1133 Garrett Cir · Blairsville, GA 30512

$349,000

3 bd · 2.0 ba · 1,985 sqft · SingleFamily public records · 355 Days on market

Built 1997 0.76 ac lot $176/sqft · 16% below area Est $418k · 17% under

---

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 +21.1/30.0
• ARV discount +14.9/15.0
• DSCR +6.7/10.0
• 1% rule +4.5/10.0
• 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

In a well-established North Georgia neighborhood, this well-maintained home offers comfortable living, flexible spaces, and a peaceful residential setting with easy access to everything the region offers. Welcome home to Garrett Circle. Set on a gently sloping lot with nearby homes, this property offers a comfortable residential feel with convenient access to nearby towns, shopping, dining, and outdoor recreation. Ideal as a primary residence, weekend retreat, or short-term rental or investment property, it offers strong versatility in a desirable location. Offered partially furnished and located in an unrestricted neighborhood, the home is ready for immediate enjoyment. Inside, warm hardwood floors and a wood-burning fireplace create an inviting living space filled with natural light. The open-concept main level supports easy living and entertaining, with a functional kitchen for everyday use and hosting. The home features a multi-level layout with stair access between floors, offering defined living areas and flexible space for guests, work-from-home, or rental use. The finished lower level expands the living space with multiple flex areas for a game room, media room, office, or guest space, with direct outdoor access. Enjoy the wraparound deck and screened porch for morning coffee or evening relaxation, plus a firepit area for outdoor gatherings. Located just minutes from Blairsville, GA and a short drive to Murphy, NC, the home offers access to shops, dining, bike trails, waterfall hikes, Lake Nottely, and Brasstown Bald. Whether for full-time use, weekend use, or investment, this home delivers comfort, flexibility, and a well-established neighborhood setting in North Georgia.

Key facts

• Usable lot
• Granite countertops
• Mature trees

Tags

• NORTH GEORGIA MOUNTAIN HOME
• USABLE LOT
• MATURE TREES
• OPEN-CONCEPT LAYOUT
• WOOD-BURNING FIREPLACE
• GRANITE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $349k.

Deal economics

• At list price, monthly cash flow is $501 ($6k/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 $330k (5.4% below list).
• Recommended offer: $307k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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; 1 comparable units currently listed for rent nearby; 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 $10k 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 355 days — a 12% lower offer ($307k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 5y ago; this cycle's ask has dropped $50k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $307,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 355 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.95% ✗
• Cap rate: 8.02%
• Cash-on-cash: 6.15%
• DSCR: 1.27
• GRM: 8.8

CMA / ARV

• ARV (median comp): $418,023
• List price: $349,000
• Delta: -16.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
159 Northwoods Cir	0.14mi	3/2.0	1,980 (-0%)	13mo	$335,000	$169	82
24 Asa Ln	0.20mi	4/2.0 (+1)	1,924 (-3%)	19mo	$340,000	$177	65
84 Gum Log Cir	0.50mi	3/2.0	1,740 (-12%)	22mo	$310,000	$178	38

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: -6.9%
• Equity multiple: 0.75×
• Total profit: $-24,781
• Equity at exit: $52,037

10-year hold

• IRR: 2.7%
• Equity multiple: 1.19×
• Total profit: $18,950
• Equity at exit: $30,175

Cash invested: $97,720 (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: 8.8×

Monthly cashflow live

• Estimated rent: $3,300 medium
• Mortgage (P&I): −$1,830
• Tax from tax record: −$130 /mo · $1,564/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$693
• Net cashflow: $501

Break-even live

Break-even rent $2,666

Max offer price $349,000

Occupancy floor 80%

Sensitivity live

Price	-10% $699	-5% $600	+0% $501	+5% $402	+10% $303
Rent	-10% $240	-5% $371	+0% $501	+5% $631	+10% $762
Rate	-1.0pp $677	-0.5pp $590	base $501	+0.5pp $411	+1.0pp $319

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
274 Henson Rd Blairsville, GA	3.0	3.0	2212	$3,300	$1.49	45d	1	0.35mi

