4881 Cleveland Hwy · Cohutta, GA 30710

$300,000

7 bd · 3.0 ba · 1,798 sqft · MultiFamily public records · 30 Days on market

Built 1943 0.37 ac lot

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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 +18.0/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +4.0/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Welcome to 4881 Cleveland Highway in Cohutta, Georgia, a rare duplex opportunity offering space, versatility, and income potential all in one property. Whether you are an investor looking to expand your portfolio or a buyer seeking a multi unit setup with flexibility, this property is built to deliver options. Featuring a combined total of 7 bedrooms and 3 bathrooms, plus an additional bathroom already in place ready to be finished, this duplex provides a strong foundation for added value and future improvement. Both units are fully functional with their own kitchens, creating two independent living spaces that are ideal for rental income, multi family living, or house hacking. Each apartment offers comfortable layouts with generous room sizes and includes separate storage areas, giving tenants or owners added convenience and organization. The thoughtful setup allows for privacy between units while still maximizing the use of the overall property. Set on a spacious lot, the outdoor space is a standout feature, offering plenty of yard area for recreation, gatherings, gardening, or future enhancements. The setting provides both room to breathe and room to grow, making the property as functional outside as it is inside. Located along Cleveland Highway with convenient access to nearby towns, schools, and amenities, this duplex combines location, space, and opportunity in one package. Opportunities like this do not come along often. Two rental units, multiple income streams, and room to add value make 4881 Cleveland Highway a smart move for investors and homeowners alike. Schedule your showing today and explore the possibilities this property has to offer.

Key facts

• Multi unit setup
• Outdoor space
• Duplex opportunity

Tags

• DUPLEX OPPORTUNITY
• MULTI UNIT SETUP
• ADDITIONAL BATHROOM
• INDEPENDENT LIVING SPACES
• SEPARATE STORAGE AREAS
• OUTDOOR SPACE

Property features AI

Exterior

• Parking: Detached garage; Driveway
• Utilities: Public water; Septic tank; Water available
• Home design: Single-family residence; Residential property; Three or more levels; Existing structure
• Construction: Vinyl siding; Metal roof
• Exterior features: Patio; Covered patio; Porch; Cleared and private lot

Interior

• Kitchen: Refrigerator; Electric range
• Bedrooms: 7 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full baths; 2 half baths
• Heating & cooling: Wall/window air conditioning units
• Interior features: Refrigerator; Electric range

What this means for you Summary

Snapshot

• This is a 7-bed/3.0-bath multifamily listed at $300k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $270k (10.1% below list).
• Recommended offer: $270k (10.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#238 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, amenities F, commute F.
• Whitfield County (rural): math 37% / reading 34% proficiency, ranked #62 of 174 in GA (top 36%) — 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.
• Zoned schools: Cohutta Elementary School (math 57% / reading 47%, grade C-, #227 of 1,228 statewide, top 19%, 323 students, 58% FRL); Coahulla Creek High School (math 25% / reading 30%, grade F, #158 of 424 statewide, top 37%, 986 students, 58% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: 96 active listings in the ZIP; 374 units permitted in Whitfield County in 2024 (35 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Whitfield County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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.
• Current owner paid $116k; list at $300k implies a 159% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $269,700 (10.1% below list)

Questions for the listing agent

1. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.90% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.72%
• DSCR: 1.17
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -11.9%
• Equity multiple: 0.57×
• Total profit: $-36,318
• Equity at exit: $44,731

10-year hold

• IRR: -2.8%
• Equity multiple: 0.81×
• Total profit: $-15,914
• Equity at exit: $25,939

Cash invested: $84,000 (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 30710

• Home prices YoY: -2.5%
• Active inventory: 96
• Price-to-rent: 19.2×

Monthly cashflow live

• Estimated rent: $2,697 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$172 /mo · $2,067/yr
• Insurance: −$125
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$566
• Net cashflow: $194

Break-even live

Break-even rent $2,452

Max offer price $300,000

Occupancy floor 88%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	3	1	$1,305
1× unit	4	2	$1,392
Total (2 units)			$2,697

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $300,000 Active 30 DOM
2. 2026-06-18
   days on market $300,000 Active 29 DOM
3. 2026-06-17
   days on market $300,000 Active 28 DOM
4. 2026-06-16
   days on market $300,000 Active 27 DOM
5. 2026-06-15
   days on market $300,000 Active 26 DOM
6. 2026-06-14
   days on market $300,000 Active 24 DOM
7. 2026-06-13
   days on market $300,000 Active 23 DOM
8. 2026-06-10
   days on market $300,000 Active 21 DOM
9. 2026-06-09
   days on market $300,000 Active 20 DOM
10. 2026-06-08
    days on market $300,000 Active 19 DOM
11. 2026-06-07
    days on market $300,000 Active 18 DOM
12. 2026-06-05
    days on market $300,000 Active 15 DOM
13. 2026-06-03
    days on market $300,000 Active 14 DOM
14. 2026-06-02
    days on market $300,000 Active 13 DOM
15. 2026-06-01
    days on market $300,000 Active 12 DOM
16. 2026-05-31
    days on market $300,000 Active 11 DOM
17. 2026-05-30
    days on market $300,000 Active 10 DOM
18. 2026-05-21
    listed $300,000 Active
19. 2026-05-20
    listed $300,000 Active 1679-char remark

