376 10th St · Ellijay, GA 30540

$97,500

2 bd · 2.0 ba · 800 sqft · SingleFamily · 44 Days on market

Built 2010 Poor condition 4,356 sqft lot $122/sqft · 22% below area Est $125k · 22% under $99/mo HOA · 7% of rent ↓ 15% since listing

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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 +29.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

LOOKING FOR A TRUE MOUNTAIN RETREAT? This charming “Private secluded getaway in the Georgia Mountains” is your turnkey escape — fully furnished, beautifully maintained, and ready for you to move right in! Leave the city chaos behind and unwind in the large private yard, surrounded by peaceful wooded views and the soothing sounds of nature. Inside, you'll find a clean, cozy, smoke-free interior with: A comfortable queen bedroom A full bathroom A fully equipped kitchen an additional bedroom with full bath and washer dryer Warm, inviting, open living space perfect for relaxing or hosting guests Outside, enjoy acres of unobstructed forest scenery, abundant wildlife, a pic

Key facts

• Large private yard
• Fitness center
• Two outdoor pools

Tags

• LARGE PRIVATE YARD
• UNOBSTRUCTED FOREST SCENERY
• MAINTENANCE FREE LANDSCAPING
• YEAR ROUND HEATED INDOOR POOL
• TWO OUTDOOR POOLS
• FITNESS CENTER

Property features AI

Finance

• Other: Lot is approximately 0.10 acre (4,356 sq ft) with road frontage; Topography varies: level to sloping; Water body nearby: Coosawattee; Road surface is paved (additional details in remarks)
• HOA & community: Part of a homeowners association in Coosawattee Campground; Annual association fee of $1,188

Exterior

• Parking: Driveway with gravel surface; Open parking available; See remarks for additional parking details
• Utilities: Sewer connected to community system; Water source described in remarks
• Home design: One-story residential home; Resale condition; Built in 2010; Facing and entry details available in remarks
• Construction: Construction materials described in remarks; Roof details described in remarks
• Exterior features: Storage; Garden; Private yard; RV hookup; Fenced; Window, patio and porch features described in remarks; Has a view

Interior

• Bedrooms: Master bedroom on the main level; Two main-level bedrooms
• Flooring: Flooring details available in remarks
• Bathrooms: Two full bathrooms
• Heating & cooling: Heating described in remarks; Cooling described in remarks
• Interior features: See remarks for specific interior details and fireplace information; Basement details available in remarks
• Laundry & utility: Laundry information available in remarks

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $98k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $337 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $95k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 1.8% in Ellijay — 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 71/100 on livability (#85 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, schools D-, amenities F.
• Gilmer County (rural): math 39% / reading 36% proficiency, ranked #56 of 174 in GA (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 982 active listings in the ZIP; 176 units permitted in Gilmer County in 2024 (74 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $674 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Gilmer County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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

• 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 $94,575 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.44% ✓
• Cap rate: 10.44%
• Cash-on-cash: 14.83%
• DSCR: 1.66
• GRM: 5.8

CMA / ARV

• ARV (median comp): $125,118
• List price: $97,500
• Delta: -22.07%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29 34th St	0.22mi	2/1.0	768 (-4%)	1mo	$40,000	$52	79

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: 5.4%
• Equity multiple: 1.21×
• Total profit: $5,765
• Equity at exit: $14,538

10-year hold

• IRR: 14.9%
• Equity multiple: 2.21×
• Total profit: $33,014
• Equity at exit: $8,430

Cash invested: $27,300 (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 30540

• Home prices YoY: -11.0%
• Active inventory: 982
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,405 medium
• Mortgage (P&I): −$511
• Tax est. 1.5%: −$122 /mo · $1,462/yr
• Insurance: −$41
• HOA: −$99
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $337

Break-even live

Break-even rent $978

Max offer price $97,500

Occupancy floor 71%

Sensitivity live

Price	-10% $405	-5% $371	+0% $337	+5% $304	+10% $270
Rent	-10% $226	-5% $282	+0% $337	+5% $393	+10% $448
Rate	-1.0pp $386	-0.5pp $362	base $337	+0.5pp $312	+1.0pp $286

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: $24,375
• Closing costs: $2,925
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $99 · $1,188/yr

Listing history 23 events

1. 2026-06-21
   days on market $97,500 Active 44 DOM
2. 2026-06-18
   days on market $97,500 Active 41 DOM
3. 2026-06-17
   days on market $97,500 Active 40 DOM
4. 2026-06-16
   days on market $97,500 Active 39 DOM
5. 2026-06-15
   days on market $97,500 Active 38 DOM
6. 2026-06-14
   days on market $97,500 Active 36 DOM
7. 2026-06-13
   days on market $97,500 Active 35 DOM
8. 2026-06-10
   days on market $97,500 Active 33 DOM
9. 2026-06-09
   days on market $97,500 Active 32 DOM
10. 2026-06-08
    days on market $97,500 Active 31 DOM
11. 2026-06-07
    days on market $97,500 Active 30 DOM
12. 2026-06-05
    days on market $97,500 Active 27 DOM
13. 2026-06-03
    days on market $97,500 Active 26 DOM
14. 2026-06-02
    days on market $97,500 Active 25 DOM
15. 2026-06-01
    days on market $97,500 Active 24 DOM
16. 2026-05-31
    days on market $97,500 Active 23 DOM
17. 2026-05-31
    days on market $97,500 Active 22 DOM
18. 2026-05-08
    listed $97,500 Active 2024-char remark
19. 2021-10-01
    historical
20. 2021-08-26
    price $98,000
21. 2021-08-19
    price $105,000
22. 2021-06-02
    price $112,000
23. 2021-04-08
    listed $115,000 New

ⓘ 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 ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $16,862
• − Mortgage interest: −$5,462
• − Property taxes: −$1,462
• − Insurance: −$488
• − Repairs & maintenance: −$1,349
• − Management: −$1,349
• − HOA: −$1,188
• − Depreciation: −$2,836
• Taxable income: $2,728
• Est. tax owed @ 24.0%: −$655
• After-tax cash flow: $3,393/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 · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and renovations to bring it up to a livable condition. Significant investments in the kitchen, bathrooms, roof, exterior, flooring, interior walls/paint, windows, foundation, HVAC, and landscaping are necessary to increase its resale and rental value.

