574 S Sage St S · Toccoa, GA 30577

$195,000

3 bd · 1.0 ba · 1,275 sqft · SingleFamily public records · 59 Days on market

Built 1972 10,018 sqft lot $153/sqft · 9% above area Est $179k · 9% over ↓ 2% since listing

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Why this score? — see what drove the D 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 +12.4/30.0
• Appreciation +8.1/10.0
• DSCR +3.7/10.0
• ARV discount +3.4/15.0
• Livability +3.4/5.0
• 1% rule +2.8/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Completely refreshed and move-in ready, this renovated brick home offers space, flexibility, and value in one smart package. Featuring 3 oversized bedrooms and 1.5 baths, the home opens to a bright, open-concept living area with durable luxury vinyl plank flooring throughout—perfect for everyday living and easy maintenance. The layout is designed for versatility, with both a main living area and a separate den ideal for entertaining, working from home, or creating a second lounge space. An oversized mudroom/laundry area just off the kitchen and dining space adds convenience and extra storage—something you don’t often find at this price point. Major systems have already been taken care of, with the roof, HVAC, and water heater all under 5 years old—giving buyers peace of mind from day one. Situated on a private, low-maintenance lot with ample parking, this property is ideal for buyers looking for quiet living without the hassle of extensive upkeep. Located just minutes from downtown shopping, dining, and everyday amenities, you get both convenience and a sense of retreat. Even better—this home qualifies for 100% financing and down payment assistance programs, making homeownership more accessible than ever. If you’ve been waiting for an affordable, updated home with space to grow, this is your opportunity. Schedule your showing today.

Key facts

• Separate den
• Renovated brick home
• 0.23 acre lot

Tags

• RENOVATED BRICK HOME
• OPEN CONCEPT LIVING AREA
• LUXURY VINYL PLANK FLOORING
• SEPARATE DEN
• OVERSIZED MUDROOM LAUNDRY AREA
• PRIVATE LOW MAINTENANCE LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-32 ($-387/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (22.3% below list).
• Recommended offer: $151k (22.3% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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; 2 comparable units currently listed for rent nearby; 52 units permitted in Stephens County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% 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 $14k of equity ($1k loan paydown + $12k 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 $55k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $151,471 (22.3% 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 59 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — 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 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.78% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.71%
• DSCR: 0.97
• GRM: 10.7

CMA / ARV

• ARV (median comp): $178,799
• List price: $195,000
• Delta: 9.06%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Cloverhurst Dr	0.15mi	3/2.0	1,188 (-7%)	5mo	$224,000	$189	74
30 Moore Ave	0.51mi	3/2.0	1,276 (+0%)	3mo	$215,000	$168	70
93 College St	0.19mi	3/1.0	1,440 (+13%)	5mo	$80,000	$56	65
288 Davis Ave	0.50mi	3/2.0	1,205 (-6%)	1mo	$240,000	$199	63
27 Hilltop Ln	0.71mi	3/2.0	1,288 (+1%)	1mo	$209,000	$162	60
226 Poplar St	0.62mi	3/1.0	1,189 (-7%)	6mo	$185,000	$156	55
228 E Doyle St	0.74mi	3/1.5	1,304 (+2%)	6mo	$270,000	$207	55
253 Stancil Dr	0.75mi	3/1.0	1,184 (-7%)	0mo	$203,900	$172	53
59 Sunset Ln	0.69mi	3/1.5	1,400 (+10%)	2mo	$215,000	$154	48
23 Taylor St	0.42mi	3/2.5	1,464 (+15%)	6mo	$219,900	$150	45
17 Taylor St	0.51mi	3/2.5	1,464 (+15%)	7mo	$219,900	$150	40
74 S Hill St	0.51mi	3/2.5	1,464 (+15%)	7mo	$224,900	$154	39

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: 15.4%
• Equity multiple: 2.05×
• Total profit: $57,154
• Equity at exit: $125,729

10-year hold

• IRR: 15.4%
• Equity multiple: 4.09×
• Total profit: $168,880
• Equity at exit: $230,767

