201 203 Remsdale St · Toccoa, GA 30577

$250,000

2 bd · None ba · — sqft · MultiFamily · 109 Days on market

Built 1981 Fair condition 0.25 ac lot ↓ 6% since listing

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Why this score? — see what drove the C- 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 +15.2/30.0
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• Livability +3.4/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

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

Income-producing opportunity in Toccoa with multiple potential revenue streams! This versatile property features two residential units plus a detached garage/workshop with additional rental possibilities. The larger apartment has recently been refreshed and is currently vacant, ready for a new tenant or owner occupant. Estimated rental income is approximately $1,350/month and includes laundry hookup in the closet. The studio apartment is currently rented for $900/month including utilities. A major bonus is the 24x30 detached two-car garage/workshop featuring two roll-up doors, pedestrian entry door, and full bathroom. This space could rent in its current condition for approximately $600/month or offers future conversion potential for additional studio apartments or living space. Two separate water meters are already in place at the garage, with one currently active. Recent updates include conversion from central HVAC to cost-efficient window A/C units and gas wall heaters. Total utility expenses for the entire property typically average $200-$300/month. Seller currently pays approximately $900 annually for insurance. Projected income potential: * Larger Apartment: approx. $1,350/month * Studio Apartment: $900/month (occupied) * Garage/Workshop: approx. $600/month Potential gross monthly income of approximately $2,800/month. Excellent opportunity for investors or owner-occupants seeking additional income and future expansion possibilities.

Key facts

• Full bathroom
• Studio apartment
• Two car garage

Tags

• STUDIO APARTMENT
• TWO CAR GARAGE
• FULL BATHROOM
• COST EFFICIENT CLIMATE CONTROL
• POTENTIAL FOR EXPANSION

What this means for you Summary

Snapshot

• This is a 2-bed/?-bath multifamily listed at $250k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $88 ($1k/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 $230k (8.1% below list).
• Recommended offer: $228k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 3.4% in Toccoa — 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 68/100 on livability (#131 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Stephens County (rural): math 34% / reading 34% proficiency, ranked #74 of 174 in GA (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Liberty Elementary School (567 students, 75% FRL); Stephens County Middle School (math 29% / reading 31%, grade F, #243 of 470 statewide, top 53%, 860 students, 75% FRL); Stephens County High School (math 18% / reading 34%, grade F, #175 of 424 statewide, top 42%, 1,142 students, 46% FRL).
• Market conditions: 230 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 52 units permitted in Stephens County in 2024 (0 in 5+ unit buildings).
• At $2,298/mo this rent would consume 51% of the median local household income ($54k/yr) (locally 594% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $17k of equity ($2k loan paydown + $16k appreciation (6.2% local appreciation)).
• Stephens County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.2% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($228k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $227,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 0.92% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.50%
• DSCR: 1.07
• GRM: 9.1

CMA / ARV

No comps found within radius.

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 & 303 W Doyle St	0.38mi	2/1.0	—	24mo	$210,000	—	50

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

Projected returns pro-forma

6.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.2%
• Equity multiple: 2.17×
• Total profit: $81,591
• Equity at exit: $161,191

10-year hold

• IRR: 16.9%
• Equity multiple: 4.35×
• Total profit: $234,740
• Equity at exit: $295,855

Cash invested: $70,000 (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 30577

• Home prices YoY: 2.0%
• Active inventory: 230
• Price-to-rent: 16.6×

Monthly cashflow live

• Estimated rent: $2,298 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $88

Break-even live

Break-even rent $2,187

Max offer price $250,000

Occupancy floor 91%

Sensitivity live

Price	-10% $260	-5% $174	+0% $88	+5% $1	+10% $-85
Rent	-10% $-94	-5% $-3	+0% $88	+5% $178	+10% $269
Rate	-1.0pp $214	-0.5pp $151	base $88	+0.5pp $23	+1.0pp $-43

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,251
1× unit	1	1	$1,046
Total (2 units)			$2,298

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
161 S Pine St Toccoa, GA	3.0	1.0	1110	$1,195	$1.08	45d	1	0.65mi
115 Forest Ave Toccoa, GA	2.0	2.0	1000	$1,300	$1.30	25d	1	1.01mi
16 Andrews Ct Unit 101 Toccoa, GA	1.0	1.0	835	$950	$1.14	21d	1	1.23mi
37 Andrews Ct Unit 103 Toccoa, GA	1.0	1.0	825	$795	$0.96	25d	1	1.25mi
44 Andrews Ct Unit 103 Toccoa, GA	1.0	1.0	835	$895	$1.07	5d	1	1.27mi
68 Hayes St Toccoa, GA	3.0	2.0	1927	$2,000	$1.04	45d	1	1.32mi

Listing history 20 events

1. 2026-06-22
   days on market $250,000 Active 109 DOM
2. 2026-06-21
   days on market $250,000 Active 108 DOM
3. 2026-06-19
   days on market $250,000 Active 106 DOM
4. 2026-06-18
   days on market $250,000 Active 105 DOM
5. 2026-06-17
   days on market $250,000 Active 104 DOM
6. 2026-06-16
   days on market $250,000 Active 103 DOM
7. 2026-06-15
   days on market $250,000 Active 102 DOM
8. 2026-06-14
   days on market $250,000 Active 100 DOM
9. 2026-06-12
   days on market $250,000 Active 99 DOM
10. 2026-06-09
    days on market $250,000 Active 96 DOM
11. 2026-06-08
    days on market $250,000 Active 95 DOM
12. 2026-06-07
    days on market $250,000 Active 94 DOM
13. 2026-06-07
    days on market $250,000 Active 93 DOM
14. 2026-06-03
    days on market $250,000 Active 90 DOM
15. 2026-06-02
    days on market $250,000 Active 89 DOM
16. 2026-06-01
    days on market $250,000 Active 88 DOM
17. 2026-05-31
    days on market $250,000 Active 87 DOM
18. 2026-05-31
    days on market $250,000 Active 86 DOM
19. 2026-04-15
    price $250,000 1484-char remark

