15 Salmon Rd · Blairsville, GA 30512

$299,900

3 bd · 2.0 ba · 1,498 sqft · SingleFamily public records · 63 Days on market

Built 1984 0.63 ac lot $200/sqft · 29% below area Est $420k · 29% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.5/30.0
• Livability +3.6/5.0
• Schools +3.3/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked away in the peaceful North Georgia mountains, this inviting 3-bedroom, 2-bathroom cabin-style home offers the perfect blend of comfort, functionality, and natural beauty in Blairsville. This property offers easy access and everyday livability, with front door level parking, making unloading groceries, welcoming guests, and daily life simple and stress-free. Step inside and you’re greeted by a warm and welcoming living room centered around a cozy gas fireplace, creating the perfect space to relax and unwind. The kitchen features granite countertops and a charming breakfast nook. The main level offers a bedroom, full bathroom, and laundry room, providing flexibility for guests or convenient one-level living. Downstairs, you’ll find a second living area perfect for a game room, media space, or additional gathering area, along with two additional bedrooms with a connected bathroom giving everyone space to spread out while still feeling at home. Outside is where this property truly shines, relax on the deck with outdoor seating, unwind below on the swings or hammock, or wander down to the beautiful flowing creek and gather around the fire pit while enjoying the peaceful sounds of nature. It’s the kind of setting that makes you want to slow down and stay awhile. You're just minutes from Mountain Crossings, Blood Mountain, the Byron Herbert Reece Trailhead, and DeSoto Falls, some of North Georgia's most sought-after hiking and outdoor destinations. The home is also close to Helton Creek Falls, featuring two stunning waterfalls and an easy-access trail. You're also a short drive to Vogel State Park, one of Georgia's most popular parks offering hiking, a lake, seasonal events, and consistent tourist traffic. Whether you're looking to grow your investment portfolio or enjoy a personal getaway that can pay for itself, this property offers the best of both worlds. Approved for short-term rental use and being sold fully furnished, makes it truly turn-key and ready for immediate enjoyment or income producing.

Key facts

• Fire pit
• Near brasstown bald
• 0.63 acre lot

Tags

• TURN-KEY INCOME-PRODUCING
• BEAUTIFUL FLOWING CREEK
• FIRE PIT
• ACCESS TO APPALACHIAN TRAIL
• NEAR BRASSTOWN BALD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-207 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (12.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (33.0% below list).
• Recommended offer: $201k (33.0% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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.
• 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 $9k 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 63 days — a 6% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 4y 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.

Recommended offer $201,040 (33.0% 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 63 days. Have you received any prior offers? Is the seller open to a 33% 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: 0.67% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.96%
• DSCR: 0.87
• GRM: 12.4

CMA / ARV

• ARV (median comp): $420,131
• List price: $299,900
• Delta: -28.62%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -21.3%
• Equity multiple: 0.26×
• Total profit: $-61,929
• Equity at exit: $44,716

10-year hold

• IRR: -15.0%
• Equity multiple: 0.15×
• Total profit: $-71,482
• Equity at exit: $25,930

Cash invested: $83,972 (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: 12.4×

Monthly cashflow live

• Estimated rent: $2,010 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$98 /mo · $1,172/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-207

Break-even live

Break-even rent $2,273

Max offer price $263,310

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Listing history 44 events

1. 2026-06-18
   days on market $299,900 Active 63 DOM
2. 2026-06-17
   days on market $299,900 Active 62 DOM
3. 2026-06-16
   days on market $299,900 Active 61 DOM
4. 2026-06-15
   days on market $299,900 Active 60 DOM
5. 2026-06-14
   days on market $299,900 Active 58 DOM
6. 2026-06-10
   days on market $299,900 Active 55 DOM
7. 2026-06-09
   days on market $299,900 Active 54 DOM
8. 2026-06-08
   days on market $299,900 Active 53 DOM
9. 2026-06-07
   days on market $299,900 Active 52 DOM
10. 2026-06-03
    days on market $299,900 Active 48 DOM
11. 2026-06-02
    days on market $299,900 Active 47 DOM
12. 2026-06-01
    days on market $299,900 Active 46 DOM
13. 2026-05-31
    days on market $299,900 Active 45 DOM
14. 2026-05-31
    pricedays on market $299,900 Active 44 DOM
15. 2026-04-16
    listed $315,000 Active 2055-char remark

    Show marketing remark (2055 chars)

