630 Crump Creek Rd · Blairsville, GA 30512

$175,000

1 bd · 1.0 ba · 628 sqft · SingleFamily · 37 Days on market

Built 1995 Fair condition 1.23 ac lot $279/sqft · 15% below area Est $205k · 15% under ↓ 30% since listing

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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 +14.0/15.0
• Cash flow +9.0/30.0
• Livability +3.6/5.0
• Schools +3.3/10.0
• 1% rule +2.7/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 1 bed, 1 bath cabin full of potential! Nestled in a peaceful setting, this cozy retreat is the perfect opportunity for investors, DIY enthusiasts, or anyone looking to create their own getaway. Featuring rustic charm and a functional layout, this fixer-upper is ready for your personal touch and vision. Whether you're dreaming of a weekend escape, rental property, or tiny home lifestyle, the possibilities are endless. Bring your creativity and make this cabin shine again! Just minutes from prime hiking trails on Blood Mountain and Vogal State Park.

Key facts

• Blood mountain
• Vogal state park
• Hiking trails

Tags

• HIKING TRAILS
• BLOOD MOUNTAIN
• VOGAL STATE PARK

Property features AI

Exterior

• Parking: Driveway with open parking
• Utilities: Public water; Septic tank sewer; 110-volt electric; Cable available; Electricity available; Phone available
• Home design: One-level home
• Construction: Concrete, log, and wood siding construction; Metal roof; Slab foundation; Resale condition
• Exterior features: Covered front porch; Chain link front yard fence; Paved road frontage on a county road; GPS-friendly directions

Interior

• Kitchen: Eat-in kitchen; Gas oven; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level; Bedroom with other features
• Flooring: Concrete flooring
• Bathrooms: 1 full bathroom with tub/shower combo on the main level
• Heating & cooling: Propane heating; Ceiling fan(s); Window unit(s)
• Interior features: No common walls; Other interior features; Open concept living/dining area; Living room
• Laundry & utility: Washer and dryer in common area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $175k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-138 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (11.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (22.5% below list).
• Recommended offer: $136k (22.5% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 2.6% in Blairsville — 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 72/100 on livability (#73 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: housing C-, amenities D, commute F.
• Union County (rural): math 37% / reading 42% proficiency, ranked #48 of 174 in GA (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Union County Primary School (776 students, 57% FRL); Union County Middle School (math 37% / reading 44%, grade F, #140 of 470 statewide, top 30%, 679 students, 44% FRL); Union County High School (math 52% / reading 47%, grade D, #30 of 424 statewide, top 7%, 887 students, 42% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: 789 active listings in the ZIP; 281 units permitted in Union County in 2024 (0 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 $5k of value loss. Plan a longer hold.
• Union County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y 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 $140k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $135,567 (22.5% 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 37 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.77% ✗
• Cap rate: 5.34%
• Cash-on-cash: -3.39%
• DSCR: 0.85
• GRM: 10.8

CMA / ARV

• ARV (median comp): $204,742
• List price: $175,000
• Delta: -14.53%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -22.0%
• Equity multiple: 0.24×
• Total profit: $-37,152
• Equity at exit: $26,093

10-year hold

• IRR: -15.8%
• Equity multiple: 0.11×
• Total profit: $-43,619
• Equity at exit: $15,131

Cash invested: $49,000 (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 30512

• Home prices YoY: -12.8%
• Active inventory: 789
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,356 medium
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $-138

Break-even live

Break-even rent $1,531

Max offer price $154,972

Occupancy floor —

Sensitivity live

Price	-10% $-17	-5% $-78	+0% $-138	+5% $-199	+10% $-259
Rent	-10% $-246	-5% $-192	+0% $-138	+5% $-85	+10% $-31
Rate	-1.0pp $-50	-0.5pp $-94	base $-138	+0.5pp $-184	+1.0pp $-230

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $175,000 Active 37 DOM
2. 2026-06-17
   days on market $175,000 Active 36 DOM
3. 2026-06-16
   days on market $175,000 Active 35 DOM
4. 2026-06-15
   days on market $175,000 Active 34 DOM
5. 2026-06-14
   days on market $175,000 Active 32 DOM
6. 2026-06-10
   days on market $175,000 Active 29 DOM

   Show marketing remark (562 chars)

   Charming 1 bed, 1 bath cabin full of potential! Nestled in a peaceful setting, this cozy retreat is the perfect opportunity for investors, DIY enthusiasts, or anyone looking to create their own getaway. Featuring rustic charm and a functional layout, this fixer-upper is ready for your personal touch and vision. Whether you're dreaming of a weekend escape, rental property, or tiny home lifestyle, the possibilities are endless. Bring your creativity and make this cabin shine again! Just minutes from prime hiking trails on Blood Mountain and Vogal State Park.

7. 2026-06-09
   days on market $175,000 Active 28 DOM
8. 2026-06-08
   days on market $175,000 Active 27 DOM
9. 2026-06-07
   days on market $175,000 Active 26 DOM
10. 2026-06-03
    days on market $175,000 Active 22 DOM
11. 2026-06-02
    days on market $175,000 Active 21 DOM
12. 2026-06-01
    days on market $175,000 Active 20 DOM
13. 2026-05-31
    days on market $175,000 Active 19 DOM
14. 2026-05-31
    days on market $175,000 Active 18 DOM
15. 2026-05-12
    listed $175,000 Active 568-char remark

    Show marketing remark (562 chars)

    Charming 1 bed, 1 bath cabin full of potential! Nestled in a peaceful setting, this cozy retreat is the perfect opportunity for investors, DIY enthusiasts, or anyone looking to create their own getaway. Featuring rustic charm and a functional layout, this fixer-upper is ready for your personal touch and vision. Whether you're dreaming of a weekend escape, rental property, or tiny home lifestyle, the possibilities are endless. Bring your creativity and make this cabin shine again! Just minutes from prime hiking trails on Blood Mountain and Vogal State Park.

