154 Shoe Factory Rd · Blairsville, GA 30512

$210,000

3 bd · 1.0 ba · 1,484 sqft · SingleFamily public records · 108 Days on market

Built 1960 0.86 ac lot $142/sqft · 28% below area Est $293k · 28% under

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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 +22.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +4.6/10.0
• 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

New Price & Opportunity knocks for the savvy investor. This single family "As Is" residence is located on Shoe Factory Rd in Blairsville on a generous size lot. The surrounding area is undergoing rapid change with commercial real estate for sale and new townhomes scheduled for construction. While this property is a fixer-upper, it offers tremendous potential. Some work has already been started. Contact me for a showing today or more information.

Key facts

• Generous size lot
• Tremendous potential
• Fixer-upper

Tags

• GENEROUS SIZE LOT
• FIXER-UPPER
• TREMENDOUS POTENTIAL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $337 ($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 $201k (4.3% below list).
• Recommended offer: $191k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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 108 days — a 9% lower offer ($191k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $150k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $191,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.96% ✗
• Cap rate: 8.22%
• Cash-on-cash: 6.87%
• DSCR: 1.31
• GRM: 8.7

CMA / ARV

• ARV (median comp): $292,801
• List price: $210,000
• Delta: -28.28%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
280 Jones St	0.54mi	3/1.5	1,456 (-2%)	1mo	$193,000	$133	69
488 Pinebrook Dr	0.43mi	3/2.0	1,562 (+5%)	2mo	$388,000	$248	66
8 James Dr	0.50mi	4/2.0 (+1)	1,448 (-2%)	12mo	$285,000	$197	54
10 Friendship Ln	0.66mi	3/2.0	1,680 (+13%)	0mo	$250,000	$149	43
130 Emory Cir Unit 2	0.64mi	2/1.5 (-1)	1,344 (-9%)	9mo	$280,000	$208	40
130 Emory Cir	0.64mi	2/1.5 (-1)	1,344 (-9%)	10mo	$290,000	$216	39

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: -5.8%
• Equity multiple: 0.78×
• Total profit: $-12,672
• Equity at exit: $31,312

10-year hold

• IRR: 3.8%
• Equity multiple: 1.28×
• Total profit: $16,210
• Equity at exit: $18,157

Cash invested: $58,800 (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: 8.7×

Monthly cashflow live

• Estimated rent: $2,010 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$63 /mo · $752/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $337

Break-even live

Break-even rent $1,584

Max offer price $210,000

Occupancy floor 78%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $210,000 Active 108 DOM
2. 2026-06-17
   days on market $210,000 Active 107 DOM
3. 2026-06-16
   days on market $210,000 Active 106 DOM
4. 2026-06-15
   days on market $210,000 Active 105 DOM
5. 2026-06-14
   days on market $210,000 Active 103 DOM
6. 2026-06-10
   days on market $210,000 Active 100 DOM
7. 2026-06-09
   days on market $210,000 Active 99 DOM
8. 2026-06-08
   days on market $210,000 Active 98 DOM
9. 2026-06-07
   days on market $210,000 Active 97 DOM
10. 2026-06-03
    days on market $210,000 Active 93 DOM
11. 2026-06-02
    days on market $210,000 Active 92 DOM
12. 2026-06-01
    days on market $210,000 Active 91 DOM
13. 2026-05-31
    days on market $210,000 Active 90 DOM
14. 2026-05-31
    days on market $210,000 Active 89 DOM
15. 2026-04-27
    price $210,000 465-char remark

    Show marketing remark (465 chars)

    New Price & Opportunity knocks for the savvy investor. This single family "As Is" residence is located on Shoe Factory Rd in Blairsville on a generous size lot. The surrounding area is undergoing rapid change with commercial real estate for sale and new townhomes scheduled for construction. While this property is a fixer-upper, it offers tremendous potential. Some work has already been started. Contact me for a showing today or more information.

16. 2026-03-02
    listed $225,000 Active 465-char remark

    Show marketing remark (465 chars)

    New Price & Opportunity knocks for the savvy investor. This single family "As Is" residence is located on Shoe Factory Rd in Blairsville on a generous size lot. The surrounding area is undergoing rapid change with commercial real estate for sale and new townhomes scheduled for construction. While this property is a fixer-upper, it offers tremendous potential. Some work has already been started. Contact me for a showing today or more information.

