455 N Forest Cir · Blairsville, GA 30512

$349,900

3 bd · 2.0 ba · 1,476 sqft · SingleFamily public records · 40 Days on market

Built 1979 0.84 ac lot $237/sqft · 19% above area Est $380k · 8% under

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Why this score? — see what drove the F 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 +11.1/15.0
• Cash flow +7.3/30.0
• Livability +3.6/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• 1% rule +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A great opportunity to own this home in an established subdivision. This home has two main floor bedrooms as well as two bedrooms upstairs, a wonderful great room featuring the wood burning fireplace, and two full baths. The deck space will not disappoint and the beautiful pasture view is amazing. A nice level yard with gorgeous landscaping. Located a short distance from Blairsville and from Lake Nottely.

Key facts

• New flooring
• New paint
• New sink

Tags

• REMODELED IN FARM HOUSE DESIGN
• NEW FLOORING
• NEW PAINT
• NEW CABINETRY
• NEW SINK
• NEW WINDOWS

Property features AI

Finance

• Other: Located in the Hemptown Heights subdivision
• HOA & community: Association fee charged annually

Exterior

• Parking: Carport; Open gravel parking
• Utilities: Public water; Septic tank sewer
• Home design: Two-story residential home; Built in 1979; Frame construction with vinyl siding
• Construction: Frame construction; Vinyl siding; Shingle roof; Year built 1979
• Exterior features: Wrap-around porch; Shingle roof; Level topography; Paved road frontage; Has a view

Interior

• Kitchen: Refrigerator; Range
• Bedrooms: Master bedroom on the main level; Two bedrooms on the main level; One bedroom on the lower level
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: One fireplace with vented gas log and wood-burning options; Insulated windows; Finished and unfinished basement
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-464 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $268k (23.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (42.5% below list).
• Recommended offer: $201k (42.5% below list) — sets the bar for 1% rule.
• Cap rate 4.7% 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.
• 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 $2k of loan paydown is wiped out by about $10k 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 40 days — a 3% lower offer ($339k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $154k; list at $350k implies a 126% gain — meaningful room to come down on a strong offer.

Recommended offer $201,040 (42.5% 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 40 days. Have you received any prior offers? Is the seller open to a 43% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.57% ✗
• Cap rate: 4.70%
• Cash-on-cash: -5.68%
• DSCR: 0.75
• GRM: 14.5

CMA / ARV

• ARV (median comp): $379,989
• List price: $349,900
• Delta: -7.92%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
141 Rocky Cir	0.68mi	3/2.0	1,436 (-3%)	10mo	$320,000	$223	55
219 Rocky Cir	0.71mi	2/2.0 (-1)	1,536 (+4%)	1mo	$300,000	$195	54
677 Lake Nottely Dr	0.49mi	3/2.0	1,376 (-7%)	15mo	$389,000	$283	54
1621 Mauney Cir	0.18mi	3/2.0	1,296 (-12%)	22mo	$352,500	$272	53
103 Lakeside Dr	0.48mi	3/2.0	1,344 (-9%)	23mo	$257,000	$191	44
17 Hollow Hill Spur	0.33mi	4/2.0 (+1)	1,680 (+14%)	16mo	$365,000	$217	44
17 Hollow Hill Spur #1	0.33mi	4/2.0 (+1)	1,680 (+14%)	16mo	$365,000	$217	44
276 Mauney Rd	0.57mi	2/2.0 (-1)	1,260 (-15%)	23mo	$279,900	$222	25

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

Projected returns pro-forma

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

5-year hold

• IRR: -26.1%
• Equity multiple: 0.12×
• Total profit: $-86,440
• Equity at exit: $52,171

10-year hold

• IRR: -23.2%
• Equity multiple: -0.16×
• Total profit: $-114,107
• Equity at exit: $30,253

Cash invested: $97,972 (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: 14.5×

Monthly cashflow live

• Estimated rent: $2,010 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$71 /mo · $857/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-464

Break-even live

Break-even rent $2,598

Max offer price $267,948

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $349,900 Active 40 DOM
2. 2026-06-17
   days on market $349,900 Active 39 DOM
3. 2026-06-16
   days on market $349,900 Active 38 DOM
4. 2026-06-15
   days on market $349,900 Active 37 DOM
5. 2026-06-14
   days on market $349,900 Active 35 DOM
6. 2026-06-10
   days on market $349,900 Active 32 DOM
7. 2026-06-09
   days on market $349,900 Active 31 DOM
8. 2026-06-08
   days on market $349,900 Active 30 DOM
9. 2026-06-07
   days on market $349,900 Active 29 DOM
10. 2026-06-03
    days on market $349,900 Active 25 DOM
11. 2026-06-02
    days on market $349,900 Active 24 DOM
12. 2026-06-01
    days on market $349,900 Active 23 DOM
13. 2026-05-31
    days on market $349,900 Active 22 DOM
14. 2026-05-31
    days on market $349,900 Active 21 DOM
15. 2026-05-09
    listed $349,900 Active 450-char remark
16. 2020-05-26
    soldstatus $154,500
17. 2020-05-22
    soldstatus $152,500 408-char remark

    Show marketing remark (408 chars)

    A great opportunity to own this home in an established subdivision. This home has two main floor bedrooms as well as two bedrooms upstairs, a wonderful great room featuring the wood burning fireplace, and two full baths. The deck space will not disappoint and the beautiful pasture view is amazing. A nice level yard with gorgeous landscaping. Located a short distance from Blairsville and from Lake Nottely.

18. 2019-08-26
    listed $160,000 408-char remark

    Show marketing remark (408 chars)

    A great opportunity to own this home in an established subdivision. This home has two main floor bedrooms as well as two bedrooms upstairs, a wonderful great room featuring the wood burning fireplace, and two full baths. The deck space will not disappoint and the beautiful pasture view is amazing. A nice level yard with gorgeous landscaping. Located a short distance from Blairsville and from Lake Nottely.

19. 1989-05-05
    soldstatus $52,000

ⓘ 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: $857 · $71/mo
• Projected year-2 tax: $3,219 · $268/mo
• Expected delta: +$2,362/yr (+$197/mo · 275.6%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,125
• − Mortgage interest: −$19,600
• − Property taxes: −$857
• − Insurance: −$1,750
• − Repairs & maintenance: −$1,930
• − Management: −$1,930
• − Depreciation: −$10,179
• Taxable loss: −$12,120
• Est. tax savings @ 24.0%: +$2,909
• After-tax cash flow: $-2,658/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: 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

+572.9% since first listed

5 events — show timeline

• 2026-05-09 Listed $349,900 NEGBOR
• 2020-05-26 Sold (Public Records) $154,500 Public Records
• 2020-05-22 Sold (MLS) $152,500 NEGBOR
• 2019-08-26 Listed $160,000 NEGBOR
• 1989-05-05 Sold (Public Records) $52,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $857 · -5.0% YoY. Source: county tax records.