Listing history 50 events

1. 2026-06-22
   days on market $349,000 Active 355 DOM
2. 2026-06-18
   days on market $349,000 Active 352 DOM
3. 2026-06-17
   days on market $349,000 Active 351 DOM
4. 2026-06-16
   days on market $349,000 Active 350 DOM
5. 2026-06-15
   statusdays on market $349,000 Active 349 DOM
6. 2026-06-14
   pricestatusdays on market $349,000 Price Change 347 DOM
7. 2026-06-10
   days on market $363,000 Active 344 DOM
8. 2026-06-09
   days on market $363,000 Active 343 DOM
9. 2026-06-08
   days on market $363,000 Active 342 DOM
10. 2026-06-07
    days on market $363,000 Active 341 DOM
11. 2026-06-03
    days on market $363,000 Active 337 DOM
12. 2026-06-02
    days on market $363,000 Active 336 DOM
13. 2026-06-01
    days on market $363,000 Active 335 DOM
14. 2026-05-31
    days on market $363,000 Active 334 DOM
15. 2026-05-31
    days on market $363,000 Active 333 DOM
16. 2026-03-17
    price $364,000 1709-char remark

    Show marketing remark (1709 chars)

    In a well-established North Georgia neighborhood, this well-maintained home offers comfortable living, flexible spaces, and a peaceful residential setting with easy access to everything the region offers. Welcome home to Garrett Circle. Set on a gently sloping lot with nearby homes, this property offers a comfortable residential feel with convenient access to nearby towns, shopping, dining, and outdoor recreation. Ideal as a primary residence, weekend retreat, or short-term rental or investment property, it offers strong versatility in a desirable location. Offered partially furnished and located in an unrestricted neighborhood, the home is ready for immediate enjoyment. Inside, warm hardwood floors and a wood-burning fireplace create an inviting living space filled with natural light. The open-concept main level supports easy living and entertaining, with a functional kitchen for everyday use and hosting. The home features a multi-level layout with stair access between floors, offering defined living areas and flexible space for guests, work-from-home, or rental use. The finished lower level expands the living space with multiple flex areas for a game room, media room, office, or guest space, with direct outdoor access. Enjoy the wraparound deck and screened porch for morning coffee or evening relaxation, plus a firepit area for outdoor gatherings. Located just minutes from Blairsville, GA and a short drive to Murphy, NC, the home offers access to shops, dining, bike trails, waterfall hikes, Lake Nottely, and Brasstown Bald. Whether for full-time use, weekend use, or investment, this home delivers comfort, flexibility, and a well-established neighborhood setting in North Georgia.

17. 2026-03-17
    price $364,000 1709-char remark

    Show marketing remark (1709 chars)

    In a well-established North Georgia neighborhood, this well-maintained home offers comfortable living, flexible spaces, and a peaceful residential setting with easy access to everything the region offers. Welcome home to Garrett Circle. Set on a gently sloping lot with nearby homes, this property offers a comfortable residential feel with convenient access to nearby towns, shopping, dining, and outdoor recreation. Ideal as a primary residence, weekend retreat, or short-term rental or investment property, it offers strong versatility in a desirable location. Offered partially furnished and located in an unrestricted neighborhood, the home is ready for immediate enjoyment. Inside, warm hardwood floors and a wood-burning fireplace create an inviting living space filled with natural light. The open-concept main level supports easy living and entertaining, with a functional kitchen for everyday use and hosting. The home features a multi-level layout with stair access between floors, offering defined living areas and flexible space for guests, work-from-home, or rental use. The finished lower level expands the living space with multiple flex areas for a game room, media room, office, or guest space, with direct outdoor access. Enjoy the wraparound deck and screened porch for morning coffee or evening relaxation, plus a firepit area for outdoor gatherings. Located just minutes from Blairsville, GA and a short drive to Murphy, NC, the home offers access to shops, dining, bike trails, waterfall hikes, Lake Nottely, and Brasstown Bald. Whether for full-time use, weekend use, or investment, this home delivers comfort, flexibility, and a well-established neighborhood setting in North Georgia.