17. 2022-04-28
    soldstatus $150,000
18. 2022-04-11
    soldstatus $150,000 Sold 413-char remark

    Show marketing remark (413 chars)

    Great fixer upper! This property is a phenomenal investment opportunity that could be either residential or commercial. The three bedroom home has original oak flooring and “heart of pine” tongue and groove walls. The residence has a large kitchen with a pantry. Other features include a brick fireplace, two car carport, and spacious backyard. Property is located near the industrial park.

19. 2022-04-11
    soldstatus $150,000 Sold

    Show marketing remark (413 chars)

    Great fixer upper! This property is a phenomenal investment opportunity that could be either residential or commercial. The three bedroom home has original oak flooring and “heart of pine” tongue and groove walls. The residence has a large kitchen with a pantry. Other features include a brick fireplace, two car carport, and spacious backyard. Property is located near the industrial park.

20. 2022-02-15
    status Under Contract 413-char remark

    Show marketing remark (413 chars)

    Great fixer upper! This property is a phenomenal investment opportunity that could be either residential or commercial. The three bedroom home has original oak flooring and “heart of pine” tongue and groove walls. The residence has a large kitchen with a pantry. Other features include a brick fireplace, two car carport, and spacious backyard. Property is located near the industrial park.

21. 2022-02-15
    status Pending

    Show marketing remark (413 chars)

    Great fixer upper! This property is a phenomenal investment opportunity that could be either residential or commercial. The three bedroom home has original oak flooring and “heart of pine” tongue and groove walls. The residence has a large kitchen with a pantry. Other features include a brick fireplace, two car carport, and spacious backyard. Property is located near the industrial park.

22. 2021-12-06
    price $159,900

    Show marketing remark (413 chars)

    Great fixer upper! This property is a phenomenal investment opportunity that could be either residential or commercial. The three bedroom home has original oak flooring and “heart of pine” tongue and groove walls. The residence has a large kitchen with a pantry. Other features include a brick fireplace, two car carport, and spacious backyard. Property is located near the industrial park.

23. 2021-12-06
    price $159,900 413-char remark

    Show marketing remark (413 chars)

    Great fixer upper! This property is a phenomenal investment opportunity that could be either residential or commercial. The three bedroom home has original oak flooring and “heart of pine” tongue and groove walls. The residence has a large kitchen with a pantry. Other features include a brick fireplace, two car carport, and spacious backyard. Property is located near the industrial park.

24. 2021-10-23
    listed $179,900 New 413-char remark

    Show marketing remark (413 chars)

    Great fixer upper! This property is a phenomenal investment opportunity that could be either residential or commercial. The three bedroom home has original oak flooring and “heart of pine” tongue and groove walls. The residence has a large kitchen with a pantry. Other features include a brick fireplace, two car carport, and spacious backyard. Property is located near the industrial park.

25. 2021-10-20
    listed $179,900 Active
26. 1999-12-20
    soldstatus $22,500

ⓘ 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: $752 · $63/mo
• Projected year-2 tax: $1,932 · $161/mo
• Expected delta: +$1,180/yr (+$98/mo · 156.9%)

ⓘ 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 3/10 Moderate 7 d/yr ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,125
• − Mortgage interest: −$11,763
• − Property taxes: −$752
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,930
• − Management: −$1,930
• − Depreciation: −$6,109
• Taxable income: $590
• Est. tax owed @ 24.0%: −$142
• After-tax cash flow: $3,900/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

+833.3% since first listed

12 events — show timeline

• 2026-04-27 Price Changed $210,000 NEGBOR
• 2026-03-02 Listed $225,000 NEGBOR
• 2022-04-28 Sold (Public Records) $150,000 Public Records
• 2022-04-11 Sold (MLS) $150,000 NEGBOR
• 2022-04-11 Sold (MLS) $150,000 GAMLS
• 2022-02-15 Pending — GAMLS
• 2022-02-15 Pending — NEGBOR
• 2021-12-06 Price Changed $159,900 NEGBOR
• 2021-12-06 Price Changed $159,900 GAMLS
• 2021-10-23 Listed $179,900 GAMLS
• 2021-10-20 Listed $179,900 NEGBOR
• 1999-12-20 Sold (Public Records) $22,500 Public Records

Property tax history

+7.1%/yr

Latest (2025): $752 · -6.3% YoY. Source: county tax records.