51 Wendy Hill Rd · Ellijay, GA 30175

$149,900

3 bd · 2.0 ba · 1,500 sqft · SingleFamily public records · 1 Days on market

Built 2024 2.18 ac lot

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Why this score? — see what drove the B+ 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 +30.0/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Looking to Build but don't know where to start? This Ready to Finish, Framed for 3 Bedroom/2 Full Bath with Full Basement (stubbed in) offers a Great Head Start! Gentle Laying 2.18 Acre Corner Lot with Split Driveway in place, New Roof and exterior wrap helps protect the project while your finishing plans come together. Ideal start for split floorplan with Master to the right with Large Bath and dual entry Walk-In closet. Open Great Room/Eat-In Kitchen combo with Ideal spot for Corner Fireplace in Great Room and 2 nice sized Bedrooms and Common Full Bath to the left will all come together with your Drywall/Mechanicals + future finishing touches. Full Unfinished Daylight, Walk-Out Basement for Room to Grow is a Big Plus. Temporary Power is in place and on, Well & Whimsical Well House add even more Character to the setting. A Rustic old Cabin on the property offers Secure, Dry Storage now and could easily become a unique gardening Shed or Workshop in the future. All just minutes to School, Shopping, Wineries and More. Estate Sale, sold As-Is. Buyer Responsible for New Permits and plans to Complete.

Key facts

• Large bath
• Full basement
• Split driveway

Tags

• FRAMED FOR 3 BEDROOM
• FULL BASEMENT
• SPLIT DRIVEWAY
• NEW ROOF
• LARGE BATH
• DUAL ENTRY WALK-IN CLOSET

Property features AI

Finance

• Other: Lot size 2.18 acres; Approximately 3,000 total building area (1,500 above grade, 1,500 below grade)
• Financial info: Cash offers only
• HOA & community: No association

Exterior

• Parking: Attached garage
• Utilities: Private well water; Septic tank; Other utilities
• Home design: Residential single-family cabin/house; Under construction; Built in 2024
• Construction: Composition roof; Other construction materials; Workshop on property
• Exterior features: Level lot

Interior

• Kitchen: Appliances: Other
• Bedrooms: 3 bedrooms on the main level
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: No heating; No cooling
• Interior features: One-level living; Full unfinished basement; Great room; Additional versatile room/space
• Laundry & utility: No laundry features listed

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $686 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 11.8% vs local median 1.8% in Ellijay — 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 (#85 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, 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.
• Zoned schools: Clear Creek Elementary School (math 47% / reading 33%, grade F, #427 of 1,228 statewide, top 35%, 596 students, 54% FRL); Clear Creek Middle School (math 39% / reading 39%, grade F, #155 of 470 statewide, top 33%, 917 students, 63% FRL); Gilmer High School (math 12% / reading 38%, grade F, #181 of 424 statewide, top 43%, 1,174 students, 51% FRL) — zoned schools at 56% FRL track the district average.
• 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 $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Gilmer County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 4y 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 $55k; list at $150k implies a 173% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $149,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.34% ✓
• Cap rate: 11.79%
• Cash-on-cash: 19.62%
• DSCR: 1.87
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 38.9%
• Equity multiple: 3.99×
• Total profit: $125,299
• Equity at exit: $135,042

10-year hold

• IRR: 33.5%
• Equity multiple: 8.97×
• Total profit: $334,506
• Equity at exit: $291,223

Cash invested: $41,972 (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 30175

• Home prices YoY: 9.8%
• Active inventory: 314
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,010 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$53 /mo · $638/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $686

Break-even live

Break-even rent $1,141

Max offer price $149,900

Occupancy floor 61%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-13
   status Pending 1119-char remark

   Show marketing remark (1119 chars)

   Looking to Build but don't know where to start? This Ready to Finish, Framed for 3 Bedroom/2 Full Bath with Full Basement (stubbed in) offers a Great Head Start! Gentle Laying 2.18 Acre Corner Lot with Split Driveway in place, New Roof and exterior wrap helps protect the project while your finishing plans come together. Ideal start for split floorplan with Master to the right with Large Bath and dual entry Walk-In closet. Open Great Room/Eat-In Kitchen combo with Ideal spot for Corner Fireplace in Great Room and 2 nice sized Bedrooms and Common Full Bath to the left will all come together with your Drywall/Mechanicals + future finishing touches. Full Unfinished Daylight, Walk-Out Basement for Room to Grow is a Big Plus. Temporary Power is in place and on, Well & Whimsical Well House add even more Character to the setting. A Rustic old Cabin on the property offers Secure, Dry Storage now and could easily become a unique gardening Shed or Workshop in the future. All just minutes to School, Shopping, Wineries and More. Estate Sale, sold As-Is. Buyer Responsible for New Permits and plans to Complete.

