1795 Skyline Dr · Toccoa, GA 30577

$325,000

3 bd · 2.0 ba · 1,833 sqft · SingleFamily public records · 46 Days on market

Built 2021 10,018 sqft lot $177/sqft · at area comps Est $326k · at est.

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Why this score? — see what drove the F 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).

• Appreciation +8.1/10.0
• ARV discount +7.6/15.0
• Cash flow +3.5/30.0
• Livability +3.4/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Stunning Modern Home in Quail Forest Subdivision Welcome to your dream home! This beautiful property, built in 2021, offers a perfect blend of contemporary design and functional living. Situated in The Quail Forest Subdivision, this home is just minutes away from shopping, top-rated schools, and the Recreation Department, providing convenience and an active lifestyle. Property Features: Bedrooms: 5 spacious bedrooms, ideal for a large family or guests Bathrooms: 2 well-appointed bathrooms Office: A dedicated office space for work or study Garage: 1-car garage providing secure parking and additional storage Open Floor Plan: Enjoy a seamless flow between the living, dining, and kitchen areas, perfect for entertaining Kitchen: Large kitchen island, perfect for meal prep and gatherings This home is designed with an open floor plan, creating a bright and airy atmosphere. The heart of the home is the expansive kitchen, featuring a large island that serves as a focal point for cooking and socializing. With modern finishes and ample storage, the kitchen is a chef's delight. Located in a vibrant community with easy access to all amenities, this property offers both comfort and convenience. Don't miss the opportunity to make this stunning house your new home!

Key facts

• Large center island
• 2021 build
• Newer construction

Tags

• 2021 BUILD
• NO HOA
• NEWER CONSTRUCTION
• OPEN-CONCEPT FLOOR PLAN
• LARGE CENTER ISLAND
• CONTEMPORARY FINISHES

Property features AI

Finance

• Other: Located in the Quail Forest subdivision; Listing accepts Cash, Conventional, FHA, USDA, and VA financing
• HOA & community: No HOA

Exterior

• Parking: Garage (3 parking spaces total)
• Utilities: Public water; Public sewer; Electricity available; High-speed internet available; Cable available
• Home design: Single-family residence; House; Multi/split levels; Resale property
• Construction: Built in 2021; Aluminum siding; Vinyl siding; Composition roof; Crawl space foundation
• Exterior features: Deck; Grassed yard

Interior

• Kitchen: Kitchen island; Dishwasher; Refrigerator; Gas/electric range not specified (appliances include dishwasher and refrigerator)
• Bedrooms: 5 bedrooms (2 located on lower level)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open living/dining room combo; Bonus room; Office
• Laundry & utility: Washer and dryer included; Laundry located in hall

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-983 ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $151k (53.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (54.5% below list).
• Recommended offer: $148k (54.5% below list) — sets the bar for 1% rule.
• Cap rate 2.7% vs local median 3.4% in Toccoa — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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).
• This rent runs 33% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $23k of equity ($2k loan paydown + $20k 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.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,984 (54.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 54% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.46% ✗
• Cap rate: 2.66%
• Cash-on-cash: -12.96%
• DSCR: 0.42
• GRM: 18.3

CMA / ARV

• ARV (median comp): $325,754
• List price: $325,000
• Delta: -0.23%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
345 Quail Forest Circle (lot 3)	0.07mi	3/2.5	1,855 (+1%)	16mo	$310,000	$167	80
324 Quail Forest Circle (lot 35)	0.07mi	3/2.5	1,855 (+1%)	18mo	$302,400	$163	78
261 Quail Forest Cir	0.15mi	3/2.5	1,742 (-5%)	10mo	$320,000	$184	75
95 Quail Forest Circle (lot 20)	0.02mi	3/2.5	1,742 (-5%)	18mo	$299,900	$172	74
95 Quail Forest Cir Unit (LOT 20)	0.02mi	3/2.5	1,742 (-5%)	18mo	$299,900	$172	74
136 Julia Ct	0.24mi	4/2.0 (+1)	1,911 (+4%)	7mo	$240,000	$126	71
442 Cedar Ln	0.22mi	4/2.0 (+1)	1,756 (-4%)	10mo	$283,000	$161	69
241 Quail Forest Cir	0.17mi	3/2.5	1,742 (-5%)	22mo	$355,000	$204	63
43 Sycamore Dr	0.51mi	3/3.0	2,045 (+12%)	2mo	$186,000	$91	51

