36 Benson Dr · Blairsville, GA 30512

$179,900

2 bd · 2.0 ba · 2,560 sqft · SingleFamily public records · 20 Days on market

Built 2001 1.56 ac lot

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Why this score? — see what drove the C 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 +23.3/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• 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 MLS

Spacious home in a quiet country like setting with a branch/stream and mountain views!! Close to downtown Blairsville, this home has privacy, plenty of outdoor living space, and circular driveway! Move in ready or fix up to your liking, this home can be your home away from home (vacation home), retirement home, or first time home! Don't let this amazing deal pass you by!

Key facts

• Privacy
• Outdoor living space
• Circular driveway

Tags

• MOUNTAIN VIEWS
• OUTDOOR LIVING SPACE
• CIRCULAR DRIVEWAY
• PRIVACY

Property features AI

Exterior

• Security: Smoke detector(s)
• Utilities: Shared well water; Septic tank
• Home design: One level; Residential property
• Construction: Metal roof; Other foundation
• Exterior features: Porch; On waterfront; Wooded lot; Storage and outbuilding structures

Interior

• Kitchen: Refrigerator; Range
• Bedrooms: 8 rooms total
• Flooring: Carpet; Other flooring
• Bathrooms: 2 full bathrooms; 2 half bathrooms
• Heating & cooling: Propane heating; Other heating; Has cooling (type: other)
• Interior features: Ceiling fan(s); Furnished
• Laundry & utility: Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $330 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% 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); Union County Middle School (math 37% / reading 44%, grade F, #140 of 470 statewide, top 30%, 679 students, 44% FRL); Union County High School (math 52% / reading 47%, grade D, #30 of 424 statewide, top 7%, 887 students, 42% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: 802 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 $1k of loan paydown is wiped out by about $5k 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 20 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $87k; list at $180k implies a 107% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,201 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.02% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.86%
• DSCR: 1.35
• GRM: 8.2

CMA / ARV

• ARV (median comp): $613,104
• List price: $179,900
• Delta: -70.66%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -4.4%
• Equity multiple: 0.84×
• Total profit: $-8,192
• Equity at exit: $26,824

10-year hold

• IRR: 5.3%
• Equity multiple: 1.39×
• Total profit: $19,709
• Equity at exit: $15,554

Cash invested: $50,372 (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: 802
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,827 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$95 /mo · $1,139/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $330

Break-even live

Break-even rent $1,409

Max offer price $179,900

Occupancy floor 77%

Sensitivity live

Price	-10% $432	-5% $381	+0% $330	+5% $279	+10% $228
Rent	-10% $186	-5% $258	+0% $330	+5% $402	+10% $474
Rate	-1.0pp $420	-0.5pp $376	base $330	+0.5pp $283	+1.0pp $236

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-22
   days on market $179,900 Active 20 DOM
2. 2026-06-18
   days on market $179,900 Active 17 DOM
3. 2026-06-17
   days on market $179,900 Active 16 DOM
4. 2026-06-16
   days on market $179,900 Active 15 DOM
5. 2026-06-15
   days on market $179,900 Active 14 DOM
6. 2026-06-14
   days on market $179,900 Active 12 DOM
7. 2026-06-10
   days on market $179,900 Active 9 DOM
8. 2026-06-09
   days on market $179,900 Active 8 DOM
9. 2026-06-08
   days on market $179,900 Active 7 DOM
10. 2026-06-07
    days on market $179,900 Active 6 DOM
11. 2026-06-03
    days on market $179,900 Active 2 DOM
12. 2026-06-02
    days on marketlisting id $179,900 Active 1 DOM
13. 2026-06-01
    days on market $179,900 Active 407 DOM
14. 2026-05-31
    days on market $179,900 Active 406 DOM
15. 2026-05-31
    days on market $179,900 Active 405 DOM
16. 2026-03-10
    price $179,900 373-char remark

    Show marketing remark (373 chars)

    Spacious home in a quiet country like setting with a branch/stream and mountain views!! Close to downtown Blairsville, this home has privacy, plenty of outdoor living space, and circular driveway! Move in ready or fix up to your liking, this home can be your home away from home (vacation home), retirement home, or first time home! Don't let this amazing deal pass you by!

17. 2026-03-10
    price $179,900 373-char remark

    Show marketing remark (373 chars)

    Spacious home in a quiet country like setting with a branch/stream and mountain views!! Close to downtown Blairsville, this home has privacy, plenty of outdoor living space, and circular driveway! Move in ready or fix up to your liking, this home can be your home away from home (vacation home), retirement home, or first time home! Don't let this amazing deal pass you by!

18. 2026-02-10
    price $199,000 373-char remark

    Show marketing remark (373 chars)

    Spacious home in a quiet country like setting with a branch/stream and mountain views!! Close to downtown Blairsville, this home has privacy, plenty of outdoor living space, and circular driveway! Move in ready or fix up to your liking, this home can be your home away from home (vacation home), retirement home, or first time home! Don't let this amazing deal pass you by!

19. 2026-02-10
    price $199,000 373-char remark

    Show marketing remark (373 chars)

    Spacious home in a quiet country like setting with a branch/stream and mountain views!! Close to downtown Blairsville, this home has privacy, plenty of outdoor living space, and circular driveway! Move in ready or fix up to your liking, this home can be your home away from home (vacation home), retirement home, or first time home! Don't let this amazing deal pass you by!

20. 2026-01-05
    status Active 373-char remark

    Show marketing remark (373 chars)

    Spacious home in a quiet country like setting with a branch/stream and mountain views!! Close to downtown Blairsville, this home has privacy, plenty of outdoor living space, and circular driveway! Move in ready or fix up to your liking, this home can be your home away from home (vacation home), retirement home, or first time home! Don't let this amazing deal pass you by!

