53 Stonebrook Ln · Blairsville, GA 30512

$199,900

2 bd · 2.0 ba · 1,431 sqft · Manufactured public records · 99 Days on market

Built 2000 1.27 ac lot $140/sqft · 55% below area $17/mo HOA · 1% of rent

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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).

• Cash flow +16.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• 1% rule +4.5/10.0
• 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 MLS

BRING ALL OFFERS!!!!! Investor Special in the North Georgia Mountains! Opportunity knocks at 53 Stonebrook Ln in Blairsville. Located in the quiet Stone Brook Estates community off Ivylog Road, this 1.27 acre property offers tremendous potential for investors, flippers, or buyers looking for an affordable mountain property to renovate or improve. The property includes an existing residence and multiple outbuildings with plenty of space to create a mountain getaway. Property has handicap ramp, doors and shower/tub. With the growing demand for North Georgia mountain homes, this property is priced to move and ready for the right buyer to unlock its value. Conveniently located just minutes from downtown Blairsville, Lake Nottely, Vogel State Park, and outdoor recreation, this is an excellent opportunity to invest in one of North Georgia's most desirable mountain areas. Sold As-Is. Bring your vision and take advantage of this motivated seller opportunity! Property is pre-foreclosure.

Key facts

• Outdoor recreation
• 1.27 acre property
• Existing residence

Tags

• 1.27 ACRE PROPERTY
• EXISTING RESIDENCE
• MULTIPLE OUTBUILDINGS
• LAKE NOTTELY
• VOGEL STATE PARK
• OUTDOOR RECREATION

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $37 ($445/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 $190k (4.9% below list).
• Recommended offer: $182k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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; 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 $1k of loan paydown is wiped out by about $6k 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

• It's been on market 99 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $59k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $16k; list at $200k implies a 1157% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 0.95% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.22%
• DSCR: 1.10
• GRM: 8.8

CMA / ARV

• ARV (median comp): $441,329
• List price: $199,900
• Delta: -54.71%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -15.0%
• Equity multiple: 0.46×
• Total profit: $-29,948
• Equity at exit: $29,806

10-year hold

• IRR: -6.3%
• Equity multiple: 0.59×
• Total profit: $-22,709
• Equity at exit: $17,284

Cash invested: $55,972 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,901 medium
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$17
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $37

Break-even live

Break-even rent $1,854

Max offer price $199,900

Occupancy floor 93%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 21 events

1. 2026-06-14
   statusdays on market $199,900 Under Contract 99 DOM
2. 2026-06-10
   days on market $199,900 Price Change 96 DOM
3. 2026-06-09
   days on market $199,900 Price Change 95 DOM
4. 2026-06-09
   pricestatus $199,900 Price Change 94 DOM
5. 2026-06-08
   days on market $209,900 Active 94 DOM
6. 2026-06-07
   days on market $209,900 Active 93 DOM
7. 2026-06-03
   days on market $209,900 Active 89 DOM
8. 2026-06-02
   days on market $209,900 Active 88 DOM
9. 2026-06-01
   statusdays on market $209,900 Active 87 DOM
10. 2026-05-31
    days on market $209,900 Price Change 86 DOM
11. 2026-05-31
    pricestatusdays on market $209,900 Price Change 85 DOM
12. 2026-05-14
    price $209,000 993-char remark

    Show marketing remark (993 chars)

    BRING ALL OFFERS!!!!! Investor Special in the North Georgia Mountains! Opportunity knocks at 53 Stonebrook Ln in Blairsville. Located in the quiet Stone Brook Estates community off Ivylog Road, this 1.27 acre property offers tremendous potential for investors, flippers, or buyers looking for an affordable mountain property to renovate or improve. The property includes an existing residence and multiple outbuildings with plenty of space to create a mountain getaway. Property has handicap ramp, doors and shower/tub. With the growing demand for North Georgia mountain homes, this property is priced to move and ready for the right buyer to unlock its value. Conveniently located just minutes from downtown Blairsville, Lake Nottely, Vogel State Park, and outdoor recreation, this is an excellent opportunity to invest in one of North Georgia's most desirable mountain areas. Sold As-Is. Bring your vision and take advantage of this motivated seller opportunity! Property is pre-foreclosure.