18. 2026-01-23
    price $369,000 1709-char remark

    Show marketing remark (1709 chars)

    In a well-established North Georgia neighborhood, this well-maintained home offers comfortable living, flexible spaces, and a peaceful residential setting with easy access to everything the region offers. Welcome home to Garrett Circle. Set on a gently sloping lot with nearby homes, this property offers a comfortable residential feel with convenient access to nearby towns, shopping, dining, and outdoor recreation. Ideal as a primary residence, weekend retreat, or short-term rental or investment property, it offers strong versatility in a desirable location. Offered partially furnished and located in an unrestricted neighborhood, the home is ready for immediate enjoyment. Inside, warm hardwood floors and a wood-burning fireplace create an inviting living space filled with natural light. The open-concept main level supports easy living and entertaining, with a functional kitchen for everyday use and hosting. The home features a multi-level layout with stair access between floors, offering defined living areas and flexible space for guests, work-from-home, or rental use. The finished lower level expands the living space with multiple flex areas for a game room, media room, office, or guest space, with direct outdoor access. Enjoy the wraparound deck and screened porch for morning coffee or evening relaxation, plus a firepit area for outdoor gatherings. Located just minutes from Blairsville, GA and a short drive to Murphy, NC, the home offers access to shops, dining, bike trails, waterfall hikes, Lake Nottely, and Brasstown Bald. Whether for full-time use, weekend use, or investment, this home delivers comfort, flexibility, and a well-established neighborhood setting in North Georgia.

19. 2026-01-23
    price $369,000 1709-char remark

    Show marketing remark (1709 chars)

    In a well-established North Georgia neighborhood, this well-maintained home offers comfortable living, flexible spaces, and a peaceful residential setting with easy access to everything the region offers. Welcome home to Garrett Circle. Set on a gently sloping lot with nearby homes, this property offers a comfortable residential feel with convenient access to nearby towns, shopping, dining, and outdoor recreation. Ideal as a primary residence, weekend retreat, or short-term rental or investment property, it offers strong versatility in a desirable location. Offered partially furnished and located in an unrestricted neighborhood, the home is ready for immediate enjoyment. Inside, warm hardwood floors and a wood-burning fireplace create an inviting living space filled with natural light. The open-concept main level supports easy living and entertaining, with a functional kitchen for everyday use and hosting. The home features a multi-level layout with stair access between floors, offering defined living areas and flexible space for guests, work-from-home, or rental use. The finished lower level expands the living space with multiple flex areas for a game room, media room, office, or guest space, with direct outdoor access. Enjoy the wraparound deck and screened porch for morning coffee or evening relaxation, plus a firepit area for outdoor gatherings. Located just minutes from Blairsville, GA and a short drive to Murphy, NC, the home offers access to shops, dining, bike trails, waterfall hikes, Lake Nottely, and Brasstown Bald. Whether for full-time use, weekend use, or investment, this home delivers comfort, flexibility, and a well-established neighborhood setting in North Georgia.

20. 2025-11-24
    price $379,000 1709-char remark

    Show marketing remark (1709 chars)

    In a well-established North Georgia neighborhood, this well-maintained home offers comfortable living, flexible spaces, and a peaceful residential setting with easy access to everything the region offers. Welcome home to Garrett Circle. Set on a gently sloping lot with nearby homes, this property offers a comfortable residential feel with convenient access to nearby towns, shopping, dining, and outdoor recreation. Ideal as a primary residence, weekend retreat, or short-term rental or investment property, it offers strong versatility in a desirable location. Offered partially furnished and located in an unrestricted neighborhood, the home is ready for immediate enjoyment. Inside, warm hardwood floors and a wood-burning fireplace create an inviting living space filled with natural light. The open-concept main level supports easy living and entertaining, with a functional kitchen for everyday use and hosting. The home features a multi-level layout with stair access between floors, offering defined living areas and flexible space for guests, work-from-home, or rental use. The finished lower level expands the living space with multiple flex areas for a game room, media room, office, or guest space, with direct outdoor access. Enjoy the wraparound deck and screened porch for morning coffee or evening relaxation, plus a firepit area for outdoor gatherings. Located just minutes from Blairsville, GA and a short drive to Murphy, NC, the home offers access to shops, dining, bike trails, waterfall hikes, Lake Nottely, and Brasstown Bald. Whether for full-time use, weekend use, or investment, this home delivers comfort, flexibility, and a well-established neighborhood setting in North Georgia.

