327 Brucken Strasse #305 · Helen, GA 30545

$459,500

2 bd · 2.5 ba · 2,060 sqft · Condo public records · 22 Days on market

Built 1986 $250/mo HOA · 7% of rent

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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 +11.2/30.0
• ARV discount +7.5/15.0
• Appreciation +4.9/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• DSCR +3.3/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beautiful condo in downtown Helen with year-round mountain view of Mt Yonah. This condo has three floors offering 3 bedrooms, 3 1/2 bathrooms. Interior features include hardwood floors, granite countertops, stainless steel appliances, and stone fireplace. This condo is currently on a vacation rental program with good income producing rental history. The condo has been SOLD at LIST.

Key facts

• Custom cabinetry
• Private back deck
• Stone fireplace

Tags

• PRIVATE BACK DECK
• OPEN KITCHEN
• GRANITE COUNTERTOPS
• CUSTOM CABINETRY
• STAINLESS STEEL APPLIANCES
• STONE FIREPLACE

Property features AI

Finance

• Other: Located in the Wilder Forest subdivision; Unit 305
• HOA & community: Association present; annual fee covers structure and grounds maintenance, private roads, and trash; initiation fee applies

Exterior

• Parking: Assigned parking (2 spaces)
• Utilities: Public water; Public sewer; Electricity available; High speed internet available; Sewer connected; Water available
• Home design: Residential condominium; House structure; Three or more levels; Built in 1986; Resale property
• Construction: Stucco and wood siding exterior; Composition roof; Daylight finished basement (below grade finished area)
• Exterior features: Deck and patio; Gas grill; Has a view

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: 3 bedrooms plus 1 lower-level bedroom
• Flooring: Carpet; Hardwood; Laminate; Tile
• Bathrooms: 3 full bathrooms and 1 half bathroom; One full bathroom located on lower level
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans; Thermostat (energy efficient)
• Interior features: Double vanity; Separate shower; Finished daylight basement with interior and exterior entry; Family room with gas log fireplace and gas starter; No one above (single-level above)
• Laundry & utility: Washer and dryer included; Laundry located in basement; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $460k.

Deal economics

• At list price, monthly cash flow is $-242 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $417k (9.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $350k (23.8% below list).
• Recommended offer: $350k (23.8% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 2.9% in Helen — 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 79/100 on livability (#15 in GA, #2,076 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: schools D-, commute F.
• White County (rural): math 43% / reading 42% proficiency, ranked #35 of 174 in GA (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 65 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 180 units permitted in White County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($3k loan paydown + $-1k appreciation (-0.2% local appreciation)).
• White County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($453k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y 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 $388k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $350,000 (23.8% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.76% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.64%
• DSCR: 0.93
• GRM: 10.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.8%
• Equity multiple: 0.73×
• Total profit: $-34,203
• Equity at exit: $127,801

10-year hold

• IRR: 0.3%
• Equity multiple: 1.04×
• Total profit: $4,527
• Equity at exit: $149,203

Cash invested: $128,660 (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 30545

• Home prices YoY: -0.1%
• Active inventory: 65
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $3,500 medium
• Mortgage (P&I): −$2,410
• Tax from tax record: −$90 /mo · $1,075/yr
• Insurance: −$191
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$250
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $-242

Break-even live

Break-even rent $3,807

Max offer price $416,720

Occupancy floor —

Sensitivity live

Price	-10% $18	-5% $-112	+0% $-242	+5% $-372	+10% $-502
Rent	-10% $-519	-5% $-380	+0% $-242	+5% $-104	+10% $34
Rate	-1.0pp $-11	-0.5pp $-125	base $-242	+0.5pp $-361	+1.0pp $-482

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: $114,875
• Closing costs: $13,785
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
373 Dach Bruecke Gasse Helen, GA	3.0	4.0	2489	$3,500	$1.41	22d	1	0.86mi

HOA detail condo

• Monthly dues: $250 · $3,000/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $459,500 Active 22 DOM
2. 2026-06-17
   days on market $459,500 Active 21 DOM
3. 2026-06-16
   days on market $459,500 Active 20 DOM
4. 2026-06-15
   days on market $459,500 Active 19 DOM
5. 2026-06-14
   days on market $459,500 Active 17 DOM
6. 2026-06-10
   statusdays on market $459,500 Active 14 DOM
7. 2026-06-09
   days on market $459,500 New 13 DOM
8. 2026-06-08
   days on market $459,500 New 12 DOM
9. 2026-06-07
   days on market $459,500 New 11 DOM
10. 2026-06-03
    days on market $459,500 New 7 DOM
11. 2026-06-02
    days on market $459,500 New 6 DOM
12. 2026-06-01
    days on market $459,500 New 5 DOM
13. 2026-05-31
    days on market $459,500 New 4 DOM
14. 2026-05-31
    days on market $459,500 New 3 DOM
15. 2026-05-24
    listed $459,500 New
16. 2026-03-31
    historical
17. 2026-03-16
    price $465,000
18. 2026-01-05
    listed $485,000 New
19. 2025-02-06
    soldstatus $387,500 Sold 384-char remark