13. 2026-04-02
    price $219,900 992-char remark

    Show marketing remark (992 chars)

    BRING ALL OFFERS!!! Investor Special in the North Georgia Mountains! Opportunity knocks at 53 Stonebrook Ln in Blairsville. Located in the quiet Stone Brook Estates community off Ivylog Road, this 1.27 acre property offers tremendous potential for investors, flippers, or buyers looking for an affordable mountain property to renovate or improve. The property includes an existing residence and multiple outbuildings with plenty of space to create a mountain getaway. Property has handicap ramp, doors and shower/bath. With the growing demand for North Georgia mountain homes, this property is priced to move and ready for the right buyer to unlock its value. Conveniently located just minutes from downtown Blairsville, Lake Nottely, Vogel State Park, and outdoor recreation, this is an excellent opportunity to invest in one of North Georgia's most desirable mountain areas. Sold As-Is. Bring your vision and take advantage of this motivated seller opportunity! Property is pre-foreclosure.

14. 2026-04-01
    price $219,900 993-char remark

    Show marketing remark (993 chars)

    BRING ALL OFFERS!!!!! Investor Special in the North Georgia Mountains! Opportunity knocks at 53 Stonebrook Ln in Blairsville. Located in the quiet Stone Brook Estates community off Ivylog Road, this 1.27 acre property offers tremendous potential for investors, flippers, or buyers looking for an affordable mountain property to renovate or improve. The property includes an existing residence and multiple outbuildings with plenty of space to create a mountain getaway. Property has handicap ramp, doors and shower/tub. With the growing demand for North Georgia mountain homes, this property is priced to move and ready for the right buyer to unlock its value. Conveniently located just minutes from downtown Blairsville, Lake Nottely, Vogel State Park, and outdoor recreation, this is an excellent opportunity to invest in one of North Georgia's most desirable mountain areas. Sold As-Is. Bring your vision and take advantage of this motivated seller opportunity! Property is pre-foreclosure.

15. 2026-03-24
    price $239,900 992-char remark

    Show marketing remark (993 chars)

    BRING ALL OFFERS!!!!! Investor Special in the North Georgia Mountains! Opportunity knocks at 53 Stonebrook Ln in Blairsville. Located in the quiet Stone Brook Estates community off Ivylog Road, this 1.27 acre property offers tremendous potential for investors, flippers, or buyers looking for an affordable mountain property to renovate or improve. The property includes an existing residence and multiple outbuildings with plenty of space to create a mountain getaway. Property has handicap ramp, doors and shower/tub. With the growing demand for North Georgia mountain homes, this property is priced to move and ready for the right buyer to unlock its value. Conveniently located just minutes from downtown Blairsville, Lake Nottely, Vogel State Park, and outdoor recreation, this is an excellent opportunity to invest in one of North Georgia's most desirable mountain areas. Sold As-Is. Bring your vision and take advantage of this motivated seller opportunity! Property is pre-foreclosure.

16. 2026-03-24
    price $239,900 993-char remark

    Show marketing remark (993 chars)

    BRING ALL OFFERS!!!!! Investor Special in the North Georgia Mountains! Opportunity knocks at 53 Stonebrook Ln in Blairsville. Located in the quiet Stone Brook Estates community off Ivylog Road, this 1.27 acre property offers tremendous potential for investors, flippers, or buyers looking for an affordable mountain property to renovate or improve. The property includes an existing residence and multiple outbuildings with plenty of space to create a mountain getaway. Property has handicap ramp, doors and shower/tub. With the growing demand for North Georgia mountain homes, this property is priced to move and ready for the right buyer to unlock its value. Conveniently located just minutes from downtown Blairsville, Lake Nottely, Vogel State Park, and outdoor recreation, this is an excellent opportunity to invest in one of North Georgia's most desirable mountain areas. Sold As-Is. Bring your vision and take advantage of this motivated seller opportunity! Property is pre-foreclosure.

17. 2026-03-23
    price $249,000 992-char remark

    Show marketing remark (992 chars)

    BRING ALL OFFERS!!! Investor Special in the North Georgia Mountains! Opportunity knocks at 53 Stonebrook Ln in Blairsville. Located in the quiet Stone Brook Estates community off Ivylog Road, this 1.27 acre property offers tremendous potential for investors, flippers, or buyers looking for an affordable mountain property to renovate or improve. The property includes an existing residence and multiple outbuildings with plenty of space to create a mountain getaway. Property has handicap ramp, doors and shower/bath. With the growing demand for North Georgia mountain homes, this property is priced to move and ready for the right buyer to unlock its value. Conveniently located just minutes from downtown Blairsville, Lake Nottely, Vogel State Park, and outdoor recreation, this is an excellent opportunity to invest in one of North Georgia's most desirable mountain areas. Sold As-Is. Bring your vision and take advantage of this motivated seller opportunity! Property is pre-foreclosure.

