773 Purcell Free Ln · Ball Ground, GA 30107

$214,900

3 bd · 1.0 ba · 576 sqft · Land public records · 45 Days on market

Built 1972 0.75 ac lot $373/sqft · 41% above area Est $371k · 42% under

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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
• Cash flow +11.9/30.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits with this property offering significant potential for those ready to take on a renovation project. This home is in need of substantial repairs and updates, making it ideal for investors, renovators, or anyone looking to create a custom space from the ground up. Situated on the property is an above-ground pool that will require repairs, along with a detached shed structure that could be reimagined for a variety of uses, such as additional storage, workshop space, or future conversion (subject to buyer's plans and any applicable requirements). The home itself will require extensive work, presenting the chance to renovate, redesign, or rebuild to suit your vision. Whether you're looking for your next project or exploring possibilities for the property, this is an opportunity to bring new life to the space. Property is being sold as-is.

Key facts

• Above-ground pool
• 0.75 acre lot
• Pool

Tags

• ABOVE-GROUND POOL
• DETACHED SHED STRUCTURE

Property features AI

Exterior

• Parking: Driveway with open parking
• Utilities: Public water; Septic tank; Other electric and utilities
• Home design: One and one-half levels; Fee simple ownership; Property listed as fixer
• Construction: Metal roof; Combination foundation; Other construction materials
• Exterior features: Deck; Front porch; Above-ground pool; Shed(s); Other exterior features

Interior

• Kitchen: Stained cabinets; Laminate countertops
• Bedrooms: Master on main; Two main-level bedrooms and one upper-level bedroom
• Flooring: Flooring details not specified
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Ceiling fan(s); Other heating and cooling systems
• Interior features: Fireplace in another room; No shared/common walls; Accessible approach with ramp, accessible doors, and accessible entrance
• Laundry & utility: Laundry features not specified

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath land listed at $215k.

Deal economics

• At list price, monthly cash flow is $-121 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $197k (8.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (15.8% below list).
• Recommended offer: $181k (15.8% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 1.5% in Ball Ground — 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 71/100 on livability (#80 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• Cherokee County (suburban): math 46% / reading 48% proficiency, ranked #17 of 174 in GA (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ball Ground Elementary School (math 47% / reading 37%, grade F, #380 of 1,228 statewide, top 33%, 592 students, 24% FRL); Creekview High School (math 31% / reading 46%, grade F, #61 of 424 statewide, top 15%, 2,126 students, 12% FRL).
• Market conditions: 315 active listings in the ZIP; high-income renter base; 2,665 units permitted in Cherokee County in 2024 (852 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Cherokee County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($208k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago; this cycle's ask has dropped $60k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $215k implies a 258% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,029 (15.8% 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 45 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 0.84% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.10%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (median comp): $370,534
• List price: $214,900
• Delta: -42.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -20.3%
• Equity multiple: 0.29×
• Total profit: $-42,490
• Equity at exit: $32,042

10-year hold

• IRR: -13.3%
• Equity multiple: 0.22×
• Total profit: $-46,684
• Equity at exit: $18,581

Cash invested: $60,172 (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 30107

• Home prices YoY: -18.9%
• Active inventory: 315
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,810 medium
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,224/yr
• Insurance: −$90
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $-121

Break-even live

Break-even rent $1,964

Max offer price $197,325

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $214,900 Active 45 DOM
2. 2026-06-17
   days on market $214,900 Active 44 DOM
3. 2026-06-16
   days on market $214,900 Active 43 DOM
4. 2026-06-15
   days on market $214,900 Active 42 DOM
5. 2026-06-13
   days on market $214,900 Active 40 DOM
6. 2026-06-09
   days on market $214,900 Active 36 DOM
7. 2026-06-08
   days on market $214,900 Active 35 DOM
8. 2026-06-07
   days on market $214,900 Active 34 DOM
9. 2026-06-04
   days on market $214,900 Active 31 DOM
10. 2026-06-03
    days on market $214,900 Active 30 DOM
11. 2026-06-02
    days on market $214,900 Active 29 DOM
12. 2026-06-01
    days on market $214,900 Active 28 DOM
13. 2026-05-31
    days on market $214,900 Active 27 DOM
14. 2026-05-04
    listed $275,000 New 866-char remark

    Show marketing remark (866 chars)

    Opportunity awaits with this property offering significant potential for those ready to take on a renovation project. This home is in need of substantial repairs and updates, making it ideal for investors, renovators, or anyone looking to create a custom space from the ground up. Situated on the property is an above-ground pool that will require repairs, along with a detached shed structure that could be reimagined for a variety of uses, such as additional storage, workshop space, or future conversion (subject to buyer's plans and any applicable requirements). The home itself will require extensive work, presenting the chance to renovate, redesign, or rebuild to suit your vision. Whether you're looking for your next project or exploring possibilities for the property, this is an opportunity to bring new life to the space. Property is being sold as-is.

