150 Elberton St · Toccoa, GA 30577

$185,900

3 bd · 1.0 ba · 1,098 sqft · SingleFamily public records · 30 Days on market

Built 1947 0.89 ac lot Est $170k · 9% over

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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 +15.6/30.0
• Appreciation +8.1/10.0
• DSCR +4.8/10.0
• Livability +3.4/5.0
• ARV discount +3.3/15.0
• 1% rule +3.2/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Check this freshly remodeled 3 bedroom 1.5 bath home out!!!. This home features a totally new kitchen, new bathrooms, laundry conveniently located off of the owners suit in the half bathroom, which has a washer and dryer already in place. The home has a large living room that is the center point of the home. New LVP flooring has been installed throughout the home, new doors, windows, fresh paint, this one is move in ready.

Key facts

• New kitchen
• New doors
• Large living room

Tags

• NEW KITCHEN
• NEW BATHROOMS
• LAUNDRY CONVENIENTLY LOCATED
• LARGE LIVING ROOM
• NEW LVP FLOORING
• NEW DOORS

Property features AI

Finance

• Other: Lot is approximately 0.89 acre (city lot)
• HOA & community: No HOA

Exterior

• Parking: Parking pad with open parking
• Utilities: Public water; Public sewer; 220-volt electric service; Electricity and water available
• Home design: Single-family residential house; Resale property; Built in 1947
• Construction: Composition roof; Block foundation; Other construction materials
• Exterior features: Front porch

Interior

• Kitchen: Microwave
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom and 1 half bathroom (1.5 total); Main level has 1 bathroom
• Heating & cooling: Electric heating; Electric cooling
• Interior features: One-level living; Public records list living area as 1098; Crawl space foundation; Laundry room
• Laundry & utility: Laundry room (other)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $186k.

Deal economics

• At list price, monthly cash flow is $80 ($958/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (18.5% below list).
• Recommended offer: $152k (18.5% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.4% in Toccoa — 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 68/100 on livability (#131 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Stephens County (rural): math 34% / reading 34% proficiency, ranked #74 of 174 in GA (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Toccoa Elementary School (math 46% / reading 39%, grade F, #374 of 1,228 statewide, top 31%, 563 students, 75% FRL) — zoned schools average 75% FRL vs 51% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 226 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 52 units permitted in Stephens County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $12k appreciation (6.2% local appreciation)).
• Stephens County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.2% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($183k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $151,533 (18.5% below list)

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.82% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.84%
• DSCR: 1.08
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $170,190
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1009 S Pond St	0.18mi	2/1.0 (-1)	1,080 (-2%)	6mo	$135,000	$125	78
11 Cloverhurst Dr	0.34mi	3/2.0	1,188 (+8%)	5mo	$224,000	$189	62
288 S Broad St	0.51mi	2/1.0 (-1)	1,014 (-8%)	1mo	$157,000	$155	58
158 Poplar St	0.60mi	2/1.0 (-1)	1,105 (+1%)	13mo	$182,000	$165	55
226 Poplar St	0.62mi	3/1.0	1,189 (+8%)	6mo	$185,000	$156	52
253 Stancil Dr	0.75mi	3/1.0	1,184 (+8%)	0mo	$203,900	$172	52
354 S Pine St	0.75mi	3/1.0	1,008 (-8%)	1mo	$125,000	$124	51
286 Hickory Cir	0.34mi	2/1.0 (-1)	1,199 (+9%)	16mo	$160,000	$133	51
494 Spring St	0.54mi	3/1.5	1,161 (+6%)	15mo	$70,926	$61	51
288 Davis Ave	0.63mi	3/2.0	1,205 (+10%)	1mo	$240,000	$199	50
108 Hill Pl	0.58mi	2/1.0 (-1)	960 (-13%)	15mo	$125,000	$130	35
66 Persimmon St	0.65mi	2/1.0 (-1)	952 (-13%)	13mo	$85,000	$89	32

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

Projected returns pro-forma

6.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.4%
• Equity multiple: 2.18×
• Total profit: $61,497
• Equity at exit: $119,861