    Show marketing remark (1484 chars)

    Income-producing opportunity in Toccoa with multiple potential revenue streams! This versatile property features two residential units plus a detached garage/workshop with additional rental possibilities. The larger apartment has recently been refreshed and is currently vacant, ready for a new tenant or owner occupant. Estimated rental income is approximately $1,350/month and includes laundry hookup in the closet. The studio apartment is currently rented for $900/month including utilities. A major bonus is the 24x30 detached two-car garage/workshop featuring two roll-up doors, pedestrian entry door, and full bathroom. This space could rent in its current condition for approximately $600/month or offers future conversion potential for additional studio apartments or living space. Two separate water meters are already in place at the garage, with one currently active. Recent updates include conversion from central HVAC to cost-efficient window A/C units and gas wall heaters. Total utility expenses for the entire property typically average $200-$300/month. Seller currently pays approximately $900 annually for insurance. Projected income potential: * Larger Apartment: approx. $1,350/month * Studio Apartment: $900/month (occupied) * Garage/Workshop: approx. $600/month Potential gross monthly income of approximately $2,800/month. Excellent opportunity for investors or owner-occupants seeking additional income and future expansion possibilities.

20. 2026-02-27
    listed $267,000 New 1484-char remark

    Show marketing remark (1484 chars)

    Income-producing opportunity in Toccoa with multiple potential revenue streams! This versatile property features two residential units plus a detached garage/workshop with additional rental possibilities. The larger apartment has recently been refreshed and is currently vacant, ready for a new tenant or owner occupant. Estimated rental income is approximately $1,350/month and includes laundry hookup in the closet. The studio apartment is currently rented for $900/month including utilities. A major bonus is the 24x30 detached two-car garage/workshop featuring two roll-up doors, pedestrian entry door, and full bathroom. This space could rent in its current condition for approximately $600/month or offers future conversion potential for additional studio apartments or living space. Two separate water meters are already in place at the garage, with one currently active. Recent updates include conversion from central HVAC to cost-efficient window A/C units and gas wall heaters. Total utility expenses for the entire property typically average $200-$300/month. Seller currently pays approximately $900 annually for insurance. Projected income potential: * Larger Apartment: approx. $1,350/month * Studio Apartment: $900/month (occupied) * Garage/Workshop: approx. $600/month Potential gross monthly income of approximately $2,800/month. Excellent opportunity for investors or owner-occupants seeking additional income and future expansion possibilities.

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,576
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,206
• − Management: −$2,206
• − Depreciation: −$7,273
• Taxable loss: −$3,113
• Est. tax savings @ 24.0%: +$747
• After-tax cash flow: $1,800/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This property offers a moderate renovation opportunity with potential for significant value increase through updates to kitchen, bathroom, exterior, and flooring.

Repairs flagged

• Minor kitchen cabinets — dated and could be replaced
• Minor bathroom fixtures — basic and could be updated
• Minor exterior siding — some discoloration

Value-add opportunities

• Both update kitchen cabinets and appliances — modernizing kitchen would appeal to both buyers and renters
• Both update bathroom fixtures and tile — modernizing bathroom would appeal to both buyers and renters
• Both paint exterior siding — fresh paint would improve curb appeal and value
• Both replace carpeting — new flooring would improve living space and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and could be replaced	Minor	$500–3,000
bathroom fixtures · basic and could be updated	Minor	$500–3,000
exterior siding · some discoloration	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both update kitchen cabinets and appliances — modernizing kitchen would appeal to both buyers and renters ↑
• Both update bathroom fixtures and tile — modernizing bathroom would appeal to both buyers and renters ↑
• Both paint exterior siding — fresh paint would improve curb appeal and value ↑
• Both replace carpeting — new flooring would improve living space and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Stephens County
• NCES district ID: 1304560
• Math proficiency: 34% ▼ -6.00%
• Reading proficiency: 34% ▼ -4.00%
• Median HH income: $38,416
• Composite: 28.42/100
• National rank: #6759
• State rank: #74 of 174 in GA

Livability — Toccoa

• Score: 68/100
• State rank: #131
• US rank: #9152

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Toccoa, GA
• County: Stephens County · 22,964 people
• City population: 22,964
• Metro: Toccoa, GA
• Population (ZIP): 22,964
• Household income: $53,818
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 594.0

Population outlook (Stephens County) Hauer SSP2

• Today (2025): 23,797 people
• By 2030: 22,785 · -4.3%
• By 2040: 20,653 · -13.2%
• By 2050: 18,745 · -21.2%
• By 2075: 14,780 · -37.9%
• By 2100: 11,079 · -53.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 12% Hispanic / Latino 4% Two or more races 4% Asian 1%
• Common ancestry: Serbian 2% Slovak 2% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Stephens

• 2024 margin: Solid R (+62.8) · D 18.4% · R 81.2%
• 2008→2024 swing: -15.4pp toward R · 2008: -47.4pp · 2024: -62.8pp
• All cycles: 2024: R+62.8 2020: R+58.7 2016: R+59.9 2012: R+53.7 2008: R+47.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.25%
• Current HPI: 320.5275
• Rent YoY: —
• Metro: Toccoa, GA
• 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

-6.4% since first listed

2 events — show timeline

• 2026-04-15 Price Changed $250,000 GAMLS
• 2026-02-27 Listed $267,000 GAMLS