7 Antioch Hl · Blairsville, GA 30512

$325,000

4 bd · 2.0 ba · 2,052 sqft · Manufactured public records · 1 Days on market

Built 2016 1.00 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 +25.0/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• Livability +3.6/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover comfortable, convenient living in this well-maintained 4-bedroom, 2-bath home designed with both functionality and everyday enjoyment in mind. Step inside and be greeted by a spacious open floor plan that seamlessly connects the great room, kitchen, dining area, and family room, creating the perfect space for gathering with family and friends. The kitchen offers plenty of workspace and overlooks the main living areas, making entertaining effortless. The private primary suite features an ensuite bath with a beautifully crafted custom tile shower and a relaxing retreat at the end of the day. On the opposite side of the home, you'll find three additional bedrooms that provide flexibil

Key facts

• Open floor plan
• 25x30 shop garage
• Custom tile shower

Tags

• OPEN FLOOR PLAN
• CUSTOM TILE SHOWER
• 25X30 SHOP GARAGE
• MINUTES FROM DOWNTOWN
• NEARBY LAKE NOTTELY

Property features AI

Finance

• HOA & community: Association fee charged annually

Exterior

• Parking: Two total parking spaces; Two-car garage; Driveway; Gravel parking; Two covered spaces; Open parking available
• Utilities: Public water; Septic tank sewer
• Home design: One-level manufactured home; Residential property; Built in 2016; Resale condition
• Construction: Vinyl siding; Permanent foundation
• Exterior features: Insulated vinyl windows; Front porch; Exterior storage; Shingle roof; Level topography; Paved road frontage; One-acre lot; Has a view

Interior

• Kitchen: Range; Microwave; Dishwasher; Electric water heater
• Bedrooms: Master bedroom on the main level; Four bedrooms on the main level
• Flooring: Luxury vinyl flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fans; Sheetrock walls; Wood trim/details; Storage; No fireplace
• Laundry & utility: Main level laundry in the mud room; Crawl space foundation

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $325k.

Deal economics

• At list price, monthly cash flow is $711 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $325k).
• Cap rate 8.9% 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; 1 comparable units currently listed for rent nearby; 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $325,000

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. 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.
3. 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.
4. 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: 1.02% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.37%
• DSCR: 1.42
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -2.2%
• Equity multiple: 0.92×
• Total profit: $-7,563
• Equity at exit: $48,459

10-year hold

• IRR: 7.4%
• Equity multiple: 1.56×
• Total profit: $51,032
• Equity at exit: $28,100

Cash invested: $91,000 (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: 8.2×

Monthly cashflow live

• Estimated rent: $3,300 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$57 /mo · $678/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$693
• Net cashflow: $711

Break-even live

Break-even rent $2,400

Max offer price $325,000

Occupancy floor 73%

Sensitivity live

Price	-10% $895	-5% $803	+0% $711	+5% $249	+10% $136
Rent	-10% $450	-5% $580	+0% $711	+5% $841	+10% $971
Rate	-1.0pp $874	-0.5pp $793	base $711	+0.5pp $627	+1.0pp $541

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
274 Henson Rd Blairsville, GA	3.0	3.0	2212	$3,300	$1.49	44d	1	0.68mi

Listing history 2 events

1. 2026-06-17
   remarks 699-char remark
2. 2026-06-17
   listed $325,000 Active 1 DOM

ⓘ 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: $678 · $57/mo
• Projected year-2 tax: $2,990 · $249/mo
• Expected delta: +$2,312/yr (+$193/mo · 340.8%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 18 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: $39,600
• − Mortgage interest: −$18,205
• − Property taxes: −$678
• − Insurance: −$1,625
• − Repairs & maintenance: −$3,168
• − Management: −$3,168
• − Depreciation: −$9,455
• Taxable income: $3,301
• Est. tax owed @ 24.0%: −$792
• After-tax cash flow: $7,736/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

1 event — show timeline

• 2026-06-17 Listed $325,000 NEGBOR

Property tax history

+15.3%/yr

Latest (2025): $678 · -5.4% YoY. Source: county tax records.