2514 Skeenah Gap Rd · Morganton, GA 30572

$374,900

3 bd · 2.0 ba · 1,800 sqft · Manufactured public records · 21 Days on market

Built 2024 1.50 ac lot $208/sqft · 17% below area Est $451k · 17% 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
• Appreciation +6.4/10.0
• Cash flow +6.1/30.0
• Schools +3.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.5/10.0

Listing remarks MLS

Beautiful Immaculate One Level Living! Move In Ready! Gently used 2024 Like New 3 bed, 2 baths on 1.5 Acres. All Bedrooms have walk in Closets. Master Bath with Soaker Tub, Double Vanity, Shower with fitted grab bars. Wood Burning Fireplace in Living Area and Electric Fireplace in Master Bedroom. 24x24 2 Car Garage with Remote & Key Pad Enty, Generous Cabinetry, Workbench and Freezer Chest. Spacious Open Kitchen & Beautiful Picture Windows, Island with Seating Area. Energy Star Stainless Appliances, Farmhouse Sink. Laundry Room with Utility Sink and Water Filtration System. This Home is equipped with Energy Smart Zero features which can save up to 50% on Annual Energy Bills. These features include Rheem hybrid heat pump Water Heater, Carrier Smart Comfort Heat Pump, Carrier Smart Comfort HVAC, ThermoPly structural sheathing, 2x6 Construction with R38/13/22 Insulation, Lux Argon Gas low E Windows, Ecobee Programmable Thermostat, LED Lighting throughout, Energy Star Certified Appliances, Designated Dehumidifier drain, Whole House Ventilation System, and Solar ready Construction. Furnishings Negotiable!

Key facts

• Double vanity
• Walk in closets
• One level living

Tags

• ONE LEVEL LIVING
• WALK IN CLOSETS
• SOAKER TUB
• DOUBLE VANITY
• WOOD BURNING FIREPLACE
• ELECTRIC FIREPLACE

Property features AI

Finance

• Financial info: Accepts Cash, Conventional, FHA, VA, USDA, and 1031 exchange
• HOA & community: No HOA

Exterior

• Parking: Attached garage
• Utilities: Well water; Septic tank; 220 Volt electric; High-speed internet available
• Home design: Single-family house; One story; Resale property
• Construction: Built in 2024
• Exterior features: Level lot; Composition roof; Vinyl siding; Block foundation; 1.5-acre parcel

Interior

• Kitchen: Kitchen island; Breakfast bar; Microwave; Refrigerator; Ice maker; Stainless steel appliances
• Bedrooms: Three bedrooms on the main level
• Flooring: Other
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Electric heating with heat pump; Central air; Ceiling fans; Heat pump cooling
• Interior features: Double vanity in main bathroom; Soaking tub; Split bedroom floor plan; Walk-in closet(s); Two fireplaces (living room and master bedroom); Great room; Dining room / living room combo
• Laundry & utility: Washer and dryer included; Mud room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $375k.

Deal economics

• At list price, monthly cash flow is $-695 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $274k (26.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (36.0% below list).
• Recommended offer: $240k (36.0% below list) — sets the bar for 1% rule.
• Cap rate 4.1% vs local median 3.1% in Morganton — 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 57/100 on livability (#456 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety C-, crime D-, amenities F.
• Fannin County (rural): math 40% / reading 39% proficiency, ranked #51 of 174 in GA (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: West Fannin Elementary School (math 39% / reading 31%, grade F, #523 of 1,228 statewide, top 43%, 439 students, 61% FRL); Fannin County Middle School (math 41% / reading 43%, grade D-, #126 of 470 statewide, top 28%, 619 students, 53% FRL); Fannin County High School (math 27% / reading 47%, grade F, #68 of 424 statewide, top 17%, 900 students, 44% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: 59 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 375 units permitted in Fannin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($3k loan paydown + $11k appreciation (2.8% local appreciation)).
• By year 3, 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 21 days — a 2% lower offer ($369k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $240,000 (36.0% 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 F-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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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?
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: 0.64% ✗
• Cap rate: 4.07%
• Cash-on-cash: -7.94%
• DSCR: 0.65
• GRM: 13.0

CMA / ARV

• ARV (median comp): $450,790
• List price: $374,900
• Delta: -16.83%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

2.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.4%
• Equity multiple: 0.98×
• Total profit: $-2,133
• Equity at exit: $165,298

10-year hold

• IRR: 3.7%
• Equity multiple: 1.56×
• Total profit: $58,381
• Equity at exit: $252,229

Cash invested: $104,972 (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 30572

• Home prices YoY: 0.8%
• Active inventory: 59
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $2,400 medium
• Mortgage (P&I): −$1,966
• Tax est. 1.5%: −$469 /mo · $5,624/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $-695

