4960 Laurel Lodge Lot 44 Rd · Tiger, GA 30523

$185,900

1 bd · 2.0 ba · 2,904 sqft · SingleFamily public records · 3 Days on market

Built 2024

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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 +8.7/30.0
• ARV discount +7.5/15.0
• Appreciation +5.8/10.0
• Schools +3.6/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +2.3/10.0

Listing remarks MLS

Nestled along a peaceful creek in the gated Sugar Mill Creek at Lake Burton community, this inviting tiny home offers the perfect blend of comfort and mountain living. The well-maintained interior features a spacious kitchen with solid wood cabinetry, stainless steel appliances, farmhouse sink, and large island. The bright living area is filled with natural light, while the main level includes one bedroom and one full bath. A versatile loft provides additional sleeping space, storage, or flexible use. Features include two mini-split HVAC systems, an on-demand propane water heater, and stackable washer/dryer. Relax on the covered front porch or enjoy the private backyard overlooking the creek, complete with mature landscaping and a grilling area. Sugar Mill Creek offers a gated entrance, clubhouse, dog park, and maintained common areas. Monthly lot lease includes water, sewer, trash, grounds maintenance, and more. Conveniently located near Lake Burton, Bleu Canoe, Clayton, Clarkesville, and Helen, this property is ideal for a full-time residence, mountain retreat, or weekend escape.

Key facts

• Extended back porch
• Full-wall closet
• Built 2024

Tags

• WELL-EQUIPPED KITCHEN
• FULL-WALL CLOSET
• STACKABLE WASHER DRYER
• RHEEM TANKLESS WATER HEATER
• WHOLE-HOUSE GENERAC GENERATOR
• EXTENDED BACK PORCH

Property features AI

Finance

• Other: Land lease; Subdivision: Sugar Mill Creek at Lake Burton
• HOA & community: Has association; Association fee covers other items

Exterior

• Parking: Off-street parking
• Security: Gated community; Community clubhouse
• Utilities: Shared well water; Septic tank; Electricity available; Propane available; High-speed internet available; Phone available; Underground utilities; Water available
• Home design: Single family residence; New construction; One and one-half levels; Other structure type
• Construction: Built in 2023; Metal roof; Other construction materials
• Exterior features: Deck; Porch; Waterfront on a creek (Lake Burton)

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: 1 bedroom (main level)
• Flooring: Other
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Electric heating; Other heating; Electric cooling; Other cooling; Has heating and cooling
• Interior features: High ceilings; Dining room and living room combined; Loft; Sun room
• Laundry & utility: Washer; Dryer; Tankless water heater; Laundry area (other)

🏗️ New construction. The $185,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $176,142.

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath single-family listed at $186k.

Deal economics

• At list price, monthly cash flow is $-148 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (19.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (31.3% below list).
• Recommended offer: $128k (31.3% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 1.7% in Tiger — 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 56/100 on livability (#494 in GA) — a working-class tenant base; expect higher turnover. Strengths: housing A; Watch: crime C-, cost of living C-, amenities F.
• Rabun County (rural): math 42% / reading 44% proficiency, ranked #37 of 174 in GA (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rabun County Elementary School (math 37% / reading 42%, grade F, #435 of 1,228 statewide, top 37%, 660 students, 58% FRL); Rabun County Middle School (math 47% / reading 46%, grade D+, #94 of 470 statewide, top 20%, 342 students, 59% FRL); Rabun County High School (math 57% / reading 47%, grade D+, #26 of 424 statewide, top 6%, 653 students, 48% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: 294 active listings in the ZIP; 147 units permitted in Rabun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (1.6% local appreciation)).
• Rabun County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 20 sale attempts since 9y ago; this cycle's ask is 26% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $96k; list at $186k implies a 94% gain — meaningful room to come down on a strong offer.

Recommended offer $127,772 (31.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.73% ✗
• Cap rate: 5.28%
• Cash-on-cash: -3.60%
• DSCR: 0.84
• GRM: 11.5

CMA / ARV

• ARV (median comp): $176,142
• List price: $185,900
• Delta: -9.22%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Projected returns pro-forma

1.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.5%
• Equity multiple: 0.97×
• Total profit: $-1,249
• Equity at exit: $65,345

10-year hold

• IRR: 4.0%
• Equity multiple: 1.53×
• Total profit: $25,959
• Equity at exit: $91,022

Cash invested: $49,320 (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 30523

• Home prices YoY: 0.5%
• Active inventory: 294
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,278 medium
• Mortgage (P&I): −$924
• Tax from tax record: −$160 /mo · $1,924/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $-148

Break-even live

Break-even rent $1,465

Max offer price $149,997

Occupancy floor —

Sensitivity live

Price	-10% $-48	-5% $-98	+0% $-148	+5% $-198	+10% $-248
Rent	-10% $-249	-5% $-198	+0% $-148	+5% $-98	+10% $-47
Rate	-1.0pp $-59	-0.5pp $-103	base $-148	+0.5pp $-194	+1.0pp $-240

