345 Cooper Creek Rd · Blairsville, GA 30572

$199,900

2 bd · 2.0 ba · 1,008 sqft · SingleFamily public records · 32 Days on market

Built 1959 0.69 ac lot

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Why this score? — see what drove the C+ 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 +23.4/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• 1% rule +4.9/10.0
• Livability +3.6/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Mountain homeplace with 3 Bedrooms, 1 Bath, wood burning stove, vintage pine paneling on most walls and ceiling, large enclosed front porch with windows for mountain living, garden area behind home, old apple trees and many old perrineal flowers throughout yard. Small Cellar area under home. Detached 18'X30' metal building. Excellent access with Nice . 69 Acre lot along paved Coopers Creek Rd and less than 1 mile to Lake Winfield Scott and Coopers Creek Wildlife Management Area/National Forest, approx. 3,000' cool elevation. New drilled well for water source at home!

Key facts

• Tile flooring
• Mini split systems
• Wood burning stove

Tags

• REMODELED MOUNTAIN HOMEPLACE
• VINTAGE PINE PANELING
• WOOD BURNING STOVE
• UPDATED TILE SHOWERS
• TILE FLOORING
• MINI SPLIT SYSTEMS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $368 ($4k/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 $197k (1.3% below list).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: 58 active listings in the ZIP; 281 units permitted in Union County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (2.8% local appreciation)).
• Union County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (2.8% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 $137k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $193,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.99% ✗
• Cap rate: 8.50%
• Cash-on-cash: 7.89%
• DSCR: 1.35
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.5%
• Equity multiple: 1.82×
• Total profit: $45,798
• Equity at exit: $88,139

10-year hold

• IRR: 16.3%
• Equity multiple: 3.36×
• Total profit: $132,140
• Equity at exit: $134,491

Cash invested: $55,972 (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 30572

• Home prices YoY: 0.8%
• Active inventory: 58
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,972 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$58 /mo · $700/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $368

Break-even live

Break-even rent $1,506

Max offer price $199,900

Occupancy floor 76%

Sensitivity live

Price	-10% $481	-5% $425	+0% $368	+5% $312	+10% $255
Rent	-10% $212	-5% $290	+0% $368	+5% $446	+10% $524
Rate	-1.0pp $469	-0.5pp $419	base $368	+0.5pp $316	+1.0pp $264

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $199,900 Active 32 DOM
2. 2026-06-17
   days on market $199,900 Active 31 DOM
3. 2026-06-16
   days on market $199,900 Active 30 DOM
4. 2026-06-15
   days on market $199,900 Active 29 DOM
5. 2026-06-14
   days on market $199,900 Active 27 DOM
6. 2026-06-10
   days on market $199,900 Active 24 DOM
7. 2026-06-09
   days on market $199,900 Active 23 DOM
8. 2026-06-08
   days on market $199,900 Active 22 DOM
9. 2026-06-07
   statusdays on market $199,900 Active 21 DOM
10. 2026-04-01
    status Pending
11. 2026-03-13
    listed $199,900 Active
12. 2021-07-19
    soldstatus $137,000 Sold 573-char remark

    Show marketing remark (573 chars)

    Mountain homeplace with 3 Bedrooms, 1 Bath, wood burning stove, vintage pine paneling on most walls and ceiling, large enclosed front porch with windows for mountain living, garden area behind home, old apple trees and many old perrineal flowers throughout yard. Small Cellar area under home. Detached 18'X30' metal building. Excellent access with Nice . 69 Acre lot along paved Coopers Creek Rd and less than 1 mile to Lake Winfield Scott and Coopers Creek Wildlife Management Area/National Forest, approx. 3,000' cool elevation. New drilled well for water source at home!

13. 2021-07-19
    soldstatus $137,000

    Show marketing remark (573 chars)

    Mountain homeplace with 3 Bedrooms, 1 Bath, wood burning stove, vintage pine paneling on most walls and ceiling, large enclosed front porch with windows for mountain living, garden area behind home, old apple trees and many old perrineal flowers throughout yard. Small Cellar area under home. Detached 18'X30' metal building. Excellent access with Nice . 69 Acre lot along paved Coopers Creek Rd and less than 1 mile to Lake Winfield Scott and Coopers Creek Wildlife Management Area/National Forest, approx. 3,000' cool elevation. New drilled well for water source at home!

14. 2021-06-10
    listed Contingent 573-char remark

    Show marketing remark (573 chars)

    Mountain homeplace with 3 Bedrooms, 1 Bath, wood burning stove, vintage pine paneling on most walls and ceiling, large enclosed front porch with windows for mountain living, garden area behind home, old apple trees and many old perrineal flowers throughout yard. Small Cellar area under home. Detached 18'X30' metal building. Excellent access with Nice . 69 Acre lot along paved Coopers Creek Rd and less than 1 mile to Lake Winfield Scott and Coopers Creek Wildlife Management Area/National Forest, approx. 3,000' cool elevation. New drilled well for water source at home!

15. 2020-11-05
    listed $139,000 573-char remark

    Show marketing remark (573 chars)

    Mountain homeplace with 3 Bedrooms, 1 Bath, wood burning stove, vintage pine paneling on most walls and ceiling, large enclosed front porch with windows for mountain living, garden area behind home, old apple trees and many old perrineal flowers throughout yard. Small Cellar area under home. Detached 18'X30' metal building. Excellent access with Nice . 69 Acre lot along paved Coopers Creek Rd and less than 1 mile to Lake Winfield Scott and Coopers Creek Wildlife Management Area/National Forest, approx. 3,000' cool elevation. New drilled well for water source at home!

ⓘ 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: $700 · $58/mo
• Projected year-2 tax: $1,839 · $153/mo
• Expected delta: +$1,139/yr (+$95/mo · 162.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 21 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: $23,666
• − Mortgage interest: −$11,198
• − Property taxes: −$700
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,893
• − Management: −$1,893
• − Depreciation: −$5,815
• Taxable income: $1,168
• Est. tax owed @ 24.0%: −$280
• After-tax cash flow: $4,137/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): 1,006

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 (97%)
• Race & ethnicity: White 97% Two or more races 2% Black 2%
• Common ancestry: Romanian 12% Slovak 3% Lithuanian 2%
• Languages at home: 99% English-only · Russian/Polish/Slavic 1%

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: ▲ 2.84%
• Current HPI: 348.9701
• 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

+43.8% since first listed

6 events — show timeline

• 2026-04-01 Pending — NEGBOR
• 2026-03-13 Listed $199,900 NEGBOR
• 2021-07-19 Sold (Public Records) $137,000 Public Records
• 2021-07-19 Sold (MLS) $137,000 NEGBOR
• 2021-06-10 Listed — NEGBOR
• 2020-11-05 Listed $139,000 NEGBOR

Property tax history

+7.3%/yr

Latest (2025): $700 · -3.5% YoY. Source: county tax records.