

    Show marketing remark (879 chars)

    This quaint cabin in Mountain City is ready for its new owner. Nestled in a quiet residential neighborhood yet walkable to the Mountain City Playhouse and other nearby businesses. Use the interior space in whatever way makes sense for you with the primary bedroom on the main, spiral staircase access to the upper & lower level. The second level has its own bedroom plus a bonus area that could be used as a living room, office, or exercise room. The lower level has its own bath and a den, game room or could be used as a third bedroom regardless with exterior entrance. Low maintenance yard with seasonal mountain views (Black Rock Mountain). Recently renovated with LVP floors, remodeled bathrooms, paint inside & out and decks. For investors it offers income and appreciation potential. Use caution when turning around as the driveway is narrow in a couple of places.

20. 2025-11-30
    historical
21. 2024-05-23
    listed $269,000 New
22. 2021-09-23
    soldstatus $105,000
23. 1988-10-01
    soldstatus $48,000
24. 1984-12-01
    soldstatus $45,000

ⓘ 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: $1,376 · $115/mo
• Projected year-2 tax: $2,346 · $196/mo
• Expected delta: +$970/yr (+$81/mo · 70.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,000
• − Mortgage interest: −$14,284
• − Property taxes: −$1,376
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,880
• − Management: −$2,880
• − Depreciation: −$7,418
• Taxable income: $5,886
• Est. tax owed @ 24.0%: −$1,413
• After-tax cash flow: $8,329/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: Rabun County
• NCES district ID: 1304320
• Math proficiency: 42% ▼ -17.00%
• Reading proficiency: 44% ▼ -4.00%
• Median HH income: $35,980
• Composite: 35.64/100
• National rank: #4882
• State rank: #37 of 174 in GA

Livability — Mountain City

• Score: 64/100
• State rank: #249
• US rank: #14028

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mountain City, GA
• City population: 791
• Population (ZIP): 7,265

Population outlook (Rabun County) Hauer SSP2

• Today (2025): 16,227 people
• By 2030: 16,000 · -1.4%
• By 2040: 15,213 · -6.2%
• By 2050: 13,974 · -13.9%
• By 2075: 10,717 · -34.0%
• By 2100: 7,824 · -51.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 8% Two or more races 8%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Serbian 4% Slovak 3% Romanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 8% Other Indo-European 1%

Political lean MEDSL · Rabun

• 2024 margin: Solid R (+56.9) · D 21.3% · R 78.2%
• 2008→2024 swing: -11.0pp toward R · 2008: -45.9pp · 2024: -56.9pp
• All cycles: 2024: R+56.9 2020: R+57.4 2016: R+60.9 2012: R+56.4 2008: R+45.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.68%
• Current HPI: 310.5456
• 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

+466.7% since first listed

9 events — show timeline

• 2026-04-11 Relisted — GAMLS
• 2026-03-31 Listing Removed — GAMLS
• 2025-12-15 Listed $255,000 GAMLS
• 2025-12-05 Coming Soon $255,000 GAMLS
• 2025-11-30 Listing Removed — GAMLS
• 2024-05-23 Listed $269,000 GAMLS
• 2021-09-23 Sold (Public Records) $105,000 Public Records
• 1988-10-01 Sold (Public Records) $48,000 Public Records
• 1984-12-01 Sold (Public Records) $45,000 Public Records

Property tax history

+7.8%/yr

Latest (2025): $1,376 · +78.1% YoY. Source: county tax records.