1344 Brookhaven Ln · McCaysville, GA 30513

$195,000

3 bd · 2.0 ba · 1,412 sqft · Other · 34 Days on market

Built 1999 1.23 ac lot $138/sqft · 38% below area Est $315k · 38% under

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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 +23.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Livability +3.5/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the beautiful North Georgia mountains, this fixer-upper manufactured home on a permanent foundation offers a fantastic opportunity in highly desirable Blue Ridge, just before the McCaysville line in Fannin County. Situated on over an acre with paved road access and no restrictions, this property provides plenty of space and flexibility for a variety of uses. The home features three bedrooms and two bathrooms, including one recently updated bath, along with two finished additions that add valuable living space, including a bright sunroom perfect for enjoying the surrounding scenery. The property includes a fenced yard with cleared, usable land and abundant outdoor space to enjoy. A detached insulated workshop is currently being used as a garage, music room, and bonus area, offering great flexibility for hobbies, storage, or workspace. The structure also has electrical already in place for a spa hookup or RV charging. Major improvements have already been completed, including a roof and water heater both less than three years old. The peaceful paved road winds through creeks and beautiful mountain landscape, creating a scenic approach to the property. With a stunning custom new construction home already on the same road, this property presents an excellent opportunity to renovate the existing home or utilize the land to build your own dream home in a prime Blue Ridge location.

Key facts

• Fenced yard
• Cleared usable land
• Paved road access

Tags

• FENCED YARD
• DETACHED INSULATED WORKSHOP
• RECENTLY UPDATED BATH
• BRIGHT SUNROOM
• PAVED ROAD ACCESS
• CLEARED USABLE LAND

Property features AI

Exterior

• Parking: Driveway; Open parking available
• Utilities: Private water source; Septic tank; Electric service (110V and 220V) available; Electricity available; Sewer available; Water available
• Home design: One-story home; Vinyl siding; Resale property; Entry level on main
• Construction: Metal roof; Block foundation; Other outbuildings/structures
• Exterior features: Front porch; Side porch; Exterior lighting; Exterior storage

Interior

• Kitchen: Stained cabinets; Kitchen island; Dishwasher; Electric range; Range hood; Refrigerator
• Bedrooms: 3 main-level bedrooms; Master on main; Split bedroom plan
• Flooring: Laminate
• Bathrooms: 2 full bathrooms; Master bathroom with shower (no tub)
• Heating & cooling: Central heating; Central air
• Interior features: Crown molding; Vaulted ceilings; Double pane windows; No shared/common walls
• Laundry & utility: Laundry in hall on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $195k.

Deal economics

• At list price, monthly cash flow is $352 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $189k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 1.3% in McCaysville — 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 69/100 on livability (#126 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Fannin County (rural): math 40% / reading 39% proficiency, ranked #51 of 174 in GA (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: West Fannin Elementary School (math 39% / reading 31%, grade F, #523 of 1,228 statewide, top 43%, 439 students, 61% FRL); Fannin County Middle School (math 41% / reading 43%, grade D-, #126 of 470 statewide, top 28%, 619 students, 53% FRL); Fannin County High School (math 27% / reading 47%, grade F, #68 of 424 statewide, top 17%, 900 students, 44% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: 592 active listings in the ZIP; 375 units permitted in Fannin County in 2024 (0 in 5+ unit buildings).
• At $2,151/mo this rent would consume 46% of the median local household income ($56k/yr) (locally 240% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 5y 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 $40k; list at $195k implies a 389% gain — meaningful room to come down on a strong offer.