21. 2026-01-05
    status Active 373-char remark

    Show marketing remark (373 chars)

    Spacious home in a quiet country like setting with a branch/stream and mountain views!! Close to downtown Blairsville, this home has privacy, plenty of outdoor living space, and circular driveway! Move in ready or fix up to your liking, this home can be your home away from home (vacation home), retirement home, or first time home! Don't let this amazing deal pass you by!

22. 2026-01-01
    historical 373-char remark

    Show marketing remark (373 chars)

    Spacious home in a quiet country like setting with a branch/stream and mountain views!! Close to downtown Blairsville, this home has privacy, plenty of outdoor living space, and circular driveway! Move in ready or fix up to your liking, this home can be your home away from home (vacation home), retirement home, or first time home! Don't let this amazing deal pass you by!

23. 2025-12-26
    status Active 373-char remark

    Show marketing remark (373 chars)

    Spacious home in a quiet country like setting with a branch/stream and mountain views!! Close to downtown Blairsville, this home has privacy, plenty of outdoor living space, and circular driveway! Move in ready or fix up to your liking, this home can be your home away from home (vacation home), retirement home, or first time home! Don't let this amazing deal pass you by!

24. 2025-12-26
    status Active 373-char remark

    Show marketing remark (373 chars)

    Spacious home in a quiet country like setting with a branch/stream and mountain views!! Close to downtown Blairsville, this home has privacy, plenty of outdoor living space, and circular driveway! Move in ready or fix up to your liking, this home can be your home away from home (vacation home), retirement home, or first time home! Don't let this amazing deal pass you by!

25. 2025-12-18
    status Pending 373-char remark

    Show marketing remark (373 chars)

    Spacious home in a quiet country like setting with a branch/stream and mountain views!! Close to downtown Blairsville, this home has privacy, plenty of outdoor living space, and circular driveway! Move in ready or fix up to your liking, this home can be your home away from home (vacation home), retirement home, or first time home! Don't let this amazing deal pass you by!

26. 2025-12-18
    status Pending 373-char remark

    Show marketing remark (373 chars)

    Spacious home in a quiet country like setting with a branch/stream and mountain views!! Close to downtown Blairsville, this home has privacy, plenty of outdoor living space, and circular driveway! Move in ready or fix up to your liking, this home can be your home away from home (vacation home), retirement home, or first time home! Don't let this amazing deal pass you by!

27. 2025-05-28
    price $229,900 373-char remark

    Show marketing remark (373 chars)

    Spacious home in a quiet country like setting with a branch/stream and mountain views!! Close to downtown Blairsville, this home has privacy, plenty of outdoor living space, and circular driveway! Move in ready or fix up to your liking, this home can be your home away from home (vacation home), retirement home, or first time home! Don't let this amazing deal pass you by!

28. 2025-05-28
    price $229,900 373-char remark

    Show marketing remark (373 chars)

    Spacious home in a quiet country like setting with a branch/stream and mountain views!! Close to downtown Blairsville, this home has privacy, plenty of outdoor living space, and circular driveway! Move in ready or fix up to your liking, this home can be your home away from home (vacation home), retirement home, or first time home! Don't let this amazing deal pass you by!

29. 2025-04-02
    listed $199,900 Active 373-char remark

    Show marketing remark (373 chars)

    Spacious home in a quiet country like setting with a branch/stream and mountain views!! Close to downtown Blairsville, this home has privacy, plenty of outdoor living space, and circular driveway! Move in ready or fix up to your liking, this home can be your home away from home (vacation home), retirement home, or first time home! Don't let this amazing deal pass you by!

30. 2025-04-02
    listed $199,900 Active 373-char remark

    Show marketing remark (373 chars)

    Spacious home in a quiet country like setting with a branch/stream and mountain views!! Close to downtown Blairsville, this home has privacy, plenty of outdoor living space, and circular driveway! Move in ready or fix up to your liking, this home can be your home away from home (vacation home), retirement home, or first time home! Don't let this amazing deal pass you by!

31. 2003-08-07
    soldstatus $87,000

ⓘ 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: $1,139 · $95/mo
• Projected year-2 tax: $1,655 · $138/mo
• Expected delta: +$516/yr (+$43/mo · 45.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,922
• − Mortgage interest: −$10,077
• − Property taxes: −$1,139
• − Insurance: −$900
• − Repairs & maintenance: −$1,754
• − Management: −$1,754
• − Depreciation: −$5,233
• Taxable income: $1,065
• Est. tax owed @ 24.0%: −$256
• After-tax cash flow: $3,703/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

+106.8% since first listed

17 events — show timeline

• 2026-03-10 Price Changed $179,900 MLBOR
• 2026-03-10 Price Changed $179,900 NEGBOR
• 2026-02-10 Price Changed $199,000 MLBOR
• 2026-02-10 Price Changed $199,000 NEGBOR
• 2026-01-05 Relisted — MLBOR
• 2026-01-05 Relisted — NEGBOR
• 2026-01-01 Delisted — MLBOR
• 2025-12-26 Relisted — MLBOR
• 2025-12-26 Relisted — NEGBOR
• 2025-12-18 Pending — NEGBOR
• 2025-12-18 Pending — MLBOR
• 2025-05-28 Price Changed $229,900 NEGBOR
• 2025-05-28 Price Changed $229,900 MLBOR
• 2025-04-02 Listed $199,900 MLBOR
• 2025-04-02 Listed $179,900 Hive MLS
• 2025-04-02 Listed $199,900 NEGBOR
• 2003-08-07 Sold (Public Records) $87,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,139 · -6.2% YoY. Source: county tax records.