Cash invested: $54,600 (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: 10.7×

Monthly cashflow live

• Estimated rent: $1,515 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$125 /mo · $1,500/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $-32

Break-even live

Break-even rent $1,555

Max offer price $189,308

Occupancy floor 97%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
161 S Pine St Toccoa, GA	3.0	1.0	1110	$1,195	$1.08	44d	1	0.62mi
115 Forest Ave Toccoa, GA	2.0	2.0	1000	$1,300	$1.30	24d	1	0.83mi

Listing history 28 events

1. 2026-06-19
   days on market $195,000 Active 59 DOM
2. 2026-06-18
   days on market $195,000 Active 58 DOM
3. 2026-06-17
   days on market $195,000 Active 57 DOM
4. 2026-06-16
   days on market $195,000 Active 56 DOM
5. 2026-06-15
   days on market $195,000 Active 55 DOM
6. 2026-06-14
   days on market $195,000 Active 53 DOM
7. 2026-06-12
   days on market $195,000 Active 52 DOM
8. 2026-06-09
   days on market $195,000 Active 49 DOM
9. 2026-06-08
   days on market $195,000 Active 48 DOM
10. 2026-06-07
    days on market $195,000 Active 47 DOM
11. 2026-06-07
    days on market $195,000 Active 46 DOM
12. 2026-06-03
    days on market $195,000 Active 43 DOM
13. 2026-06-02
    days on market $195,000 Active 42 DOM
14. 2026-06-01
    days on market $195,000 Active 41 DOM
15. 2026-05-31
    days on market $195,000 Active 40 DOM
16. 2026-05-31
    days on market $195,000 Active 39 DOM
17. 2026-05-14
    price $195,000 1405-char remark

    Show marketing remark (1359 chars)

    Completely refreshed and move-in ready, this renovated brick home offers space, flexibility, and value in one smart package. Featuring 3 oversized bedrooms and 1.5 baths, the home opens to a bright, open-concept living area with durable luxury vinyl plank flooring throughout-perfect for everyday living and easy maintenance. The layout is designed for versatility, with both a main living area and a separate den ideal for entertaining, working from home, or creating a second lounge space. An oversized mudroom/laundry area just off the kitchen and dining space adds convenience and extra storage-something you don't often find at this price point. Major systems have already been taken care of, with the roof, HVAC, and water heater all under 5 years old-giving buyers peace of mind from day one. Situated on a private, low-maintenance lot with ample parking, this property is ideal for buyers looking for quiet living without the hassle of extensive upkeep. Located just minutes from downtown shopping, dining, and everyday amenities, you get both convenience and a sense of retreat. Even better-this home qualifies for 100% financing and down payment assistance programs, making homeownership more accessible than ever. If you've been waiting for an affordable, updated home with space to grow, this is your opportunity. Schedule your showing today.

18. 2026-05-14
    price $195,000 1359-char remark

    Show marketing remark (1359 chars)

    Completely refreshed and move-in ready, this renovated brick home offers space, flexibility, and value in one smart package. Featuring 3 oversized bedrooms and 1.5 baths, the home opens to a bright, open-concept living area with durable luxury vinyl plank flooring throughout-perfect for everyday living and easy maintenance. The layout is designed for versatility, with both a main living area and a separate den ideal for entertaining, working from home, or creating a second lounge space. An oversized mudroom/laundry area just off the kitchen and dining space adds convenience and extra storage-something you don't often find at this price point. Major systems have already been taken care of, with the roof, HVAC, and water heater all under 5 years old-giving buyers peace of mind from day one. Situated on a private, low-maintenance lot with ample parking, this property is ideal for buyers looking for quiet living without the hassle of extensive upkeep. Located just minutes from downtown shopping, dining, and everyday amenities, you get both convenience and a sense of retreat. Even better-this home qualifies for 100% financing and down payment assistance programs, making homeownership more accessible than ever. If you've been waiting for an affordable, updated home with space to grow, this is your opportunity. Schedule your showing today.