Recommended offer $189,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.10% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.74%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

• ARV (median comp): $315,324
• List price: $195,000
• Delta: -38.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -4.5%
• Equity multiple: 0.83×
• Total profit: $-9,150
• Equity at exit: $29,075

10-year hold

• IRR: 5.2%
• Equity multiple: 1.39×
• Total profit: $21,029
• Equity at exit: $16,860

Cash invested: $54,600 (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 30513

• Home prices YoY: -22.6%
• Active inventory: 592
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,151 medium
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $352

Break-even live

Break-even rent $1,706

Max offer price $195,000

Occupancy floor 79%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-18
   days on market $195,000 Active 34 DOM
2. 2026-06-17
   days on market $195,000 Active 33 DOM
3. 2026-06-16
   days on market $195,000 Active 32 DOM
4. 2026-06-15
   days on market $195,000 Active 31 DOM
5. 2026-06-14
   days on market $195,000 Active 29 DOM
6. 2026-06-13
   pricedays on market $195,000 Active 28 DOM
7. 2026-06-10
   days on market $199,900 Active 26 DOM
8. 2026-06-09
   days on market $199,900 Active 25 DOM
9. 2026-06-08
   days on market $199,900 Active 24 DOM
10. 2026-06-07
    days on market $199,900 Active 23 DOM
11. 2026-06-05
    days on market $199,900 Active 20 DOM
12. 2026-06-03
    days on market $199,900 Active 19 DOM
13. 2026-06-02
    days on market $199,900 Active 18 DOM
14. 2026-06-01
    days on market $199,900 Active 17 DOM
15. 2026-05-31
    days on market $199,900 Active 16 DOM
16. 2026-05-31
    days on market $199,900 Active 15 DOM
17. 2026-05-15
    listed $199,900 Active 1407-char remark

    Show marketing remark (1407 chars)

    Located in the beautiful North Georgia mountains, this fixer-upper manufactured home on a permanent foundation offers a fantastic opportunity in highly desirable Blue Ridge, just before the McCaysville line in Fannin County. Situated on over an acre with paved road access and no restrictions, this property provides plenty of space and flexibility for a variety of uses. The home features three bedrooms and two bathrooms, including one recently updated bath, along with two finished additions that add valuable living space, including a bright sunroom perfect for enjoying the surrounding scenery. The property includes a fenced yard with cleared, usable land and abundant outdoor space to enjoy. A detached insulated workshop is currently being used as a garage, music room, and bonus area, offering great flexibility for hobbies, storage, or workspace. The structure also has electrical already in place for a spa hookup or RV charging. Major improvements have already been completed, including a roof and water heater both less than three years old. The peaceful paved road winds through creeks and beautiful mountain landscape, creating a scenic approach to the property. With a stunning custom new construction home already on the same road, this property presents an excellent opportunity to renovate the existing home or utilize the land to build your own dream home in a prime Blue Ridge location.

18. 2026-05-15
    listed $199,900 New 1417-char remark

    Show marketing remark (1407 chars)

    Located in the beautiful North Georgia mountains, this fixer-upper manufactured home on a permanent foundation offers a fantastic opportunity in highly desirable Blue Ridge, just before the McCaysville line in Fannin County. Situated on over an acre with paved road access and no restrictions, this property provides plenty of space and flexibility for a variety of uses. The home features three bedrooms and two bathrooms, including one recently updated bath, along with two finished additions that add valuable living space, including a bright sunroom perfect for enjoying the surrounding scenery. The property includes a fenced yard with cleared, usable land and abundant outdoor space to enjoy. A detached insulated workshop is currently being used as a garage, music room, and bonus area, offering great flexibility for hobbies, storage, or workspace. The structure also has electrical already in place for a spa hookup or RV charging. Major improvements have already been completed, including a roof and water heater both less than three years old. The peaceful paved road winds through creeks and beautiful mountain landscape, creating a scenic approach to the property. With a stunning custom new construction home already on the same road, this property presents an excellent opportunity to renovate the existing home or utilize the land to build your own dream home in a prime Blue Ridge location.

