2165 Townsend Mill Rd · Young Harris, GA 30582

$160,000

2 bd · 1.0 ba · 757 sqft · SingleFamily public records · 45 Days on market

Built 1945 0.35 ac lot $211/sqft · 52% below area ↓ 27% since listing

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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 +26.1/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Schools +3.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Super Cool Cottage. This one is proximity to Downtown and Young Harris College. Would make for an excellent short term rental, long term rental, primary residence with commercial possibility. Come check it out because the possibilities are endless. The bedrooms are on opposite ends of the house adjoined by common space with a living area. The kitchen has an eat in area as well as some additional space that be used as a study small office, etc. What will blow you away are the views. This home is literally surrounded by somme of the tallest mountains in Georgia!! Absolutely STUNNING panoramic views.

Key facts

• Backyard patio
• Lvp flooring
• 0.35 acre lot

Tags

• LVP FLOORING
• WOOD BURNING FIREPLACE
• BACKYARD PATIO

Property features AI

Exterior

• Parking: Driveway parking (open parking available)
• Utilities: Well water; Septic tank sewer; 110-volt electric service; Cable and electricity available
• Home design: One level; Resale property
• Construction: Aluminum siding and other construction materials; Metal roof; Block foundation; Other structures include an outbuilding
• Exterior features: Storage and additional outbuilding; Front yard fencing; Rear porch

Interior

• Kitchen: Electric oven and electric range; Eat-in kitchen with breakfast area; White cabinets and other cabinetry
• Bedrooms: Two main-level bedrooms with a split-bedroom plan and other bedroom features
• Flooring: Luxury vinyl flooring
• Bathrooms: One full bathroom on the main level with shower-only and other features
• Heating & cooling: Baseboard and radiant heating; Ceiling fan(s) for cooling; Other heating and cooling features
• Interior features: One fireplace with brick surround, blower fan and gas log; also includes a wood-burning stove and circulating feature; Wood window frames; No shared/common walls; Other interior features
• Laundry & utility: Laundry located in the kitchen with electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $403 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 2.3% in Young Harris — 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 58/100 on livability (#439 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Towns County (rural): math 40% / reading 44% proficiency, ranked #40 of 174 in GA (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Towns County Elementary School (math 42% / reading 42%, grade F, #380 of 1,228 statewide, top 33%, 500 students, 67% FRL); Towns County Middle School (math 48% / reading 49%, grade C-, #75 of 470 statewide, top 17%, 206 students, 61% FRL); Towns County High School (math 12% / reading 37%, grade F, #184 of 424 statewide, top 48%, 296 students, 49% FRL).
• Market conditions: 196 active listings in the ZIP; 108 units permitted in Towns 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.
• Towns County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $155,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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. 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.
6. 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.
7. 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: 1.06% ✓
• Cap rate: 9.32%
• Cash-on-cash: 10.80%
• DSCR: 1.48
• GRM: 7.9

CMA / ARV

• ARV (median comp): $335,177
• List price: $160,000
• Delta: -52.26%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-335
• Equity at exit: $23,857

10-year hold

• IRR: 9.4%
• Equity multiple: 1.72×
• Total profit: $32,440
• Equity at exit: $13,834

Cash invested: $44,800 (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 30582

• Home prices YoY: -20.8%
• Active inventory: 196
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,692 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$28 /mo · $334/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $403

Break-even live

Break-even rent $1,182

Max offer price $160,000

Occupancy floor 71%

Sensitivity live

Price	-10% $494	-5% $448	+0% $403	+5% $176	+10% $120
Rent	-10% $269	-5% $336	+0% $403	+5% $470	+10% $537
Rate	-1.0pp $484	-0.5pp $444	base $403	+0.5pp $362	+1.0pp $319

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-21
   days on market $160,000 Active 45 DOM
2. 2026-06-21
   days on market $160,000 Active 44 DOM
3. 2026-06-18
   days on market $160,000 Active 42 DOM
4. 2026-06-17
   days on market $160,000 Active 41 DOM
5. 2026-06-16
   days on market $160,000 Active 40 DOM
6. 2026-06-15
   days on market $160,000 Active 39 DOM
7. 2026-06-13
   days on market $160,000 Active 37 DOM
8. 2026-06-12
   days on market $160,000 Active 36 DOM
9. 2026-06-09
   days on market $160,000 Active 33 DOM
10. 2026-06-08
    days on market $160,000 Active 32 DOM
11. 2026-06-07
    days on market $160,000 Active 31 DOM
12. 2026-06-05
    days on market $160,000 Active 29 DOM
13. 2026-06-04
    days on market $160,000 Active 27 DOM
14. 2026-06-02
    days on market $160,000 Active 26 DOM
15. 2026-06-01
    days on market $160,000 Active 25 DOM
16. 2026-05-31
    days on market $160,000 Active 24 DOM
17. 2026-05-31
    days on market $160,000 Active 23 DOM
18. 2026-05-07
    status Active 604-char remark

    Show marketing remark (604 chars)

    Super Cool Cottage. This one is proximity to Downtown and Young Harris College. Would make for an excellent short term rental, long term rental, primary residence with commercial possibility. Come check it out because the possibilities are endless. The bedrooms are on opposite ends of the house adjoined by common space with a living area. The kitchen has an eat in area as well as some additional space that be used as a study small office, etc. What will blow you away are the views. This home is literally surrounded by somme of the tallest mountains in Georgia!! Absolutely STUNNING panoramic views.

