9122 Blue Ridge Hwy · Blairsville, GA 30512

$139,500

3 bd · 1.0 ba · 2,027 sqft · SingleFamily public records · 63 Days on market

Built 1959 0.68 ac lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Unlock the potential of this inviting ranch-style home set on a generous 0.68-acre lot in Union County. Built in 1959, this resale property offers a strong foundation with classic wood siding, frame construction, and a durable shingle roof-making it an excellent opportunity for investors, renovators, or buyers looking to add value. The expansive lot provides plenty of space for enhancements, outdoor living areas, or future improvements, offering flexibility to maximize your return. Enjoy convenient paved road frontage and easy access, with a gravel driveway that accommodates off-street parking. Whether you're looking for your next investment project, rental property, or a home to update and

Key facts

• Paved road frontage
• Frame construction
• 0.68 acre lot

Tags

• 0.68 ACRE LOT
• WOOD SIDING
• FRAME CONSTRUCTION
• SHINGLE ROOF
• PAVED ROAD FRONTAGE
• GRAVEL DRIVEWAY

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: No parking listed
• Utilities: Well water; Septic tank sewer; Underground utilities
• Home design: Single family residence (house); Residential property; Built in 1959; Fixer condition
• Construction: Metal roof; Other construction materials; Year built 1959
• Exterior features: Level lot

Interior

• Kitchen: Refrigerator; Other kitchen appliances
• Bedrooms: 3 bedrooms total; 1 bedroom on the main level
• Flooring: Hardwood; Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating: Propane and other; Has heating; Has cooling (no standard central cooling specified)
• Interior features: Two levels; Public records list 2,027 above-grade finished living area; No basement; Other room types
• Laundry & utility: No laundry features listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $744 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $131k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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.
• Zoned schools: Union County Primary School (776 students, 57% FRL).
• 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 $964 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 18y 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

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $131,130 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.43% ✓
• Cap rate: 12.69%
• Cash-on-cash: 22.86%
• DSCR: 2.02
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 15.8%
• Equity multiple: 1.63×
• Total profit: $24,731
• Equity at exit: $20,800

10-year hold

• IRR: 24.4%
• Equity multiple: 3.11×
• Total profit: $82,349
• Equity at exit: $12,061

Cash invested: $39,060 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,997 medium
• Mortgage (P&I): −$732
• Tax from tax record: −$44 /mo · $525/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $744

Break-even live

Break-even rent $1,055

Max offer price $139,500

Occupancy floor 58%

Sensitivity live

Price	-10% $823	-5% $783	+0% $744	+5% $705	+10% $665
Rent	-10% $586	-5% $665	+0% $744	+5% $823	+10% $902
Rate	-1.0pp $814	-0.5pp $779	base $744	+0.5pp $708	+1.0pp $671

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: $34,875
• Closing costs: $4,185
• Reserves months: —
• Total cash needed: —

Listing history 39 events

1. 2026-06-17
   status $139,500 Under Contract 63 DOM
2. 2026-06-17
   days on market $139,500 Active 63 DOM
3. 2026-06-16
   days on market $139,500 Active 62 DOM
4. 2026-06-15
   days on market $139,500 Active 61 DOM
5. 2026-06-14
   days on market $139,500 Active 59 DOM
6. 2026-06-10
   days on market $139,500 Active 56 DOM
7. 2026-06-09
   days on market $139,500 Active 55 DOM
8. 2026-06-08
   days on market $139,500 Active 54 DOM
9. 2026-06-07
   statusdays on market $139,500 Active 53 DOM
10. 2026-06-03
    days on market $139,500 Price Change 49 DOM
11. 2026-06-03
    pricestatus $139,500 Price Change 48 DOM
12. 2026-06-02
    days on market $139,900 Active 48 DOM
13. 2026-06-01
    days on market $139,900 Active 47 DOM
14. 2026-05-31
    days on market $139,900 Active 46 DOM
15. 2026-05-31
    days on market $139,900 Active 45 DOM
16. 2026-04-30
    status Under Contract
17. 2026-04-13
    price $139,900
18. 2026-04-07
    price $142,000
19. 2026-03-20
    listed $142,500 New
20. 2026-02-20
    status Under Contract
21. 2026-02-20
    historical
22. 2026-01-30
    listed $142,500 New
23. 2025-12-30
    price $157,500
24. 2025-12-09
    price $158,900
25. 2025-12-01
    soldstatus $127,000
26. 2025-11-28
    listed $159,900 Active
27. 2025-01-17
    historical
28. 2024-12-16
    price $225,500
29. 2024-12-16
    price $225,500
30. 2024-08-13
    price $240,000
31. 2024-08-13
    price $240,000
32. 2024-07-17
    listed $260,000 Active
33. 2024-07-17
    listed $260,000 New
34. 2012-10-16
    soldstatus $38,000
35. 2012-10-16
    soldstatus $38,000
36. 2010-12-02
    listed $39,000
37. 2010-10-13
    soldstatus $65,000
38. 2010-10-07
    soldstatus $65,000
39. 2008-12-11
    listed $65,000

ⓘ 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: $525 · $44/mo
• Projected year-2 tax: $1,283 · $107/mo
• Expected delta: +$759/yr (+$63/mo · 144.6%)

ⓘ 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 4/10 Moderate 8 d/yr ≥96°F today · 22 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: $23,961
• − Mortgage interest: −$7,814
• − Property taxes: −$525
• − Insurance: −$698
• − Repairs & maintenance: −$1,917
• − Management: −$1,917
• − Depreciation: −$4,058
• Taxable income: $7,032
• Est. tax owed @ 24.0%: −$1,688
• After-tax cash flow: $7,240/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: 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

• 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

+115.2% since first listed

24 events — show timeline

• 2026-04-30 Pending — GAMLS
• 2026-04-13 Price Changed $139,900 GAMLS
• 2026-04-07 Price Changed $142,000 GAMLS
• 2026-03-20 Listed $142,500 GAMLS
• 2026-02-20 Pending — GAMLS
• 2026-02-20 Listing Removed — GAMLS
• 2026-01-30 Listed $142,500 GAMLS
• 2025-12-30 Price Changed $157,500 NEGBOR
• 2025-12-09 Price Changed $158,900 NEGBOR
• 2025-12-01 Sold (Public Records) $127,000 Public Records
• 2025-11-28 Listed $159,900 NEGBOR
• 2025-01-17 Listing Removed — GAMLS
• 2024-12-16 Price Changed $225,500 GAMLS
• 2024-12-16 Price Changed $225,500 NEGBOR
• 2024-08-13 Price Changed $240,000 GAMLS
• 2024-08-13 Price Changed $240,000 NEGBOR
• 2024-07-17 Listed $260,000 GAMLS
• 2024-07-17 Listed $260,000 NEGBOR
• 2012-10-16 Sold (Public Records) $38,000 Public Records
• 2012-10-16 Sold (MLS) $38,000 NEGBOR
• 2010-12-02 Listed $39,000 NEGBOR
• 2010-10-13 Sold (Public Records) $65,000 Public Records
• 2010-10-07 Sold (MLS) $65,000 NEGBOR
• 2008-12-11 Listed $65,000 NEGBOR

Property tax history

+4.1%/yr

Latest (2025): $525 · -5.0% YoY. Source: county tax records.