1705 Homer Wright Rd · Talking Rock, GA 30175

$520,000

3 bd · 2.0 ba · 2,828 sqft · SingleFamily public records · 155 Days on market

Built 1995 4.40 ac lot $184/sqft · 26% below area Est $706k · 26% under

---

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
• Appreciation +10.0/10.0
• Cash flow +3.6/30.0
• Schools +3.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Set on 4.4 beautiful acres, this 2,828 square foot home offers space, flexibility, and endless potential. The land is truly special—leave it natural and wooded for privacy, expand the existing garden spot, or clear portions for pasture and create your own hobby farm. The terrain lays well and is usable, making it easy to envision a variety of outdoor uses. The home has been well maintained over the years and features a thoughtful layout with drywall and wood interior walls, a combined dining and living area, and a large kitchen island ideal for gathering and everyday living. An office space, two kitchens, and an upstairs living and bedroom area provide options for multi-generational living, guest space, or work-from-home needs. The original builders built the home with wider doorways, hallways and grab bars in the bathroom area. Outside, you'll find exceptional parking and storage with covered parking on both sides of the home, plus a detached outbuilding/workshop/garage with electricity, perfect for projects, equipment, or additional storage. A rare combination of acreage, usable land, and versatile living space—this property offers the freedom to live, work, and grow exactly how you choose. Additionally the home has been wired for a portable generator.

Key facts

• 4.4 acre lot
• Garage
• Built 1995

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $520k.

Deal economics

• At list price, monthly cash flow is $-2k ($-19k/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (53.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (60.9% below list).
• Recommended offer: $203k (60.9% below list) — sets the bar for 1% rule.
• Cap rate 2.7% vs local median 1.5% in Talking Rock — 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 58/100 on livability (#430 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Gilmer County (rural): math 39% / reading 36% proficiency, ranked #56 of 174 in GA (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 314 active listings in the ZIP; 176 units permitted in Gilmer County in 2024 (74 in 5+ unit buildings).

Forward outlook

• In year one you build about $56k of equity ($4k loan paydown + $52k appreciation (10.0% local appreciation)).
• Gilmer County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$89k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($458k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $79k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $450k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,181 (60.9% 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 155 days. Have you received any prior offers? Is the seller open to a 61% 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. 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. 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?
7. 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.
8. 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.
9. 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: 0.39% ✗
• Cap rate: 2.69%
• Cash-on-cash: -12.85%
• DSCR: 0.43
• GRM: 21.3

CMA / ARV

• ARV (median comp): $705,725
• List price: $520,000
• Delta: -26.32%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
149 Grouse Ln #48	0.52mi	4/3.5 (+1)	2,949 (+4%)	7mo	$460,000	$156	51

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.3%
• Equity multiple: 2.26×
• Total profit: $183,668
• Equity at exit: $468,457

10-year hold

• IRR: 14.9%
• Equity multiple: 5.25×
• Total profit: $618,501
• Equity at exit: $1,010,246

Cash invested: $145,600 (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 30175

• Home prices YoY: 9.8%
• Active inventory: 314
• Price-to-rent: 21.3×

Monthly cashflow live

• Estimated rent: $2,032 medium
• Mortgage (P&I): −$2,727
• Tax from tax record: −$221 /mo · $2,648/yr
• Insurance: −$217
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $-1,559