2. 2026-05-13
   status Under Contract

   Show marketing remark (1119 chars)

   Looking to Build but don't know where to start? This Ready to Finish, Framed for 3 Bedroom/2 Full Bath with Full Basement (stubbed in) offers a Great Head Start! Gentle Laying 2.18 Acre Corner Lot with Split Driveway in place, New Roof and exterior wrap helps protect the project while your finishing plans come together. Ideal start for split floorplan with Master to the right with Large Bath and dual entry Walk-In closet. Open Great Room/Eat-In Kitchen combo with Ideal spot for Corner Fireplace in Great Room and 2 nice sized Bedrooms and Common Full Bath to the left will all come together with your Drywall/Mechanicals + future finishing touches. Full Unfinished Daylight, Walk-Out Basement for Room to Grow is a Big Plus. Temporary Power is in place and on, Well & Whimsical Well House add even more Character to the setting. A Rustic old Cabin on the property offers Secure, Dry Storage now and could easily become a unique gardening Shed or Workshop in the future. All just minutes to School, Shopping, Wineries and More. Estate Sale, sold As-Is. Buyer Responsible for New Permits and plans to Complete.

3. 2026-05-07
   listed $149,900 Active 1119-char remark

   Show marketing remark (1119 chars)

   Looking to Build but don't know where to start? This Ready to Finish, Framed for 3 Bedroom/2 Full Bath with Full Basement (stubbed in) offers a Great Head Start! Gentle Laying 2.18 Acre Corner Lot with Split Driveway in place, New Roof and exterior wrap helps protect the project while your finishing plans come together. Ideal start for split floorplan with Master to the right with Large Bath and dual entry Walk-In closet. Open Great Room/Eat-In Kitchen combo with Ideal spot for Corner Fireplace in Great Room and 2 nice sized Bedrooms and Common Full Bath to the left will all come together with your Drywall/Mechanicals + future finishing touches. Full Unfinished Daylight, Walk-Out Basement for Room to Grow is a Big Plus. Temporary Power is in place and on, Well & Whimsical Well House add even more Character to the setting. A Rustic old Cabin on the property offers Secure, Dry Storage now and could easily become a unique gardening Shed or Workshop in the future. All just minutes to School, Shopping, Wineries and More. Estate Sale, sold As-Is. Buyer Responsible for New Permits and plans to Complete.

4. 2026-05-07
   listed $149,900 New

   Show marketing remark (1119 chars)

   Looking to Build but don't know where to start? This Ready to Finish, Framed for 3 Bedroom/2 Full Bath with Full Basement (stubbed in) offers a Great Head Start! Gentle Laying 2.18 Acre Corner Lot with Split Driveway in place, New Roof and exterior wrap helps protect the project while your finishing plans come together. Ideal start for split floorplan with Master to the right with Large Bath and dual entry Walk-In closet. Open Great Room/Eat-In Kitchen combo with Ideal spot for Corner Fireplace in Great Room and 2 nice sized Bedrooms and Common Full Bath to the left will all come together with your Drywall/Mechanicals + future finishing touches. Full Unfinished Daylight, Walk-Out Basement for Room to Grow is a Big Plus. Temporary Power is in place and on, Well & Whimsical Well House add even more Character to the setting. A Rustic old Cabin on the property offers Secure, Dry Storage now and could easily become a unique gardening Shed or Workshop in the future. All just minutes to School, Shopping, Wineries and More. Estate Sale, sold As-Is. Buyer Responsible for New Permits and plans to Complete.