    Show marketing remark (1679 chars)

    Welcome to 4881 Cleveland Highway in Cohutta, Georgia, a rare duplex opportunity offering space, versatility, and income potential all in one property. Whether you are an investor looking to expand your portfolio or a buyer seeking a multi unit setup with flexibility, this property is built to deliver options. Featuring a combined total of 7 bedrooms and 3 bathrooms, plus an additional bathroom already in place ready to be finished, this duplex provides a strong foundation for added value and future improvement. Both units are fully functional with their own kitchens, creating two independent living spaces that are ideal for rental income, multi family living, or house hacking. Each apartment offers comfortable layouts with generous room sizes and includes separate storage areas, giving tenants or owners added convenience and organization. The thoughtful setup allows for privacy between units while still maximizing the use of the overall property. Set on a spacious lot, the outdoor space is a standout feature, offering plenty of yard area for recreation, gatherings, gardening, or future enhancements. The setting provides both room to breathe and room to grow, making the property as functional outside as it is inside. Located along Cleveland Highway with convenient access to nearby towns, schools, and amenities, this duplex combines location, space, and opportunity in one package. Opportunities like this do not come along often. Two rental units, multiple income streams, and room to add value make 4881 Cleveland Highway a smart move for investors and homeowners alike. Schedule your showing today and explore the possibilities this property has to offer.

20. 2014-12-22
    soldstatus $116,000
21. 2014-12-12
    soldstatus $116,000 388-char remark

    Show marketing remark (388 chars)

    Immaculate Duplex with Huge living space and a storage unit to boot! Four BR's and 2 baths on one side and 3 BR's and 2 baths on other. Over 1500 sq ft in each living unit. Great Property to live in one side and rent the other to cover your mortgage! Level grassy yard to play in and a Huge covered porch on back. New vinyl siding. Seller has paid water but no other expenses for tenants.

22. 2014-08-20
    listed $114,500 388-char remark

    Show marketing remark (388 chars)

    Immaculate Duplex with Huge living space and a storage unit to boot! Four BR's and 2 baths on one side and 3 BR's and 2 baths on other. Over 1500 sq ft in each living unit. Great Property to live in one side and rent the other to cover your mortgage! Level grassy yard to play in and a Huge covered porch on back. New vinyl siding. Seller has paid water but no other expenses for tenants.

ⓘ 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: $2,067 · $172/mo
• Projected year-2 tax: $2,760 · $230/mo
• Expected delta: +$693/yr (+$58/mo · 33.5%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,364
• − Mortgage interest: −$16,805
• − Property taxes: −$2,067
• − Insurance: −$2,298
• − Repairs & maintenance: −$2,589
• − Management: −$2,589
• − Depreciation: −$8,727
• Taxable loss: −$2,710
• Est. tax savings @ 24.0%: +$650
• After-tax cash flow: $2,975/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: Whitfield County
• NCES district ID: 1305700
• Math proficiency: 37% ▼ -6.00%
• Reading proficiency: 34% ▼ -9.00%
• Median HH income: $44,296
• Composite: 30.24/100
• National rank: #6290
• State rank: #62 of 174 in GA

Livability — Cohutta

• Score: 65/100
• State rank: #238
• US rank: #13587

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cohutta, GA
• Population (ZIP): 7,725

Population outlook (Whitfield County) Hauer SSP2

• Today (2025): 107,770 people
• By 2030: 108,737 · +0.9%
• By 2040: 110,260 · +2.3%
• By 2050: 111,205 · +3.2%
• By 2075: 113,014 · +4.9%
• By 2100: 112,775 · +4.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 8% Two or more races 4% Black 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 5% French/Haitian/Cajun 1%

Political lean MEDSL · Whitfield

• 2024 margin: Solid R (+44.5) · D 27.5% · R 72.0%
• 2008→2024 swing: -4.5pp toward R · 2008: -40.0pp · 2024: -44.5pp
• All cycles: 2024: R+44.5 2020: R+40.7 2016: R+44.8 2012: R+45.1 2008: R+40.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -10.31%
• Current HPI: 409.49
• 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

+162.0% since first listed

5 events — show timeline

• 2026-05-21 Listed $300,000 REALTRACS as Distributed by MLS Grid
• 2026-05-20 Listed $300,000 GCAR
• 2014-12-22 Sold (Public Records) $116,000 Public Records
• 2014-12-12 Sold (MLS) $116,000 CCARMLS
• 2014-08-20 Listed $114,500 CCARMLS

Property tax history

+5.7%/yr

Latest (2025): $2,067 · +1.1% YoY. Source: county tax records.