Break-even live

Break-even rent $4,005

Max offer price $244,566

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: $130,000
• Closing costs: $15,600
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $520,000 Active 155 DOM
2. 2026-06-17
   days on market $520,000 Active 154 DOM
3. 2026-06-16
   days on market $520,000 Active 153 DOM
4. 2026-06-15
   days on market $520,000 Active 152 DOM
5. 2026-06-14
   days on market $520,000 Active 150 DOM
6. 2026-06-13
   days on market $520,000 Active 149 DOM
7. 2026-06-10
   days on market $520,000 Active 147 DOM
8. 2026-06-09
   days on market $520,000 Active 146 DOM
9. 2026-06-08
   days on market $520,000 Active 145 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    days on market $520,000 Active 144 DOM
12. 2026-06-05
    days on market $520,000 Active 141 DOM
13. 2026-06-03
    days on market $520,000 Active 140 DOM
14. 2026-06-02
    days on market $520,000 Active 139 DOM
15. 2026-06-01
    days on market $520,000 Active 138 DOM
16. 2026-05-31
    days on market $520,000 Active 137 DOM
17. 2026-05-31
    days on market $520,000 Active 136 DOM
18. 2026-05-15
    price $520,000 1286-char remark

    Show marketing remark (1286 chars)

    Set on 4.4 beautiful acres, this 2,828 square foot home offers space, flexibility, and endless potential. The land is truly special—leave it natural and wooded for privacy, expand the existing garden spot, or clear portions for pasture and create your own hobby farm. The terrain lays well and is usable, making it easy to envision a variety of outdoor uses. The home has been well maintained over the years and features a thoughtful layout with drywall and wood interior walls, a combined dining and living area, and a large kitchen island ideal for gathering and everyday living. An office space, two kitchens, and an upstairs living and bedroom area provide options for multi-generational living, guest space, or work-from-home needs. The original builders built the home with wider doorways, hallways and grab bars in the bathroom area. Outside, you'll find exceptional parking and storage with covered parking on both sides of the home, plus a detached outbuilding/workshop/garage with electricity, perfect for projects, equipment, or additional storage. A rare combination of acreage, usable land, and versatile living space—this property offers the freedom to live, work, and grow exactly how you choose. Additionally the home has been wired for a portable generator.

19. 2026-05-04
    price $550,000 1286-char remark

    Show marketing remark (1286 chars)

    Set on 4.4 beautiful acres, this 2,828 square foot home offers space, flexibility, and endless potential. The land is truly special—leave it natural and wooded for privacy, expand the existing garden spot, or clear portions for pasture and create your own hobby farm. The terrain lays well and is usable, making it easy to envision a variety of outdoor uses. The home has been well maintained over the years and features a thoughtful layout with drywall and wood interior walls, a combined dining and living area, and a large kitchen island ideal for gathering and everyday living. An office space, two kitchens, and an upstairs living and bedroom area provide options for multi-generational living, guest space, or work-from-home needs. The original builders built the home with wider doorways, hallways and grab bars in the bathroom area. Outside, you'll find exceptional parking and storage with covered parking on both sides of the home, plus a detached outbuilding/workshop/garage with electricity, perfect for projects, equipment, or additional storage. A rare combination of acreage, usable land, and versatile living space—this property offers the freedom to live, work, and grow exactly how you choose. Additionally the home has been wired for a portable generator.

20. 2026-03-30
    price $570,000 1286-char remark

    Show marketing remark (1286 chars)

    Set on 4.4 beautiful acres, this 2,828 square foot home offers space, flexibility, and endless potential. The land is truly special—leave it natural and wooded for privacy, expand the existing garden spot, or clear portions for pasture and create your own hobby farm. The terrain lays well and is usable, making it easy to envision a variety of outdoor uses. The home has been well maintained over the years and features a thoughtful layout with drywall and wood interior walls, a combined dining and living area, and a large kitchen island ideal for gathering and everyday living. An office space, two kitchens, and an upstairs living and bedroom area provide options for multi-generational living, guest space, or work-from-home needs. The original builders built the home with wider doorways, hallways and grab bars in the bathroom area. Outside, you'll find exceptional parking and storage with covered parking on both sides of the home, plus a detached outbuilding/workshop/garage with electricity, perfect for projects, equipment, or additional storage. A rare combination of acreage, usable land, and versatile living space—this property offers the freedom to live, work, and grow exactly how you choose. Additionally the home has been wired for a portable generator.