19. 2026-04-21
    listed $199,900 Active 1405-char remark

    Show marketing remark (1405 chars)

    Completely refreshed and move-in ready, this renovated brick home offers space, flexibility, and value in one smart package. Featuring 3 oversized bedrooms and 1.5 baths, the home opens to a bright, open-concept living area with durable luxury vinyl plank flooring throughout—perfect for everyday living and easy maintenance. The layout is designed for versatility, with both a main living area and a separate den ideal for entertaining, working from home, or creating a second lounge space. An oversized mudroom/laundry area just off the kitchen and dining space adds convenience and extra storage—something you don’t often find at this price point. Major systems have already been taken care of, with the roof, HVAC, and water heater all under 5 years old—giving buyers peace of mind from day one. Situated on a private, low-maintenance lot with ample parking, this property is ideal for buyers looking for quiet living without the hassle of extensive upkeep. Located just minutes from downtown shopping, dining, and everyday amenities, you get both convenience and a sense of retreat. Even better—this home qualifies for 100% financing and down payment assistance programs, making homeownership more accessible than ever. If you’ve been waiting for an affordable, updated home with space to grow, this is your opportunity. Schedule your showing today.

20. 2026-04-18
    historical
21. 2026-04-18
    historical
22. 2026-02-01
    price $209,900
23. 2026-02-01
    price $209,900
24. 2025-11-17
    price $215,000
25. 2025-11-17
    price $215,000
26. 2025-10-18
    listed $224,900 New
27. 2025-10-18
    listed $224,900 Active
28. 2025-04-20
    listed $199,900 New 1359-char remark

    Show marketing remark (1359 chars)

    Completely refreshed and move-in ready, this renovated brick home offers space, flexibility, and value in one smart package. Featuring 3 oversized bedrooms and 1.5 baths, the home opens to a bright, open-concept living area with durable luxury vinyl plank flooring throughout-perfect for everyday living and easy maintenance. The layout is designed for versatility, with both a main living area and a separate den ideal for entertaining, working from home, or creating a second lounge space. An oversized mudroom/laundry area just off the kitchen and dining space adds convenience and extra storage-something you don't often find at this price point. Major systems have already been taken care of, with the roof, HVAC, and water heater all under 5 years old-giving buyers peace of mind from day one. Situated on a private, low-maintenance lot with ample parking, this property is ideal for buyers looking for quiet living without the hassle of extensive upkeep. Located just minutes from downtown shopping, dining, and everyday amenities, you get both convenience and a sense of retreat. Even better-this home qualifies for 100% financing and down payment assistance programs, making homeownership more accessible than ever. If you've been waiting for an affordable, updated home with space to grow, this is your opportunity. Schedule your showing today.

ⓘ 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: $1,500 · $125/mo
• Projected year-2 tax: $1,794 · $150/mo
• Expected delta: +$294/yr (+$25/mo · 19.6%)

ⓘ 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 3/10 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: $18,177
• − Mortgage interest: −$10,923
• − Property taxes: −$1,500
• − Insurance: −$975
• − Repairs & maintenance: −$1,454
• − Management: −$1,454
• − Depreciation: −$5,673
• Taxable loss: −$3,802
• Est. tax savings @ 24.0%: +$913
• After-tax cash flow: $526/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

-2.5% since first listed

12 events — show timeline

• 2026-05-14 Price Changed $195,000 FMLS
• 2026-05-14 Price Changed $195,000 GAMLS
• 2026-04-21 Listed $199,900 FMLS
• 2026-04-18 Listing Removed — FMLS
• 2026-04-18 Listing Removed — GAMLS
• 2026-02-01 Price Changed $209,900 FMLS
• 2026-02-01 Price Changed $209,900 GAMLS
• 2025-11-17 Price Changed $215,000 FMLS
• 2025-11-17 Price Changed $215,000 GAMLS
• 2025-10-18 Listed $224,900 FMLS
• 2025-10-18 Listed $224,900 GAMLS
• 2025-04-20 Listed $199,900 GAMLS

Property tax history

+21.3%/yr

Latest (2025): $1,500 · +46.4% YoY. Source: county tax records.