Repairs flagged

• Major kitchen appliances — No photos of kitchen
• Major bathroom fixtures — No photos of bathrooms
• Major roof — No photos of roof
• Major exterior siding — No photos of exterior
• Major flooring — No photos of flooring
• Major interior walls/paint — No photos of interior walls/paint
• Major windows — No photos of windows
• Major foundation/structure — No photos of foundation/structure
• Major HVAC/mechanicals — No photos of HVAC/mechanicals
• Major landscaping/curb appeal — No photos of landscaping/curb appeal

Value-add opportunities

• Resale New kitchen appliances — Modern kitchen appliances would attract more buyers.
• Resale New bathroom fixtures — Upgraded bathrooms would appeal to potential buyers.
• Resale New roof — A new roof would significantly increase the home's value.
• Resale New exterior siding — Fresh siding would improve curb appeal and increase value.
• Resale New flooring — Updated flooring would enhance the home's aesthetic and value.
• Resale New interior walls/paint — Fresh paint and walls would make the home more inviting and valuable.
• Resale New windows — Modern windows would improve energy efficiency and increase the home's value.
• Resale New foundation/structure — A solid foundation would ensure the home's structural integrity and increase its value.
• Resale New HVAC/mechanicals — Upgraded HVAC would improve comfort and energy efficiency, increasing the home's value.
• Resale Landscaping and curb appeal — A well-maintained yard and curb appeal would attract more buyers and increase the home's value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen appliances · No photos of kitchen	Major	$15,000–50,000
bathroom fixtures · No photos of bathrooms	Major	$15,000–50,000
roof · No photos of roof	Major	$15,000–50,000
exterior siding · No photos of exterior	Major	$15,000–50,000
flooring · No photos of flooring	Major	$15,000–50,000
interior walls/paint · No photos of interior walls/paint	Major	$15,000–50,000
windows · No photos of windows	Major	$15,000–50,000
foundation/structure · No photos of foundation/structure	Major	$15,000–50,000
HVAC/mechanicals · No photos of HVAC/mechanicals	Major	$15,000–50,000
landscaping/curb appeal · No photos of landscaping/curb appeal	Major	$15,000–50,000
Total estimated repair cost · 10 items		$150,000–500,000

Value-add ROI direction

• Resale New kitchen appliances — Modern kitchen appliances would attract more buyers. ↑
• Resale New bathroom fixtures — Upgraded bathrooms would appeal to potential buyers. ↑
• Resale New roof — A new roof would significantly increase the home's value. ↑
• Resale New exterior siding — Fresh siding would improve curb appeal and increase value. ↑
• Resale New flooring — Updated flooring would enhance the home's aesthetic and value. ↑
• Resale New interior walls/paint — Fresh paint and walls would make the home more inviting and valuable. ↑
• Resale New windows — Modern windows would improve energy efficiency and increase the home's value. ↑
• Resale New foundation/structure — A solid foundation would ensure the home's structural integrity and increase its value. ↑
• Resale New HVAC/mechanicals — Upgraded HVAC would improve comfort and energy efficiency, increasing the home's value. ↑
• Resale Landscaping and curb appeal — A well-maintained yard and curb appeal would attract more buyers and increase the home's value. ↑

ⓘ 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: Gilmer County
• NCES district ID: 1302340
• Math proficiency: 39% ▼ -7.00%
• Reading proficiency: 36% ▼ -6.00%
• Median HH income: $40,473
• Composite: 31.53/100
• National rank: #5961
• State rank: #56 of 174 in GA

Livability — Ellijay

• Score: 71/100
• State rank: #85
• US rank: #7087

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 20,145

Population outlook (Gilmer County) Hauer SSP2

• Today (2025): 31,466 people
• By 2030: 32,199 · +2.3%
• By 2040: 33,034 · +5.0%
• By 2050: 33,266 · +5.7%
• By 2075: 33,686 · +7.1%
• By 2100: 33,792 · +7.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 12% Two or more races 6% Native American 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 4% Lithuanian 2% Romanian 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 7% Other Indo-European 1%

Political lean MEDSL · Gilmer

• 2024 margin: Solid R (+62.6) · D 18.5% · R 81.0%
• 2008→2024 swing: -10.6pp toward R · 2008: -52.0pp · 2024: -62.6pp
• All cycles: 2024: R+62.6 2020: R+63.5 2016: R+66.9 2012: R+63.3 2008: R+52.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.49%
• Current HPI: 270.796
• 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

-15.2% since first listed

6 events — show timeline

• 2026-05-08 Listed $97,500 NEGBOR
• 2021-10-01 Listing Removed — GAMLS
• 2021-08-26 Price Changed $98,000 GAMLS
• 2021-08-19 Price Changed $105,000 GAMLS
• 2021-06-02 Price Changed $112,000 GAMLS
• 2021-04-08 Listed $115,000 GAMLS