5. 2022-11-01
   soldstatus $55,000
6. 2022-10-28
   soldstatus $55,000 Sold 453-char remark

   Show marketing remark (453 chars)

   Looking for beautiful acreage with a gentle layout and a short 10-15 minute drive to town? Here it is! Come see what Talking Rock and Gilmer County have to offer with its amazing vineyards, apple orchards, and abundance of outdoor activities. This property has two older rustic cabin-type building/shed that could be remodeled and incorporated into your new building design or removed completely. There is a well on property! Shown by appointment only.

7. 2022-10-28
   soldstatus $55,000 Sold

   Show marketing remark (453 chars)

   Looking for beautiful acreage with a gentle layout and a short 10-15 minute drive to town? Here it is! Come see what Talking Rock and Gilmer County have to offer with its amazing vineyards, apple orchards, and abundance of outdoor activities. This property has two older rustic cabin-type building/shed that could be remodeled and incorporated into your new building design or removed completely. There is a well on property! Shown by appointment only.

8. 2022-10-01
   status Under Contract 453-char remark

   Show marketing remark (453 chars)

   Looking for beautiful acreage with a gentle layout and a short 10-15 minute drive to town? Here it is! Come see what Talking Rock and Gilmer County have to offer with its amazing vineyards, apple orchards, and abundance of outdoor activities. This property has two older rustic cabin-type building/shed that could be remodeled and incorporated into your new building design or removed completely. There is a well on property! Shown by appointment only.

9. 2022-10-01
   status Pending

   Show marketing remark (453 chars)

   Looking for beautiful acreage with a gentle layout and a short 10-15 minute drive to town? Here it is! Come see what Talking Rock and Gilmer County have to offer with its amazing vineyards, apple orchards, and abundance of outdoor activities. This property has two older rustic cabin-type building/shed that could be remodeled and incorporated into your new building design or removed completely. There is a well on property! Shown by appointment only.

10. 2022-09-19
    listed $60,000 New 453-char remark

    Show marketing remark (453 chars)

    Looking for beautiful acreage with a gentle layout and a short 10-15 minute drive to town? Here it is! Come see what Talking Rock and Gilmer County have to offer with its amazing vineyards, apple orchards, and abundance of outdoor activities. This property has two older rustic cabin-type building/shed that could be remodeled and incorporated into your new building design or removed completely. There is a well on property! Shown by appointment only.

11. 2022-09-19
    listed $60,000 Active

    Show marketing remark (453 chars)

    Looking for beautiful acreage with a gentle layout and a short 10-15 minute drive to town? Here it is! Come see what Talking Rock and Gilmer County have to offer with its amazing vineyards, apple orchards, and abundance of outdoor activities. This property has two older rustic cabin-type building/shed that could be remodeled and incorporated into your new building design or removed completely. There is a well on property! Shown by appointment only.

12. 2005-08-23
    soldstatus $22,000

ⓘ 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: $638 · $53/mo
• Projected year-2 tax: $1,379 · $115/mo
• Expected delta: +$741/yr (+$62/mo · 116.0%)

ⓘ 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 ≥100°F today · 17 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,122
• − Mortgage interest: −$8,397
• − Property taxes: −$638
• − Insurance: −$750
• − Repairs & maintenance: −$1,930
• − Management: −$1,930
• − Depreciation: −$4,361
• Taxable income: $6,117
• Est. tax owed @ 24.0%: −$1,468
• After-tax cash flow: $6,767/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 — Ellijay

• Score: 71/100
• State rank: #85
• US rank: #7087

Category grades

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

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

+581.4% since first listed

12 events — show timeline

• 2026-05-13 Pending — NEGBOR
• 2026-05-13 Pending — GAMLS
• 2026-05-07 Listed $149,900 GAMLS
• 2026-05-07 Listed $149,900 NEGBOR
• 2022-11-01 Sold (Public Records) $55,000 Public Records
• 2022-10-28 Sold (MLS) $55,000 NEGBOR
• 2022-10-28 Sold (MLS) $55,000 GAMLS
• 2022-10-01 Pending — GAMLS
• 2022-10-01 Pending — NEGBOR
• 2022-09-19 Listed $60,000 NEGBOR
• 2022-09-19 Listed $60,000 GAMLS
• 2005-08-23 Sold (Public Records) $22,000 Public Records

Property tax history

+11.7%/yr

Latest (2025): $638 · +190.7% YoY. Source: county tax records.