Break-even live

Break-even rent $3,280

Max offer price $274,354

Occupancy floor —

Sensitivity live

Price	-10% $-436	-5% $-565	+0% $-695	+5% $-824	+10% $-954
Rent	-10% $-884	-5% $-790	+0% $-695	+5% $-600	+10% $-505
Rate	-1.0pp $-506	-0.5pp $-599	base $-695	+0.5pp $-792	+1.0pp $-891

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: $93,725
• Closing costs: $11,247
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3035 Skeenah Gap Rd Suches, GA	2.0	2.5	1900	$2,400	$1.26	45d	1	0.38mi

Listing history 19 events

1. 2026-06-21
   days on market $374,900 Active 21 DOM
2. 2026-06-18
   days on market $374,900 Active 18 DOM
3. 2026-06-17
   days on market $374,900 Active 17 DOM
4. 2026-06-16
   days on market $374,900 Active 16 DOM
5. 2026-06-15
   statusdays on market $374,900 Active 15 DOM
6. 2026-06-14
   days on market $374,900 New 13 DOM
7. 2026-06-13
   days on market $374,900 New 12 DOM
8. 2026-06-10
   days on market $374,900 New 10 DOM
9. 2026-06-09
   days on market $374,900 New 9 DOM
10. 2026-06-08
    days on market $374,900 New 8 DOM
11. 2026-06-07
    days on market $374,900 New 7 DOM
12. 2026-06-05
    days on market $374,900 New 4 DOM
13. 2026-06-03
    days on market $374,900 New 3 DOM
14. 2026-06-02
    days on market $374,900 New 2 DOM
15. 2026-06-01
    remarks 695-char remark
16. 2026-06-01
    statusdays on marketlisting id $374,900 New 1 DOM
17. 2026-05-31
    days on market $374,900 Active 18 DOM
18. 2026-05-31
    days on market $374,900 Active 17 DOM
19. 2026-05-13
    listed $374,900 Active 1130-char remark

    Show marketing remark (1130 chars)

    Beautiful Immaculate One Level Living! Move In Ready! Gently used 2024 Like New 3 bed, 2 baths on 1.5 Acres. All Bedrooms have walk in Closets. Master Bath with Soaker Tub, Double Vanity, Shower with fitted grab bars. Wood Burning Fireplace in Living Area and Electric Fireplace in Master Bedroom. 24x24 2 Car Garage with Remote & Key Pad Enty, Generous Cabinetry, Workbench and Freezer Chest. Spacious Open Kitchen & Beautiful Picture Windows, Island with Seating Area. Energy Star Stainless Appliances, Farmhouse Sink. Laundry Room with Utility Sink and Water Filtration System. This Home is equipped with Energy Smart Zero features which can save up to 50% on Annual Energy Bills. These features include Rheem hybrid heat pump Water Heater, Carrier Smart Comfort Heat Pump, Carrier Smart Comfort HVAC, ThermoPly structural sheathing, 2x6 Construction with R38/13/22 Insulation, Lux Argon Gas low E Windows, Ecobee Programmable Thermostat, LED Lighting throughout, Energy Star Certified Appliances, Designated Dehumidifier drain, Whole House Ventilation System, and Solar ready Construction. Furnishings Negotiable!

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 8 d/yr ≥96°F today · 23 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,800
• − Mortgage interest: −$21,000
• − Property taxes: −$5,624
• − Insurance: −$1,874
• − Repairs & maintenance: −$2,304
• − Management: −$2,304
• − Depreciation: −$10,906
• Taxable loss: −$15,212
• Est. tax savings @ 24.0%: +$3,651
• After-tax cash flow: $-4,687/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: Fannin County
• NCES district ID: 1302100
• Math proficiency: 40% ▼ -7.00%
• Reading proficiency: 39% ▼ -10.00%
• Median HH income: $37,693
• Composite: 32.92/100
• National rank: #5597
• State rank: #51 of 174 in GA

Livability — Morganton

• Score: 57/100
• State rank: #456
• US rank: #21670

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,006

Population outlook (Fannin County) Hauer SSP2

• Today (2025): 25,218 people
• By 2030: 25,519 · +1.2%
• By 2040: 25,548 · +1.3%
• By 2050: 25,008 · -0.8%
• By 2075: 23,359 · -7.4%
• By 2100: 20,129 · -20.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2% Black 2%
• Common ancestry: Romanian 12% Slovak 3% Lithuanian 2%
• Languages at home: 99% English-only · Russian/Polish/Slavic 1%

Political lean MEDSL · Fannin

• 2024 margin: Solid R (+64.8) · D 17.4% · R 82.2%
• 2008→2024 swing: -15.7pp toward R · 2008: -49.1pp · 2024: -64.8pp
• All cycles: 2024: R+64.8 2020: R+64.6 2016: R+65.5 2012: R+58.2 2008: R+49.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.84%
• Current HPI: 348.9701
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-30 Listed $374,900 GAMLS
• 2026-05-13 Listed $374,900 NEGBOR