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

Projected returns pro-forma

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

5-year hold

• IRR: 5.7%
• Equity multiple: 1.40×
• Total profit: $36,135
• Equity at exit: $209,548

10-year hold

• IRR: 8.0%
• Equity multiple: 2.69×
• Total profit: $153,990
• Equity at exit: $384,611

Cash invested: $91,000 (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: 18.3×

Monthly cashflow live

• Estimated rent: $1,480 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$312 /mo · $3,744/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $-983

Break-even live

Break-even rent $2,724

Max offer price $151,399

Occupancy floor —

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $325,000 Active 46 DOM
2. 2026-06-18
   days on market $325,000 Active 45 DOM
3. 2026-06-17
   days on market $325,000 Active 44 DOM
4. 2026-06-16
   days on market $325,000 Active 43 DOM
5. 2026-06-15
   days on market $325,000 Active 42 DOM
6. 2026-06-14
   days on market $325,000 Active 40 DOM
7. 2026-06-12
   days on market $325,000 Active 39 DOM
8. 2026-06-09
   days on market $325,000 Active 36 DOM
9. 2026-06-08
   days on market $325,000 Active 35 DOM
10. 2026-06-07
    days on market $325,000 Active 34 DOM
11. 2026-06-07
    days on market $325,000 Active 33 DOM
12. 2026-06-03
    days on market $325,000 Active 30 DOM
13. 2026-06-02
    days on market $325,000 Active 29 DOM
14. 2026-06-01
    days on market $325,000 Active 28 DOM
15. 2026-05-31
    days on market $325,000 Active 27 DOM
16. 2026-05-31
    days on market $325,000 Active 26 DOM
17. 2026-05-19
    price $325,000 900-char remark
18. 2026-05-03
    listed $330,000 New 900-char remark
19. 2024-08-13
    soldstatus $284,000
20. 2024-08-09
    soldstatus $284,000 Sold 1287-char remark

    Show marketing remark (1287 chars)

    Stunning Modern Home in Quail Forest Subdivision Welcome to your dream home! This beautiful property, built in 2021, offers a perfect blend of contemporary design and functional living. Situated in The Quail Forest Subdivision, this home is just minutes away from shopping, top-rated schools, and the Recreation Department, providing convenience and an active lifestyle. Property Features: Bedrooms: 5 spacious bedrooms, ideal for a large family or guests Bathrooms: 2 well-appointed bathrooms Office: A dedicated office space for work or study Garage: 1-car garage providing secure parking and additional storage Open Floor Plan: Enjoy a seamless flow between the living, dining, and kitchen areas, perfect for entertaining Kitchen: Large kitchen island, perfect for meal prep and gatherings This home is designed with an open floor plan, creating a bright and airy atmosphere. The heart of the home is the expansive kitchen, featuring a large island that serves as a focal point for cooking and socializing. With modern finishes and ample storage, the kitchen is a chef's delight. Located in a vibrant community with easy access to all amenities, this property offers both comfort and convenience. Don't miss the opportunity to make this stunning house your new home!

21. 2024-08-01
    status Under Contract 1287-char remark

    Show marketing remark (1287 chars)

    Stunning Modern Home in Quail Forest Subdivision Welcome to your dream home! This beautiful property, built in 2021, offers a perfect blend of contemporary design and functional living. Situated in The Quail Forest Subdivision, this home is just minutes away from shopping, top-rated schools, and the Recreation Department, providing convenience and an active lifestyle. Property Features: Bedrooms: 5 spacious bedrooms, ideal for a large family or guests Bathrooms: 2 well-appointed bathrooms Office: A dedicated office space for work or study Garage: 1-car garage providing secure parking and additional storage Open Floor Plan: Enjoy a seamless flow between the living, dining, and kitchen areas, perfect for entertaining Kitchen: Large kitchen island, perfect for meal prep and gatherings This home is designed with an open floor plan, creating a bright and airy atmosphere. The heart of the home is the expansive kitchen, featuring a large island that serves as a focal point for cooking and socializing. With modern finishes and ample storage, the kitchen is a chef's delight. Located in a vibrant community with easy access to all amenities, this property offers both comfort and convenience. Don't miss the opportunity to make this stunning house your new home!