18. 2026-03-11
    price $249,000 993-char remark

    Show marketing remark (993 chars)

    BRING ALL OFFERS!!!!! Investor Special in the North Georgia Mountains! Opportunity knocks at 53 Stonebrook Ln in Blairsville. Located in the quiet Stone Brook Estates community off Ivylog Road, this 1.27 acre property offers tremendous potential for investors, flippers, or buyers looking for an affordable mountain property to renovate or improve. The property includes an existing residence and multiple outbuildings with plenty of space to create a mountain getaway. Property has handicap ramp, doors and shower/tub. With the growing demand for North Georgia mountain homes, this property is priced to move and ready for the right buyer to unlock its value. Conveniently located just minutes from downtown Blairsville, Lake Nottely, Vogel State Park, and outdoor recreation, this is an excellent opportunity to invest in one of North Georgia's most desirable mountain areas. Sold As-Is. Bring your vision and take advantage of this motivated seller opportunity! Property is pre-foreclosure.

19. 2026-03-06
    listed $259,000 Active 993-char remark

    Show marketing remark (992 chars)

    BRING ALL OFFERS!!! Investor Special in the North Georgia Mountains! Opportunity knocks at 53 Stonebrook Ln in Blairsville. Located in the quiet Stone Brook Estates community off Ivylog Road, this 1.27 acre property offers tremendous potential for investors, flippers, or buyers looking for an affordable mountain property to renovate or improve. The property includes an existing residence and multiple outbuildings with plenty of space to create a mountain getaway. Property has handicap ramp, doors and shower/bath. With the growing demand for North Georgia mountain homes, this property is priced to move and ready for the right buyer to unlock its value. Conveniently located just minutes from downtown Blairsville, Lake Nottely, Vogel State Park, and outdoor recreation, this is an excellent opportunity to invest in one of North Georgia's most desirable mountain areas. Sold As-Is. Bring your vision and take advantage of this motivated seller opportunity! Property is pre-foreclosure.

20. 2026-03-06
    listed $259,000 New 992-char remark

    Show marketing remark (992 chars)

    BRING ALL OFFERS!!! Investor Special in the North Georgia Mountains! Opportunity knocks at 53 Stonebrook Ln in Blairsville. Located in the quiet Stone Brook Estates community off Ivylog Road, this 1.27 acre property offers tremendous potential for investors, flippers, or buyers looking for an affordable mountain property to renovate or improve. The property includes an existing residence and multiple outbuildings with plenty of space to create a mountain getaway. Property has handicap ramp, doors and shower/bath. With the growing demand for North Georgia mountain homes, this property is priced to move and ready for the right buyer to unlock its value. Conveniently located just minutes from downtown Blairsville, Lake Nottely, Vogel State Park, and outdoor recreation, this is an excellent opportunity to invest in one of North Georgia's most desirable mountain areas. Sold As-Is. Bring your vision and take advantage of this motivated seller opportunity! Property is pre-foreclosure.

21. 2000-12-14
    soldstatus $15,900

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 96% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,816
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,797
• − Repairs & maintenance: −$1,825
• − Management: −$1,825
• − HOA: −$204
• − Depreciation: −$5,815
• Taxable loss: −$2,847
• Est. tax savings @ 24.0%: +$683
• After-tax cash flow: $1,129/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

+1214.5% since first listed

10 events — show timeline

• 2026-05-14 Price Changed $209,000 NEGBOR
• 2026-04-02 Price Changed $219,900 GAMLS
• 2026-04-01 Price Changed $219,900 NEGBOR
• 2026-03-24 Price Changed $239,900 GAMLS
• 2026-03-24 Price Changed $239,900 NEGBOR
• 2026-03-23 Price Changed $249,000 GAMLS
• 2026-03-11 Price Changed $249,000 NEGBOR
• 2026-03-06 Listed $259,000 GAMLS
• 2026-03-06 Listed $259,000 NEGBOR
• 2000-12-14 Sold (Public Records) $15,900 Public Records

Property tax history

-4.8%/yr

Latest (2025): $213 · -7.0% YoY. Source: county tax records.