211 Blair St · Tiger, GA 30576

$169,000

2 bd · 2.0 ba · 966 sqft · SingleFamily public records · 224 Days on market

Built 1940 $175/sqft · 38% below area Est $275k · 38% under

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Why this score? — see what drove the A- 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
• Appreciation +10.0/10.0
• 1% rule +8.0/10.0
• Schools +3.6/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Updated 2 bedroom / 2 bathroom home on .29 acres in the center of beautiful Rabun County GA. All new within the past 2 years: roof, electric panels, hot water heater, plumbing, granite kitchen counters, wood burning stove, and HVAC system.

Key facts

• 6 garage spots
• Built 1940
• Listed 224 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $630 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 1.7% in Tiger — 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 56/100 on livability (#494 in GA) — a working-class tenant base; expect higher turnover. Strengths: housing A; Watch: crime C-, cost of living C-, schools D+.
• Rabun County (rural): math 42% / reading 44% proficiency, ranked #37 of 174 in GA (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 49 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 147 units permitted in Rabun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Rabun County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $47k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 224 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 3y ago; this cycle's ask is 9% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 224 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.30% ✓
• Cap rate: 11.24%
• Cash-on-cash: 17.67%
• DSCR: 1.79
• GRM: 6.4

CMA / ARV

• ARV (median comp): $274,786
• List price: $169,000
• Delta: -38.50%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Saga Mountain Rd	0.21mi	2/2.0	976 (+1%)	4mo	$415,000	$425	85
211 Blair St	0.00mi	2/2.0	878 (-9%)	6mo	$147,000	$167	79

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.1%
• Equity multiple: 3.79×
• Total profit: $132,185
• Equity at exit: $152,249

10-year hold

• IRR: 31.1%
• Equity multiple: 8.56×
• Total profit: $357,684
• Equity at exit: $328,330

Cash invested: $47,320 (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 30576

• Home prices YoY: 5.5%
• Active inventory: 49
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$85 /mo · $1,014/yr
• Insurance: −$70
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $630

Break-even live

Break-even rent $1,402

Max offer price $169,000

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
250 Lovell Ln Tiger, GA	2.0	2.0	999	$2,200	$2.20	43d	1	0.73mi

Listing history 34 events

1. 2025-12-04
   soldstatus $147,000 Sold 240-char remark

   Show marketing remark (240 chars)

   Updated 2 bedroom / 2 bathroom home on .29 acres in the center of beautiful Rabun County GA. All new within the past 2 years: roof, electric panels, hot water heater, plumbing, granite kitchen counters, wood burning stove, and HVAC system.

2. 2025-12-04
   soldstatus $147,000

   Show marketing remark (240 chars)

   Updated 2 bedroom / 2 bathroom home on .29 acres in the center of beautiful Rabun County GA. All new within the past 2 years: roof, electric panels, hot water heater, plumbing, granite kitchen counters, wood burning stove, and HVAC system.

3. 2025-11-08
   status Under Contract 240-char remark

   Show marketing remark (240 chars)

   Updated 2 bedroom / 2 bathroom home on .29 acres in the center of beautiful Rabun County GA. All new within the past 2 years: roof, electric panels, hot water heater, plumbing, granite kitchen counters, wood burning stove, and HVAC system.

4. 2025-10-25
   listed $154,900 New 240-char remark

   Show marketing remark (240 chars)

   Updated 2 bedroom / 2 bathroom home on .29 acres in the center of beautiful Rabun County GA. All new within the past 2 years: roof, electric panels, hot water heater, plumbing, granite kitchen counters, wood burning stove, and HVAC system.

5. 2025-10-13
   listed $169,000 Active 162-char remark

   Show marketing remark (162 chars)

   Updated 2 bedroom / 2 bath home located in the center of Rabun County's tourist industry with Clayton, Ga, Tallulah Falls, many wineries and hiking trails nearby.

