500 S Pond St · Toccoa, GA 30577

$114,900

4 bd · 2.0 ba · 1,232 sqft · SingleFamily public records · 161 Days on market

Built 1925 0.35 ac lot $93/sqft · at area comps

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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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Fixer-upper opportunity being sold AS-IS. This two-level home features separate living spaces on the main floor and basement, both currently tenant occupied. Upper level offers 2 bedrooms and 1 full bath; basement level includes 2 bedrooms and 1 full bath. Ideal for investors seeking a rental opportunity, duplex-style living, or buyers ready to renovate and add value. Great potential with the right vision.

Key facts

• 0.35 acre lot
• Built 1925
• Listed 160 days

🏷️ Possibly a rental listed for sale. The $114,900 price doesn't fit this home's estimated sale value (~$240,884) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $580 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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; 1 comparable units currently listed for rent nearby; 52 units permitted in Stephens County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% 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 $8k of equity ($794 loan paydown + $7k 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 $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $29k; list at $115k implies a 296% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• 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 $101,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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. 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. 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: 1.41% ✓
• Cap rate: 12.35%
• Cash-on-cash: 21.63%
• DSCR: 1.96
• GRM: 5.9

CMA / ARV

• ARV (median comp): $240,884
• List price: $114,900
• Delta: -52.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
288 Davis Ave	0.31mi	3/2.0 (-1)	1,205 (-2%)	1mo	$240,000	$199	76
11 Cloverhurst Dr	0.20mi	3/2.0 (-1)	1,188 (-4%)	5mo	$224,000	$189	76
30 Moore Ave	0.32mi	3/2.0 (-1)	1,276 (+4%)	3mo	$215,000	$168	72
27 Hilltop Ln	0.53mi	3/2.0 (-1)	1,288 (+4%)	1mo	$209,000	$162	62
226 Poplar St	0.49mi	3/1.0 (-1)	1,189 (-4%)	6mo	$185,000	$156	57
253 Stancil Dr	0.61mi	3/1.0 (-1)	1,184 (-4%)	0mo	$203,900	$172	56
84 Park St	0.60mi	3/1.0 (-1)	1,204 (-2%)	4mo	$181,000	$150	56
228 E Doyle St	0.62mi	3/1.5 (-1)	1,304 (+6%)	6mo	$270,000	$207	49
398 Valley Dr	0.65mi	3/1.5 (-1)	1,305 (+6%)	5mo	$211,000	$162	48
59 Sunset Ln	0.50mi	3/1.5 (-1)	1,400 (+14%)	2mo	$215,000	$154	45
125 N Tallulah St	0.75mi	3/2.0 (-1)	1,144 (-7%)	9mo	$185,000	$162	41
232 Hilltop Ln	0.61mi	3/1.0 (-1)	1,134 (-8%)	10mo	$185,000	$163	41

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: 34.0%
• Equity multiple: 3.23×
• Total profit: $71,819
• Equity at exit: $74,083

10-year hold

• IRR: 31.4%
• Equity multiple: 6.65×
• Total profit: $181,835
• Equity at exit: $135,975

Cash invested: $32,172 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,625 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$54 /mo · $646/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $580

Break-even live

Break-even rent $891

Max offer price $114,900

Occupancy floor 59%

Sensitivity live

Price	-10% $645	-5% $612	+0% $580	+5% $547	+10% $515
Rent	-10% $451	-5% $516	+0% $580	+5% $644	+10% $708
Rate	-1.0pp $638	-0.5pp $609	base $580	+0.5pp $550	+1.0pp $520

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	0.73mi

Listing history 18 events

1. 2026-06-19
   days on market $114,900 Active 161 DOM
2. 2026-06-18
   days on market $114,900 Active 160 DOM
3. 2026-06-17
   days on market $114,900 Active 159 DOM
4. 2026-06-16
   days on market $114,900 Active 158 DOM
5. 2026-06-15
   days on market $114,900 Active 157 DOM
6. 2026-06-14
   days on market $114,900 Active 155 DOM
7. 2026-06-12
   days on market $114,900 Active 154 DOM
8. 2026-06-09
   days on market $114,900 Active 151 DOM
9. 2026-06-08
   days on market $114,900 Active 150 DOM
10. 2026-06-07
    days on market $114,900 Active 149 DOM
11. 2026-06-07
    days on market $114,900 Active 148 DOM
12. 2026-06-03
    days on market $114,900 Active 145 DOM
13. 2026-06-02
    days on market $114,900 Active 144 DOM
14. 2026-06-01
    days on market $114,900 Active 143 DOM
15. 2026-05-31
    days on market $114,900 Active 142 DOM
16. 2026-05-31
    days on market $114,900 Active 141 DOM
17. 2026-01-06
    listed $114,900 New 409-char remark

    Show marketing remark (409 chars)

    Fixer-upper opportunity being sold AS-IS. This two-level home features separate living spaces on the main floor and basement, both currently tenant occupied. Upper level offers 2 bedrooms and 1 full bath; basement level includes 2 bedrooms and 1 full bath. Ideal for investors seeking a rental opportunity, duplex-style living, or buyers ready to renovate and add value. Great potential with the right vision.

18. 2015-11-13
    soldstatus $29,000

ⓘ 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: $646 · $54/mo
• Projected year-2 tax: $1,057 · $88/mo
• Expected delta: +$411/yr (+$34/mo · 63.7%)

ⓘ 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: $19,506
• − Mortgage interest: −$6,436
• − Property taxes: −$646
• − Insurance: −$574
• − Repairs & maintenance: −$1,560
• − Management: −$1,560
• − Depreciation: −$3,343
• Taxable income: $5,386
• Est. tax owed @ 24.0%: −$1,293
• After-tax cash flow: $5,666/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

+296.2% since first listed

2 events — show timeline

• 2026-01-06 Listed $114,900 GAMLS
• 2015-11-13 Sold (Public Records) $29,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $646 · +33.6% YoY. Source: county tax records.