21. 2025-11-24
    price $379,000 1709-char remark

    Show marketing remark (1709 chars)

    In a well-established North Georgia neighborhood, this well-maintained home offers comfortable living, flexible spaces, and a peaceful residential setting with easy access to everything the region offers. Welcome home to Garrett Circle. Set on a gently sloping lot with nearby homes, this property offers a comfortable residential feel with convenient access to nearby towns, shopping, dining, and outdoor recreation. Ideal as a primary residence, weekend retreat, or short-term rental or investment property, it offers strong versatility in a desirable location. Offered partially furnished and located in an unrestricted neighborhood, the home is ready for immediate enjoyment. Inside, warm hardwood floors and a wood-burning fireplace create an inviting living space filled with natural light. The open-concept main level supports easy living and entertaining, with a functional kitchen for everyday use and hosting. The home features a multi-level layout with stair access between floors, offering defined living areas and flexible space for guests, work-from-home, or rental use. The finished lower level expands the living space with multiple flex areas for a game room, media room, office, or guest space, with direct outdoor access. Enjoy the wraparound deck and screened porch for morning coffee or evening relaxation, plus a firepit area for outdoor gatherings. Located just minutes from Blairsville, GA and a short drive to Murphy, NC, the home offers access to shops, dining, bike trails, waterfall hikes, Lake Nottely, and Brasstown Bald. Whether for full-time use, weekend use, or investment, this home delivers comfort, flexibility, and a well-established neighborhood setting in North Georgia.

22. 2025-09-18
    price $389,000 1709-char remark

    Show marketing remark (1709 chars)

    In a well-established North Georgia neighborhood, this well-maintained home offers comfortable living, flexible spaces, and a peaceful residential setting with easy access to everything the region offers. Welcome home to Garrett Circle. Set on a gently sloping lot with nearby homes, this property offers a comfortable residential feel with convenient access to nearby towns, shopping, dining, and outdoor recreation. Ideal as a primary residence, weekend retreat, or short-term rental or investment property, it offers strong versatility in a desirable location. Offered partially furnished and located in an unrestricted neighborhood, the home is ready for immediate enjoyment. Inside, warm hardwood floors and a wood-burning fireplace create an inviting living space filled with natural light. The open-concept main level supports easy living and entertaining, with a functional kitchen for everyday use and hosting. The home features a multi-level layout with stair access between floors, offering defined living areas and flexible space for guests, work-from-home, or rental use. The finished lower level expands the living space with multiple flex areas for a game room, media room, office, or guest space, with direct outdoor access. Enjoy the wraparound deck and screened porch for morning coffee or evening relaxation, plus a firepit area for outdoor gatherings. Located just minutes from Blairsville, GA and a short drive to Murphy, NC, the home offers access to shops, dining, bike trails, waterfall hikes, Lake Nottely, and Brasstown Bald. Whether for full-time use, weekend use, or investment, this home delivers comfort, flexibility, and a well-established neighborhood setting in North Georgia.

23. 2025-09-17
    price $389,000 1709-char remark

    Show marketing remark (1709 chars)

    In a well-established North Georgia neighborhood, this well-maintained home offers comfortable living, flexible spaces, and a peaceful residential setting with easy access to everything the region offers. Welcome home to Garrett Circle. Set on a gently sloping lot with nearby homes, this property offers a comfortable residential feel with convenient access to nearby towns, shopping, dining, and outdoor recreation. Ideal as a primary residence, weekend retreat, or short-term rental or investment property, it offers strong versatility in a desirable location. Offered partially furnished and located in an unrestricted neighborhood, the home is ready for immediate enjoyment. Inside, warm hardwood floors and a wood-burning fireplace create an inviting living space filled with natural light. The open-concept main level supports easy living and entertaining, with a functional kitchen for everyday use and hosting. The home features a multi-level layout with stair access between floors, offering defined living areas and flexible space for guests, work-from-home, or rental use. The finished lower level expands the living space with multiple flex areas for a game room, media room, office, or guest space, with direct outdoor access. Enjoy the wraparound deck and screened porch for morning coffee or evening relaxation, plus a firepit area for outdoor gatherings. Located just minutes from Blairsville, GA and a short drive to Murphy, NC, the home offers access to shops, dining, bike trails, waterfall hikes, Lake Nottely, and Brasstown Bald. Whether for full-time use, weekend use, or investment, this home delivers comfort, flexibility, and a well-established neighborhood setting in North Georgia.

