197 Camp Creek Rd · Cornelia, GA 30531

$225,000

4 bd · 0.0 ba · — sqft · MultiFamily · 5 Days on market

Built 1950 Good condition 0.25 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 2 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

THIS PROPERTY IS UNDER CONTRACT Please show for back up offers only

Key facts

• Desirable location
• Active rent roll
• Separately metered

Tags

• WELL-LOCATED DUPLEX
• STRONG RENTAL POTENTIAL
• SEPARATELY METERED
• ACTIVE RENT ROLL
• TURNKEY ADDITION
• DESIRABLE LOCATION

Property features AI

Finance

• Other: Property classified as residential income (duplex), resale; Lot approx. 0.25 acre (10,890 sq ft)
• Financial info: Listing suitable for 1031 exchange, cash, or conventional financing
• HOA & community: No homeowners association

Exterior

• Parking: Attached carport (1 parking space)
• Utilities: Public water; Septic tank sewer; Underground utilities
• Home design: Duplex (multi-family, 2 total units); Built in 1950
• Construction: Block construction; Slab foundation; Year built 1950
• Exterior features: Block and other construction materials; Slab foundation; Underground utilities; Septic tank for sewer; Public water

Interior

• Heating & cooling: Electric heating; Cooling listed as 'Other' (no central AC specified)
• Interior features: One-level layout; Two-unit duplex (residential income); In-unit laundry
• Laundry & utility: Washer/dryer hookups in unit

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/?-bath units multifamily listed at $225k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive. Per door: $820/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $225k).
• Cap rate 15.0% vs local median 3.1% in Cornelia — 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 69/100 on livability (#114 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment D+, amenities F, commute F.
• Habersham County (rural): math 38% / reading 39% proficiency, ranked #53 of 174 in GA (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cornelia Elementary School (math 29% / reading 25%, grade F, #689 of 1,228 statewide, top 58%, 479 students, 84% FRL); South Habersham Middle School (math 35% / reading 41%, grade F, #159 of 470 statewide, top 34%, 459 students, 66% FRL); Habersham Central High School (math 8% / reading 38%, grade F, #209 of 424 statewide, top 49%, 1,525 students, 47% FRL).
• Market conditions: 86 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 215 units permitted in Habersham County in 2024 (5 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 $7k of value loss. Plan a longer hold.
• Habersham County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $63k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 14y 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

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 1.80% ✓
• Cap rate: 15.03%
• Cash-on-cash: 31.22%
• DSCR: 2.39
• GRM: 4.6

CMA / ARV

No comps found within radius.

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
197 Camp Creek Rd	0.00mi	4/—	—	1mo	$230,000	—	87

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: 26.1%
• Equity multiple: 2.08×
• Total profit: $67,993
• Equity at exit: $33,548

10-year hold

• IRR: 33.7%
• Equity multiple: 4.08×
• Total profit: $193,876
• Equity at exit: $19,454

Cash invested: $63,000 (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 30531

• Home prices YoY: -4.9%
• Active inventory: 86
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $4,043 medium
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$849
• Net cashflow: $1,639

Break-even live

Break-even rent $1,968

Max offer price $225,000

Occupancy floor 54%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	—	$4,044
Total (2 units)			$4,043

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
117 Chase Xing Cornelia, GA	3.0	2.5	1807	$1,975	$1.09	43d	1	1.03mi
137 Chase Xing Cornelia, GA	4.0	2.5	1807	$2,075	$1.15	43d	1	1.08mi
110 McAllister Rd Cornelia, GA	3.0	2.5	1807	$2,075	$1.15	43d	1	1.17mi

Listing history 5 events

1. 2026-05-06
   status Under Contract 709-char remark
2. 2026-04-28
   listed $225,000 New 709-char remark
3. 2021-04-19
   soldstatus $104,000 Sold 68-char remark

   Show marketing remark (68 chars)

   THIS PROPERTY IS UNDER CONTRACT Please show for back up offers only

4. 2021-03-16
   status Under Contract 68-char remark

   Show marketing remark (68 chars)

   THIS PROPERTY IS UNDER CONTRACT Please show for back up offers only

5. 2012-03-14
   listed $115,000 New 68-char remark

   Show marketing remark (68 chars)

   THIS PROPERTY IS UNDER CONTRACT Please show for back up offers only

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $48,516
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$3,881
• − Management: −$3,881
• − Depreciation: −$6,545
• Taxable income: $17,104
• Est. tax owed @ 24.0%: −$4,105
• After-tax cash flow: $15,563/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 · 11 photos

Good 75/100 Cosmetic rehab

This well-maintained and recently updated duplex is ready for immediate rental or resale. It offers a good investment opportunity with strong rental potential.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Improves property's visual appeal and marketability
• Both Upgrading lighting fixtures — Enhances safety and aesthetics
• Both Adding smart home features — Attracts tech-savvy buyers and renters

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Improves property's visual appeal and marketability ↑
• Both Upgrading lighting fixtures — Enhances safety and aesthetics ↑
• Both Adding smart home features — Attracts tech-savvy 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: Habersham County
• NCES district ID: 1302580
• Math proficiency: 38% ▼ -16.00%
• Reading proficiency: 39% ▼ -8.00%
• Median HH income: $41,838
• Composite: 32.48/100
• National rank: #5709
• State rank: #53 of 174 in GA

Livability — Cornelia

• Score: 69/100
• State rank: #114
• US rank: #8513

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cornelia, GA
• Population (ZIP): 11,044

Population outlook (Habersham County) Hauer SSP2

• Today (2025): 45,697 people
• By 2030: 46,571 · +1.9%
• By 2040: 48,157 · +5.4%
• By 2050: 49,492 · +8.3%
• By 2075: 52,546 · +15.0%
• By 2100: 52,752 · +15.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 24% Two or more races 12% Asian 4% Black 3%
• Hispanic origin (detail): Mexican 17% Puerto Rican 4%
• Common ancestry: Serbian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 11% · Canada
• Languages at home: 78% English-only · Spanish 16% Other Asian/Pacific 3% Tagalog/Filipino 1%

Political lean MEDSL · Habersham

• 2024 margin: Solid R (+64.9) · D 17.3% · R 82.2%
• 2008→2024 swing: -5.0pp toward R · 2008: -59.9pp · 2024: -64.9pp
• All cycles: 2024: R+64.9 2020: R+64.0 2016: R+66.3 2012: R+67.5 2008: R+59.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -13.30%
• Current HPI: 256.1205
• 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

+100.0% since first listed

6 events — show timeline

• 2026-05-29 Sold (MLS) $230,000 GAMLS
• 2026-05-06 Pending — GAMLS
• 2026-04-28 Listed $225,000 GAMLS
• 2021-04-19 Sold (MLS) $104,000 GAMLS
• 2021-03-16 Pending — GAMLS
• 2012-03-14 Listed $115,000 GAMLS