21. 2026-01-14
    listed $599,000 Active 1286-char remark

    Show marketing remark (1286 chars)

    Set on 4.4 beautiful acres, this 2,828 square foot home offers space, flexibility, and endless potential. The land is truly special—leave it natural and wooded for privacy, expand the existing garden spot, or clear portions for pasture and create your own hobby farm. The terrain lays well and is usable, making it easy to envision a variety of outdoor uses. The home has been well maintained over the years and features a thoughtful layout with drywall and wood interior walls, a combined dining and living area, and a large kitchen island ideal for gathering and everyday living. An office space, two kitchens, and an upstairs living and bedroom area provide options for multi-generational living, guest space, or work-from-home needs. The original builders built the home with wider doorways, hallways and grab bars in the bathroom area. Outside, you'll find exceptional parking and storage with covered parking on both sides of the home, plus a detached outbuilding/workshop/garage with electricity, perfect for projects, equipment, or additional storage. A rare combination of acreage, usable land, and versatile living space—this property offers the freedom to live, work, and grow exactly how you choose. Additionally the home has been wired for a portable generator.

22. 2023-12-08
    soldstatus $450,000 Sold 1273-char remark

    Show marketing remark (1273 chars)

    This is the home that every buyer is looking for in North Georgia!! This is a 3-bedroom, 2-bath home, nestled on a generous 4.4-acre plot of unrestricted land. This property welcomes you with practical features, including carport parking and a convenient circular driveway. The main level of the home offers a functional layout, featuring the master bedroom and bath, two well-equipped kitchens, a cozy den, a spacious living room, and a sunroom that floods with natural light throughout the day. The design of the living space prioritizes accessibility and practicality. The home also features beautiful countryside living with a seasonal mountain and pasture view, providing a serene and ever-changing backdrop to your daily life. If you've been dreaming of a homesteading lifestyle, this property is perfect, with unrestricted land, flat acreage suitable for gardens, and a workshop/garage with three garage doors, ready to accommodate your projects and storage needs. Accessibility is a breeze, thanks to the fully paved roads, and the essential amenities are within easy reach, with shopping centers located less than 10 miles away. Don't miss this opportunity to turn your homesteading dreams into a practical reality, all set against a picturesque natural landscape.

23. 2023-12-08
    soldstatus $450,000

    Show marketing remark (1273 chars)

    This is the home that every buyer is looking for in North Georgia!! This is a 3-bedroom, 2-bath home, nestled on a generous 4.4-acre plot of unrestricted land. This property welcomes you with practical features, including carport parking and a convenient circular driveway. The main level of the home offers a functional layout, featuring the master bedroom and bath, two well-equipped kitchens, a cozy den, a spacious living room, and a sunroom that floods with natural light throughout the day. The design of the living space prioritizes accessibility and practicality. The home also features beautiful countryside living with a seasonal mountain and pasture view, providing a serene and ever-changing backdrop to your daily life. If you've been dreaming of a homesteading lifestyle, this property is perfect, with unrestricted land, flat acreage suitable for gardens, and a workshop/garage with three garage doors, ready to accommodate your projects and storage needs. Accessibility is a breeze, thanks to the fully paved roads, and the essential amenities are within easy reach, with shopping centers located less than 10 miles away. Don't miss this opportunity to turn your homesteading dreams into a practical reality, all set against a picturesque natural landscape.

24. 2023-10-17
    status Pending 1273-char remark

    Show marketing remark (1273 chars)

    This is the home that every buyer is looking for in North Georgia!! This is a 3-bedroom, 2-bath home, nestled on a generous 4.4-acre plot of unrestricted land. This property welcomes you with practical features, including carport parking and a convenient circular driveway. The main level of the home offers a functional layout, featuring the master bedroom and bath, two well-equipped kitchens, a cozy den, a spacious living room, and a sunroom that floods with natural light throughout the day. The design of the living space prioritizes accessibility and practicality. The home also features beautiful countryside living with a seasonal mountain and pasture view, providing a serene and ever-changing backdrop to your daily life. If you've been dreaming of a homesteading lifestyle, this property is perfect, with unrestricted land, flat acreage suitable for gardens, and a workshop/garage with three garage doors, ready to accommodate your projects and storage needs. Accessibility is a breeze, thanks to the fully paved roads, and the essential amenities are within easy reach, with shopping centers located less than 10 miles away. Don't miss this opportunity to turn your homesteading dreams into a practical reality, all set against a picturesque natural landscape.