19. 2026-05-07
    price $160,000 604-char remark

    Show marketing remark (604 chars)

    Super Cool Cottage. This one is proximity to Downtown and Young Harris College. Would make for an excellent short term rental, long term rental, primary residence with commercial possibility. Come check it out because the possibilities are endless. The bedrooms are on opposite ends of the house adjoined by common space with a living area. The kitchen has an eat in area as well as some additional space that be used as a study small office, etc. What will blow you away are the views. This home is literally surrounded by somme of the tallest mountains in Georgia!! Absolutely STUNNING panoramic views.

20. 2026-05-01
    listed $160,000 Active 533-char remark

    Show marketing remark (533 chars)

    Opportunity abound! This is a beautiful home located minutes from Young Harris College and surrounded by the most beautiful mountains. This home has been well cared for and boasts brand new LVP flooring. The wood burning circulating fireplace will keep you toasty in the winter and the backyard patio gives you a pathway to enjoy the beautiful spring weather. Hard to go wrong with this one perfect as a starter home and possibly for renting with the college so close. No deed restrictions so short term rentals are possible as well.

21. 2026-05-01
    listed $160,000 New

    Show marketing remark (533 chars)

    Opportunity abound! This is a beautiful home located minutes from Young Harris College and surrounded by the most beautiful mountains. This home has been well cared for and boasts brand new LVP flooring. The wood burning circulating fireplace will keep you toasty in the winter and the backyard patio gives you a pathway to enjoy the beautiful spring weather. Hard to go wrong with this one perfect as a starter home and possibly for renting with the college so close. No deed restrictions so short term rentals are possible as well.

22. 2026-02-28
    historical
23. 2026-02-28
    historical
24. 2025-11-13
    price $179,900

    Show marketing remark (604 chars)

    Super Cool Cottage. This one is proximity to Downtown and Young Harris College. Would make for an excellent short term rental, long term rental, primary residence with commercial possibility. Come check it out because the possibilities are endless. The bedrooms are on opposite ends of the house adjoined by common space with a living area. The kitchen has an eat in area as well as some additional space that be used as a study small office, etc. What will blow you away are the views. This home is literally surrounded by somme of the tallest mountains in Georgia!! Absolutely STUNNING panoramic views.

25. 2025-11-13
    price $179,900

    Show marketing remark (604 chars)

    Super Cool Cottage. This one is proximity to Downtown and Young Harris College. Would make for an excellent short term rental, long term rental, primary residence with commercial possibility. Come check it out because the possibilities are endless. The bedrooms are on opposite ends of the house adjoined by common space with a living area. The kitchen has an eat in area as well as some additional space that be used as a study small office, etc. What will blow you away are the views. This home is literally surrounded by somme of the tallest mountains in Georgia!! Absolutely STUNNING panoramic views.

26. 2025-11-13
    listed $179,900 Active 604-char remark

    Show marketing remark (604 chars)

    Super Cool Cottage. This one is proximity to Downtown and Young Harris College. Would make for an excellent short term rental, long term rental, primary residence with commercial possibility. Come check it out because the possibilities are endless. The bedrooms are on opposite ends of the house adjoined by common space with a living area. The kitchen has an eat in area as well as some additional space that be used as a study small office, etc. What will blow you away are the views. This home is literally surrounded by somme of the tallest mountains in Georgia!! Absolutely STUNNING panoramic views.

27. 2025-11-13
    listed $190,000 New

    Show marketing remark (604 chars)

    Super Cool Cottage. This one is proximity to Downtown and Young Harris College. Would make for an excellent short term rental, long term rental, primary residence with commercial possibility. Come check it out because the possibilities are endless. The bedrooms are on opposite ends of the house adjoined by common space with a living area. The kitchen has an eat in area as well as some additional space that be used as a study small office, etc. What will blow you away are the views. This home is literally surrounded by somme of the tallest mountains in Georgia!! Absolutely STUNNING panoramic views.

28. 2025-11-13
    listed $190,000 Active

    Show marketing remark (604 chars)

    Super Cool Cottage. This one is proximity to Downtown and Young Harris College. Would make for an excellent short term rental, long term rental, primary residence with commercial possibility. Come check it out because the possibilities are endless. The bedrooms are on opposite ends of the house adjoined by common space with a living area. The kitchen has an eat in area as well as some additional space that be used as a study small office, etc. What will blow you away are the views. This home is literally surrounded by somme of the tallest mountains in Georgia!! Absolutely STUNNING panoramic views.

