531 Shoal Creek Rd · Sky Valley, GA 28775

$109,900

2 bd · 1.0 ba · 716 sqft · SingleFamily public records · 4 Days on market

Built 1950 2.00 ac lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Schools +4.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Your affordable mountain cottage awaits. Tucked away on 2 private acres in the heart of Scaly Mountain NC, this 2 bed 1 bath cottage is ready for its new owners to breath new life into it. The floorplan includes a living room, eat-in kitchen, 2 bedrooms, a full bathroom, plus a laundry room. The covered front porch is just perfect for soaking up the surrounding nature. This is a very affordable mountain getaway opportunity that doesn't come around that often!

Key facts

• Private acres
• Covered front porch
• Laundry room

Tags

• MOUNTAIN COTTAGE
• PRIVATE ACRES
• COVERED FRONT PORCH
• EAT-IN KITCHEN
• LAUNDRY ROOM

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: Well water; Septic system installed
• Home design: Single-family residence; Site-built construction; One story; Crawl space foundation; Residential zoning (R)
• Construction: Site-built construction materials noted as 'Other - See Remarks'
• Exterior features: 2-acre lot; Dirt and gravel road access; Publicly maintained road

Interior

• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: No heating; No cooling
• Interior features: One main living room (room count 1); Appliances listed as Other
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $793 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Cap rate 15.7% vs local median 2.4% in Sky Valley — 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 53/100 on livability (#559 in GA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime A, cost of living B; Watch: amenities F, commute F, employment F.
• Macon County Schools (rural): math 47% / reading 50% proficiency, ranked #71 of 178 in NC (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 218 units permitted in Macon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($760 loan paydown + $564 appreciation (0.5% local appreciation)).
• Macon County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (0.5% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,900

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.75% ✓
• Cap rate: 15.67%
• Cash-on-cash: 33.50%
• DSCR: 2.49
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.51% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.4%
• Equity multiple: 2.62×
• Total profit: $49,959
• Equity at exit: $34,759

10-year hold

• IRR: 35.3%
• Equity multiple: 5.10×
• Total profit: $126,066
• Equity at exit: $44,128

Cash invested: $30,772 (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 28775

• Home prices YoY: 0.2%
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,927 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$41 /mo · $495/yr
• Insurance: −$46
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $793

Break-even live

Break-even rent $924

Max offer price $109,900

Occupancy floor 54%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-18
   days on market $109,900 Active 4 DOM
2. 2026-06-17
   days on market $109,900 Active 3 DOM
3. 2026-06-16
   days on market $109,900 Active 2 DOM
4. 2026-06-15
   remarks 463-char remark
5. 2026-06-15
   listed $109,900 Active 1 DOM

ⓘ 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: $495 · $41/mo
• Projected year-2 tax: $1,011 · $84/mo
• Expected delta: +$516/yr (+$43/mo · 104.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥89°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,127
• − Mortgage interest: −$6,156
• − Property taxes: −$495
• − Insurance: −$1,347
• − Repairs & maintenance: −$1,850
• − Management: −$1,850
• − Depreciation: −$3,197
• Taxable income: $8,231
• Est. tax owed @ 24.0%: −$1,976
• After-tax cash flow: $7,537/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: Macon County Schools
• NCES district ID: 3702760
• Math proficiency: 47% ▲ 7.00%
• Reading proficiency: 50% ▲ 3.00%
• Median HH income: $39,072
• Composite: 40.49/100
• National rank: #3713
• State rank: #71 of 178 in NC

Livability — Sky Valley

• Score: 53/100
• State rank: #559
• US rank: #24561

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,278
• Population (ZIP): 795

Population outlook (Macon County) Hauer SSP2

• Today (2025): 34,346 people
• By 2030: 34,353 · +0.0%
• By 2040: 33,956 · -1.1%
• By 2050: 33,249 · -3.2%
• By 2075: 31,526 · -8.2%
• By 2100: 28,113 · -18.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (54%)
• Race & ethnicity: White 54% Hispanic / Latino 40% Asian 4%
• Hispanic origin (detail): Mexican 24% Puerto Rican 17%
• Common ancestry: Slovak 10% Serbian 8% Lithuanian 5%
• Foreign-born: 19% · Canada, China
• Languages at home: 64% English-only · Spanish 31% Chinese 4%

Political lean MEDSL · Macon

• 2024 margin: Solid R (+38.0) · D 30.6% · R 68.6%
• 2008→2024 swing: -16.6pp toward R · 2008: -21.4pp · 2024: -38.0pp
• All cycles: 2024: R+38.0 2020: R+38.5 2016: R+41.5 2012: R+30.6 2008: R+21.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.51%
• Current HPI: 208.3739
• 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

1 event — show timeline

• 2026-06-12 Listed $109,900 CANOPYMLS as Distributed by MLS Grid

Property tax history

-0.5%/yr

Latest (2025): $495 · +0.0% YoY. Source: county tax records.