4960 Laurel Lodge Lot #35 · Tiger, GA 30523

$117,900

2 bd · 1.0 ba · 406 sqft · SingleFamily · 101 Days on market

Built 2019 Good condition $290/sqft · 33% below area Est $176k · 33% under ↓ 34% since listing

---

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 +15.6/30.0
• ARV discount +15.0/15.0
• Appreciation +5.8/10.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Condition / age +3.8/5.0
• Schools +3.6/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Looking for a quiet and peaceful retreat? Look no further than this charming 2 bedroom, 1 bath Tiny Home Cabin with Shiplap Walls(no drywall) and Vaulted Ceilings throughout! As you step inside from your front porch, you'll find a warm and inviting living space with windows galore, inviting the tranquil outdoors right into your home. The fully equipped kitchen is perfect for gathering with friends and neighbors. This home boasts 2 full-size, comfortable bedrooms that can sleep 5 easily. Plenty of room for full time living, or a perfect spot for a serene getaway. With all of the amenities of a larger home, including washer & dryer, air conditioning and heating (2025), you'll love the comfort and convenience of this cozy abode. Outside you will find a large and private, newly cleared back yard that will easily support a deck, fire pit, and/or shed. Create your vision of an outdoor oasis! Don't miss your chance to own this lovely property in the North Georgia Mountains! Sugar Mill Creek at Lake Burton is a private, gated, resort-style community with 51 park model tiny home sites over the 12-acre property. The community is sure to impress, offering a Dog Park, a Clubhouse on the Property, Community-Sponsored Events, fire pits, horseshoes and streams throughout. It is conveniently located near Lake Burton, Laprades Marina, Moccasin Creek State Park, and several local restaurants, and is perfectly situated between Clayton, Helen, and Clarkesville, Georgia.

Key facts

• Fire pits
• Tiny home cabin
• Vaulted ceilings

Tags

• TINY HOME CABIN
• SHIPLAP WALLS
• VAULTED CEILINGS
• FULLY EQUIPPED KITCHEN
• LARGE AND PRIVATE BACK YARD
• FIRE PITS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $118k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $50 ($603/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 $109k (7.1% below list).
• Recommended offer: $107k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 1.6% in Tiger — 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 56/100 on livability (#494 in GA) — a working-class tenant base; expect higher turnover. Strengths: housing A; Watch: crime C-, cost of living C-, schools D+.
• Rabun County (rural): math 42% / reading 44% proficiency, ranked #37 of 174 in GA (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 291 active listings in the ZIP; 147 units permitted in Rabun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($815 loan paydown + $2k appreciation (1.6% local appreciation)).
• Rabun County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.6% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Recommended offer $107,289 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.93% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.83%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

• ARV (median comp): $175,961
• List price: $117,900
• Delta: -33.00%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4960 Laurel Ldg #24	0.00mi	2/1.0	400 (-2%)	18mo	$173,500	$434	82
4960 Laurel Lodge #116 Rd	0.07mi	1/1.0 (-1)	400 (-2%)	21mo	$177,000	$443	71
4960 Laurel Lodge Lot #22	0.05mi	1/1.0 (-1)	394 (-3%)	22mo	$149,900	$380	69

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

Projected returns pro-forma

1.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.0%
• Equity multiple: 1.26×
• Total profit: $8,700
• Equity at exit: $43,738

10-year hold

• IRR: 8.9%
• Equity multiple: 2.15×
• Total profit: $38,038
• Equity at exit: $60,926

Cash invested: $33,012 (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 30523

• Home prices YoY: 0.5%
• Active inventory: 291
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,095 medium
• Mortgage (P&I): −$618
• Tax est. 1.5%: −$147 /mo · $1,768/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $50

Break-even live

Break-even rent $1,031

Max offer price $117,900

Occupancy floor 90%

Sensitivity live

Price	-10% $132	-5% $91	+0% $50	+5% $9	+10% $-31
Rent	-10% $-36	-5% $7	+0% $50	+5% $93	+10% $137
Rate	-1.0pp $110	-0.5pp $80	base $50	+0.5pp $20	+1.0pp $-11

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: $29,475
• Closing costs: $3,537
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $117,900 Active 101 DOM
2. 2026-06-18
   days on market $117,900 Active 99 DOM
3. 2026-06-17
   days on market $117,900 Active 98 DOM
4. 2026-06-16
   days on market $117,900 Active 97 DOM
5. 2026-06-15
   days on market $117,900 Active 96 DOM
6. 2026-06-13
   days on market $117,900 Active 94 DOM
7. 2026-06-12
   days on market $117,900 Active 93 DOM
8. 2026-06-09
   days on market $117,900 Active 90 DOM
9. 2026-06-08
   days on market $117,900 Active 89 DOM
10. 2026-06-07
    days on market $117,900 Active 88 DOM
11. 2026-06-07
    days on market $117,900 Active 87 DOM
12. 2026-06-04
    days on market $117,900 Active 84 DOM
13. 2026-06-02
    days on market $117,900 Active 83 DOM
14. 2026-06-01
    days on market $117,900 Active 82 DOM
15. 2026-05-31
    days on market $117,900 Active 81 DOM
16. 2026-05-31
    days on market $117,900 Active 80 DOM
17. 2026-02-23
    listed $117,900 New 1478-char remark

