117 Sparrow Way · Avalon, GA 30577

$79,000

2 bd · 1.0 ba · — sqft · Other · 262 Days on market

Built 1975 0.51 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
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Cozy fully renovated 2 bed, 1 bath home in beautiful Toccoa! Enjoy a nice backyard with mountain views and easy access to the lake-perfect for relaxing or weekend getaways. Featuring a brand-new water heater and modern updates throughout, this home is move-in ready. Rental income: $1,000/month. Don't miss this opportunity for affordable living or investment in a serene setting!

Key facts

• Fully renovated
• Modern updates
• Nice backyard

Tags

• FULLY RENOVATED
• NICE BACKYARD
• MOUNTAIN VIEWS
• EASY ACCESS TO THE LAKE
• BRAND-NEW WATER HEATER
• MODERN UPDATES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $79k.

Deal economics

• At list price, monthly cash flow is $600 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 50/100 on livability (#583 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: housing C-, schools F, amenities F.
• Stephens County (rural): math 34% / reading 34% proficiency, ranked #74 of 174 in GA (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 226 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 52 units permitted in Stephens County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $5k of equity ($546 loan paydown + $5k appreciation (6.2% local appreciation)).
• Stephens County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.2% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 262 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y 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.
• Current owner paid $25k; list at $79k implies a 215% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 262 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 F-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. 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: 1.84% ✓
• Cap rate: 15.40%
• Cash-on-cash: 32.53%
• DSCR: 2.45
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 43.5%
• Equity multiple: 3.81×
• Total profit: $62,214
• Equity at exit: $50,936

10-year hold

• IRR: 40.3%
• Equity multiple: 7.91×
• Total profit: $152,842
• Equity at exit: $93,490

Cash invested: $22,120 (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 30577

• Home prices YoY: 2.0%
• Active inventory: 226
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $600

Break-even live

Break-even rent $691

Max offer price $79,000

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
844 Shorewood Cir Toccoa, GA	2.0	1.0	900	$1,500	$1.67	24d	1	0.48mi

Listing history 30 events

1. 2026-06-19
   days on market $79,000 Active 262 DOM
2. 2026-06-18
   days on market $79,000 Active 261 DOM
3. 2026-06-17
   days on market $79,000 Active 260 DOM
4. 2026-06-16
   days on market $79,000 Active 259 DOM
5. 2026-06-15
   days on market $79,000 Active 258 DOM
6. 2026-06-14
   days on market $79,000 Active 256 DOM
7. 2026-06-12
   days on market $79,000 Active 255 DOM
8. 2026-06-09
   days on market $79,000 Active 252 DOM
9. 2026-06-08
   days on market $79,000 Active 251 DOM
10. 2026-06-07
    days on market $79,000 Active 250 DOM
11. 2026-06-07
    days on market $79,000 Active 249 DOM
12. 2026-06-03
    days on market $79,000 Active 246 DOM
13. 2026-06-02
    days on market $79,000 Active 245 DOM
14. 2026-06-01
    days on market $79,000 Active 244 DOM
15. 2026-05-31
    days on market $79,000 Active 243 DOM
16. 2026-05-31
    days on market $79,000 Active 242 DOM
17. 2026-04-02
    status Back On Market 380-char remark

    Show marketing remark (380 chars)

    Cozy fully renovated 2 bed, 1 bath home in beautiful Toccoa! Enjoy a nice backyard with mountain views and easy access to the lake-perfect for relaxing or weekend getaways. Featuring a brand-new water heater and modern updates throughout, this home is move-in ready. Rental income: $1,000/month. Don't miss this opportunity for affordable living or investment in a serene setting!

18. 2026-03-31
    historical 380-char remark

    Show marketing remark (380 chars)

    Cozy fully renovated 2 bed, 1 bath home in beautiful Toccoa! Enjoy a nice backyard with mountain views and easy access to the lake-perfect for relaxing or weekend getaways. Featuring a brand-new water heater and modern updates throughout, this home is move-in ready. Rental income: $1,000/month. Don't miss this opportunity for affordable living or investment in a serene setting!