24. 2025-07-01
    listed $399,000 New 1709-char remark

    Show marketing remark (1709 chars)

    In a well-established North Georgia neighborhood, this well-maintained home offers comfortable living, flexible spaces, and a peaceful residential setting with easy access to everything the region offers. Welcome home to Garrett Circle. Set on a gently sloping lot with nearby homes, this property offers a comfortable residential feel with convenient access to nearby towns, shopping, dining, and outdoor recreation. Ideal as a primary residence, weekend retreat, or short-term rental or investment property, it offers strong versatility in a desirable location. Offered partially furnished and located in an unrestricted neighborhood, the home is ready for immediate enjoyment. Inside, warm hardwood floors and a wood-burning fireplace create an inviting living space filled with natural light. The open-concept main level supports easy living and entertaining, with a functional kitchen for everyday use and hosting. The home features a multi-level layout with stair access between floors, offering defined living areas and flexible space for guests, work-from-home, or rental use. The finished lower level expands the living space with multiple flex areas for a game room, media room, office, or guest space, with direct outdoor access. Enjoy the wraparound deck and screened porch for morning coffee or evening relaxation, plus a firepit area for outdoor gatherings. Located just minutes from Blairsville, GA and a short drive to Murphy, NC, the home offers access to shops, dining, bike trails, waterfall hikes, Lake Nottely, and Brasstown Bald. Whether for full-time use, weekend use, or investment, this home delivers comfort, flexibility, and a well-established neighborhood setting in North Georgia.

25. 2025-07-01
    listed $399,000 Active 1709-char remark

    Show marketing remark (1709 chars)

    In a well-established North Georgia neighborhood, this well-maintained home offers comfortable living, flexible spaces, and a peaceful residential setting with easy access to everything the region offers. Welcome home to Garrett Circle. Set on a gently sloping lot with nearby homes, this property offers a comfortable residential feel with convenient access to nearby towns, shopping, dining, and outdoor recreation. Ideal as a primary residence, weekend retreat, or short-term rental or investment property, it offers strong versatility in a desirable location. Offered partially furnished and located in an unrestricted neighborhood, the home is ready for immediate enjoyment. Inside, warm hardwood floors and a wood-burning fireplace create an inviting living space filled with natural light. The open-concept main level supports easy living and entertaining, with a functional kitchen for everyday use and hosting. The home features a multi-level layout with stair access between floors, offering defined living areas and flexible space for guests, work-from-home, or rental use. The finished lower level expands the living space with multiple flex areas for a game room, media room, office, or guest space, with direct outdoor access. Enjoy the wraparound deck and screened porch for morning coffee or evening relaxation, plus a firepit area for outdoor gatherings. Located just minutes from Blairsville, GA and a short drive to Murphy, NC, the home offers access to shops, dining, bike trails, waterfall hikes, Lake Nottely, and Brasstown Bald. Whether for full-time use, weekend use, or investment, this home delivers comfort, flexibility, and a well-established neighborhood setting in North Georgia.

26. 2023-08-30
    soldstatus $355,000
27. 2023-08-28
    soldstatus $355,000 Sold
28. 2023-08-28
    soldstatus $355,000 Sold
29. 2023-07-28
    status Pending
30. 2023-07-28
    status Under Contract
31. 2023-07-21
    price $374,500
32. 2023-07-21
    price $374,500
33. 2023-07-06
    price $379,000
34. 2023-07-06
    price $379,000
35. 2023-06-28
    price $384,000
36. 2023-06-27
    price $384,000
37. 2023-06-02
    price $389,000
38. 2023-06-02
    price $389,000
39. 2023-05-28
    price $399,000
40. 2023-05-28
    status Active
41. 2023-05-28
    price $399,000
42. 2023-05-27
    status Back On Market
43. 2023-04-26
    historical On Hold
44. 2023-04-12
    price $409,500
45. 2023-04-12
    price $409,500
46. 2023-04-03
    price $414,500
47. 2023-04-03
    price $414,500
48. 2023-03-09
    listed $419,500 Active
49. 2023-03-09
    listed $419,500 New
50. 2021-11-16
    status Under Contract

