280 Stonebank Rd · Sautee-Nacoochee, GA 30523

$225,000

2 bd · 2.0 ba · 1,144 sqft · SingleFamily public records · 232 Days on market

Built 1991 2.99 ac lot $197/sqft · 24% below area Est $295k · 24% under

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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).

• ARV discount +15.0/15.0
• Cash flow +8.2/30.0
• Appreciation +5.8/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +1.5/10.0

Listing remarks MLS

The perfect fixer upper. Offers almost 3 acres unrestricted, wood interior, could be a 2 bathroom home, the master bath has plumbing in place, just need fixtures. Private backyard, with a stream along one side. Workshop. With some cleanup this will be the perfect country living home. BRING ALL OFFERS

Key facts

• Private backyard
• Wood interior
• Almost 3 acres

Tags

• ALMOST 3 ACRES
• WOOD INTERIOR
• PRIVATE BACKYARD
• STREAM
• WORKSHOP

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-279 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $176k (21.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (34.5% below list).
• Recommended offer: $147k (34.5% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 1.4% in Sautee-Nacoochee — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: Fairview Elementary School (math 52% / reading 44%, grade D, #289 of 1,228 statewide, top 24%, 467 students, 50% FRL); North Habersham Middle School (math 35% / reading 48%, grade F, #132 of 470 statewide, top 28%, 557 students, 46% FRL); Habersham Central High School (math 8% / reading 38%, grade F, #209 of 424 statewide, top 49%, 1,525 students, 47% FRL).
• Market conditions: 294 active listings in the ZIP; 215 units permitted in Habersham County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($2k loan paydown + $4k appreciation (1.6% local appreciation)).
• Habersham County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 232 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $12k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; list at $225k implies a 436% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,287 (34.5% 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 232 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.65% ✗
• Cap rate: 5.16%
• Cash-on-cash: -4.05%
• DSCR: 0.82
• GRM: 12.7

CMA / ARV

• ARV (median comp): $295,156
• List price: $225,000
• Delta: -23.77%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -2.2%
• Equity multiple: 0.88×
• Total profit: $-7,339
• Equity at exit: $83,470

10-year hold

• IRR: 2.5%
• Equity multiple: 1.33×
• Total profit: $20,695
• Equity at exit: $116,270

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 30523

• Home prices YoY: 0.5%
• Active inventory: 294
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $1,473 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$102 /mo · $1,227/yr
• Insurance: −$94
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $-279

Break-even live

Break-even rent $1,826

Max offer price $175,743

Occupancy floor —

Sensitivity live

Price	-10% $-151	-5% $-215	+0% $-279	+5% $-343	+10% $-406
Rent	-10% $-395	-5% $-337	+0% $-279	+5% $-221	+10% $-162
Rate	-1.0pp $-166	-0.5pp $-222	base $-279	+0.5pp $-337	+1.0pp $-396

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: —

Listing history 24 events

1. 2026-06-22
   days on market $225,000 Active 232 DOM
2. 2026-06-21
   days on market $225,000 Active 231 DOM
3. 2026-06-19
   days on market $225,000 Active 229 DOM
4. 2026-06-18
   days on market $225,000 Active 228 DOM
5. 2026-06-17
   days on market $225,000 Active 227 DOM
6. 2026-06-16
   days on market $225,000 Active 226 DOM
7. 2026-06-15
   days on market $225,000 Active 225 DOM
8. 2026-06-14
   days on market $225,000 Active 223 DOM
9. 2026-06-12
   days on market $225,000 Active 222 DOM
10. 2026-06-09
    days on market $225,000 Active 219 DOM
11. 2026-06-08
    days on market $225,000 Active 218 DOM
12. 2026-06-07
    days on market $225,000 Active 217 DOM
13. 2026-06-07
    days on market $225,000 Active 216 DOM
14. 2026-06-02
    days on market $225,000 Active 212 DOM
15. 2026-06-01
    days on market $225,000 Active 211 DOM
16. 2026-05-31
    days on market $225,000 Active 210 DOM
17. 2026-05-31
    days on market $225,000 Active 209 DOM
18. 2026-05-08
    price $225,000 305-char remark

