2769 Bean Creek Rd · Helen, GA 30571

$449,999

3 bd · 2.0 ba · 1,594 sqft · SingleFamily public records · 170 Days on market

Built 2002 4.54 ac lot $282/sqft · 62% above area Est $452k · at est.

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Why this score? — see what drove the F 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).

• ARV discount +7.7/15.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +2.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover Higher Love Cabin, a newly renovated mountain getaway tucked in the heart of Sautee Nacoochee. Modern updates paired with rustic charm create a welcoming retreat just minutes from Downtown Helen and Unicoi State Park. Spacious layout with 4 bedrooms, 3 bathrooms with 2 of the bedrooms featuring private decks. Fully equipped kitchen with stainless appliances and ample dining space. Outdoor living at its best including covered porches, decks, a fire pit, and a hot tub! Only 4.3 miles to Downtown Helen - where you and your guests can enjoy shopping, dining, and seasonal festivals. 2 miles to Unicoi State Park - hiking, fishing, and outdoor adventures. Also close to local wineries and many family-friendly attractions. All of this, yet you are still surrounded by nature, offering peace, and privacy. Turnkey rental potential with strong vacation demand in Helen area ideal for investors seeking a short-term rental opportunity. For those buyers looking to find their own personal mountain getaway be assured that High-speed WiFi is available and a dedicated workspace sets the stage for that remote mountain lifestyle. This property comes with a current White County STR Permit

Key facts

• Private decks
• Covered porches
• Mountain getaway

Tags

• NEWLY RENOVATED
• MOUNTAIN GETAWAY
• PRIVATE DECKS
• FULLY EQUIPPED KITCHEN
• OUTDOOR LIVING
• COVERED PORCHES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $450k.

Deal economics

• At list price, monthly cash flow is $-2k ($-20k/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (65.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (68.2% below list).
• Recommended offer: $143k (68.2% below list) — sets the bar for 1% rule.
• Cap rate 1.8% vs local median 2.9% in Helen — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 79/100 on livability (#15 in GA, #2,076 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: commute F.
• White County (rural): math 43% / reading 42% proficiency, ranked #35 of 174 in GA (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mount Yonah Elementary School (math 48% / reading 46%, grade D-, #301 of 1,228 statewide, top 25%, 459 students, 51% FRL); White County Middle School (math 41% / reading 45%, grade D-, #116 of 470 statewide, top 26%, 858 students, 52% FRL); White County High School (math 33% / reading 30%, grade F, #122 of 424 statewide, top 30%, 1,176 students, 43% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: 149 active listings in the ZIP; 180 units permitted in White County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k of value loss. Plan a longer hold.
• White County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 170 days — a 12% lower offer ($396k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $450k implies a 809% gain — meaningful room to come down on a strong offer.

Recommended offer $143,132 (68.2% 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 170 days. Have you received any prior offers? Is the seller open to a 68% 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.32% ✗
• Cap rate: 1.85%
• Cash-on-cash: -15.88%
• DSCR: 0.29
• GRM: 26.2

CMA / ARV

• ARV (median comp): $452,278
• List price: $449,999
• Delta: -0.50%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 Chastain Rd	0.49mi	4/2.0 (+1)	1,389 (-13%)	8mo	$309,000	$222	44
104 Kempten Strasse	0.70mi	3/3.0	1,680 (+5%)	18mo	$365,000	$217	40

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: -47.3%
• Equity multiple: -0.42×
• Total profit: $-179,279
• Equity at exit: $67,096

10-year hold

• IRR: -90.6%
• Equity multiple: -1.33×
• Total profit: $-293,539
• Equity at exit: $38,908

Cash invested: $126,000 (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 30571

• Home prices YoY: -20.1%
• Active inventory: 149
• Price-to-rent: 26.2×

Monthly cashflow live

• Estimated rent: $1,431 medium
• Mortgage (P&I): −$2,360
• Tax from tax record: −$251 /mo · $3,008/yr
• Insurance: −$187
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $-1,667

