341 25th St · Ellijay, GA 30540

$84,999

2 bd · 1.5 ba · 440 sqft · SingleFamily · 85 Days on market

Built 2018 Good condition 4,791 sqft lot $193/sqft · 33% below area Est $126k · 33% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turn-key 2018 Keystone Hideout 5th Wheel with lot in the highly sought-after Coosawattee River Resort, located in the desirable Eagle Mountain Campground. This well-maintained RV offers 2 bedrooms and 1.5 baths and is perfectly positioned backing up to a protected green space for added privacy and a peaceful, natural setting. Enjoy outdoor living at its best with your own firepit area and outdoor kitchen-perfect for entertaining or relaxing after a day of exploring the mountains. Inside, you'll find a spacious and thoughtfully designed layout featuring two slide-outs, a rear bunkhouse, and plenty of storage throughout. The full bathroom includes a tub, while the primary bedroom offers the convenience of a private half bath. Additional features include an awning for shaded outdoor enjoyment and a clean, move-in-ready interior-ideal for full-time living, a vacation retreat, or a rental investment. Coosawattee River Resort is a gated community known for its exceptional amenities, including river access parks, two outdoor pools plus an indoor pool, fitness center, pickleball and tennis courts, dog parks, and an 18-hole miniature golf course. Conveniently located just minutes from downtown Ellijay, you'll have easy access to shopping, dining, and all the charm of North Georgia mountain living.

Key facts

• Gated community
• Firepit area
• River access parks

Tags

• FIREPIT AREA
• OUTDOOR KITCHEN
• TWO SLIDE-OUTS
• REAR BUNKHOUSE
• GATED COMMUNITY
• RIVER ACCESS PARKS

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $85k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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, schools D-, amenities 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.
• Market conditions: 971 active listings in the ZIP; 176 units permitted in Gilmer County in 2024 (74 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Gilmer County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 6y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,899 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.39% ✓
• Cap rate: 11.15%
• Cash-on-cash: 17.33%
• DSCR: 1.77
• GRM: 6.0

CMA / ARV

• ARV (median comp): $125,992
• List price: $84,999
• Delta: -32.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
352 10th St	0.10mi	1/1.5 (-1)	420 (-4%)	11mo	$155,000	$369	74
183 14th St Unit C367	0.16mi	2/1.0	400 (-9%)	5mo	$125,000	$313	71
183 14th St	0.16mi	2/1.0	400 (-9%)	5mo	$125,000	$313	71
151 25th St	0.16mi	1/1.0 (-1)	400 (-9%)	2mo	$72,000	$180	69
16 23rd St	0.12mi	1/1.0 (-1)	408 (-7%)	13mo	$136,000	$333	64
152 33rd St	0.31mi	1/1.0 (-1)	408 (-7%)	3mo	$157,000	$385	64
73 10th St	0.29mi	2/1.0	400 (-9%)	8mo	$119,000	$298	62
296 25th St	0.06mi	1/1.0 (-1)	500 (+14%)	9mo	$67,000	$134	60
35 37th St	0.36mi	1/1.0 (-1)	400 (-9%)	9mo	$50,000	$125	54
32 7th St	0.49mi	1/1.0 (-1)	400 (-9%)	8mo	$100,000	$250	49
252 6th St Unit C154	0.58mi	1/1.0 (-1)	400 (-9%)	14mo	$58,500	$146	40
252 6th St	0.58mi	1/1.0 (-1)	400 (-9%)	14mo	$58,500	$146	40

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: 8.7%
• Equity multiple: 1.34×
• Total profit: $8,138
• Equity at exit: $12,674

10-year hold

• IRR: 17.9%
• Equity multiple: 2.49×
• Total profit: $35,351
• Equity at exit: $7,349

Cash invested: $23,800 (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 30540

• Home prices YoY: -11.0%
• Active inventory: 971
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,179 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $344