6. 2025-08-02
   historical
7. 2025-07-29
   price $165,000
8. 2025-07-22
   price $174,900
9. 2025-06-13
   status Back On Market
10. 2025-06-09
    status Under Contract
11. 2025-04-29
    price $179,900
12. 2025-04-19
    price $182,000
13. 2025-03-27
    price $184,900
14. 2025-01-07
    status Active
15. 2024-11-18
    historical
16. 2024-11-13
    status Back On Market
17. 2024-11-05
    historical On Hold
18. 2024-10-15
    price $189,900
19. 2024-09-13
    price $199,900
20. 2024-08-27
    price $212,000
21. 2024-07-29
    historical
22. 2024-07-26
    status Back On Market
23. 2024-06-27
    historical On Hold
24. 2024-04-28
    price $219,900
25. 2024-03-23
    price $229,000
26. 2024-03-03
    price $234,000
27. 2024-02-01
    price $239,000
28. 2023-11-28
    listed $217,000 New
29. 2023-11-28
    listed $244,000 New
30. 2023-08-11
    soldstatus $85,000 Sold
31. 2023-08-11
    soldstatus $85,000
32. 2023-07-31
    status Under Contract
33. 2023-05-23
    listed $119,900 New
34. 2022-05-19
    soldstatus $60,000

ⓘ 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: $1,014 · $85/mo
• Projected year-2 tax: $1,555 · $130/mo
• Expected delta: +$540/yr (+$45/mo · 53.3%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,400
• − Mortgage interest: −$9,467
• − Property taxes: −$1,014
• − Insurance: −$1,642
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$4,916
• Taxable income: $5,136
• Est. tax owed @ 24.0%: −$1,233
• After-tax cash flow: $6,331/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: Rabun County
• NCES district ID: 1304320
• Math proficiency: 42% ▼ -17.00%
• Reading proficiency: 44% ▼ -4.00%
• Median HH income: $35,980
• Composite: 35.64/100
• National rank: #4882
• State rank: #37 of 174 in GA

Livability — Tiger

• Score: 56/100
• State rank: #494
• US rank: #22820

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tiger, GA
• Population (ZIP): 3,142

Population outlook (Rabun County) Hauer SSP2

• Today (2025): 16,227 people
• By 2030: 16,000 · -1.4%
• By 2040: 15,213 · -6.2%
• By 2050: 13,974 · -13.9%
• By 2075: 10,717 · -34.0%
• By 2100: 7,824 · -51.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 14% Two or more races 8%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Serbian 5% Italian 3% Iranian 1%
• Foreign-born: 8% · Canada
• Languages at home: 89% English-only · Spanish 11%

Political lean MEDSL · Rabun

• 2024 margin: Solid R (+56.9) · D 21.3% · R 78.2%
• 2008→2024 swing: -11.0pp toward R · 2008: -45.9pp · 2024: -56.9pp
• All cycles: 2024: R+56.9 2020: R+57.4 2016: R+60.9 2012: R+56.4 2008: R+45.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.24%
• Current HPI: 312.8372
• 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

+145.0% since first listed

34 events — show timeline

• 2025-12-04 Sold (Public Records) $147,000 Public Records
• 2025-12-04 Sold (MLS) $147,000 GAMLS
• 2025-11-08 Pending — GAMLS
• 2025-10-25 Listed $154,900 GAMLS
• 2025-10-13 Listed $169,000 Fizber.com
• 2025-08-02 Listing Removed — GAMLS
• 2025-07-29 Price Changed $165,000 GAMLS
• 2025-07-22 Price Changed $174,900 GAMLS
• 2025-06-13 Relisted — GAMLS
• 2025-06-09 Pending — GAMLS
• 2025-04-29 Price Changed $179,900 GAMLS
• 2025-04-19 Price Changed $182,000 GAMLS
• 2025-03-27 Price Changed $184,900 GAMLS
• 2025-01-07 Relisted — GAMLS
• 2024-11-18 Listing Removed — GAMLS
• 2024-11-13 Relisted — GAMLS
• 2024-11-05 Delisted — GAMLS
• 2024-10-15 Price Changed $189,900 GAMLS
• 2024-09-13 Price Changed $199,900 GAMLS
• 2024-08-27 Price Changed $212,000 GAMLS
• 2024-07-29 Listing Removed — GAMLS
• 2024-07-26 Relisted — GAMLS
• 2024-06-27 Delisted — GAMLS
• 2024-04-28 Price Changed $219,900 GAMLS
• 2024-03-23 Price Changed $229,000 GAMLS
• 2024-03-03 Price Changed $234,000 GAMLS
• 2024-02-01 Price Changed $239,000 GAMLS
• 2023-11-28 Listed $244,000 GAMLS
• 2023-11-28 Listed $217,000 GAMLS
• 2023-08-11 Sold (Public Records) $85,000 Public Records
• 2023-08-11 Sold (MLS) $85,000 GAMLS
• 2023-07-31 Pending — GAMLS
• 2023-05-23 Listed $119,900 GAMLS
• 2022-05-19 Sold (Public Records) $60,000 Public Records

Property tax history

+13.3%/yr

Latest (2025): $1,014 · +1.7% YoY. Source: county tax records.