16. 2026-05-12
    listed $175,000 New 562-char remark

    Show marketing remark (562 chars)

    Charming 1 bed, 1 bath cabin full of potential! Nestled in a peaceful setting, this cozy retreat is the perfect opportunity for investors, DIY enthusiasts, or anyone looking to create their own getaway. Featuring rustic charm and a functional layout, this fixer-upper is ready for your personal touch and vision. Whether you're dreaming of a weekend escape, rental property, or tiny home lifestyle, the possibilities are endless. Bring your creativity and make this cabin shine again! Just minutes from prime hiking trails on Blood Mountain and Vogal State Park.

17. 2024-01-04
    historical
18. 2024-01-02
    status Back On Market
19. 2023-12-18
    status Under Contract
20. 2023-11-27
    status Back On Market
21. 2023-11-17
    status Under Contract
22. 2023-11-10
    price $194,000
23. 2023-09-21
    listed $195,000 New
24. 2023-08-16
    historical
25. 2023-08-14
    historical
26. 2023-06-16
    price $195,000
27. 2023-06-16
    price $195,000
28. 2023-05-20
    price $199,000
29. 2023-05-16
    listed $199,000 New
30. 2023-05-16
    listed $195,000 Active

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

Taxation est. · year 1

• Rental income: $16,268
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,301
• − Management: −$1,301
• − Depreciation: −$5,091
• Taxable loss: −$4,728
• Est. tax savings @ 24.0%: +$1,135
• After-tax cash flow: $-526/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.

Condition & rehab AI · 10 photos

Fair 45/100 Moderate rehab

This charming cabin requires moderate renovations to improve its condition and increase its value. Focus on addressing structural issues, updating fixtures, and clearing the yard.

Repairs flagged

• Major Exposed subfloor in kitchen — Structural damage
• Major Exposed subfloor in bathrooms — Structural damage
• Major Missing fixtures in bathrooms — Aesthetic and functional issues
• Moderate Weathered siding — Aesthetic and structural concerns
• Minor Overgrown yard — Safety hazard

Value-add opportunities

• Resale Paint interior walls — Enhances curb appeal
• Rental Replace missing fixtures — Improves functionality
• Both Clear overgrown yard — Enhances curb appeal and safety

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed subfloor in kitchen · Structural damage	Major	$15,000–50,000
Exposed subfloor in bathrooms · Structural damage	Major	$15,000–50,000
Missing fixtures in bathrooms · Aesthetic and functional issues	Major	$15,000–50,000
Weathered siding · Aesthetic and structural concerns	Moderate	$3,000–15,000
Overgrown yard · Safety hazard	Minor	$500–3,000
Total estimated repair cost · 5 items		$48,500–168,000

Value-add ROI direction

• Resale Paint interior walls — Enhances curb appeal ↑
• Rental Replace missing fixtures — Improves functionality ↑
• Both Clear overgrown yard — Enhances curb appeal and safety ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Union County
• NCES district ID: 1305250
• Math proficiency: 37% ▼ -19.00%
• Reading proficiency: 42% ▼ -12.00%
• Median HH income: $41,487
• Composite: 33.25/100
• National rank: #5514
• State rank: #48 of 174 in GA

Livability — Blairsville

• Score: 72/100
• State rank: #73
• US rank: #6374

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 24,226

Population outlook (Union County) Hauer SSP2

• Today (2025): 23,917 people
• By 2030: 24,582 · +2.8%
• By 2040: 25,370 · +6.1%
• By 2050: 25,697 · +7.4%
• By 2075: 26,629 · +11.3%
• By 2100: 26,162 · +9.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Slovak 4% Serbian 4% Iranian 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Union

• 2024 margin: Solid R (+62.5) · D 18.5% · R 81.0%
• 2008→2024 swing: -10.5pp toward R · 2008: -52.0pp · 2024: -62.5pp
• All cycles: 2024: R+62.5 2020: R+63.3 2016: R+65.5 2012: R+59.9 2008: R+52.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.27%
• Current HPI: 362.7971
• 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

-29.6% since first listed

17 events — show timeline

• 2026-06-10 Sold (MLS) $140,000 GAMLS
• 2026-05-12 Listed $175,000 FMLS
• 2026-05-12 Listed $175,000 GAMLS
• 2024-01-04 Listing Removed — GAMLS
• 2024-01-02 Relisted — GAMLS
• 2023-12-18 Pending — GAMLS
• 2023-11-27 Relisted — GAMLS
• 2023-11-17 Pending — GAMLS
• 2023-11-10 Price Changed $194,000 GAMLS
• 2023-09-21 Listed $195,000 GAMLS
• 2023-08-16 Listing Removed — GAMLS
• 2023-08-14 Delisted — NEGBOR
• 2023-06-16 Price Changed $195,000 NEGBOR
• 2023-06-16 Price Changed $195,000 GAMLS
• 2023-05-20 Price Changed $199,000 NEGBOR
• 2023-05-16 Listed $195,000 NEGBOR
• 2023-05-16 Listed $199,000 GAMLS