738 Hiawassee Ests · Hiawassee, GA 30546

$225,000

3 bd · 1.0 ba · 1,794 sqft · SingleFamily public records · 17 Days on market

Built 1974 0.38 ac lot

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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).

• Cash flow +15.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special located right off Main Street inside the City Limits of Hiawassee. Home is situated directly across the street from Lake Chatuge with Lake Views throughout much of the year. Opportunity is endless for someone who wants to Fix & Flip, keep for short or long term rental income, or tear down and build around million dollar lake homes. Home has been vacant since 2020 and is being sold AS-IS with no seller's disclosure. Home is in the Non-HOA portion of Hiawassee Estates. The once enclosed back porch, which was a later add on, has collapsed and will need to be torn down, this does not affect the heated and cooled square footage of the home. Enter at your own risk. Please use caution.

Key facts

• Lake views
• 0.38 acre lot
• 2 garage spots

Tags

• LAKE VIEWS

Property features AI

Finance

• Other: Directions: Use GPS for directions; County: Towns - GA
• Financial info: No financial or investor-specific information provided
• HOA & community: No HOA information provided

Exterior

• Parking: Two garage spaces; Driveway and garage parking available; Open parking available
• Security: No security features listed
• Utilities: Public water; Septic tank sewer; 220-volt electric service; Cable, electricity, natural gas, phone, and water are available
• Home design: One-level home; Resale property; Wood siding; Composition/shingle roof; See remarks for foundation details
• Construction: Wood siding construction; Composition and shingle roof
• Exterior features: Asphalt road frontage on a county road; No waterfront frontage

Interior

• Kitchen: Dishwasher
• Bedrooms: Three main-level bedrooms
• Flooring: Wood flooring
• Bathrooms: Two full bathrooms (both on the main level); Master bathroom has no special features listed
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Bookcases; One fireplace located in the family room; Crawl space basement
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $26 ($315/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 $180k (20.0% below list).
• Recommended offer: $180k (20.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 2.0% in Hiawassee — 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 77/100 on livability (#22 in GA, #3,192 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+, housing A-; Watch: amenities F, commute F.
• Towns County (rural): math 40% / reading 44% proficiency, ranked #40 of 174 in GA (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Towns County Elementary School (math 42% / reading 42%, grade F, #380 of 1,228 statewide, top 33%, 500 students, 67% FRL); Towns County Middle School (math 48% / reading 49%, grade C-, #75 of 470 statewide, top 17%, 206 students, 61% FRL); Towns County High School (math 12% / reading 37%, grade F, #184 of 424 statewide, top 48%, 296 students, 49% FRL).
• Market conditions: 343 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 108 units permitted in Towns County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Towns County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,000 (20.0% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.80% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.56%
• DSCR: 1.07
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -15.5%
• Equity multiple: 0.45×
• Total profit: $-34,858
• Equity at exit: $33,548

10-year hold

• IRR: -7.1%
• Equity multiple: 0.55×
• Total profit: $-28,487
• Equity at exit: $19,454

Cash invested: $63,000 (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 30546

• Home prices YoY: -33.5%
• Active inventory: 343
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$67 /mo · $798/yr
• Insurance: −$94
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $26

Break-even live

Break-even rent $1,767

Max offer price $225,000

Occupancy floor 94%

Sensitivity live

Price	-10% $154	-5% $90	+0% $26	+5% $-37	+10% $-101
Rent	-10% $-116	-5% $-45	+0% $26	+5% $97	+10% $168
Rate	-1.0pp $140	-0.5pp $83	base $26	+0.5pp $-32	+1.0pp $-91

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
80 Bell St Hiawassee, GA	3.0	1.0	1350	$1,800	$1.33	15d	1	0.77mi

Listing history 13 events

1. 2026-06-21
   days on market $225,000 Active 17 DOM
2. 2026-06-18
   days on market $225,000 Active 15 DOM
3. 2026-06-17
   days on market $225,000 Active 14 DOM
4. 2026-06-16
   days on market $225,000 Active 13 DOM
5. 2026-06-15
   days on market $225,000 Active 12 DOM
6. 2026-06-13
   days on market $225,000 Active 10 DOM
7. 2026-06-12
   days on market $225,000 Active 9 DOM
8. 2026-06-09
   days on market $225,000 Active 6 DOM
9. 2026-06-08
   days on market $225,000 Active 5 DOM
10. 2026-06-07
    days on market $225,000 Active 4 DOM
11. 2026-06-05
    days on market $225,000 Active 2 DOM
12. 2026-06-04
    remarks 689-char remark
13. 2026-06-04
    listed $225,000 Active 1 DOM

ⓘ 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: $798 · $67/mo
• Projected year-2 tax: $2,070 · $172/mo
• Expected delta: +$1,272/yr (+$106/mo · 159.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥97°F today · 22 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: $21,600
• − Mortgage interest: −$12,603
• − Property taxes: −$798
• − Insurance: −$1,792
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$6,545
• Taxable loss: −$3,595
• Est. tax savings @ 24.0%: +$863
• After-tax cash flow: $1,178/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: Towns County
• NCES district ID: 1305070
• Math proficiency: 40% ▼ -11.00%
• Reading proficiency: 44% ▼ -10.00%
• Median HH income: $39,071
• Composite: 35.1/100
• National rank: #5018
• State rank: #40 of 174 in GA

Livability — Hiawassee

• Score: 77/100
• State rank: #22
• US rank: #3192

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hiawassee, GA
• Population (ZIP): 8,044

Population outlook (Towns County) Hauer SSP2

• Today (2025): 12,135 people
• By 2030: 12,602 · +3.8%
• By 2040: 13,563 · +11.8%
• By 2050: 14,531 · +19.7%
• By 2075: 17,373 · +43.2%
• By 2100: 19,042 · +56.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Slovak 4% Serbian 4% Romanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Towns

• 2024 margin: Solid R (+62.3) · D 18.7% · R 81.0%
• 2008→2024 swing: -11.8pp toward R · 2008: -50.5pp · 2024: -62.3pp
• All cycles: 2024: R+62.3 2020: R+60.6 2016: R+62.0 2012: R+58.0 2008: R+50.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -101.57%
• Current HPI: 201.9595
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-03 Listed $225,000 GAMLS
• 2026-06-03 Listed $225,000 FMLS

Property tax history

-1.2%/yr

Latest (2024): $798 · +5.3% YoY. Source: county tax records.