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: $44,035
• Closing costs: $5,284
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-22
   days on market $185,900 New 3 DOM
2. 2026-06-21
   days on market $185,900 New 2 DOM
3. 2026-06-21
   pricestatusdays on marketlisting id $185,900 New 1 DOM
4. 2026-06-18
   days on market $147,900 Active 16 DOM
5. 2026-06-17
   days on market $147,900 Active 15 DOM
6. 2026-06-16
   statusdays on market $147,900 Active 14 DOM
7. 2026-06-15
   days on market $147,900 New 13 DOM
8. 2026-06-13
   days on market $147,900 New 11 DOM
9. 2026-06-12
   days on market $147,900 New 10 DOM
10. 2026-06-09
    days on market $147,900 New 7 DOM
11. 2026-06-08
    days on market $147,900 New 6 DOM
12. 2026-06-07
    days on market $147,900 New 5 DOM
13. 2026-06-07
    days on market $147,900 New 4 DOM
14. 2026-06-03
    pricestatusdays on marketlisting id $147,900 New 1 DOM
15. 2026-06-02
    days on market $159,900 Active 27 DOM
16. 2026-06-01
    days on market $159,900 Active 26 DOM
17. 2026-05-31
    days on market $159,900 Active 25 DOM
18. 2026-05-31
    days on market $159,900 Active 24 DOM
19. 2026-04-29
    listed $159,900 New 1030-char remark

    Show marketing remark (1098 chars)

    Nestled along a peaceful creek in the gated Sugar Mill Creek at Lake Burton community, this inviting tiny home offers the perfect blend of comfort and mountain living. The well-maintained interior features a spacious kitchen with solid wood cabinetry, stainless steel appliances, farmhouse sink, and large island. The bright living area is filled with natural light, while the main level includes one bedroom and one full bath. A versatile loft provides additional sleeping space, storage, or flexible use. Features include two mini-split HVAC systems, an on-demand propane water heater, and stackable washer/dryer. Relax on the covered front porch or enjoy the private backyard overlooking the creek, complete with mature landscaping and a grilling area. Sugar Mill Creek offers a gated entrance, clubhouse, dog park, and maintained common areas. Monthly lot lease includes water, sewer, trash, grounds maintenance, and more. Conveniently located near Lake Burton, Bleu Canoe, Clayton, Clarkesville, and Helen, this property is ideal for a full-time residence, mountain retreat, or weekend escape.

20. 2026-04-18
    listed $184,900 New 1426-char remark
21. 2026-02-17
    historical
22. 2026-02-16
    listed $176,500 New
23. 2026-01-30
    historical
24. 2025-12-16
    status Price Change
25. 2025-12-16
    price $179,900
26. 2025-12-05
    status Under Contract
27. 2025-12-05
    listed $145,000 New
28. 2025-08-27
    historical
29. 2025-07-28
    historical
30. 2025-07-07
    price $182,500
31. 2025-06-13
    price $149,900
32. 2025-06-10
    historical $1,795
33. 2025-06-04
    price $186,900
34. 2025-05-09
    listed $1,795
35. 2025-05-02
    price $154,900
36. 2025-02-27
    listed $195,000 New
37. 2025-02-18
    soldstatus $95,670 Sold
38. 2025-01-28
    historical
39. 2025-01-27
    status Under Contract
40. 2024-12-01
    historical
41. 2024-11-15
    soldstatus $120,000 Sold
42. 2024-11-15
    soldstatus $120,000 Sold
43. 2024-11-08
    price $163,500
44. 2024-11-05
    status Pending
45. 2024-11-05
    status Under Contract
46. 2024-10-17
    price $164,500
47. 2024-09-30
    status Back On Market
48. 2024-09-28
    historical
49. 2024-09-17
    listed $139,900 New
50. 2024-09-16
    historical

ⓘ 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: $1,924 · $160/mo
• Projected year-2 tax: $1,924 · $160/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $15,333
• − Mortgage interest: −$9,867
• − Property taxes: −$1,924
• − Insurance: −$881
• − Repairs & maintenance: −$1,227
• − Management: −$1,227
• − Depreciation: −$5,124
• Taxable loss: −$4,916
• Est. tax savings @ 24.0%: +$1,180
• After-tax cash flow: $-596/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: Rabun County
• NCES district ID: 1304320
• Math proficiency: 42% ▼ -17.00%
• Reading proficiency: 44% ▼ -4.00%
• Median HH income: $35,980
• Composite: 35.64/100
• National rank: #4882
• State rank: #37 of 174 in GA

