Ashley A Plan · Blairsville, GA 30512

$242,403

3 bd · 2.0 ba · 1,525 sqft · SingleFamily · 668 Days on market

Good condition ↓ 9% 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).

• Cash flow +9.1/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Schools +3.3/10.0
• 1% rule +2.8/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Ashley A, an inviting three-bedroom floor plan where convenience meets style! Step onto the rocking-chair-ready front porch, perfect for sipping your morning coffee or watching the sunset. Inside, you'll find an open living space that separates the master suite from the other bedrooms. Each bedroom includes a walk-in closet for all your essentials, and just past the kitchen, you'll find a utility room and pantry. This beloved home is the perfect place for making memories that last a lifetime.

Key facts

• Covered porch
• Master suite
• Listed 668 days

Tags

• COVERED PORCH
• MASTER SUITE

🏗️ New construction. The $242,403 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $258,587.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $242k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-199 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (17.1% below list).
• Recommended offer: $201k (17.1% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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.
• Market conditions: 789 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 $8k 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 668 days — a 12% lower offer ($213k) is reasonable based on typical stale-listing flexibility.

Recommended offer $200,999 (17.1% 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 668 days. Have you received any prior offers? Is the seller open to a 17% 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. 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?
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: 0.78% ✗
• Cap rate: 5.37%
• Cash-on-cash: -3.30%
• DSCR: 0.85
• GRM: 10.7

CMA / ARV

• ARV (median comp): $258,587
• List price: $242,403
• Delta: -6.26%
• Verdict: FAIR
• Comps: 19 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
280 Jones St	0.44mi	3/1.5	1,456 (-4%)	1mo	$193,000	$133	70
10 Friendship Ln	0.56mi	3/2.0	1,680 (+10%)	0mo	$250,000	$149	57
8 James Dr	0.47mi	4/2.0 (+1)	1,448 (-5%)	12mo	$285,000	$197	54
78 Birdie Ln	0.56mi	2/2.0 (-1)	1,440 (-6%)	12mo	$260,500	$181	50
89 Creekside Ln	0.47mi	3/3.0	1,648 (+8%)	17mo	$308,000	$187	47
73 A-1 Birdie Ln	0.60mi	3/2.0	1,634 (+7%)	23mo	$265,000	$162	41
130 Emory Cir Unit 2	0.57mi	2/1.5 (-1)	1,344 (-12%)	9mo	$280,000	$208	39
130 Emory Cir	0.57mi	2/1.5 (-1)	1,344 (-12%)	10mo	$290,000	$216	38
21 Williams Cir	0.72mi	3/2.0	1,680 (+10%)	18mo	$300,000	$179	35

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: -21.8%
• Equity multiple: 0.25×
• Total profit: $-54,555
• Equity at exit: $38,556

10-year hold

• IRR: -15.6%
• Equity multiple: 0.12×
• Total profit: $-63,715
• Equity at exit: $22,358

Cash invested: $72,404 (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: 789
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,010 medium
• Mortgage (P&I): −$1,356
• Tax est. 1.5%: −$323 /mo · $3,879/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-199

Break-even live

Break-even rent $2,262

Max offer price $229,770

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: $64,647
• Closing costs: $7,758
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $242,403 Active 668 DOM
2. 2026-06-17
   days on market $242,403 Active 667 DOM
3. 2026-06-16
   days on market $242,403 Active 666 DOM
4. 2026-06-15
   price $242,403 Active 665 DOM
5. 2026-06-15
   days on market $238,750 Active 665 DOM
6. 2026-06-14
   days on market $238,750 Active 663 DOM
7. 2026-06-10
   days on market $238,750 Active 660 DOM
8. 2026-06-09
   days on market $238,750 Active 659 DOM
9. 2026-06-08
   days on market $238,750 Active 658 DOM
10. 2026-06-07
    days on market $238,750 Active 657 DOM
11. 2026-06-03
    days on market $238,750 Active 653 DOM
12. 2026-06-02
    days on market $238,750 Active 652 DOM
13. 2026-06-01
    days on market $238,750 Active 651 DOM
14. 2026-05-31
    days on market $238,750 Active 650 DOM
15. 2026-05-31
    days on market $238,750 Active 649 DOM
16. 2026-05-02
    price $238,750 512-char remark

    Show marketing remark (512 chars)

    Welcome to the Ashley A, an inviting three-bedroom floor plan where convenience meets style! Step onto the rocking-chair-ready front porch, perfect for sipping your morning coffee or watching the sunset. Inside, you'll find an open living space that separates the master suite from the other bedrooms. Each bedroom includes a walk-in closet for all your essentials, and just past the kitchen, you'll find a utility room and pantry. This beloved home is the perfect place for making memories that last a lifetime.

17. 2025-09-02
    price $235,338 512-char remark

    Show marketing remark (512 chars)

    Welcome to the Ashley A, an inviting three-bedroom floor plan where convenience meets style! Step onto the rocking-chair-ready front porch, perfect for sipping your morning coffee or watching the sunset. Inside, you'll find an open living space that separates the master suite from the other bedrooms. Each bedroom includes a walk-in closet for all your essentials, and just past the kitchen, you'll find a utility room and pantry. This beloved home is the perfect place for making memories that last a lifetime.

18. 2024-10-01
    price $254,860 512-char remark

    Show marketing remark (512 chars)

    Welcome to the Ashley A, an inviting three-bedroom floor plan where convenience meets style! Step onto the rocking-chair-ready front porch, perfect for sipping your morning coffee or watching the sunset. Inside, you'll find an open living space that separates the master suite from the other bedrooms. Each bedroom includes a walk-in closet for all your essentials, and just past the kitchen, you'll find a utility room and pantry. This beloved home is the perfect place for making memories that last a lifetime.

19. 2024-08-19
    listed $263,394 Active 512-char remark

    Show marketing remark (512 chars)

    Welcome to the Ashley A, an inviting three-bedroom floor plan where convenience meets style! Step onto the rocking-chair-ready front porch, perfect for sipping your morning coffee or watching the sunset. Inside, you'll find an open living space that separates the master suite from the other bedrooms. Each bedroom includes a walk-in closet for all your essentials, and just past the kitchen, you'll find a utility room and pantry. This beloved home is the perfect place for making memories that last a lifetime.

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 20 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: $24,120
• − Mortgage interest: −$14,485
• − Property taxes: −$3,879
• − Insurance: −$1,293
• − Repairs & maintenance: −$1,930
• − Management: −$1,930
• − Depreciation: −$7,523
• Taxable loss: −$6,918
• Est. tax savings @ 24.0%: +$1,660
• After-tax cash flow: $-729/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 · 13 photos

Good 80/100 Cosmetic rehab

This home is in good condition with modern updates and a well-maintained exterior. It's a great investment opportunity with potential for further value enhancement.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value
• Both Landscaping improvements — Enhances curb appeal and can attract more buyers
• Both Adding a small shed or storage unit — Can increase storage space and add value
• Both Upgrading the front door — A new front door can improve curb appeal and security

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value ↑
• Both Landscaping improvements — Enhances curb appeal and can attract more buyers ↑
• Both Adding a small shed or storage unit — Can increase storage space and add value ↑
• Both Upgrading the front door — A new front door can improve curb appeal and security ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-9.4% since first listed

4 events — show timeline

• 2026-05-02 Price Changed $238,750 Zillow
• 2025-09-02 Price Changed $235,338 Zillow
• 2024-10-01 Price Changed $254,860 Zillow
• 2024-08-19 Listed $263,394 Zillow