61 Manny Ln · Mineral Bluff, GA 28906

$164,900

2 bd · 2.0 ba · 864 sqft · SingleFamily public records · 18 Days on market

Built 2000 0.47 ac lot Est $256k · 36% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +14.8/30.0
• DSCR +4.5/10.0
• Schools +3.7/10.0
• 1% rule +2.8/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Rustic cabin-style home tucked into the wooded mountains of Murphy, NC on a private, elevated lot - a true as-is renovation opportunity ready for a buyer to finish to their own taste. Inside, vaulted knotty-pine ceilings run across an open living, dining, and kitchen area anchored by a gas fireplace, with big windows and French doors opening to a brand-new pressure-treated deck. The two-bedroom, two-bath layout includes a walk-in shower conversion underway, and the renovation is already started: a new water heater is installed and flooring is ready for your finish of choice. Remaining work includes paint, flooring, fascia, and finishing both baths - a great chance to add value. Well water,

Key facts

• Big windows
• Private elevated lot
• Rustic cabin style

Tags

• RUSTIC CABIN STYLE
• PRIVATE ELEVATED LOT
• VAULTED KNOTTY PINE CEILINGS
• GAS FIREPLACE
• BIG WINDOWS
• FRENCH DOORS

Property features AI

Finance

• Other: Property type: Residential — Single Family Residence

Exterior

• Parking: No garage
• Utilities: Well water; Septic tank; Water connected
• Home design: Single-family residence; One story; Entry level is ground/first floor
• Construction: Wood siding/frame construction; Shingle/composition roof; See remarks for foundation details; Built on a 0.47-acre lot (approx. 150 x 136)
• Exterior features: Deck and porch; Wooded lot; Private road frontage; Has a view; Pets allowed

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump and natural gas heating; No central cooling
• Interior features: Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $44 ($527/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 $129k (21.7% below list).
• Recommended offer: $129k (21.7% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 1.3% in Mineral Bluff — 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 52/100 on livability (#572 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety C-, amenities F, commute F.
• Cherokee County Schools (rural): math 42% / reading 47% proficiency, ranked #90 of 178 in NC (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Murphy Elementary (math 52% / reading 47%, grade D, #417 of 1,410 statewide, top 32%, 536 students, 99% FRL); Murphy Middle (math 42% / reading 48%, grade D, #160 of 475 statewide, top 35%, 316 students, 64% FRL); Murphy High (math 42% / reading 57%, grade D, #311 of 535 statewide, top 60%, 489 students, 55% FRL) — zoned schools average 73% FRL vs 56% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 1 active listings in the ZIP; 232 units permitted in Cherokee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Cherokee County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $59k; list at $165k implies a 179% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $129,194 (21.7% below list)

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. 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?
3. 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.
4. 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.
5. 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: 0.78% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.14%
• DSCR: 1.05
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $255,744
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41 Crane Nest Cv	0.21mi	2/2.0	880 (+2%)	8mo	$245,000	$278	81
140 Treehouse Trl	0.45mi	2/2.0	789 (-9%)	8mo	$260,000	$330	58
140 Old Whitener Rd	0.58mi	2/1.0	744 (-14%)	22mo	$220,000	$296	27

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

Projected returns pro-forma

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

5-year hold

• IRR: -14.5%
• Equity multiple: 0.48×
• Total profit: $-24,004
• Equity at exit: $24,587

10-year hold

• IRR: -5.9%
• Equity multiple: 0.62×
• Total profit: $-17,628
• Equity at exit: $14,258

Cash invested: $46,172 (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 28906

• Home prices YoY: -18.3%
• Active inventory: 1
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,292 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$43 /mo · $519/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $44

Break-even live

Break-even rent $1,236

Max offer price $164,900

Occupancy floor 92%

Sensitivity live

Price	-10% $137	-5% $91	+0% $44	+5% $-3	+10% $-49
Rent	-10% $-58	-5% $-7	+0% $44	+5% $95	+10% $146
Rate	-1.0pp $127	-0.5pp $86	base $44	+0.5pp $1	+1.0pp $-42

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   pricedays on market $164,900 Active 18 DOM
2. 2026-06-18
   days on market $169,900 Active 16 DOM
3. 2026-06-17
   days on market $169,900 Active 15 DOM
4. 2026-06-17
   price $169,900 Active 14 DOM
5. 2026-06-16
   days on market $179,900 Active 14 DOM
6. 2026-06-15
   days on market $179,900 Active 13 DOM
7. 2026-06-13
   pricedays on market $179,900 Active 11 DOM
8. 2026-06-12
   pricedays on market $184,900 Active 10 DOM
9. 2026-06-09
   pricedays on market $189,900 Active 7 DOM
10. 2026-06-08
    days on market $199,900 Active 6 DOM
11. 2026-06-07
    days on market $199,900 Active 5 DOM
12. 2026-06-07
    days on market $199,900 Active 4 DOM
13. 2026-06-03
    remarks 699-char remark
14. 2026-06-03
    listed $199,900 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: $519 · $43/mo
• Projected year-2 tax: $1,517 · $126/mo
• Expected delta: +$998/yr (+$83/mo · 192.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°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: $15,503
• − Mortgage interest: −$9,237
• − Property taxes: −$519
• − Insurance: −$824
• − Repairs & maintenance: −$1,240
• − Management: −$1,240
• − Depreciation: −$4,797
• Taxable loss: −$2,355
• Est. tax savings @ 24.0%: +$565
• After-tax cash flow: $1,092/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: Cherokee County Schools
• NCES district ID: 3700780
• Math proficiency: 42% ▲ 1.00%
• Reading proficiency: 47% ▼ -2.00%
• Median HH income: $36,424
• Composite: 36.91/100
• National rank: #4542
• State rank: #90 of 178 in NC

Livability — Mineral Bluff

• Score: 52/100
• State rank: #572
• US rank: #25132

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 19,712

Population outlook (Cherokee County) Hauer SSP2

• Today (2025): 25,672 people
• By 2030: 24,504 · -4.5%
• By 2040: 21,955 · -14.5%
• By 2050: 19,592 · -23.7%
• By 2075: 15,128 · -41.1%
• By 2100: 11,203 · -56.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 4% Black 1%
• Common ancestry: Slovak 4% Serbian 3% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Cherokee

• 2024 margin: Solid R (+57.5) · D 20.8% · R 78.2% · Other 1.0%
• 2008→2024 swing: -18.9pp toward R · 2008: -38.6pp · 2024: -57.5pp
• All cycles: 2024: R+57.5 2020: R+55.1 2016: R+57.0 2012: R+46.2 2008: R+38.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -47.19%
• Current HPI: 211.1795
• 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

+238.8% since first listed

2 events — show timeline

• 2026-06-02 Listed $199,900 Hive MLS
• 2000-07-13 Sold (Public Records) $59,000 Public Records

Property tax history

-0.3%/yr

Latest (2025): $519 · -18.9% YoY. Source: county tax records.