369 Skyline Dr · Toccoa, GA 30577

$199,000

2 bd · 1.0 ba · 1,071 sqft · SingleFamily public records · 8 Days on market

Built 1960 0.50 ac lot Est $199k · at est.

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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).

• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• Cash flow +5.8/30.0
• Livability +3.4/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.6/10.0
• DSCR +0.2/10.0

Listing remarks MLS

Location! Location! Location! Charming 1960's ranch style home features 3 Bedrooms and 1 Bath. Living room and hallway have laminate floor covering. Being within 1/2 mile from HWY 17A/Big A Road you have the convenience of shopping and restaurants. This property also features a wired storage building, metal roof and a fenced back yard for great entertaining, children and pets.

Key facts

• Metal roof
• New hvac
• Vinyl siding

Tags

• LARGE COUNTRY KITCHEN
• OPEN CONCEPT LIVING DINING
• NEW HVAC
• NEW WINDOWS
• METAL ROOF
• VINYL SIDING

Property features AI

Finance

• Other: Property type: Residential single-family; Lot size approximately 0.5 acre (21,780 sq ft); Listing terms include Cash, Conventional, FHA, USDA, and VA loans
• HOA & community: No HOA

Exterior

• Parking: Parking pad providing two open parking spaces; Parking at kitchen level
• Utilities: Public water; Septic tank; 220-volt electric service; Cable, high-speed internet, phone, and natural gas available
• Home design: Single-family residence (house); One story; Resale property
• Construction: Built in 1960; Vinyl siding; Metal roof; Block foundation; Double-pane windows
• Exterior features: Deck; Porch; Back yard with chain link fencing; Level lot; Has a view; Outbuilding on the property

Interior

• Kitchen: Convection oven; Dishwasher; Microwave; Stainless steel appliances; Electric water heater
• Bedrooms: Three bedrooms on the main level
• Flooring: Hardwood; Carpet
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Accessible approach with ramp and an accessible full bath; One-level living; Dining room and living room combined; Country-style kitchen with pantry; Great room
• Laundry & utility: Laundry area located in the kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-398 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $129k (35.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (44.5% below list).
• Recommended offer: $111k (44.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#131 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Stephens County (rural): math 34% / reading 34% proficiency, ranked #74 of 174 in GA (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Big A Elementary School (436 students, 75% FRL) — zoned schools average 75% FRL vs 51% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 228 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 52 units permitted in Stephens County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($1k loan paydown + $12k appreciation (6.2% local appreciation)).
• Stephens County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 12y 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 $165k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,509 (44.5% 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. Built in 1960 — 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. 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. 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: 0.56% ✗
• Cap rate: 3.89%
• Cash-on-cash: -8.56%
• DSCR: 0.62
• GRM: 15.0

CMA / ARV

• ARV (on-the-fly): $199,206
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
369 Skyline Dr	0.00mi	3/1.0 (+1)	1,071 (0%)	0mo	$220,000	$205	95
926 Skyline Dr	0.43mi	3/1.0 (+1)	1,100 (+3%)	1mo	$210,000	$191	69
704 Skyline Dr	0.29mi	3/2.0 (+1)	1,116 (+4%)	2mo	$225,000	$202	69
74 Briarwood Dr	0.48mi	3/1.0 (+1)	1,100 (+3%)	2mo	$215,000	$195	66
286 Hilltop Way	0.44mi	2/1.0	1,145 (+7%)	9mo	$175,000	$153	61
232 Hilltop Ln	0.41mi	3/1.0 (+1)	1,134 (+6%)	10mo	$185,000	$163	58
253 Stancil Dr	0.42mi	3/1.0 (+1)	1,184 (+11%)	0mo	$203,900	$172	57
158 Poplar St	0.58mi	2/1.0	1,105 (+3%)	13mo	$182,000	$165	57
1055 Skyline Dr	0.51mi	3/1.5 (+1)	1,200 (+12%)	2mo	$226,500	$189	48
226 Poplar St	0.55mi	3/1.0 (+1)	1,189 (+11%)	6mo	$185,000	$156	46
372 Hilltop Way	0.48mi	3/1.5 (+1)	1,225 (+14%)	2mo	$187,000	$153	45
189 Julia Ln	0.60mi	3/1.5 (+1)	1,200 (+12%)	4mo	$223,000	$186	42

