42,44,54,56 Greenwood Cir · Toccoa, GA 30577

$559,000

8 bd · None ba · — sqft · MultiFamily · 58 Days on market

Built 1983 Good condition 0.29 ac lot

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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 +16.3/30.0
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• 1% rule +4.4/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Excellent investment opportunity featuring two duplexes (four total units) with a strong rental history and consistent income. The property currently generates approximately $50,000 in annual gross income. Recent improvements include new roofs installed in 2023 and fresh exterior paint completed in 2023. Several units have been thoughtfully updated, offering a mix of upgraded and well-maintained living spaces. Conveniently located just minutes from downtown Toccoa and Toccoa Falls College, this property provides easy access to shopping, dining, and local amenities. A great opportunity for investors seeking a well-performing, income-producing property in a desirable area.

Key facts

• New roofs
• Two duplexes
• Fresh exterior paint

Tags

• TWO DUPLEXES
• STRONG RENTAL HISTORY
• NEW ROOFS
• FRESH EXTERIOR PAINT
• UPDATED LIVING SPACES
• EASY ACCESS TO SHOPPING

What this means for you Summary

Snapshot

• This is a 8-bed/?-bath multifamily listed at $559k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $305 ($4k/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 $528k (5.6% below list).
• Recommended offer: $528k (5.6% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.4% in Toccoa — 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 68/100 on livability (#131 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D-, amenities F, commute F.
• Stephens County (rural): math 34% / reading 34% proficiency, ranked #74 of 174 in GA (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 226 active listings in the ZIP; 52 units permitted in Stephens County in 2024 (0 in 5+ unit buildings).
• At $5,276/mo this rent would consume 118% of the median local household income ($54k/yr) (locally 594% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $39k of equity ($4k loan paydown + $35k appreciation (6.2% local appreciation)).
• Stephens County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.2% appreciation + 3.0% rent growth), your $157k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$62k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($542k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 48509% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $527,600 (5.6% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.94% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.34%
• DSCR: 1.10
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.9%
• Equity multiple: 2.21×
• Total profit: $189,367
• Equity at exit: $360,422

10-year hold

• IRR: 17.4%
• Equity multiple: 4.45×
• Total profit: $539,840
• Equity at exit: $661,531

Cash invested: $156,520 (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 30577

• Home prices YoY: 2.0%
• Active inventory: 226
• Price-to-rent: 35.3×

Monthly cashflow live

• Estimated rent: $5,276 medium
• Mortgage (P&I): −$2,931
• Tax est. 1.5%: −$699 /mo · $8,385/yr
• Insurance: −$233
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,108
• Net cashflow: $305

Break-even live

Break-even rent $4,890

Max offer price $559,000

Occupancy floor 89%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$5,276
Total (4 units)			$5,276

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: $139,750
• Closing costs: $16,770
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-07
   status $559,000 Under Contract 58 DOM
2. 2026-06-03
   days on market $559,000 Active 58 DOM
3. 2026-06-02
   days on market $559,000 Active 57 DOM
4. 2026-06-01
   days on market $559,000 Active 56 DOM
5. 2026-05-31
   days on market $559,000 Active 55 DOM
6. 2026-05-31
   days on market $559,000 Active 54 DOM
7. 2026-05-14
   historical $1,100
8. 2026-05-11
   price $559,000 682-char remark

   Show marketing remark (682 chars)

   Excellent investment opportunity featuring two duplexes (four total units) with a strong rental history and consistent income. The property currently generates approximately $50,000 in annual gross income. Recent improvements include new roofs installed in 2023 and fresh exterior paint completed in 2023. Several units have been thoughtfully updated, offering a mix of upgraded and well-maintained living spaces. Conveniently located just minutes from downtown Toccoa and Toccoa Falls College, this property provides easy access to shopping, dining, and local amenities. A great opportunity for investors seeking a well-performing, income-producing property in a desirable area.

9. 2026-04-17
   price $1,100
10. 2026-03-31
    listed $1,150
11. 2026-03-24
    listed $589,900 New 682-char remark

    Show marketing remark (682 chars)

    Excellent investment opportunity featuring two duplexes (four total units) with a strong rental history and consistent income. The property currently generates approximately $50,000 in annual gross income. Recent improvements include new roofs installed in 2023 and fresh exterior paint completed in 2023. Several units have been thoughtfully updated, offering a mix of upgraded and well-maintained living spaces. Conveniently located just minutes from downtown Toccoa and Toccoa Falls College, this property provides easy access to shopping, dining, and local amenities. A great opportunity for investors seeking a well-performing, income-producing property in a desirable area.

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $63,312
• − Mortgage interest: −$31,313
• − Property taxes: −$8,385
• − Insurance: −$2,795
• − Repairs & maintenance: −$5,065
• − Management: −$5,065
• − Depreciation: −$16,262
• Taxable loss: −$5,572
• Est. tax savings @ 24.0%: +$1,337
• After-tax cash flow: $4,996/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This two-unit property is in good condition with recent improvements and is well-suited for investors seeking a stable rental income.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Updating the kitchen backsplash — A modern backsplash can improve the kitchen's appearance and functionality.
• Both Upgrading the flooring in the bathrooms — New flooring can improve the look and feel of the bathrooms.
• Both Installing new windows — New windows can improve energy efficiency and natural light in the home.
• Both Upgrading the HVAC system — A new HVAC system can improve comfort and energy efficiency, benefiting both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Updating the kitchen backsplash — A modern backsplash can improve the kitchen's appearance and functionality. ↑
• Both Upgrading the flooring in the bathrooms — New flooring can improve the look and feel of the bathrooms. ↑
• Both Installing new windows — New windows can improve energy efficiency and natural light in the home. ↑
• Both Upgrading the HVAC system — A new HVAC system can improve comfort and energy efficiency, benefiting both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Stephens County
• NCES district ID: 1304560
• Math proficiency: 34% ▼ -6.00%
• Reading proficiency: 34% ▼ -4.00%
• Median HH income: $38,416
• Composite: 28.42/100
• National rank: #6759
• State rank: #74 of 174 in GA

Livability — Toccoa

• Score: 68/100
• State rank: #131
• US rank: #9152

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Toccoa, GA
• County: Stephens County · 22,964 people
• City population: 22,964
• Metro: Toccoa, GA
• Population (ZIP): 22,964
• Household income: $53,818
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 594.0

Population outlook (Stephens County) Hauer SSP2

• Today (2025): 23,797 people
• By 2030: 22,785 · -4.3%
• By 2040: 20,653 · -13.2%
• By 2050: 18,745 · -21.2%
• By 2075: 14,780 · -37.9%
• By 2100: 11,079 · -53.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 12% Hispanic / Latino 4% Two or more races 4% Asian 1%
• Common ancestry: Serbian 2% Slovak 2% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Stephens

• 2024 margin: Solid R (+62.8) · D 18.4% · R 81.2%
• 2008→2024 swing: -15.4pp toward R · 2008: -47.4pp · 2024: -62.8pp
• All cycles: 2024: R+62.8 2020: R+58.7 2016: R+59.9 2012: R+53.7 2008: R+47.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.25%
• Current HPI: 320.5275
• Rent YoY: —
• Metro: Toccoa, GA
• 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

-99.8% since first listed

5 events — show timeline

• 2026-05-14 Rental Removed $1,100 RentEngineListings
• 2026-05-11 Price Changed $559,000 GAMLS
• 2026-04-17 Price Changed $1,100 RentEngineListings
• 2026-03-31 Listed for Rent $1,150 RentEngineListings
• 2026-03-24 Listed $589,900 GAMLS