22. 2024-07-16
    price $299,900 1287-char remark

    Show marketing remark (1287 chars)

    Stunning Modern Home in Quail Forest Subdivision Welcome to your dream home! This beautiful property, built in 2021, offers a perfect blend of contemporary design and functional living. Situated in The Quail Forest Subdivision, this home is just minutes away from shopping, top-rated schools, and the Recreation Department, providing convenience and an active lifestyle. Property Features: Bedrooms: 5 spacious bedrooms, ideal for a large family or guests Bathrooms: 2 well-appointed bathrooms Office: A dedicated office space for work or study Garage: 1-car garage providing secure parking and additional storage Open Floor Plan: Enjoy a seamless flow between the living, dining, and kitchen areas, perfect for entertaining Kitchen: Large kitchen island, perfect for meal prep and gatherings This home is designed with an open floor plan, creating a bright and airy atmosphere. The heart of the home is the expansive kitchen, featuring a large island that serves as a focal point for cooking and socializing. With modern finishes and ample storage, the kitchen is a chef's delight. Located in a vibrant community with easy access to all amenities, this property offers both comfort and convenience. Don't miss the opportunity to make this stunning house your new home!

23. 2024-05-28
    listed $309,900 New 1287-char remark

    Show marketing remark (1287 chars)

    Stunning Modern Home in Quail Forest Subdivision Welcome to your dream home! This beautiful property, built in 2021, offers a perfect blend of contemporary design and functional living. Situated in The Quail Forest Subdivision, this home is just minutes away from shopping, top-rated schools, and the Recreation Department, providing convenience and an active lifestyle. Property Features: Bedrooms: 5 spacious bedrooms, ideal for a large family or guests Bathrooms: 2 well-appointed bathrooms Office: A dedicated office space for work or study Garage: 1-car garage providing secure parking and additional storage Open Floor Plan: Enjoy a seamless flow between the living, dining, and kitchen areas, perfect for entertaining Kitchen: Large kitchen island, perfect for meal prep and gatherings This home is designed with an open floor plan, creating a bright and airy atmosphere. The heart of the home is the expansive kitchen, featuring a large island that serves as a focal point for cooking and socializing. With modern finishes and ample storage, the kitchen is a chef's delight. Located in a vibrant community with easy access to all amenities, this property offers both comfort and convenience. Don't miss the opportunity to make this stunning house your new home!

ⓘ 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: $3,744 · $312/mo
• Projected year-2 tax: $3,744 · $312/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 17 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: $17,758
• − Mortgage interest: −$18,205
• − Property taxes: −$3,744
• − Insurance: −$1,625
• − Repairs & maintenance: −$1,421
• − Management: −$1,421
• − Depreciation: −$9,455
• Taxable loss: −$18,112
• Est. tax savings @ 24.0%: +$4,347
• After-tax cash flow: $-7,446/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: 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

+4.9% since first listed

7 events — show timeline

• 2026-05-19 Price Changed $325,000 GAMLS
• 2026-05-03 Listed $330,000 GAMLS
• 2024-08-13 Sold (Public Records) $284,000 Public Records
• 2024-08-09 Sold (MLS) $284,000 GAMLS
• 2024-08-01 Pending — GAMLS
• 2024-07-16 Price Changed $299,900 GAMLS
• 2024-05-28 Listed $309,900 GAMLS

Property tax history

+129.0%/yr

Latest (2025): $3,744 · +47.6% YoY. Source: county tax records.