    Show marketing remark (1478 chars)

    Looking for a quiet and peaceful retreat? Look no further than this charming 2 bedroom, 1 bath Tiny Home Cabin with Shiplap Walls(no drywall) and Vaulted Ceilings throughout! As you step inside from your front porch, you'll find a warm and inviting living space with windows galore, inviting the tranquil outdoors right into your home. The fully equipped kitchen is perfect for gathering with friends and neighbors. This home boasts 2 full-size, comfortable bedrooms that can sleep 5 easily. Plenty of room for full time living, or a perfect spot for a serene getaway. With all of the amenities of a larger home, including washer & dryer, air conditioning and heating (2025), you'll love the comfort and convenience of this cozy abode. Outside you will find a large and private, newly cleared back yard that will easily support a deck, fire pit, and/or shed. Create your vision of an outdoor oasis! Don't miss your chance to own this lovely property in the North Georgia Mountains! Sugar Mill Creek at Lake Burton is a private, gated, resort-style community with 51 park model tiny home sites over the 12-acre property. The community is sure to impress, offering a Dog Park, a Clubhouse on the Property, Community-Sponsored Events, fire pits, horseshoes and streams throughout. It is conveniently located near Lake Burton, Laprades Marina, Moccasin Creek State Park, and several local restaurants, and is perfectly situated between Clayton, Helen, and Clarkesville, Georgia.

18. 2024-10-25
    historical
19. 2024-07-24
    listed $142,000 New
20. 2024-07-18
    historical
21. 2024-02-07
    listed $159,000 New
22. 2024-02-02
    historical
23. 2023-10-16
    price $166,900
24. 2023-09-07
    price $171,500
25. 2023-08-23
    listed $179,900 New

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $13,139
• − Mortgage interest: −$6,604
• − Property taxes: −$1,768
• − Insurance: −$590
• − Repairs & maintenance: −$1,051
• − Management: −$1,051
• − Depreciation: −$3,430
• Taxable loss: −$1,355
• Est. tax savings @ 24.0%: +$325
• After-tax cash flow: $928/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 · 1 photo

Good 75/100 Cosmetic rehab

This charming Tiny Home Cabin is in good condition with a good ROI potential for both resale and rental due to its well-maintained exterior and interior features.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and protects the home.
• Resale Replace gutters — Improves water drainage and prevents leaks.
• Resale Upgrade kitchen appliances — Modernizes the kitchen and adds value.
• Both Install smart home features — Enhances comfort and energy efficiency, attracting both buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and protects the home. ↑
• Resale Replace gutters — Improves water drainage and prevents leaks. ↑
• Resale Upgrade kitchen appliances — Modernizes the kitchen and adds value. ↑
• Both Install smart home features — Enhances comfort and energy efficiency, attracting both buyers and renters. ↑

ⓘ 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: Rabun County
• NCES district ID: 1304320
• Math proficiency: 42% ▼ -17.00%
• Reading proficiency: 44% ▼ -4.00%
• Median HH income: $35,980
• Composite: 35.64/100
• National rank: #4882
• State rank: #37 of 174 in GA

Livability — Tiger

• Score: 56/100
• State rank: #494
• US rank: #22820

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,777

Population outlook (Rabun County) Hauer SSP2

• Today (2025): 16,227 people
• By 2030: 16,000 · -1.4%
• By 2040: 15,213 · -6.2%
• By 2050: 13,974 · -13.9%
• By 2075: 10,717 · -34.0%
• By 2100: 7,824 · -51.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 4% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Italian 2% Serbian 1%
• Foreign-born: 5% · Canada, Jamaica, Vietnam
• Languages at home: 93% English-only · Spanish 5% Other Asian/Pacific 1% Tagalog/Filipino 1%

Political lean MEDSL · Rabun

• 2024 margin: Solid R (+56.9) · D 21.3% · R 78.2%
• 2008→2024 swing: -11.0pp toward R · 2008: -45.9pp · 2024: -56.9pp
• All cycles: 2024: R+56.9 2020: R+57.4 2016: R+60.9 2012: R+56.4 2008: R+45.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.56%
• Current HPI: 346.7256
• 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

-34.5% since first listed

9 events — show timeline

• 2026-02-23 Listed $117,900 GAMLS
• 2024-10-25 Listing Removed — GAMLS
• 2024-07-24 Listed $142,000 GAMLS
• 2024-07-18 Listing Removed — GAMLS
• 2024-02-07 Listed $159,000 GAMLS
• 2024-02-02 Listing Removed — GAMLS
• 2023-10-16 Price Changed $166,900 GAMLS
• 2023-09-07 Price Changed $171,500 GAMLS
• 2023-08-23 Listed $179,900 GAMLS