25. 2023-10-11
    listed $450,000 Active 1273-char remark

    Show marketing remark (1273 chars)

    This is the home that every buyer is looking for in North Georgia!! This is a 3-bedroom, 2-bath home, nestled on a generous 4.4-acre plot of unrestricted land. This property welcomes you with practical features, including carport parking and a convenient circular driveway. The main level of the home offers a functional layout, featuring the master bedroom and bath, two well-equipped kitchens, a cozy den, a spacious living room, and a sunroom that floods with natural light throughout the day. The design of the living space prioritizes accessibility and practicality. The home also features beautiful countryside living with a seasonal mountain and pasture view, providing a serene and ever-changing backdrop to your daily life. If you've been dreaming of a homesteading lifestyle, this property is perfect, with unrestricted land, flat acreage suitable for gardens, and a workshop/garage with three garage doors, ready to accommodate your projects and storage needs. Accessibility is a breeze, thanks to the fully paved roads, and the essential amenities are within easy reach, with shopping centers located less than 10 miles away. Don't miss this opportunity to turn your homesteading dreams into a practical reality, all set against a picturesque natural landscape.

ⓘ 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: $2,648 · $221/mo
• Projected year-2 tax: $4,784 · $399/mo
• Expected delta: +$2,136/yr (+$178/mo · 80.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,382
• − Mortgage interest: −$29,128
• − Property taxes: −$2,648
• − Insurance: −$2,600
• − Repairs & maintenance: −$1,951
• − Management: −$1,951
• − Depreciation: −$15,127
• Taxable loss: −$29,023
• Est. tax savings @ 24.0%: +$6,966
• After-tax cash flow: $-11,745/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: Gilmer County
• NCES district ID: 1302340
• Math proficiency: 39% ▼ -7.00%
• Reading proficiency: 36% ▼ -6.00%
• Median HH income: $40,473
• Composite: 31.53/100
• National rank: #5961
• State rank: #56 of 174 in GA

Livability — Talking Rock

• Score: 58/100
• State rank: #430
• US rank: #20982

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,086

Population outlook (Gilmer County) Hauer SSP2

• Today (2025): 31,466 people
• By 2030: 32,199 · +2.3%
• By 2040: 33,034 · +5.0%
• By 2050: 33,266 · +5.7%
• By 2075: 33,686 · +7.1%
• By 2100: 33,792 · +7.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 4% Slovak 3% Serbian 3%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Gilmer

• 2024 margin: Solid R (+62.6) · D 18.5% · R 81.0%
• 2008→2024 swing: -10.6pp toward R · 2008: -52.0pp · 2024: -62.6pp
• All cycles: 2024: R+62.6 2020: R+63.5 2016: R+66.9 2012: R+63.3 2008: R+52.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 33.86%
• Current HPI: 380.3811
• 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

+15.6% since first listed

8 events — show timeline

• 2026-05-15 Price Changed $520,000 NEGBOR
• 2026-05-04 Price Changed $550,000 NEGBOR
• 2026-03-30 Price Changed $570,000 NEGBOR
• 2026-01-14 Listed $599,000 NEGBOR
• 2023-12-08 Sold (Public Records) $450,000 Public Records
• 2023-12-08 Sold (MLS) $450,000 NEGBOR
• 2023-10-17 Pending — NEGBOR
• 2023-10-11 Listed $450,000 NEGBOR

Property tax history

+20.1%/yr

Latest (2025): $2,648 · +0.9% YoY. Source: county tax records.