Break-even live

Break-even rent $3,542

Max offer price $155,469

Occupancy floor —

Sensitivity live

Price	-10% $-1,413	-5% $-1,540	+0% $-1,667	+5% $-1,795	+10% $-1,922
Rent	-10% $-1,780	-5% $-1,724	+0% $-1,667	+5% $-1,611	+10% $-1,554
Rate	-1.0pp $-1,441	-0.5pp $-1,553	base $-1,667	+0.5pp $-1,784	+1.0pp $-1,903

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-22
   days on market $449,999 Active 170 DOM
2. 2026-06-18
   days on market $449,999 Active 167 DOM
3. 2026-06-17
   days on market $449,999 Active 166 DOM
4. 2026-06-16
   days on market $449,999 Active 165 DOM
5. 2026-06-15
   days on market $449,999 Active 164 DOM
6. 2026-06-14
   statusdays on market $449,999 Active 162 DOM
7. 2026-06-10
   days on market $449,999 Price Change 159 DOM
8. 2026-06-09
   days on market $449,999 Price Change 158 DOM
9. 2026-06-09
   pricestatus $449,999 Price Change 157 DOM
10. 2026-06-08
    days on market $464,999 Active 157 DOM
11. 2026-06-07
    days on market $464,999 Active 156 DOM
12. 2026-06-03
    days on market $464,999 Active 152 DOM
13. 2026-06-02
    days on market $464,999 Active 151 DOM
14. 2026-06-01
    days on market $464,999 Active 150 DOM
15. 2026-05-31
    days on market $464,999 Active 149 DOM
16. 2026-05-31
    days on market $464,999 Active 148 DOM
17. 2026-04-23
    price $464,999 1199-char remark

    Show marketing remark (1199 chars)

    Discover Higher Love Cabin, a newly renovated mountain getaway tucked in the heart of Sautee Nacoochee. Modern updates paired with rustic charm create a welcoming retreat just minutes from Downtown Helen and Unicoi State Park. Spacious layout with 4 bedrooms, 3 bathrooms with 2 of the bedrooms featuring private decks. Fully equipped kitchen with stainless appliances and ample dining space. Outdoor living at its best including covered porches, decks, a fire pit, and a hot tub! Only 4.3 miles to Downtown Helen - where you and your guests can enjoy shopping, dining, and seasonal festivals. 2 miles to Unicoi State Park - hiking, fishing, and outdoor adventures. Also close to local wineries and many family-friendly attractions. All of this, yet you are still surrounded by nature, offering peace, and privacy. Turnkey rental potential with strong vacation demand in Helen area ideal for investors seeking a short-term rental opportunity. For those buyers looking to find their own personal mountain getaway be assured that High-speed WiFi is available and a dedicated workspace sets the stage for that remote mountain lifestyle. This property comes with a current White County STR Permit

18. 2026-03-17
    price $474,999 1199-char remark

    Show marketing remark (1199 chars)

    Discover Higher Love Cabin, a newly renovated mountain getaway tucked in the heart of Sautee Nacoochee. Modern updates paired with rustic charm create a welcoming retreat just minutes from Downtown Helen and Unicoi State Park. Spacious layout with 4 bedrooms, 3 bathrooms with 2 of the bedrooms featuring private decks. Fully equipped kitchen with stainless appliances and ample dining space. Outdoor living at its best including covered porches, decks, a fire pit, and a hot tub! Only 4.3 miles to Downtown Helen - where you and your guests can enjoy shopping, dining, and seasonal festivals. 2 miles to Unicoi State Park - hiking, fishing, and outdoor adventures. Also close to local wineries and many family-friendly attractions. All of this, yet you are still surrounded by nature, offering peace, and privacy. Turnkey rental potential with strong vacation demand in Helen area ideal for investors seeking a short-term rental opportunity. For those buyers looking to find their own personal mountain getaway be assured that High-speed WiFi is available and a dedicated workspace sets the stage for that remote mountain lifestyle. This property comes with a current White County STR Permit

19. 2026-01-13
    price $484,999 1199-char remark

    Show marketing remark (1199 chars)