Break-even live

Break-even rent $744

Max offer price $84,999

Occupancy floor 66%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-18
   days on market $84,999 Active 85 DOM
2. 2026-06-17
   days on market $84,999 Active 84 DOM
3. 2026-06-16
   days on market $84,999 Active 83 DOM
4. 2026-06-15
   days on market $84,999 Active 82 DOM
5. 2026-06-14
   days on market $84,999 Active 80 DOM
6. 2026-06-13
   days on market $84,999 Active 79 DOM
7. 2026-06-10
   days on market $84,999 Active 77 DOM
8. 2026-06-09
   days on market $84,999 Active 76 DOM
9. 2026-06-08
   days on market $84,999 Active 75 DOM
10. 2026-06-07
    days on market $84,999 Active 74 DOM
11. 2026-06-05
    days on market $84,999 Active 71 DOM
12. 2026-06-03
    days on market $84,999 Active 70 DOM
13. 2026-06-02
    days on market $84,999 Active 69 DOM
14. 2026-06-01
    days on market $84,999 Active 68 DOM
15. 2026-05-31
    days on market $84,999 Active 67 DOM
16. 2026-05-31
    days on market $84,999 Active 66 DOM
17. 2026-04-06
    price $84,999 1309-char remark

    Show marketing remark (1321 chars)

    Turn-key 2018 Keystone Hideout 5th Wheel with lot in the highly sought-after Coosawattee River Resort, located in the desirable Eagle Mountain Campground. This well-maintained RV offers 2 bedrooms and 1.5 baths and is perfectly positioned backing up to a protected green space for added privacy and a peaceful, natural setting. Enjoy outdoor living at its best with your own firepit area and outdoor kitchen—perfect for entertaining or relaxing after a day of exploring the mountains. Inside, you'll find a spacious and thoughtfully designed layout featuring two slide-outs, a rear bunkhouse, and plenty of storage throughout. The full bathroom includes a tub, while the primary bedroom offers the convenience of a private half bath. Additional features include an awning for shaded outdoor enjoyment and a clean, move-in-ready interior—ideal for full-time living, a vacation retreat, or a rental investment. Coosawattee River Resort is a gated community known for its exceptional amenities, including river access parks, two outdoor pools plus an indoor pool, fitness center, pickleball and tennis courts, dog parks, and an 18-hole miniature golf course. Conveniently located just minutes from downtown Ellijay, you'll have easy access to shopping, dining, and all the charm of North Georgia mountain living.

18. 2026-04-06
    price $84,999 1321-char remark

    Show marketing remark (1321 chars)

    Turn-key 2018 Keystone Hideout 5th Wheel with lot in the highly sought-after Coosawattee River Resort, located in the desirable Eagle Mountain Campground. This well-maintained RV offers 2 bedrooms and 1.5 baths and is perfectly positioned backing up to a protected green space for added privacy and a peaceful, natural setting. Enjoy outdoor living at its best with your own firepit area and outdoor kitchen—perfect for entertaining or relaxing after a day of exploring the mountains. Inside, you'll find a spacious and thoughtfully designed layout featuring two slide-outs, a rear bunkhouse, and plenty of storage throughout. The full bathroom includes a tub, while the primary bedroom offers the convenience of a private half bath. Additional features include an awning for shaded outdoor enjoyment and a clean, move-in-ready interior—ideal for full-time living, a vacation retreat, or a rental investment. Coosawattee River Resort is a gated community known for its exceptional amenities, including river access parks, two outdoor pools plus an indoor pool, fitness center, pickleball and tennis courts, dog parks, and an 18-hole miniature golf course. Conveniently located just minutes from downtown Ellijay, you'll have easy access to shopping, dining, and all the charm of North Georgia mountain living.

19. 2026-03-25
    listed $90,000 New 1309-char remark

    Show marketing remark (1321 chars)

    Turn-key 2018 Keystone Hideout 5th Wheel with lot in the highly sought-after Coosawattee River Resort, located in the desirable Eagle Mountain Campground. This well-maintained RV offers 2 bedrooms and 1.5 baths and is perfectly positioned backing up to a protected green space for added privacy and a peaceful, natural setting. Enjoy outdoor living at its best with your own firepit area and outdoor kitchen—perfect for entertaining or relaxing after a day of exploring the mountains. Inside, you'll find a spacious and thoughtfully designed layout featuring two slide-outs, a rear bunkhouse, and plenty of storage throughout. The full bathroom includes a tub, while the primary bedroom offers the convenience of a private half bath. Additional features include an awning for shaded outdoor enjoyment and a clean, move-in-ready interior—ideal for full-time living, a vacation retreat, or a rental investment. Coosawattee River Resort is a gated community known for its exceptional amenities, including river access parks, two outdoor pools plus an indoor pool, fitness center, pickleball and tennis courts, dog parks, and an 18-hole miniature golf course. Conveniently located just minutes from downtown Ellijay, you'll have easy access to shopping, dining, and all the charm of North Georgia mountain living.