    Show marketing remark (384 chars)

    Beautiful condo in downtown Helen with year-round mountain view of Mt Yonah. This condo has three floors offering 3 bedrooms, 3 1/2 bathrooms. Interior features include hardwood floors, granite countertops, stainless steel appliances, and stone fireplace. This condo is currently on a vacation rental program with good income producing rental history. The condo has been SOLD at LIST.

20. 2025-01-08
    historical 384-char remark

    Show marketing remark (384 chars)

    Beautiful condo in downtown Helen with year-round mountain view of Mt Yonah. This condo has three floors offering 3 bedrooms, 3 1/2 bathrooms. Interior features include hardwood floors, granite countertops, stainless steel appliances, and stone fireplace. This condo is currently on a vacation rental program with good income producing rental history. The condo has been SOLD at LIST.

21. 2025-01-05
    listed $395,000 384-char remark

    Show marketing remark (384 chars)

    Beautiful condo in downtown Helen with year-round mountain view of Mt Yonah. This condo has three floors offering 3 bedrooms, 3 1/2 bathrooms. Interior features include hardwood floors, granite countertops, stainless steel appliances, and stone fireplace. This condo is currently on a vacation rental program with good income producing rental history. The condo has been SOLD at LIST.

22. 2021-02-26
    soldstatus $230,000
23. 2017-07-10
    soldstatus $110,000
24. 2011-01-27
    soldstatus $45,000
25. 2010-12-10
    listed $49,000

ⓘ 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: $1,075 · $90/mo
• Projected year-2 tax: $4,227 · $352/mo
• Expected delta: +$3,152/yr (+$263/mo · 293.2%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,000
• − Mortgage interest: −$25,739
• − Property taxes: −$1,075
• − Insurance: −$3,095
• − Repairs & maintenance: −$3,360
• − Management: −$3,360
• − HOA: −$3,000
• − Depreciation: −$13,367
• Taxable loss: −$10,996
• Est. tax savings @ 24.0%: +$2,639
• After-tax cash flow: $-267/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: White County
• NCES district ID: 1305670
• Math proficiency: 43% ▼ -12.00%
• Reading proficiency: 42% ▼ -11.00%
• Median HH income: $41,998
• Composite: 35.81/100
• National rank: #4829
• State rank: #35 of 174 in GA

Livability — Helen

• Score: 79/100
• State rank: #15
• US rank: #2076

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Helen, GA
• Population (ZIP): 841

Population outlook (White County) Hauer SSP2

• Today (2025): 30,911 people
• By 2030: 32,024 · +3.6%
• By 2040: 33,803 · +9.4%
• By 2050: 35,049 · +13.4%
• By 2075: 37,962 · +22.8%
• By 2100: 38,244 · +23.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Serbian 9% Polish 3% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Other Indo-European 1%

Political lean MEDSL · White

• 2024 margin: Solid R (+68.5) · D 15.5% · R 84.0%
• 2008→2024 swing: -10.0pp toward R · 2008: -58.5pp · 2024: -68.5pp
• All cycles: 2024: R+68.5 2020: R+66.2 2016: R+68.6 2012: R+66.6 2008: R+58.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.25%
• Current HPI: 232.4899
• 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

+837.8% since first listed

11 events — show timeline

• 2026-05-24 Listed $459,500 GAMLS
• 2026-03-31 Listing Removed — GAMLS
• 2026-03-16 Price Changed $465,000 GAMLS
• 2026-01-05 Listed $485,000 GAMLS
• 2025-02-06 Sold (MLS) $387,500 GAMLS
• 2025-01-08 Listing Removed — GAMLS
• 2025-01-05 Listed $395,000 GAMLS
• 2021-02-26 Sold (MLS) $230,000 GAMLS
• 2017-07-10 Sold (MLS) $110,000 GAMLS
• 2011-01-27 Sold (MLS) $45,000 FMLS
• 2010-12-10 Listed $49,000 FMLS

Property tax history

+7.8%/yr

Latest (2015): $1,075 · +7.8% YoY. Source: county tax records.