7581 Old Hwy 76 · Morganton, GA 30560

$339,000

3 bd · 2.0 ba · 1,760 sqft · SingleFamily public records · 31 Days on market

Built 1971 0.42 ac lot

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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 +20.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• Schools +3.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located just across from the public boat ramp and less than 10 minutes from Downtown Blue Ridge, this well-maintained split-level brick home offers a rare opportunity to enjoy the Lake Blue Ridge lifestyle with flexibility, convenience, and room to make it your own - all without HOA fees or restrictions! Inside, the home offers a comfortable, functional layout with the main living spaces centered on the main level, where the kitchen, dining, and living areas come together for everyday living and gathering. Quartz countertops bring a polished touch to the kitchen while maintaining the home's warm, inviting character. Upstairs, two bedrooms and a shared bath provide comfortable accommodations, while the lower level expands the possibilities with an additional bedroom, laundry area, and a flexible living space currently used as a den - ideal for a second living room, game room, office, or guest overflow. Outdoor living adds even more versatility, with a cozy back deck ready for grilling, morning coffee, or relaxing after a day on the lake. A gazebo creates another inviting outdoor gathering spot, while the gently sloping yard offers a mix of open space and mature trees. One of the standout features is the detached tiny home, complete with electricity, finished interior space, and its own small porch - offering incredible flexibility for hobbies, a creative studio, office, game room, or additional guest overflow. Whether you're looking for a full-time home, weekend getaway, or short-term rental opportunity, the location alone is hard to beat with public Lake Blue Ridge access directly across the street and Downtown Blue Ridge just minutes away. A solid, well-cared-for property with room to personalize and enjoy for years to come!

Key facts

• Detached tiny home
• Public boat ramp
• No hoa fees

Tags

• PUBLIC BOAT RAMP
• NO HOA FEES
• SPLIT-LEVEL BRICK HOME
• COZY BACK DECK
• DETACHED TINY HOME
• FINISHED INTERIOR SPACE

Property features AI

Finance

• Other: Lot size about 0.42 acre; Public records used for area measurements
• HOA & community: No HOA

Exterior

• Parking: Carport
• Utilities: Public water; Septic tank; High-speed internet available
• Home design: Single-family residence (house); Multi/split levels (three or more); Built in 1971
• Construction: Brick and vinyl siding exterior; Metal roof; Property is a resale
• Exterior features: Deck; Partially wooded lot; Level to sloped terrain; Guest house on the property

Interior

• Kitchen: Dishwasher; Refrigerator; Breakfast area
• Bedrooms: 3 bedrooms total (1 located on the lower level)
• Flooring: Carpet; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Split foyer with an entrance foyer; Finished full basement; Bonus room, den, foyer and office; Dining room and living room combo; Kitchen breakfast area
• Laundry & utility: Washer and dryer included; Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $339k.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $339k).
• Recommended offer: $329k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 2.7% 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: East Fannin Elementary School (math 42% / reading 32%, grade F, #485 of 1,228 statewide, top 41%, 415 students, 63% FRL).
• Market conditions: 306 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

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($329k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y 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 $152k; list at $339k implies a 122% gain — meaningful room to come down on a strong offer.

Recommended offer $328,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.03% ✓
• Cap rate: 7.79%
• Cash-on-cash: 5.34%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -8.0%
• Equity multiple: 0.71×
• Total profit: $-27,987
• Equity at exit: $50,546

10-year hold

• IRR: 1.6%
• Equity multiple: 1.11×
• Total profit: $10,474
• Equity at exit: $29,311

Cash invested: $94,920 (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 30560

• Home prices YoY: -9.6%
• Active inventory: 306
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $3,500 medium
• Mortgage (P&I): −$1,778
• Tax est. 1.5%: −$424 /mo · $5,085/yr
• Insurance: −$141
• HOA: −$0
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $422

Break-even live

Break-even rent $2,966

Max offer price $339,000

Occupancy floor 83%

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: $84,750
• Closing costs: $10,170
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
360 Prince Dr Morganton, GA	4.0	3.0	2400	$3,500	$1.46	43d	1	1.15mi