19. 2026-05-15
    listed $199,900 Active

    Show marketing remark (1407 chars)

    Located in the beautiful North Georgia mountains, this fixer-upper manufactured home on a permanent foundation offers a fantastic opportunity in highly desirable Blue Ridge, just before the McCaysville line in Fannin County. Situated on over an acre with paved road access and no restrictions, this property provides plenty of space and flexibility for a variety of uses. The home features three bedrooms and two bathrooms, including one recently updated bath, along with two finished additions that add valuable living space, including a bright sunroom perfect for enjoying the surrounding scenery. The property includes a fenced yard with cleared, usable land and abundant outdoor space to enjoy. A detached insulated workshop is currently being used as a garage, music room, and bonus area, offering great flexibility for hobbies, storage, or workspace. The structure also has electrical already in place for a spa hookup or RV charging. Major improvements have already been completed, including a roof and water heater both less than three years old. The peaceful paved road winds through creeks and beautiful mountain landscape, creating a scenic approach to the property. With a stunning custom new construction home already on the same road, this property presents an excellent opportunity to renovate the existing home or utilize the land to build your own dream home in a prime Blue Ridge location.

20. 2026-05-14
    historical
21. 2026-04-07
    price $209,999
22. 2026-04-07
    price $209,999
23. 2026-03-10
    listed $219,000 New
24. 2026-03-10
    listed $219,000 Active
25. 2025-04-23
    listed $214,900 Active
26. 2022-04-23
    historical
27. 2022-04-22
    historical
28. 2021-10-25
    listed $189,900 New
29. 2021-10-22
    listed $189,900 Active
30. 1999-09-20
    soldstatus $39,900
31. 1997-05-09
    soldstatus $16,000

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,816
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$2,065
• − Management: −$2,065
• − Depreciation: −$5,673
• Taxable income: $1,190
• Est. tax owed @ 24.0%: −$286
• After-tax cash flow: $3,938/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: Fannin County
• NCES district ID: 1302100
• Math proficiency: 40% ▼ -7.00%
• Reading proficiency: 39% ▼ -10.00%
• Median HH income: $37,693
• Composite: 32.92/100
• National rank: #5597
• State rank: #51 of 174 in GA

Livability — McCaysville

• Score: 69/100
• State rank: #126
• US rank: #9002

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Fannin County · 11,791 people
• Metro: nan
• Population (ZIP): 11,791
• Household income: $56,331
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 240.0

Population outlook (Fannin County) Hauer SSP2

• Today (2025): 25,218 people
• By 2030: 25,519 · +1.2%
• By 2040: 25,548 · +1.3%
• By 2050: 25,008 · -0.8%
• By 2075: 23,359 · -7.4%
• By 2100: 20,129 · -20.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Slovak 5% Lithuanian 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 0%

Political lean MEDSL · Fannin

• 2024 margin: Solid R (+64.8) · D 17.4% · R 82.2%
• 2008→2024 swing: -15.7pp toward R · 2008: -49.1pp · 2024: -64.8pp
• All cycles: 2024: R+64.8 2020: R+64.6 2016: R+65.5 2012: R+58.2 2008: R+49.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -86.76%
• Current HPI: 297.9823
• Rent YoY: —
• Metro: nan
• 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

+1118.8% since first listed

18 events — show timeline

• 2026-06-11 Price Changed $195,000 NEGBOR
• 2026-06-11 Price Changed $195,000 GAMLS
• 2026-06-11 Price Changed $195,000 FMLS
• 2026-05-15 Listed $199,900 FMLS
• 2026-05-15 Listed $199,900 NEGBOR
• 2026-05-15 Listed $199,900 GAMLS
• 2026-05-14 Listing Removed — GAMLS
• 2026-04-07 Price Changed $209,999 NEGBOR
• 2026-04-07 Price Changed $209,999 GAMLS
• 2026-03-10 Listed $219,000 GAMLS
• 2026-03-10 Listed $219,000 NEGBOR
• 2025-04-23 Listed $214,900 NEGBOR
• 2022-04-23 Delisted — NEGBOR
• 2022-04-22 Listing Removed — GAMLS
• 2021-10-25 Listed $189,900 GAMLS
• 2021-10-22 Listed $189,900 NEGBOR
• 1999-09-20 Sold (Public Records) $39,900 Public Records
• 1997-05-09 Sold (Public Records) $16,000 Public Records

Property tax history

+12.4%/yr

Latest (2025): $119 · +116.2% YoY. Source: county tax records.