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

Projected returns pro-forma

6.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.1%
• Equity multiple: 1.63×
• Total profit: $35,096
• Equity at exit: $128,308

10-year hold

• IRR: 10.5%
• Equity multiple: 3.19×
• Total profit: $122,213
• Equity at exit: $235,500

Cash invested: $55,720 (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 30577

• Home prices YoY: 2.0%
• Active inventory: 228
• Price-to-rent: 15.0×

Monthly cashflow live

• Estimated rent: $1,105 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$144 /mo · $1,731/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $-398

Break-even live

Break-even rent $1,608

Max offer price $128,748

Occupancy floor —

Sensitivity live

Price	-10% $-285	-5% $-341	+0% $-398	+5% $-454	+10% $-510
Rent	-10% $-485	-5% $-441	+0% $-398	+5% $-354	+10% $-310
Rate	-1.0pp $-297	-0.5pp $-347	base $-398	+0.5pp $-449	+1.0pp $-502

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
44 Andrews Ct Unit 103 Toccoa, GA	1.0	1.0	835	$895	$1.07	4d	1	0.77mi
37 Andrews Ct Unit 103 Toccoa, GA	1.0	1.0	825	$795	$0.96	24d	1	0.80mi
16 Andrews Ct Unit 101 Toccoa, GA	1.0	1.0	835	$950	$1.14	20d	1	0.82mi
115 Forest Ave Toccoa, GA	2.0	2.0	1000	$1,300	$1.30	24d	1	1.04mi

Listing history 10 events

1. 2026-05-11
   listed $199,000 New
2. 2023-12-08
   soldstatus $165,000 Sold 380-char remark

   Show marketing remark (380 chars)

   Location! Location! Location! Charming 1960's ranch style home features 3 Bedrooms and 1 Bath. Living room and hallway have laminate floor covering. Being within 1/2 mile from HWY 17A/Big A Road you have the convenience of shopping and restaurants. This property also features a wired storage building, metal roof and a fenced back yard for great entertaining, children and pets.

3. 2023-11-06
   historical Active Under Contract 380-char remark

   Show marketing remark (380 chars)

   Location! Location! Location! Charming 1960's ranch style home features 3 Bedrooms and 1 Bath. Living room and hallway have laminate floor covering. Being within 1/2 mile from HWY 17A/Big A Road you have the convenience of shopping and restaurants. This property also features a wired storage building, metal roof and a fenced back yard for great entertaining, children and pets.

4. 2023-10-25
   status Back On Market 380-char remark

   Show marketing remark (380 chars)

   Location! Location! Location! Charming 1960's ranch style home features 3 Bedrooms and 1 Bath. Living room and hallway have laminate floor covering. Being within 1/2 mile from HWY 17A/Big A Road you have the convenience of shopping and restaurants. This property also features a wired storage building, metal roof and a fenced back yard for great entertaining, children and pets.

5. 2023-10-17
   status Under Contract 380-char remark

   Show marketing remark (380 chars)

   Location! Location! Location! Charming 1960's ranch style home features 3 Bedrooms and 1 Bath. Living room and hallway have laminate floor covering. Being within 1/2 mile from HWY 17A/Big A Road you have the convenience of shopping and restaurants. This property also features a wired storage building, metal roof and a fenced back yard for great entertaining, children and pets.