Listing history 21 events

1. 2026-06-18
   days on market $339,000 Active 31 DOM
2. 2026-06-17
   days on market $339,000 Active 30 DOM
3. 2026-06-16
   days on market $339,000 Active 29 DOM
4. 2026-06-15
   statusdays on market $339,000 Active 28 DOM
5. 2026-06-14
   days on market $339,000 Price Change 26 DOM
6. 2026-06-13
   pricestatusdays on market $339,000 Price Change 25 DOM
7. 2026-06-10
   days on market $349,000 Active 23 DOM
8. 2026-06-09
   days on market $349,000 Active 22 DOM
9. 2026-06-08
   days on market $349,000 Active 21 DOM
10. 2026-06-07
    days on market $349,000 Active 20 DOM
11. 2026-06-05
    days on market $349,000 Active 17 DOM
12. 2026-06-03
    days on market $349,000 Active 16 DOM
13. 2026-06-02
    days on market $349,000 Active 15 DOM
14. 2026-06-01
    statusdays on market $349,000 Active 14 DOM
15. 2026-05-31
    days on market $349,000 New 13 DOM
16. 2026-05-31
    days on market $349,000 New 12 DOM
17. 2026-05-18
    listed $349,000 Active 1755-char remark

    Show marketing remark (1755 chars)

    Located just across from the public boat ramp and less than 10 minutes from Downtown Blue Ridge, this well-maintained split-level brick home offers a rare opportunity to enjoy the Lake Blue Ridge lifestyle with flexibility, convenience, and room to make it your own - all without HOA fees or restrictions! Inside, the home offers a comfortable, functional layout with the main living spaces centered on the main level, where the kitchen, dining, and living areas come together for everyday living and gathering. Quartz countertops bring a polished touch to the kitchen while maintaining the home's warm, inviting character. Upstairs, two bedrooms and a shared bath provide comfortable accommodations, while the lower level expands the possibilities with an additional bedroom, laundry area, and a flexible living space currently used as a den - ideal for a second living room, game room, office, or guest overflow. Outdoor living adds even more versatility, with a cozy back deck ready for grilling, morning coffee, or relaxing after a day on the lake. A gazebo creates another inviting outdoor gathering spot, while the gently sloping yard offers a mix of open space and mature trees. One of the standout features is the detached tiny home, complete with electricity, finished interior space, and its own small porch - offering incredible flexibility for hobbies, a creative studio, office, game room, or additional guest overflow. Whether you're looking for a full-time home, weekend getaway, or short-term rental opportunity, the location alone is hard to beat with public Lake Blue Ridge access directly across the street and Downtown Blue Ridge just minutes away. A solid, well-cared-for property with room to personalize and enjoy for years to come!

18. 2026-04-13
    listed $349,000 New
19. 2005-10-11
    soldstatus $152,500
20. 2005-10-06
    soldstatus $152,500 218-char remark

    Show marketing remark (218 chars)

    Older 4 bedroom/2 bath brick home, very well constructed and maintained, easy access to Lake Blue Ridge and city of Blue Ridge. With expansions on Blue Ridge Lake, this property could be excellent commercial potential.

21. 2005-07-01
    listed $165,000 218-char remark

    Show marketing remark (218 chars)

    Older 4 bedroom/2 bath brick home, very well constructed and maintained, easy access to Lake Blue Ridge and city of Blue Ridge. With expansions on Blue Ridge Lake, this property could be excellent commercial potential.

ⓘ 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 4/10 Moderate 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $42,000
• − Mortgage interest: −$18,989
• − Property taxes: −$5,085
• − Insurance: −$1,695
• − Repairs & maintenance: −$3,360
• − Management: −$3,360
• − Depreciation: −$9,862
• Taxable loss: −$351
• Est. tax savings @ 24.0%: +$84
• After-tax cash flow: $5,151/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): 4,194

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 (91%)
• Race & ethnicity: White 91% Two or more races 5% Black 3% Hispanic / Latino 2%
• Common ancestry: Slovak 4% Scottish 3% Lithuanian 3%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -33.58%
• Current HPI: 316.822
• 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

+111.5% since first listed

5 events — show timeline

• 2026-05-18 Listed $349,000 NEGBOR
• 2026-04-13 Listed $349,000 GAMLS
• 2005-10-11 Sold (Public Records) $152,500 Public Records
• 2005-10-06 Sold (MLS) $152,500 NEGBOR
• 2005-07-01 Listed $165,000 NEGBOR

Property tax history

-8.9%/yr

Latest (2025): $285 · -1.0% YoY. Source: county tax records.