    Show marketing remark (305 chars)

    The perfect fixer upper. Offers almost 3 acres unrestricted, wood interior, could be a 2 bathroom home, the master bath has plumbing in place, just need fixtures. Private backyard, with a stream along one side. Workshop. With some cleanup this will be the perfect country living home. BRING ALL OFFERS

19. 2026-02-24
    status Back On Market 305-char remark

    Show marketing remark (305 chars)

    The perfect fixer upper. Offers almost 3 acres unrestricted, wood interior, could be a 2 bathroom home, the master bath has plumbing in place, just need fixtures. Private backyard, with a stream along one side. Workshop. With some cleanup this will be the perfect country living home. BRING ALL OFFERS

20. 2026-02-20
    status Under Contract 305-char remark

    Show marketing remark (305 chars)

    The perfect fixer upper. Offers almost 3 acres unrestricted, wood interior, could be a 2 bathroom home, the master bath has plumbing in place, just need fixtures. Private backyard, with a stream along one side. Workshop. With some cleanup this will be the perfect country living home. BRING ALL OFFERS

21. 2026-01-23
    price $230,000 305-char remark

    Show marketing remark (305 chars)

    The perfect fixer upper. Offers almost 3 acres unrestricted, wood interior, could be a 2 bathroom home, the master bath has plumbing in place, just need fixtures. Private backyard, with a stream along one side. Workshop. With some cleanup this will be the perfect country living home. BRING ALL OFFERS

22. 2025-10-29
    listed $237,500 New 305-char remark

    Show marketing remark (305 chars)

    The perfect fixer upper. Offers almost 3 acres unrestricted, wood interior, could be a 2 bathroom home, the master bath has plumbing in place, just need fixtures. Private backyard, with a stream along one side. Workshop. With some cleanup this will be the perfect country living home. BRING ALL OFFERS

23. 2016-06-29
    soldstatus $42,000 150-char remark

    Show marketing remark (150 chars)

    Cabin style ranch centrally located between Clarkesville and Helen on 2.99 Acres. 2/BR/2BA, wrap around porches. Needs TLC. Sold As Is. No Disclosure.

24. 2016-03-18
    listed $42,000 150-char remark

    Show marketing remark (150 chars)

    Cabin style ranch centrally located between Clarkesville and Helen on 2.99 Acres. 2/BR/2BA, wrap around porches. Needs TLC. Sold As Is. No Disclosure.

ⓘ 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: $1,227 · $102/mo
• Projected year-2 tax: $2,070 · $172/mo
• Expected delta: +$843/yr (+$70/mo · 68.7%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,674
• − Mortgage interest: −$12,603
• − Property taxes: −$1,227
• − Insurance: −$1,922
• − Repairs & maintenance: −$1,414
• − Management: −$1,414
• − Depreciation: −$6,545
• Taxable loss: −$7,452
• Est. tax savings @ 24.0%: +$1,789
• After-tax cash flow: $-1,557/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: 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 — Sautee-Nacoochee

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 13,777

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 (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 · 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: ▲ 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

+435.7% since first listed

7 events — show timeline

• 2026-05-08 Price Changed $225,000 GAMLS
• 2026-02-24 Relisted — GAMLS
• 2026-02-20 Pending — GAMLS
• 2026-01-23 Price Changed $230,000 GAMLS
• 2025-10-29 Listed $237,500 GAMLS
• 2016-06-29 Sold (MLS) $42,000 GAMLS
• 2016-03-18 Listed $42,000 GAMLS

Property tax history

+2.2%/yr

Latest (2025): $1,227 · +16.6% YoY. Source: county tax records.