10-year hold

• IRR: 17.1%
• Equity multiple: 4.38×
• Total profit: $176,042
• Equity at exit: $219,998

Cash invested: $52,052 (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 30577

• Home prices YoY: 2.0%
• Active inventory: 226
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,515 medium
• Mortgage (P&I): −$975
• Tax from tax record: −$65 /mo · $779/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $80

Break-even live

Break-even rent $1,414

Max offer price $185,900

Occupancy floor 90%

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: $46,475
• Closing costs: $5,577
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
161 S Pine St Toccoa, GA	3.0	1.0	1110	$1,195	$1.08	43d	1	0.77mi
115 Forest Ave Toccoa, GA	2.0	2.0	1000	$1,300	$1.30	23d	1	0.99mi

Listing history 17 events

1. 2026-06-19
   days on market $185,900 Active 30 DOM
2. 2026-06-18
   days on market $185,900 Active 29 DOM
3. 2026-06-17
   days on market $185,900 Active 28 DOM
4. 2026-06-16
   days on market $185,900 Active 27 DOM
5. 2026-06-15
   days on market $185,900 Active 26 DOM
6. 2026-06-14
   days on market $185,900 Active 24 DOM
7. 2026-06-12
   days on market $185,900 Active 23 DOM
8. 2026-06-09
   days on market $185,900 Active 20 DOM
9. 2026-06-08
   days on market $185,900 Active 19 DOM
10. 2026-06-07
    days on market $185,900 Active 18 DOM
11. 2026-06-07
    days on market $185,900 Active 17 DOM
12. 2026-06-03
    statusdays on market $185,900 Active 14 DOM
13. 2026-06-02
    days on market $185,900 New 13 DOM
14. 2026-06-01
    days on market $185,900 New 12 DOM
15. 2026-05-31
    days on market $185,900 New 11 DOM
16. 2026-05-31
    days on market $185,900 New 10 DOM
17. 2026-05-20
    listed $185,900 New

ⓘ 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: $779 · $65/mo
• Projected year-2 tax: $1,710 · $143/mo
• Expected delta: +$931/yr (+$78/mo · 119.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,184
• − Mortgage interest: −$10,413
• − Property taxes: −$779
• − Insurance: −$930
• − Repairs & maintenance: −$1,455
• − Management: −$1,455
• − Depreciation: −$5,408
• Taxable loss: −$2,255
• Est. tax savings @ 24.0%: +$541
• After-tax cash flow: $1,500/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: Stephens County
• NCES district ID: 1304560
• Math proficiency: 34% ▼ -6.00%
• Reading proficiency: 34% ▼ -4.00%
• Median HH income: $38,416
• Composite: 28.42/100
• National rank: #6759
• State rank: #74 of 174 in GA

Livability — Toccoa

• Score: 68/100
• State rank: #131
• US rank: #9152

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Toccoa, GA
• County: Stephens County · 22,964 people
• City population: 22,964
• Metro: Toccoa, GA
• Population (ZIP): 22,964
• Household income: $53,818
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 594.0

Population outlook (Stephens County) Hauer SSP2

• Today (2025): 23,797 people
• By 2030: 22,785 · -4.3%
• By 2040: 20,653 · -13.2%
• By 2050: 18,745 · -21.2%
• By 2075: 14,780 · -37.9%
• By 2100: 11,079 · -53.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 12% Hispanic / Latino 4% Two or more races 4% Asian 1%
• Common ancestry: Serbian 2% Slovak 2% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Stephens

• 2024 margin: Solid R (+62.8) · D 18.4% · R 81.2%
• 2008→2024 swing: -15.4pp toward R · 2008: -47.4pp · 2024: -62.8pp
• All cycles: 2024: R+62.8 2020: R+58.7 2016: R+59.9 2012: R+53.7 2008: R+47.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.25%
• Current HPI: 320.5275
• Rent YoY: —
• Metro: Toccoa, GA
• 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

1 event — show timeline

• 2026-05-20 Listed $185,900 GAMLS

Property tax history

+7.9%/yr

Latest (2025): $779 · +36.9% YoY. Source: county tax records.