177 Whitetail Trl · Tate City, GA 30525

$595,000

3 bd · 3.0 ba · 2,430 sqft · SingleFamily public records · 71 Days on market

Built 2007 1.76 ac lot $245/sqft · 32% below area Est $871k · 32% under $92/mo HOA · 2% of rent

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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 +20.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• Appreciation +5.3/10.0
• 1% rule +4.2/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +1.5/5.0

Listing remarks MLS

Escape to Chinkapin: A High-Elevation Sanctuary near Lake Burton. Enjoy privacy within the exclusive gated enclave of Chinkapin. Situated on 1.76 lush acres, this 3-bedroom, 3-bath retreat at 177 Whitetail Trail seamlessly blends design with the beauty of the North Georgia Mountains. The interior is defined by an airy, open-concept great room where soaring ceilings and rich hardwoods meet a wall of glass that frames the surrounding forest and seasonal winter mountain views. Each of the home's three levels features a private bedroom suite and dedicated sitting area, offering ultimate separation for guests. The kitchen flows effortlessly into the living space and out to an expansive system of decks, including a covered porch designed for year-round outdoor living. Evenings are best spent around the fire pit under a canopy of stars. High-utility features include a rare pull-through porte-cochere and a double garage on the walk-out terrace level, providing ample space for lake gear and vehicles. Location is everything: you are seconds from the prestigious Waterfall Club (members and guests only) and minutes from the deep-water marinas of Lake Burton (LaPrade's and Anchorage). Whether you are hiking the Appalachian Trail, fly-fishing the Tallulah River or enjoying the award-winning dining in nearby Clayton, Hiawassee, and Helen, this property serves as the ultimate basecamp for the refined adventurer. Experience the quiet luxury of a gated community with the rugged heart of the mountains just outside your door.

Key facts

• Covered porch
• Double garage
• Fire pit

Tags

• PRIVATE BEDROOM SUITE
• EXPANSIVE SYSTEM OF DECKS
• COVERED PORCH
• FIRE PIT
• PULL-THROUGH PORTE-COCHERE
• DOUBLE GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $595k.

Deal economics

• At list price, monthly cash flow is $764 ($9k/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 $550k (7.6% below list).
• Recommended offer: $550k (7.6% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 1.8% in Tate City — 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 29/100 on livability (#620 in GA) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Rabun County (rural): math 42% / reading 44% proficiency, ranked #37 of 174 in GA (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 260 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 147 units permitted in Rabun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($4k loan paydown + $4k appreciation (0.7% local appreciation)).
• Rabun County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.7% appreciation + 3.0% rent growth), your $167k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($559k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 $430k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $550,000 (7.6% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.92% ✗
• Cap rate: 7.83%
• Cash-on-cash: 5.50%
• DSCR: 1.24
• GRM: 9.0

CMA / ARV

• ARV (median comp): $871,366
• List price: $595,000
• Delta: -31.72%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
462 Chinkapin Dr	0.10mi	3/3.0	2,091 (-14%)	7mo	$615,940	$295	66
537 Chinkapin Dr	0.19mi	4/3.5 (+1)	2,714 (+12%)	7mo	$862,535	$318	59

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.68% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.1%
• Equity multiple: 1.30×
• Total profit: $50,208
• Equity at exit: $193,200

10-year hold

• IRR: 10.5%
• Equity multiple: 2.24×
• Total profit: $205,783
• Equity at exit: $249,240

Cash invested: $166,600 (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 30525

• Home prices YoY: 0.2%
• Active inventory: 260
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $5,500 medium
• Mortgage (P&I): −$3,120
• Tax from tax record: −$121 /mo · $1,452/yr
• Insurance: −$248
• HOA: −$92
• Vacancy / Maint / Mgmt: −$1,155
• Net cashflow: $764

Break-even live

Break-even rent $4,533

Max offer price $595,000

Occupancy floor 81%

Sensitivity live

Price	-10% $1,101	-5% $932	+0% $764	+5% $595	+10% $427
Rent	-10% $329	-5% $547	+0% $764	+5% $981	+10% $1,198
Rate	-1.0pp $1,064	-0.5pp $915	base $764	+0.5pp $610	+1.0pp $453

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: $148,750
• Closing costs: $17,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 Bent Grass Way Clayton, GA	3.0	3.5	3000	$5,500	$1.83	24d	1	0.41mi

