33 Big Tree Rd · Suches, GA 30572

$379,000

2 bd · 2.0 ba · 1,284 sqft · SingleFamily public records · 55 Days on market

Built 2002 1.61 ac lot $295/sqft · 18% below area Est $461k · 18% 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 +6.5/30.0
• Appreciation +6.4/10.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.8/10.0
• 1% rule +0.4/10.0

Listing remarks

Tucked into the quiet beauty of North Georgia, this 1.6 acre parcel lays just about as right as land can lay, level, usable, and thoughtfully landscaped into a true park like setting that welcomes you the moment you turn in. The concrete drive leads you home under a covered two car carport. Wide and inviting front porch stretches across the front, made for morning coffee, evening conversations, and taking in the kind of peace folks come to the mountains searching for. Step inside and you'll find a home that feels solid, warm, and well crafted. Hardwood floors run underfoot, while soaring pine walls and ceilings bring that true mountain character without overdoing it. The great room centers

Key facts

• Wide front porch
• One level living
• Hardwood floors

Tags

• 1.6 ACRE PARCEL
• COVERED TWO CAR CARPORT
• WIDE FRONT PORCH
• HARDWOOD FLOORS
• RIVER STONE FIREPLACE
• ONE LEVEL LIVING

Property features AI

Finance

• Other: Located in the Big Tree subdivision
• HOA & community: Association fees billed annually

Exterior

• Parking: Carport; Driveway; Gravel parking; Open parking available
• Utilities: Community water and well; Septic tank
• Home design: One-story residential home; Built in 2002; Frame construction with wood siding and stone accents; Metal roof
• Construction: Built in 2002; Frame construction; Wood siding; Stone accents; Metal roof; Crawl space foundation
• Exterior features: Insulated windows with screens; Covered front porch; Private yard; Level topography; County road frontage on a paved road; Has a view

Interior

• Kitchen: Refrigerator; Range; Microwave; Dishwasher
• Bedrooms: Master bedroom on the main level; Two bedrooms on the main level
• Flooring: Wood flooring; Tile; Laminate
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Cathedral ceilings; Wood accents; Gas log fireplace (1)
• Laundry & utility: Washer and dryer included; Laundry on the main level; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $379k.

Deal economics

• At list price, monthly cash flow is $-640 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (29.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (45.7% below list).
• Recommended offer: $206k (45.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: East Fannin Elementary School (math 42% / reading 32%, grade F, #485 of 1,228 statewide, top 41%, 415 students, 63% 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; 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 55 days — a 3% lower offer ($368k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $122k; list at $379k implies a 210% gain — meaningful room to come down on a strong offer.

Recommended offer $205,934 (45.7% 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 55 days. Have you received any prior offers? Is the seller open to a 46% concession, seller financing, or rate buy-down credit?
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 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: 0.54% ✗
• Cap rate: 4.27%
• Cash-on-cash: -7.24%
• DSCR: 0.68
• GRM: 15.3

CMA / ARV

• ARV (median comp): $460,861
• List price: $379,000
• Delta: -17.76%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
133 Hemlock Dr	0.50mi	2/2.0	1,260 (-2%)	8mo	$524,500	$416	68

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $1,596
• Equity at exit: $167,106

10-year hold

• IRR: 4.2%
• Equity multiple: 1.63×
• Total profit: $66,504
• Equity at exit: $254,987

Cash invested: $106,120 (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: 15.3×

Monthly cashflow live

• Estimated rent: $2,059 medium
• Mortgage (P&I): −$1,988
• Tax from tax record: −$121 /mo · $1,458/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-640

Break-even live

Break-even rent $2,870

Max offer price $265,934

Occupancy floor —

Sensitivity live

Price	-10% $-425	-5% $-533	+0% $-640	+5% $-747	+10% $-855
Rent	-10% $-803	-5% $-721	+0% $-640	+5% $-559	+10% $-477
Rate	-1.0pp $-449	-0.5pp $-544	base $-640	+0.5pp $-738	+1.0pp $-838

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: $94,750
• Closing costs: $11,370
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $379,000 Active 55 DOM
2. 2026-06-18
   days on market $379,000 Active 52 DOM
3. 2026-06-17
   days on market $379,000 Active 51 DOM
4. 2026-06-16
   days on market $379,000 Active 50 DOM
5. 2026-06-15
   days on market $379,000 Active 49 DOM
6. 2026-06-14
   days on market $379,000 Active 47 DOM
7. 2026-06-13
   days on market $379,000 Active 46 DOM
8. 2026-06-10
   days on market $379,000 Active 44 DOM
9. 2026-06-09
   days on market $379,000 Active 43 DOM
10. 2026-06-08
    days on market $379,000 Active 42 DOM
11. 2026-06-07
    days on market $379,000 Active 41 DOM
12. 2026-06-05
    days on market $379,000 Active 38 DOM
13. 2026-06-03
    days on market $379,000 Active 37 DOM
14. 2026-06-02
    days on market $379,000 Active 36 DOM
15. 2026-06-01
    days on market $379,000 Active 35 DOM
16. 2026-05-31
    days on market $379,000 Active 34 DOM
17. 2026-05-31
    days on market $379,000 Active 33 DOM
18. 2026-04-27
    listed $379,000 Active 1766-char remark
19. 2015-05-15
    soldstatus $122,247

ⓘ 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: $1,458 · $121/mo
• Projected year-2 tax: $3,487 · $291/mo
• Expected delta: +$2,029/yr (+$169/mo · 139.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥97°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,712
• − Mortgage interest: −$21,230
• − Property taxes: −$1,458
• − Insurance: −$1,895
• − Repairs & maintenance: −$1,977
• − Management: −$1,977
• − Depreciation: −$11,025
• Taxable loss: −$14,850
• Est. tax savings @ 24.0%: +$3,564
• After-tax cash flow: $-4,116/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 — Suches

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

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

+210.0% since first listed

2 events — show timeline

• 2026-04-27 Listed $379,000 NEGBOR
• 2015-05-15 Sold (Public Records) $122,247 Public Records

Property tax history

+7.8%/yr

Latest (2025): $1,458 · -1.0% YoY. Source: county tax records.