29. 2025-11-05
    historical
30. 2025-06-20
    price $179,900
31. 2025-06-20
    price $179,900
32. 2025-05-09
    price $190,000
33. 2025-05-09
    price $190,000
34. 2025-03-07
    listed $200,000 Active
35. 2025-02-27
    listed $200,000 Active
36. 2024-12-31
    historical
37. 2024-12-31
    historical
38. 2024-06-27
    listed $190,000 Active
39. 2024-06-19
    historical
40. 2024-06-10
    listed $190,000 Active
41. 2024-06-10
    listed $190,000 New
42. 2024-01-12
    historical
43. 2024-01-11
    historical
44. 2023-07-18
    price $199,900
45. 2023-07-18
    price $199,900
46. 2023-06-23
    price $209,000
47. 2023-06-23
    price $209,000
48. 2023-05-18
    listed $219,000 Active
49. 2023-05-18
    listed $219,000 New
50. 2023-05-15
    historical

ⓘ 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: $334 · $28/mo
• Projected year-2 tax: $1,472 · $123/mo
• Expected delta: +$1,138/yr (+$95/mo · 340.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 9 d/yr ≥96°F today · 24 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,303
• − Mortgage interest: −$8,962
• − Property taxes: −$334
• − Insurance: −$800
• − Repairs & maintenance: −$1,624
• − Management: −$1,624
• − Depreciation: −$4,655
• Taxable income: $2,304
• Est. tax owed @ 24.0%: −$553
• After-tax cash flow: $4,284/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: Towns County
• NCES district ID: 1305070
• Math proficiency: 40% ▼ -11.00%
• Reading proficiency: 44% ▼ -10.00%
• Median HH income: $39,071
• Composite: 35.1/100
• National rank: #5018
• State rank: #40 of 174 in GA

Livability — Young Harris

• Score: 58/100
• State rank: #439
• US rank: #21147

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,154

Population outlook (Towns County) Hauer SSP2

• Today (2025): 12,135 people
• By 2030: 12,602 · +3.8%
• By 2040: 13,563 · +11.8%
• By 2050: 14,531 · +19.7%
• By 2075: 17,373 · +43.2%
• By 2100: 19,042 · +56.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Black 3% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Slovak 5% Serbian 3% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Towns

• 2024 margin: Solid R (+62.3) · D 18.7% · R 81.0%
• 2008→2024 swing: -11.8pp toward R · 2008: -50.5pp · 2024: -62.3pp
• All cycles: 2024: R+62.3 2020: R+60.6 2016: R+62.0 2012: R+58.0 2008: R+50.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -61.91%
• Current HPI: 235.3496
• 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

-27.2% since first listed

34 events — show timeline

• 2026-05-07 Relisted — NEGBOR
• 2026-05-07 Price Changed $160,000 NEGBOR
• 2026-05-01 Listed $160,000 FMLS
• 2026-05-01 Listed $160,000 GAMLS
• 2026-02-28 Listing Removed — GAMLS
• 2026-02-28 Listing Removed — FMLS
• 2025-11-13 Price Changed $179,900 GAMLS
• 2025-11-13 Price Changed $179,900 FMLS
• 2025-11-13 Listed $190,000 GAMLS
• 2025-11-13 Listed $190,000 FMLS
• 2025-11-13 Listed $179,900 NEGBOR
• 2025-11-05 Listing Removed — FMLS
• 2025-06-20 Price Changed $179,900 NEGBOR
• 2025-06-20 Price Changed $179,900 FMLS
• 2025-05-09 Price Changed $190,000 FMLS
• 2025-05-09 Price Changed $190,000 NEGBOR
• 2025-03-07 Listed $200,000 NEGBOR
• 2025-02-27 Listed $200,000 FMLS
• 2024-12-31 Listing Removed — FMLS
• 2024-12-31 Listing Removed — GAMLS
• 2024-06-27 Listed $190,000 FMLS
• 2024-06-19 Coming Soon — FMLS
• 2024-06-10 Listed $190,000 GAMLS
• 2024-06-10 Listed $190,000 NEGBOR
• 2024-01-12 Delisted — NEGBOR
• 2024-01-11 Listing Removed — GAMLS
• 2023-07-18 Price Changed $199,900 NEGBOR
• 2023-07-18 Price Changed $199,900 GAMLS
• 2023-06-23 Price Changed $209,000 NEGBOR
• 2023-06-23 Price Changed $209,000 GAMLS
• 2023-05-18 Listed $219,000 GAMLS
• 2023-05-18 Listed $219,000 NEGBOR
• 2023-05-15 Listing Removed — GAMLS
• 2023-04-19 Listed $219,900 GAMLS

Property tax history

+7.9%/yr

Latest (2024): $334 · +8.7% YoY. Source: county tax records.