33 Big Tree Rd

Suches, GA 30572

$379,000D-

2 bd · 2.0 ba · 1,284 sqft · Built 2002 · SingleFamily · Active · 55 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $2,059/mo
• Mortgage (P&I): −$1,988
• Tax + insurance: −$279
• HOA: −$0
• Vac / Maint / Mgmt: −$432
• Net cashflow: $-640/mo
• Annual: $-7,680/yr
• Cap rate: 4.27%
• Cash-on-cash: -7.24%
• DSCR: 0.68
• 1% rule: 0.54%
• Cash to close: $106,120

Investor read

• This is a 2-bed/2.0-bath single-family listed at $379k.
• 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).
• It's been on market 55 days — a 3% lower offer ($368k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $206k (45.7% below list) — sets the bar for 1% rule.
• In year one you build about $13k of equity ($3k loan paydown + $11k appreciation (2.8% local appreciation)).
• 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).
• Current owner paid $122k; list at $379k implies a 210% gain — meaningful room to come down on a strong offer.
• By year 3, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Questions for listing agent

• 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?
• 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?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.