6. 2023-10-12
   status Back On Market 380-char remark

   Show marketing remark (380 chars)

   Location! Location! Location! Charming 1960's ranch style home features 3 Bedrooms and 1 Bath. Living room and hallway have laminate floor covering. Being within 1/2 mile from HWY 17A/Big A Road you have the convenience of shopping and restaurants. This property also features a wired storage building, metal roof and a fenced back yard for great entertaining, children and pets.

7. 2023-10-06
   status Under Contract 380-char remark

   Show marketing remark (380 chars)

   Location! Location! Location! Charming 1960's ranch style home features 3 Bedrooms and 1 Bath. Living room and hallway have laminate floor covering. Being within 1/2 mile from HWY 17A/Big A Road you have the convenience of shopping and restaurants. This property also features a wired storage building, metal roof and a fenced back yard for great entertaining, children and pets.

8. 2023-10-04
   listed $160,000 New 380-char remark

   Show marketing remark (380 chars)

   Location! Location! Location! Charming 1960's ranch style home features 3 Bedrooms and 1 Bath. Living room and hallway have laminate floor covering. Being within 1/2 mile from HWY 17A/Big A Road you have the convenience of shopping and restaurants. This property also features a wired storage building, metal roof and a fenced back yard for great entertaining, children and pets.

9. 2014-12-10
   historical
10. 2014-06-09
    listed $69,500

ⓘ 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: $1,731 · $144/mo
• Projected year-2 tax: $1,831 · $153/mo
• Expected delta: +$100/yr (+$8/mo · 5.8%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,261
• − Mortgage interest: −$11,147
• − Property taxes: −$1,731
• − Insurance: −$995
• − Repairs & maintenance: −$1,061
• − Management: −$1,061
• − Depreciation: −$5,789
• Taxable loss: −$8,522
• Est. tax savings @ 24.0%: +$2,045
• After-tax cash flow: $-2,727/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: Stephens County
• NCES district ID: 1304560
• Math proficiency: 34% ▼ -6.00%
• Reading proficiency: 34% ▼ -4.00%
• Median HH income: $38,416
• Composite: 28.42/100
• National rank: #6759
• State rank: #74 of 174 in GA

Livability — Toccoa

• Score: 68/100
• State rank: #131
• US rank: #9152

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Toccoa, GA
• County: Stephens County · 22,964 people
• City population: 22,964
• Metro: Toccoa, GA
• Population (ZIP): 22,964
• Household income: $53,818
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 594.0

Population outlook (Stephens County) Hauer SSP2

• Today (2025): 23,797 people
• By 2030: 22,785 · -4.3%
• By 2040: 20,653 · -13.2%
• By 2050: 18,745 · -21.2%
• By 2075: 14,780 · -37.9%
• By 2100: 11,079 · -53.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 12% Hispanic / Latino 4% Two or more races 4% Asian 1%
• Common ancestry: Serbian 2% Slovak 2% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Stephens

• 2024 margin: Solid R (+62.8) · D 18.4% · R 81.2%
• 2008→2024 swing: -15.4pp toward R · 2008: -47.4pp · 2024: -62.8pp
• All cycles: 2024: R+62.8 2020: R+58.7 2016: R+59.9 2012: R+53.7 2008: R+47.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.25%
• Current HPI: 320.5275
• Rent YoY: —
• Metro: Toccoa, GA
• 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

+186.3% since first listed

10 events — show timeline

• 2026-05-11 Listed $199,000 GAMLS
• 2023-12-08 Sold (MLS) $165,000 GAMLS
• 2023-11-06 Contingent — GAMLS
• 2023-10-25 Relisted — GAMLS
• 2023-10-17 Pending — GAMLS
• 2023-10-12 Relisted — GAMLS
• 2023-10-06 Pending — GAMLS
• 2023-10-04 Listed $160,000 GAMLS
• 2014-12-10 Listing Removed — GAMLS
• 2014-06-09 Listed $69,500 GAMLS

Property tax history

+10.2%/yr

Latest (2025): $1,731 · +43.1% YoY. Source: county tax records.