15. 2026-05-04
    listed $275,000 Active 866-char remark

    Show marketing remark (866 chars)

    Opportunity awaits with this property offering significant potential for those ready to take on a renovation project. This home is in need of substantial repairs and updates, making it ideal for investors, renovators, or anyone looking to create a custom space from the ground up. Situated on the property is an above-ground pool that will require repairs, along with a detached shed structure that could be reimagined for a variety of uses, such as additional storage, workshop space, or future conversion (subject to buyer's plans and any applicable requirements). The home itself will require extensive work, presenting the chance to renovate, redesign, or rebuild to suit your vision. Whether you're looking for your next project or exploring possibilities for the property, this is an opportunity to bring new life to the space. Property is being sold as-is.

16. 2018-03-08
    soldstatus $60,000
17. 2018-03-06
    soldstatus $60,000 Sold

    Show marketing remark (351 chars)

    Charming private home on large lot with above ground pool & huge covered front porch! Home features 3 Bedrooms that includes a Loft with Balcony. New flooring on main level being installed. Great school district including Ball Ground Stem Academy, Creekland Middle School & Creekland Highschool. Ample parking for guests plus storage building.

18. 2018-03-06
    soldstatus $60,000 Sold

    Show marketing remark (351 chars)

    Charming private home on large lot with above ground pool & huge covered front porch! Home features 3 Bedrooms that includes a Loft with Balcony. New flooring on main level being installed. Great school district including Ball Ground Stem Academy, Creekland Middle School & Creekland Highschool. Ample parking for guests plus storage building.

19. 2018-02-26
    status Pending

    Show marketing remark (351 chars)

    Charming private home on large lot with above ground pool & huge covered front porch! Home features 3 Bedrooms that includes a Loft with Balcony. New flooring on main level being installed. Great school district including Ball Ground Stem Academy, Creekland Middle School & Creekland Highschool. Ample parking for guests plus storage building.

20. 2018-02-23
    status Under Contract
21. 2018-02-04
    listed $120,000 Active

    Show marketing remark (351 chars)

    Charming private home on large lot with above ground pool & huge covered front porch! Home features 3 Bedrooms that includes a Loft with Balcony. New flooring on main level being installed. Great school district including Ball Ground Stem Academy, Creekland Middle School & Creekland Highschool. Ample parking for guests plus storage building.

22. 2018-02-04
    listed $120,000 New

    Show marketing remark (351 chars)

    Charming private home on large lot with above ground pool & huge covered front porch! Home features 3 Bedrooms that includes a Loft with Balcony. New flooring on main level being installed. Great school district including Ball Ground Stem Academy, Creekland Middle School & Creekland Highschool. Ample parking for guests plus storage building.

23. 2018-01-31
    historical
24. 2017-11-01
    listed $140,000 New

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,723
• − Mortgage interest: −$12,038
• − Property taxes: −$3,224
• − Insurance: −$1,872
• − Repairs & maintenance: −$1,738
• − Management: −$1,738
• − Depreciation: −$6,252
• Taxable loss: −$5,137
• Est. tax savings @ 24.0%: +$1,233
• After-tax cash flow: $-225/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: Cherokee County
• NCES district ID: 1301110
• Math proficiency: 46% ▼ -11.00%
• Reading proficiency: 48% ▼ -8.00%
• Median HH income: $69,295
• Composite: 42.14/100
• National rank: #3304
• State rank: #17 of 174 in GA

Livability — Ball Ground

• Score: 71/100
• State rank: #80
• US rank: #6900

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cherokee County · 289,977 people
• City population: 19,134
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 19,134
• Household income: $110,811
• Rent vs Own: 10.6% rent · 89.4% own
• Severe rent burden: 93.0

Population outlook (Cherokee County) Hauer SSP2

• Today (2025): 281,923 people
• By 2030: 303,845 · +7.8%
• By 2040: 344,738 · +22.3%
• By 2050: 379,010 · +34.4%
• By 2075: 449,617 · +59.5%
• By 2100: 484,103 · +71.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 4% Asian 2% Black 1%
• Common ancestry: Slovak 3% Lithuanian 2% Serbian 2%
• Foreign-born: 4% · Canada, China, Jamaica
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Cherokee

• 2024 margin: Solid R (+39.0) · D 30.1% · R 69.1%
• 2008→2024 swing: +12.1pp toward D · 2008: -51.1pp · 2024: -39.0pp
• All cycles: 2024: R+39.0 2020: R+39.2 2016: R+50.0 2012: R+57.8 2008: R+51.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.64%
• Current HPI: 282.4155
• Rent YoY: —
• Metro: Atlanta-Sandy Springs-Alpharetta, 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

+53.5% since first listed

13 events — show timeline

• 2026-05-22 Price Changed $214,900 GAMLS
• 2026-05-22 Price Changed $214,900 FMLS
• 2026-05-04 Listed $275,000 FMLS
• 2026-05-04 Listed $275,000 GAMLS
• 2018-03-08 Sold (Public Records) $60,000 Public Records
• 2018-03-06 Sold (MLS) $60,000 GAMLS
• 2018-03-06 Sold (MLS) $60,000 FMLS
• 2018-02-26 Pending — FMLS
• 2018-02-23 Pending — GAMLS
• 2018-02-04 Listed $120,000 GAMLS
• 2018-02-04 Listed $120,000 FMLS
• 2018-01-31 Listing Removed — GAMLS
• 2017-11-01 Listed $140,000 GAMLS

Property tax history

-6.2%/yr

Latest (2025): $162 · -1.8% YoY. Source: county tax records.