HOA detail

• Monthly dues: $92 · $1,104/yr
• Likely covers: watersecurity

Listing history 24 events

1. 2026-06-21
   days on market $595,000 Active 71 DOM
2. 2026-06-18
   days on market $595,000 Active 69 DOM
3. 2026-06-17
   days on market $595,000 Active 68 DOM
4. 2026-06-16
   days on market $595,000 Active 67 DOM
5. 2026-06-15
   days on market $595,000 Active 66 DOM
6. 2026-06-13
   days on market $595,000 Active 64 DOM
7. 2026-06-12
   days on market $595,000 Active 63 DOM
8. 2026-06-09
   days on market $595,000 Active 60 DOM
9. 2026-06-08
   days on market $595,000 Active 59 DOM
10. 2026-06-07
    days on market $595,000 Active 58 DOM
11. 2026-06-07
    days on market $595,000 Active 57 DOM
12. 2026-06-04
    days on market $595,000 Active 54 DOM
13. 2026-06-02
    days on market $595,000 Active 53 DOM
14. 2026-06-01
    days on market $595,000 Active 52 DOM
15. 2026-05-31
    days on market $595,000 Active 51 DOM
16. 2026-05-31
    days on market $595,000 Active 50 DOM
17. 2026-04-09
    listed $595,000 New 1531-char remark

    Show marketing remark (1531 chars)

    Escape to Chinkapin: A High-Elevation Sanctuary near Lake Burton. Enjoy privacy within the exclusive gated enclave of Chinkapin. Situated on 1.76 lush acres, this 3-bedroom, 3-bath retreat at 177 Whitetail Trail seamlessly blends design with the beauty of the North Georgia Mountains. The interior is defined by an airy, open-concept great room where soaring ceilings and rich hardwoods meet a wall of glass that frames the surrounding forest and seasonal winter mountain views. Each of the home's three levels features a private bedroom suite and dedicated sitting area, offering ultimate separation for guests. The kitchen flows effortlessly into the living space and out to an expansive system of decks, including a covered porch designed for year-round outdoor living. Evenings are best spent around the fire pit under a canopy of stars. High-utility features include a rare pull-through porte-cochere and a double garage on the walk-out terrace level, providing ample space for lake gear and vehicles. Location is everything: you are seconds from the prestigious Waterfall Club (members and guests only) and minutes from the deep-water marinas of Lake Burton (LaPrade's and Anchorage). Whether you are hiking the Appalachian Trail, fly-fishing the Tallulah River or enjoying the award-winning dining in nearby Clayton, Hiawassee, and Helen, this property serves as the ultimate basecamp for the refined adventurer. Experience the quiet luxury of a gated community with the rugged heart of the mountains just outside your door.

18. 2026-02-21
    historical
19. 2025-10-04
    price $619,000
20. 2025-07-15
    price $625,000
21. 2025-05-21
    listed $640,000 New
22. 2021-03-05
    soldstatus $430,000
23. 2020-04-17
    listed $440,000
24. 2005-03-01
    soldstatus $49,900

ⓘ 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: $1,452 · $121/mo
• Projected year-2 tax: $5,474 · $456/mo
• Expected delta: +$4,022/yr (+$335/mo · 277.1%)

ⓘ 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 6 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $66,000
• − Mortgage interest: −$33,329
• − Property taxes: −$1,452
• − Insurance: −$2,975
• − Repairs & maintenance: −$5,280
• − Management: −$5,280
• − HOA: −$1,104
• − Depreciation: −$17,309
• Taxable loss: −$729
• Est. tax savings @ 24.0%: +$175
• After-tax cash flow: $9,341/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: Rabun County
• NCES district ID: 1304320
• Math proficiency: 42% ▼ -17.00%
• Reading proficiency: 44% ▼ -4.00%
• Median HH income: $35,980
• Composite: 35.64/100
• National rank: #4882
• State rank: #37 of 174 in GA

Livability — Tate City

• Score: 29/100
• State rank: #620
• US rank: #27937

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,265

Population outlook (Rabun County) Hauer SSP2

• Today (2025): 16,227 people
• By 2030: 16,000 · -1.4%
• By 2040: 15,213 · -6.2%
• By 2050: 13,974 · -13.9%
• By 2075: 10,717 · -34.0%
• By 2100: 7,824 · -51.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 8% Two or more races 8%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Serbian 4% Slovak 3% Romanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 8% Other Indo-European 1%

Political lean MEDSL · Rabun

• 2024 margin: Solid R (+56.9) · D 21.3% · R 78.2%
• 2008→2024 swing: -11.0pp toward R · 2008: -45.9pp · 2024: -56.9pp
• All cycles: 2024: R+56.9 2020: R+57.4 2016: R+60.9 2012: R+56.4 2008: R+45.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.68%
• Current HPI: 310.5456
• 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

+1092.4% since first listed

8 events — show timeline

• 2026-04-09 Listed $595,000 GAMLS
• 2026-02-21 Listing Removed — GAMLS
• 2025-10-04 Price Changed $619,000 GAMLS
• 2025-07-15 Price Changed $625,000 GAMLS
• 2025-05-21 Listed $640,000 GAMLS
• 2021-03-05 Sold (MLS) $430,000 GAMLS
• 2020-04-17 Listed $440,000 GAMLS
• 2005-03-01 Sold (Public Records) $49,900 Public Records

Property tax history

-1.4%/yr

Latest (2025): $1,452 · -53.5% YoY. Source: county tax records.