496 Forest Cir · Blairsville, GA 30512

$299,000

3 bd · 3.0 ba · 1,680 sqft · SingleFamily public records · 2 Days on market

Built 1983 0.66 ac lot $178/sqft · at area comps Est $416k · 28% under

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Why this score? — see what drove the B- 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 +26.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +6.0/10.0
• 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

Cute Ranch Home in a Great Neighborhood. 3/3 Ranch Style home with Additional Living Space in the Basement with a 1 car Garage and an Attached 2 car Carport. Main Level Living with Room for Guests in the Basement or a Great Play Area for the Kiddos. Covered front Porch, Screened in Large Side Porch and an Open Back Porch for all your Grilling Needs. Also has a 10x16 Shed to store your Tools & Toys. This home is Move in Ready!

Key facts

• Front porch
• Spacious living room
• 0.66 acre lot

Tags

• NORTH GEORGIA MOUNTAINS
• FRONT PORCH
• SCREENED-IN SIDE PORCH
• SPACIOUS LIVING ROOM
• PARTIALLY FINISHED BASEMENT

Property features AI

Finance

• HOA & community: Association fee paid annually

Exterior

• Parking: 1 garage space; Carport; Driveway; Concrete surfaces; 1 covered parking space; Open parking available (total 1 parking space)
• Utilities: Public water; Septic tank sewer
• Home design: Residential property; One and one-half stories; Built in 1983; Frame construction with wood siding; Resale condition
• Construction: Frame and wood siding construction; Shingle roof; Year built: 1983
• Exterior features: Shingle roof; Paved road frontage; Level to sloping topography

Interior

• Kitchen: Refrigerator; Range; Microwave; Dishwasher
• Bedrooms: Master bedroom on main level; 3 bedrooms on main level
• Flooring: Carpet; Vinyl; Laminate
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Vented fireplace (1); Finished basement (partial/full)
• Laundry & utility: Washer; Dryer; Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $821 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $299k).
• Cap rate 9.6% 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; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $9k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $84k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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 $233k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $299,000

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. 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.
3. 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.
4. 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: 9.59%
• Cash-on-cash: 11.76%
• DSCR: 1.52
• GRM: 7.6

CMA / ARV

• ARV (median comp): $415,982
• List price: $299,000
• Delta: -28.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 Hollow Hill Spur	0.28mi	4/2.0 (+1)	1,680 (0%)	16mo	$365,000	$217	65
17 Hollow Hill Spur #1	0.28mi	4/2.0 (+1)	1,680 (0%)	16mo	$365,000	$217	65
141 Rocky Cir	0.74mi	3/2.0	1,436 (-14%)	10mo	$320,000	$223	29

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: 1.2%
• Equity multiple: 1.04×
• Total profit: $3,699
• Equity at exit: $44,582

10-year hold

• IRR: 10.7%
• Equity multiple: 1.84×
• Total profit: $70,033
• Equity at exit: $25,852

Cash invested: $83,720 (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: 7.6×

Monthly cashflow live

• Estimated rent: $3,300 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$94 /mo · $1,125/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$693
• Net cashflow: $821

Break-even live

Break-even rent $2,261

Max offer price $299,000

Occupancy floor 70%

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
274 Henson Rd Blairsville, GA	3.0	3.0	2212	$3,300	$1.49	43d	1	1.44mi

Listing history 8 events

1. 2021-04-09
   soldstatus $233,400
2. 2021-04-07
   soldstatus $233,400 435-char remark

   Show marketing remark (435 chars)

   Cute Ranch Home in a Great Neighborhood. 3/3 Ranch Style home with Additional Living Space in the Basement with a 1 car Garage and an Attached 2 car Carport. Main Level Living with Room for Guests in the Basement or a Great Play Area for the Kiddos. Covered front Porch, Screened in Large Side Porch and an Open Back Porch for all your Grilling Needs. Also has a 10x16 Shed to store your Tools & Toys. This home is Move in Ready!

3. 2020-12-10
   listed $229,900 435-char remark

   Show marketing remark (435 chars)

   Cute Ranch Home in a Great Neighborhood. 3/3 Ranch Style home with Additional Living Space in the Basement with a 1 car Garage and an Attached 2 car Carport. Main Level Living with Room for Guests in the Basement or a Great Play Area for the Kiddos. Covered front Porch, Screened in Large Side Porch and an Open Back Porch for all your Grilling Needs. Also has a 10x16 Shed to store your Tools & Toys. This home is Move in Ready!

4. 2006-08-30
   soldstatus $160,000
5. 2006-06-05
   soldstatus $114,300
6. 2004-02-11
   soldstatus $120,000
7. 2000-07-13
   soldstatus $87,500
8. 1995-01-06
   soldstatus $78,000

ⓘ 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: $1,125 · $94/mo
• Projected year-2 tax: $2,751 · $229/mo
• Expected delta: +$1,626/yr (+$136/mo · 144.6%)

ⓘ 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 7 d/yr ≥98°F today · 19 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: $39,600
• − Mortgage interest: −$16,749
• − Property taxes: −$1,125
• − Insurance: −$1,495
• − Repairs & maintenance: −$3,168
• − Management: −$3,168
• − Depreciation: −$8,698
• Taxable income: $5,198
• Est. tax owed @ 24.0%: −$1,247
• After-tax cash flow: $8,601/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

+283.3% since first listed

11 events — show timeline

• 2026-05-20 Pending — NEGBOR
• 2026-05-15 Delisted — NEGBOR
• 2026-04-30 Listed $299,000 NEGBOR
• 2021-04-09 Sold (Public Records) $233,400 Public Records
• 2021-04-07 Sold (MLS) $233,400 NEGBOR
• 2020-12-10 Listed $229,900 NEGBOR
• 2006-08-30 Sold (Public Records) $160,000 Public Records
• 2006-06-05 Sold (Public Records) $114,300 Public Records
• 2004-02-11 Sold (Public Records) $120,000 Public Records
• 2000-07-13 Sold (Public Records) $87,500 Public Records
• 1995-01-06 Sold (Public Records) $78,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,125 · -5.0% YoY. Source: county tax records.