Livability — Tiger

• Score: 56/100
• State rank: #494
• US rank: #22820

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,777

Population outlook (Rabun County) Hauer SSP2

• Today (2025): 16,227 people
• By 2030: 16,000 · -1.4%
• By 2040: 15,213 · -6.2%
• By 2050: 13,974 · -13.9%
• By 2075: 10,717 · -34.0%
• By 2100: 7,824 · -51.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 4% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Italian 2% Serbian 1%
• Foreign-born: 5% · Canada, Jamaica, Vietnam
• Languages at home: 93% English-only · Spanish 5% Other Asian/Pacific 1% Tagalog/Filipino 1%

Political lean MEDSL · Rabun

• 2024 margin: Solid R (+56.9) · D 21.3% · R 78.2%
• 2008→2024 swing: -11.0pp toward R · 2008: -45.9pp · 2024: -56.9pp
• All cycles: 2024: R+56.9 2020: R+57.4 2016: R+60.9 2012: R+56.4 2008: R+45.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.56%
• Current HPI: 346.7256
• 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

+195.8% since first listed

63 events — show timeline

• 2026-05-29 Listing Removed — GAMLS
• 2026-05-28 Listed $147,900 GAMLS
• 2026-04-29 Listed $159,900 GAMLS
• 2026-04-18 Listed $184,900 GAMLS
• 2026-02-17 Listing Removed — GAMLS
• 2026-02-16 Listed $176,500 GAMLS
• 2026-01-30 Coming Soon — GAMLS
• 2025-12-16 Relisted — GAMLS
• 2025-12-16 Price Changed $179,900 GAMLS
• 2025-12-05 Pending — GAMLS
• 2025-12-05 Listed $145,000 GAMLS
• 2025-08-27 Listing Removed — GAMLS
• 2025-07-28 Listing Removed — GAMLS
• 2025-07-07 Price Changed $182,500 GAMLS
• 2025-06-13 Price Changed $149,900 GAMLS
• 2025-06-10 Rental Removed $1,795 Avail
• 2025-06-04 Price Changed $186,900 GAMLS
• 2025-05-09 Listed for Rent $1,795 Avail
• 2025-05-02 Price Changed $154,900 GAMLS
• 2025-02-27 Listed $195,000 GAMLS
• 2025-02-18 Sold (MLS) $95,670 GAMLS
• 2025-01-28 Listing Removed — GAMLS
• 2025-01-27 Pending — GAMLS
• 2024-12-01 Listing Removed — FMLS
• 2024-11-15 Sold (MLS) $120,000 GAMLS
• 2024-11-15 Sold (MLS) $120,000 NEGBOR
• 2024-11-08 Price Changed $163,500 FMLS
• 2024-11-05 Pending — NEGBOR
• 2024-11-05 Pending — GAMLS
• 2024-10-17 Price Changed $164,500 FMLS
• 2024-09-30 Relisted — GAMLS
• 2024-09-28 Listing Removed — GAMLS
• 2024-09-17 Listed $139,900 GAMLS
• 2024-09-16 Listing Removed — GAMLS
• 2024-08-17 Price Changed $165,000 FMLS
• 2024-08-01 Price Changed $179,900 GAMLS
• 2024-08-01 Price Changed $149,900 GAMLS
• 2024-07-24 Listed $125,000 GAMLS
• 2024-07-24 Listed $125,000 NEGBOR
• 2024-07-23 Price Changed $169,900 FMLS
• 2024-07-08 Price Changed $154,900 GAMLS
• 2024-07-08 Price Changed $189,900 GAMLS
• 2024-07-08 Price Changed $171,000 FMLS
• 2024-06-21 Sold (MLS) $150,000 GAMLS
• 2024-06-07 Pending — GAMLS
• 2024-06-04 Price Changed $171,500 FMLS
• 2024-05-31 Price Changed $199,900 GAMLS
• 2024-05-31 Price Changed $164,900 GAMLS
• 2024-05-31 Price Changed $159,900 GAMLS
• 2024-04-23 Price Changed $172,000 FMLS
• 2024-03-26 Listed $209,900 GAMLS
• 2024-03-26 Listed $199,900 GAMLS
• 2024-03-22 Listed $162,900 GAMLS
• 2024-03-15 Listed $169,900 GAMLS
• 2024-02-26 Price Changed $173,500 FMLS
• 2024-01-29 Listing Removed — GAMLS
• 2023-12-14 Listed $175,000 FMLS
• 2023-11-28 Listed $199,000 GAMLS
• 2019-04-16 Listing Removed — GAMLS
• 2019-04-16 Listing Removed — GAMLS
• 2017-11-10 Listed $1,100,000 GAMLS
• 2017-11-10 Listed $1,100,000 GAMLS
• 1984-12-01 Sold (Public Records) $50,000 Public Records

Property tax history

+0.9%/yr

Latest (2019): $1,924 · -0.4% YoY. Source: county tax records.