    Discover Higher Love Cabin, a newly renovated mountain getaway tucked in the heart of Sautee Nacoochee. Modern updates paired with rustic charm create a welcoming retreat just minutes from Downtown Helen and Unicoi State Park. Spacious layout with 4 bedrooms, 3 bathrooms with 2 of the bedrooms featuring private decks. Fully equipped kitchen with stainless appliances and ample dining space. Outdoor living at its best including covered porches, decks, a fire pit, and a hot tub! Only 4.3 miles to Downtown Helen - where you and your guests can enjoy shopping, dining, and seasonal festivals. 2 miles to Unicoi State Park - hiking, fishing, and outdoor adventures. Also close to local wineries and many family-friendly attractions. All of this, yet you are still surrounded by nature, offering peace, and privacy. Turnkey rental potential with strong vacation demand in Helen area ideal for investors seeking a short-term rental opportunity. For those buyers looking to find their own personal mountain getaway be assured that High-speed WiFi is available and a dedicated workspace sets the stage for that remote mountain lifestyle. This property comes with a current White County STR Permit

20. 2026-01-02
    listed $485,000 New 1199-char remark

    Show marketing remark (1199 chars)

    Discover Higher Love Cabin, a newly renovated mountain getaway tucked in the heart of Sautee Nacoochee. Modern updates paired with rustic charm create a welcoming retreat just minutes from Downtown Helen and Unicoi State Park. Spacious layout with 4 bedrooms, 3 bathrooms with 2 of the bedrooms featuring private decks. Fully equipped kitchen with stainless appliances and ample dining space. Outdoor living at its best including covered porches, decks, a fire pit, and a hot tub! Only 4.3 miles to Downtown Helen - where you and your guests can enjoy shopping, dining, and seasonal festivals. 2 miles to Unicoi State Park - hiking, fishing, and outdoor adventures. Also close to local wineries and many family-friendly attractions. All of this, yet you are still surrounded by nature, offering peace, and privacy. Turnkey rental potential with strong vacation demand in Helen area ideal for investors seeking a short-term rental opportunity. For those buyers looking to find their own personal mountain getaway be assured that High-speed WiFi is available and a dedicated workspace sets the stage for that remote mountain lifestyle. This property comes with a current White County STR Permit

21. 1998-10-01
    soldstatus $49,500

ⓘ 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: $3,008 · $251/mo
• Projected year-2 tax: $4,140 · $345/mo
• Expected delta: +$1,132/yr (+$94/mo · 37.6%)

ⓘ 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 3/10 Moderate 7 d/yr ≥101°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,176
• − Mortgage interest: −$25,207
• − Property taxes: −$3,008
• − Insurance: −$2,250
• − Repairs & maintenance: −$1,374
• − Management: −$1,374
• − Depreciation: −$13,091
• Taxable loss: −$29,128
• Est. tax savings @ 24.0%: +$6,991
• After-tax cash flow: $-13,016/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: White County
• NCES district ID: 1305670
• Math proficiency: 43% ▼ -12.00%
• Reading proficiency: 42% ▼ -11.00%
• Median HH income: $41,998
• Composite: 35.81/100
• National rank: #4829
• State rank: #35 of 174 in GA

Livability — Helen

• Score: 79/100
• State rank: #15
• US rank: #2076

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,984

Population outlook (White County) Hauer SSP2

• Today (2025): 30,911 people
• By 2030: 32,024 · +3.6%
• By 2040: 33,803 · +9.4%
• By 2050: 35,049 · +13.4%
• By 2075: 37,962 · +22.8%
• By 2100: 38,244 · +23.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 5% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Slovak 5% Serbian 5% Portuguese 4%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · White

• 2024 margin: Solid R (+68.5) · D 15.5% · R 84.0%
• 2008→2024 swing: -10.0pp toward R · 2008: -58.5pp · 2024: -68.5pp
• All cycles: 2024: R+68.5 2020: R+66.2 2016: R+68.6 2012: R+66.6 2008: R+58.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -62.71%
• Current HPI: 249.6951
• 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

+839.4% since first listed

5 events — show timeline

• 2026-04-23 Price Changed $464,999 GAMLS
• 2026-03-17 Price Changed $474,999 GAMLS
• 2026-01-13 Price Changed $484,999 GAMLS
• 2026-01-02 Listed $485,000 GAMLS
• 1998-10-01 Sold (Public Records) $49,500 Public Records

Property tax history

+5.0%/yr

Latest (2025): $3,008 · -1.3% YoY. Source: county tax records.