    Tucked away in the peaceful North Georgia mountains, this inviting 3-bedroom, 2-bathroom cabin-style home offers the perfect blend of comfort, functionality, and natural beauty in Blairsville. This property offers easy access and everyday livability, with front door level parking, making unloading groceries, welcoming guests, and daily life simple and stress-free. Step inside and you’re greeted by a warm and welcoming living room centered around a cozy gas fireplace, creating the perfect space to relax and unwind. The kitchen features granite countertops and a charming breakfast nook. The main level offers a bedroom, full bathroom, and laundry room, providing flexibility for guests or convenient one-level living. Downstairs, you’ll find a second living area perfect for a game room, media space, or additional gathering area, along with two additional bedrooms with a connected bathroom giving everyone space to spread out while still feeling at home. Outside is where this property truly shines, relax on the deck with outdoor seating, unwind below on the swings or hammock, or wander down to the beautiful flowing creek and gather around the fire pit while enjoying the peaceful sounds of nature. It’s the kind of setting that makes you want to slow down and stay awhile. You're just minutes from Mountain Crossings, Blood Mountain, the Byron Herbert Reece Trailhead, and DeSoto Falls, some of North Georgia's most sought-after hiking and outdoor destinations. The home is also close to Helton Creek Falls, featuring two stunning waterfalls and an easy-access trail. You're also a short drive to Vogel State Park, one of Georgia's most popular parks offering hiking, a lake, seasonal events, and consistent tourist traffic. Whether you're looking to grow your investment portfolio or enjoy a personal getaway that can pay for itself, this property offers the best of both worlds. Approved for short-term rental use and being sold fully furnished, makes it truly turn-key and ready for immediate enjoyment or income producing.

16. 2026-03-29
    listed $315,000 New 2037-char remark

    Show marketing remark (2037 chars)

    Tucked away in the peaceful North Georgia mountains, this inviting 3-bedroom, 2-bathroom cabin-style home offers the perfect blend of comfort, functionality, and natural beauty in Blairsville. This property offers easy access and everyday livability, with front door level parking, making unloading groceries, welcoming guests, and daily life simple and stress-free. Step inside and you're greeted by a warm and welcoming living room centered around a cozy gas fireplace, creating the perfect space to relax and unwind. The kitchen features granite countertops and a charming breakfast nook. The main level offers a bedroom, full bathroom, and laundry room, providing flexibility for guests or convenient one-level living. Downstairs, you'll find a second living area perfect for a game room, media space, or additional gathering area, along with two additional bedrooms with a connected bathroom giving everyone space to spread out while still feeling at home. Outside is where this property truly shines, relax on the deck with outdoor seating, unwind below on the swings or hammock, or wander down to the beautiful flowing creek and gather around the fire pit while enjoying the peaceful sounds of nature. It's the kind of setting that makes you want to slow down and stay awhile. You're just minutes from Mountain Crossings, Blood Mountain, the Byron Herbert Reece Trailhead, and DeSoto Falls, some of North Georgia's most sought-after hiking and outdoor destinations. The home is also close to Helton Creek Falls, featuring two stunning waterfalls and an easy-access trail. You're also a short drive to Vogel State Park, one of Georgia's most popular parks offering hiking, a lake, seasonal events, and consistent tourist traffic. Whether you're looking to grow your investment portfolio or enjoy a personal getaway that can pay for itself, this property offers the best of both worlds. Approved for short-term rental use and being sold fully furnished, makes it truly turn-key and ready for immediate enjoyment or income producing.

17. 2026-03-29
    listed $315,000 Active

    Show marketing remark (2037 chars)

    Tucked away in the peaceful North Georgia mountains, this inviting 3-bedroom, 2-bathroom cabin-style home offers the perfect blend of comfort, functionality, and natural beauty in Blairsville. This property offers easy access and everyday livability, with front door level parking, making unloading groceries, welcoming guests, and daily life simple and stress-free. Step inside and you're greeted by a warm and welcoming living room centered around a cozy gas fireplace, creating the perfect space to relax and unwind. The kitchen features granite countertops and a charming breakfast nook. The main level offers a bedroom, full bathroom, and laundry room, providing flexibility for guests or convenient one-level living. Downstairs, you'll find a second living area perfect for a game room, media space, or additional gathering area, along with two additional bedrooms with a connected bathroom giving everyone space to spread out while still feeling at home. Outside is where this property truly shines, relax on the deck with outdoor seating, unwind below on the swings or hammock, or wander down to the beautiful flowing creek and gather around the fire pit while enjoying the peaceful sounds of nature. It's the kind of setting that makes you want to slow down and stay awhile. You're just minutes from Mountain Crossings, Blood Mountain, the Byron Herbert Reece Trailhead, and DeSoto Falls, some of North Georgia's most sought-after hiking and outdoor destinations. The home is also close to Helton Creek Falls, featuring two stunning waterfalls and an easy-access trail. You're also a short drive to Vogel State Park, one of Georgia's most popular parks offering hiking, a lake, seasonal events, and consistent tourist traffic. Whether you're looking to grow your investment portfolio or enjoy a personal getaway that can pay for itself, this property offers the best of both worlds. Approved for short-term rental use and being sold fully furnished, makes it truly turn-key and ready for immediate enjoyment or income producing.