ⓘ 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: $1,564 · $130/mo
• Projected year-2 tax: $3,211 · $268/mo
• Expected delta: +$1,646/yr (+$137/mo · 105.2%)

ⓘ 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 ≥97°F today · 18 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: $39,600
• − Mortgage interest: −$19,549
• − Property taxes: −$1,564
• − Insurance: −$1,745
• − Repairs & maintenance: −$3,168
• − Management: −$3,168
• − Depreciation: −$10,153
• Taxable income: $252
• Est. tax owed @ 24.0%: −$61
• After-tax cash flow: $5,952/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

+355.6% since first listed

55 events — show timeline

• 2026-03-17 Price Changed $364,000 GAMLS
• 2026-03-17 Price Changed $364,000 NEGBOR
• 2026-01-23 Price Changed $369,000 GAMLS
• 2026-01-23 Price Changed $369,000 NEGBOR
• 2025-11-24 Price Changed $379,000 GAMLS
• 2025-11-24 Price Changed $379,000 NEGBOR
• 2025-09-18 Price Changed $389,000 NEGBOR
• 2025-09-17 Price Changed $389,000 GAMLS
• 2025-07-01 Listed $399,000 NEGBOR
• 2025-07-01 Listed $399,000 GAMLS
• 2023-08-30 Sold (Public Records) $355,000 Public Records
• 2023-08-28 Sold (MLS) $355,000 GAMLS
• 2023-08-28 Sold (MLS) $355,000 NEGBOR
• 2023-07-28 Pending — NEGBOR
• 2023-07-28 Pending — GAMLS
• 2023-07-21 Price Changed $374,500 NEGBOR
• 2023-07-21 Price Changed $374,500 GAMLS
• 2023-07-06 Price Changed $379,000 NEGBOR
• 2023-07-06 Price Changed $379,000 GAMLS
• 2023-06-28 Price Changed $384,000 NEGBOR
• 2023-06-27 Price Changed $384,000 GAMLS
• 2023-06-02 Price Changed $389,000 NEGBOR
• 2023-06-02 Price Changed $389,000 GAMLS
• 2023-05-28 Price Changed $399,000 NEGBOR
• 2023-05-28 Relisted — NEGBOR
• 2023-05-28 Price Changed $399,000 GAMLS
• 2023-05-27 Relisted — GAMLS
• 2023-04-26 Delisted — GAMLS
• 2023-04-12 Price Changed $409,500 NEGBOR
• 2023-04-12 Price Changed $409,500 GAMLS
• 2023-04-03 Price Changed $414,500 NEGBOR
• 2023-04-03 Price Changed $414,500 GAMLS
• 2023-03-09 Listed $419,500 GAMLS
• 2023-03-09 Listed $419,500 NEGBOR
• 2021-11-16 Pending — GAMLS
• 2021-11-16 Sold (Public Records) $310,000 Public Records
• 2021-11-12 Sold (MLS) $310,000 NEGBOR
• 2021-11-12 Sold (MLS) $310,000 GAMLS
• 2021-11-12 Sold (MLS) $310,000 GAMLS
• 2021-09-27 Pending — GAMLS
• 2021-09-27 Contingent — NEGBOR
• 2021-09-27 Relisted — GAMLS
• 2021-09-25 Listing Removed — GAMLS
• 2021-09-24 Relisted — NEGBOR
• 2021-09-20 Contingent — NEGBOR
• 2021-09-20 Pending — GAMLS
• 2021-09-08 Price Changed $315,900 GAMLS
• 2021-09-08 Price Changed $315,000 NEGBOR
• 2021-08-31 Listed $322,900 GAMLS
• 2021-08-30 Listed $322,900 NEGBOR
• 2021-05-12 Sold (Public Records) $210,000 Public Records
• 2005-08-16 Sold (Public Records) $145,000 Public Records
• 2002-10-25 Sold (Public Records) $118,700 Public Records
• 1999-09-10 Sold (Public Records) $110,000 Public Records
• 1997-03-24 Sold (Public Records) $79,900 Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,564 · +0.8% YoY. Source: county tax records.