20. 2026-03-25
    listed $90,000 Active 1321-char remark

    Show marketing remark (1321 chars)

    Turn-key 2018 Keystone Hideout 5th Wheel with lot in the highly sought-after Coosawattee River Resort, located in the desirable Eagle Mountain Campground. This well-maintained RV offers 2 bedrooms and 1.5 baths and is perfectly positioned backing up to a protected green space for added privacy and a peaceful, natural setting. Enjoy outdoor living at its best with your own firepit area and outdoor kitchen—perfect for entertaining or relaxing after a day of exploring the mountains. Inside, you'll find a spacious and thoughtfully designed layout featuring two slide-outs, a rear bunkhouse, and plenty of storage throughout. The full bathroom includes a tub, while the primary bedroom offers the convenience of a private half bath. Additional features include an awning for shaded outdoor enjoyment and a clean, move-in-ready interior—ideal for full-time living, a vacation retreat, or a rental investment. Coosawattee River Resort is a gated community known for its exceptional amenities, including river access parks, two outdoor pools plus an indoor pool, fitness center, pickleball and tennis courts, dog parks, and an 18-hole miniature golf course. Conveniently located just minutes from downtown Ellijay, you'll have easy access to shopping, dining, and all the charm of North Georgia mountain living.

21. 2025-09-30
    historical
22. 2025-06-30
    price $100,000
23. 2025-06-28
    price $100,000
24. 2025-04-21
    price $107,000
25. 2025-04-21
    price $107,000
26. 2025-03-30
    listed $109,000 Active
27. 2025-03-30
    listed $109,000 New
28. 2025-01-31
    historical
29. 2024-10-24
    price $118,999
30. 2024-10-24
    price $118,999
31. 2024-08-01
    listed $120,000 Active
32. 2024-08-01
    listed $120,000 New
33. 2022-11-29
    soldstatus $75,000 Sold
34. 2022-10-31
    status Pending
35. 2022-10-16
    listed $79,900 Active
36. 2020-05-19
    soldstatus $31,500
37. 2020-04-20
    listed $39,900

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,144
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,132
• − Management: −$1,132
• − Depreciation: −$2,473
• Taxable income: $2,947
• Est. tax owed @ 24.0%: −$707
• After-tax cash flow: $3,418/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 · 12 photos

Good 80/100 None rehab

This 2018 Keystone Hideout 5th Wheel is in excellent condition, offering a spacious and well-maintained interior with modern amenities and a serene outdoor setting.

Value-add opportunities

• Both Landscaping and outdoor kitchen improvements — Enhances curb appeal and outdoor living space
• Both Additions to the outdoor kitchen — Expands entertaining and cooking space
• Both Upgrade to the interior decor — Enhances the aesthetic and value of the interior

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and outdoor kitchen improvements — Enhances curb appeal and outdoor living space ↑
• Both Additions to the outdoor kitchen — Expands entertaining and cooking space ↑
• Both Upgrade to the interior decor — Enhances the aesthetic and value of the interior ↑

ⓘ 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: 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): 20,145

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 12% Two or more races 6% Native American 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 4% Lithuanian 2% Romanian 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 7% 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: ▼ -33.49%
• Current HPI: 270.796
• 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

+113.0% since first listed

21 events — show timeline

• 2026-04-06 Price Changed $84,999 GAMLS
• 2026-04-06 Price Changed $84,999 NEGBOR
• 2026-03-25 Listed $90,000 NEGBOR
• 2026-03-25 Listed $90,000 GAMLS
• 2025-09-30 Listing Removed — GAMLS
• 2025-06-30 Price Changed $100,000 GAMLS
• 2025-06-28 Price Changed $100,000 NEGBOR
• 2025-04-21 Price Changed $107,000 GAMLS
• 2025-04-21 Price Changed $107,000 NEGBOR
• 2025-03-30 Listed $109,000 GAMLS
• 2025-03-30 Listed $109,000 NEGBOR
• 2025-01-31 Listing Removed — GAMLS
• 2024-10-24 Price Changed $118,999 GAMLS
• 2024-10-24 Price Changed $118,999 NEGBOR
• 2024-08-01 Listed $120,000 GAMLS
• 2024-08-01 Listed $120,000 NEGBOR
• 2022-11-29 Sold (MLS) $75,000 NEGBOR
• 2022-10-31 Pending — NEGBOR
• 2022-10-16 Listed $79,900 NEGBOR
• 2020-05-19 Sold (MLS) $31,500 NEGBOR
• 2020-04-20 Listed $39,900 NEGBOR