18. 2026-01-13
    historical
19. 2025-08-22
    price $324,000
20. 2025-08-22
    price $324,000
21. 2025-03-14
    listed $329,000 New
22. 2025-03-14
    listed $329,000 Active
23. 2024-09-25
    historical
24. 2024-08-07
    price $329,000
25. 2024-08-07
    price $329,000
26. 2024-05-30
    price $339,900
27. 2024-05-30
    price $339,900
28. 2024-05-10
    status Price Change
29. 2024-05-10
    price $345,000
30. 2024-05-10
    status Active
31. 2024-05-10
    price $345,000
32. 2024-05-03
    status Under Contract
33. 2024-05-03
    status Pending
34. 2024-03-25
    listed $349,900 New
35. 2024-03-11
    listed $349,900 Active
36. 2022-03-22
    soldstatus $275,000
37. 2022-03-21
    soldstatus $275,000 Sold
38. 2022-03-21
    soldstatus $275,000 Sold
39. 2022-02-10
    status Under Contract
40. 2022-02-10
    status Pending
41. 2022-02-03
    listed $269,900 Active
42. 2022-02-03
    listed $269,900 New
43. 1998-02-05
    soldstatus $68,300
44. 1994-10-25
    soldstatus $54,000

ⓘ 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: $1,172 · $98/mo
• Projected year-2 tax: $2,759 · $230/mo
• Expected delta: +$1,587/yr (+$132/mo · 135.4%)

ⓘ 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 2/10 Low 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: $24,125
• − Mortgage interest: −$16,799
• − Property taxes: −$1,172
• − Insurance: −$1,500
• − Repairs & maintenance: −$1,930
• − Management: −$1,930
• − Depreciation: −$8,724
• Taxable loss: −$7,930
• Est. tax savings @ 24.0%: +$1,903
• After-tax cash flow: $-582/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

+483.3% since first listed

30 events — show timeline

• 2026-04-16 Listed $315,000 FMLS
• 2026-03-29 Listed $315,000 NEGBOR
• 2026-03-29 Listed $315,000 GAMLS
• 2026-01-13 Listing Removed — GAMLS
• 2025-08-22 Price Changed $324,000 NEGBOR
• 2025-08-22 Price Changed $324,000 GAMLS
• 2025-03-14 Listed $329,000 NEGBOR
• 2025-03-14 Listed $329,000 GAMLS
• 2024-09-25 Listing Removed — GAMLS
• 2024-08-07 Price Changed $329,000 GAMLS
• 2024-08-07 Price Changed $329,000 NEGBOR
• 2024-05-30 Price Changed $339,900 GAMLS
• 2024-05-30 Price Changed $339,900 NEGBOR
• 2024-05-10 Relisted — GAMLS
• 2024-05-10 Price Changed $345,000 GAMLS
• 2024-05-10 Relisted — NEGBOR
• 2024-05-10 Price Changed $345,000 NEGBOR
• 2024-05-03 Pending — GAMLS
• 2024-05-03 Pending — NEGBOR
• 2024-03-25 Listed $349,900 GAMLS
• 2024-03-11 Listed $349,900 NEGBOR
• 2022-03-22 Sold (Public Records) $275,000 Public Records
• 2022-03-21 Sold (MLS) $275,000 GAMLS
• 2022-03-21 Sold (MLS) $275,000 NEGBOR
• 2022-02-10 Pending — GAMLS
• 2022-02-10 Pending — NEGBOR
• 2022-02-03 Listed $269,900 GAMLS
• 2022-02-03 Listed $269,900 NEGBOR
• 1998-02-05 Sold (Public Records) $68,300 Public Records
• 1994-10-25 Sold (Public Records) $54,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $1,172 · +1.9% YoY. Source: county tax records.