19. 2025-09-30
    listed $79,000 New 380-char remark

    Show marketing remark (392 chars)

    Cozy fully renovated 2 bed, 1 bath home in beautiful Toccoa! Enjoy a nice backyard with mountain views and easy access to the lake—perfect for relaxing or weekend getaways. Featuring a brand-new water heater and modern updates throughout, this home is move-in ready. Rental income: $1,000/month. Don’t miss this opportunity for affordable living or investment in a serene setting!

20. 2025-09-30
    listed $79,000 Active 392-char remark

    Show marketing remark (392 chars)

    Cozy fully renovated 2 bed, 1 bath home in beautiful Toccoa! Enjoy a nice backyard with mountain views and easy access to the lake—perfect for relaxing or weekend getaways. Featuring a brand-new water heater and modern updates throughout, this home is move-in ready. Rental income: $1,000/month. Don’t miss this opportunity for affordable living or investment in a serene setting!

21. 2024-09-03
    historical
22. 2024-09-03
    historical
23. 2024-09-03
    historical
24. 2024-04-30
    listed $75,000
25. 2024-04-30
    listed $75,000 New
26. 2024-04-30
    listed $75,000 New
27. 2021-12-03
    soldstatus $25,100 Sold
28. 2021-11-11
    status Under Contract
29. 2021-11-08
    listed $16,500 New
30. 2008-06-02
    soldstatus $15,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,400
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$2,298
• Taxable income: $6,313
• Est. tax owed @ 24.0%: −$1,515
• After-tax cash flow: $5,680/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: Stephens County
• NCES district ID: 1304560
• Math proficiency: 34% ▼ -6.00%
• Reading proficiency: 34% ▼ -4.00%
• Median HH income: $38,416
• Composite: 28.42/100
• National rank: #6759
• State rank: #74 of 174 in GA

Livability — Avalon

• Score: 50/100
• State rank: #583
• US rank: #25685

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Stephens County · 22,964 people
• Metro: Toccoa, GA
• Population (ZIP): 22,964
• Household income: $53,818
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 594.0

Population outlook (Stephens County) Hauer SSP2

• Today (2025): 23,797 people
• By 2030: 22,785 · -4.3%
• By 2040: 20,653 · -13.2%
• By 2050: 18,745 · -21.2%
• By 2075: 14,780 · -37.9%
• By 2100: 11,079 · -53.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 12% Hispanic / Latino 4% Two or more races 4% Asian 1%
• Common ancestry: Serbian 2% Slovak 2% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Stephens

• 2024 margin: Solid R (+62.8) · D 18.4% · R 81.2%
• 2008→2024 swing: -15.4pp toward R · 2008: -47.4pp · 2024: -62.8pp
• All cycles: 2024: R+62.8 2020: R+58.7 2016: R+59.9 2012: R+53.7 2008: R+47.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.25%
• Current HPI: 320.5275
• Rent YoY: —
• Metro: Toccoa, GA
• 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

+426.7% since first listed

14 events — show timeline

• 2026-04-02 Relisted — GAMLS
• 2026-03-31 Listing Removed — GAMLS
• 2025-09-30 Listed $79,000 FMLS
• 2025-09-30 Listed $79,000 GAMLS
• 2024-09-03 Listing Removed — GAMLS
• 2024-09-03 Listing Removed — GAMLS
• 2024-09-03 Listing Removed — Hive MLS
• 2024-04-30 Listed $75,000 GAMLS
• 2024-04-30 Listed $75,000 GAMLS
• 2024-04-30 Listed $75,000 Hive MLS
• 2021-12-03 Sold (MLS) $25,100 GAMLS
• 2021-11-11 Pending — GAMLS
• 2021-11-08 Listed $16,500 GAMLS
• 2008-06-02 Sold (Public Records) $15,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $56 · +77.8% YoY. Source: county tax records.