53 Hollow Hill Spur · Blairsville, GA 30512

$239,200

3 bd · 2.0 ba · 2,066 sqft · SingleFamily public records · 55 Days on market

Built 1997 0.94 ac lot $116/sqft · 43% below area Est $418k · 43% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Livability +3.6/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large one story home with attached two car garage. Home has an inground pool in the back of the house. Subject needs some TLC but good bones to work with and lots of space. Lot is rolling with concrete driveway.

Key facts

• Rolling lot
• Inground pool
• Concrete driveway

Tags

• INGROUND POOL
• ATTACHED TWO CAR GARAGE
• ROLLING LOT
• CONCRETE DRIVEWAY

Property features AI

Exterior

• Parking: Attached parking for 2 vehicles
• Utilities: Public water available; Septic tank; Electric service (110 volts); Electricity available; Water available
• Home design: One level; Resale property; Other ownership
• Construction: Vinyl siding; Composition roof; Pillar/post/pier foundation; Built with crawl space
• Exterior features: Patio; In-ground pool; Asphalt road frontage; City street access

Interior

• Kitchen: Dishwasher; Electric oven; Microwave; Stained cabinets
• Bedrooms: Master on main; 4 main level bedrooms
• Flooring: Laminate
• Bathrooms: 3 full bathrooms; Master bathroom with separate tub and shower
• Heating & cooling: Central heat; Central air
• Interior features: Double vanity; Gas log fireplace (1); No common walls; Crawl space basement
• Laundry & utility: Laundry room; Mud room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $239k).
• Recommended offer: $232k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 2.6% in Blairsville — 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 72/100 on livability (#73 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: housing C-, amenities D, commute F.
• Union County (rural): math 37% / reading 42% proficiency, ranked #48 of 174 in GA (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Union County Primary School (776 students, 57% FRL); Union County Middle School (math 37% / reading 44%, grade F, #140 of 470 statewide, top 30%, 679 students, 44% FRL); Union County High School (math 52% / reading 47%, grade D, #30 of 424 statewide, top 7%, 887 students, 42% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: 789 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 281 units permitted in Union 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 $7k of value loss. Plan a longer hold.
• Union County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $67k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $21k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $88k; list at $239k implies a 173% gain — meaningful room to come down on a strong offer.

Recommended offer $232,024 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.38% ✓
• Cap rate: 12.03%
• Cash-on-cash: 20.50%
• DSCR: 1.91
• GRM: 6.0

CMA / ARV

• ARV (median comp): $417,620
• List price: $239,200
• Delta: -42.72%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 12.8%
• Equity multiple: 1.51×
• Total profit: $34,050
• Equity at exit: $35,665

10-year hold

• IRR: 21.6%
• Equity multiple: 2.84×
• Total profit: $123,219
• Equity at exit: $20,682

Cash invested: $66,976 (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 30512

• Home prices YoY: -12.8%
• Active inventory: 789
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $3,300 medium
• Mortgage (P&I): −$1,254
• Tax from tax record: −$109 /mo · $1,304/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$693
• Net cashflow: $1,144

Break-even live

Break-even rent $1,852

Max offer price $239,200

Occupancy floor 60%

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: $59,800
• Closing costs: $7,176
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
274 Henson Rd Blairsville, GA	3.0	3.0	2212	$3,300	$1.49	43d	1	1.15mi

Listing history 19 events

1. 2026-06-18
   days on market $239,200 Active 55 DOM
2. 2026-06-17
   days on market $239,200 Active 54 DOM
3. 2026-06-16
   days on market $239,200 Active 53 DOM
4. 2026-06-15
   days on market $239,200 Active 52 DOM
5. 2026-06-14
   days on market $239,200 Active 50 DOM
6. 2026-06-10
   days on market $239,200 Active 47 DOM
7. 2026-06-09
   days on market $239,200 Active 46 DOM
8. 2026-06-08
   days on market $239,200 Active 45 DOM
9. 2026-06-07
   pricedays on market $239,200 Active 44 DOM
10. 2026-06-03
    days on market $260,000 Active 40 DOM

    Show marketing remark (211 chars)

    Large one story home with attached two car garage. Home has an inground pool in the back of the house. Subject needs some TLC but good bones to work with and lots of space. Lot is rolling with concrete driveway.

11. 2026-06-02
    days on market $260,000 Active 39 DOM
12. 2026-06-01
    days on market $260,000 Active 38 DOM
13. 2026-05-31
    days on market $260,000 Active 37 DOM
14. 2026-05-31
    days on market $260,000 Active 36 DOM
15. 2026-04-23
    listed $260,000 New 211-char remark

    Show marketing remark (211 chars)

    Large one story home with attached two car garage. Home has an inground pool in the back of the house. Subject needs some TLC but good bones to work with and lots of space. Lot is rolling with concrete driveway.

16. 2026-04-23
    listed $260,000 Active 211-char remark

    Show marketing remark (211 chars)

    Large one story home with attached two car garage. Home has an inground pool in the back of the house. Subject needs some TLC but good bones to work with and lots of space. Lot is rolling with concrete driveway.

17. 2026-04-23
    listed $260,000 Active

    Show marketing remark (211 chars)

    Large one story home with attached two car garage. Home has an inground pool in the back of the house. Subject needs some TLC but good bones to work with and lots of space. Lot is rolling with concrete driveway.

18. 2003-10-21
    soldstatus $87,500
19. 1998-03-26
    soldstatus $64,900

ⓘ 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: $1,304 · $109/mo
• Projected year-2 tax: $2,201 · $183/mo
• Expected delta: +$896/yr (+$75/mo · 68.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,600
• − Mortgage interest: −$13,399
• − Property taxes: −$1,304
• − Insurance: −$1,196
• − Repairs & maintenance: −$3,168
• − Management: −$3,168
• − Depreciation: −$6,959
• Taxable income: $10,406
• Est. tax owed @ 24.0%: −$2,497
• After-tax cash flow: $11,233/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: Union County
• NCES district ID: 1305250
• Math proficiency: 37% ▼ -19.00%
• Reading proficiency: 42% ▼ -12.00%
• Median HH income: $41,487
• Composite: 33.25/100
• National rank: #5514
• State rank: #48 of 174 in GA

Livability — Blairsville

• Score: 72/100
• State rank: #73
• US rank: #6374

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 24,226

Population outlook (Union County) Hauer SSP2

• Today (2025): 23,917 people
• By 2030: 24,582 · +2.8%
• By 2040: 25,370 · +6.1%
• By 2050: 25,697 · +7.4%
• By 2075: 26,629 · +11.3%
• By 2100: 26,162 · +9.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Slovak 4% Serbian 4% Iranian 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Union

• 2024 margin: Solid R (+62.5) · D 18.5% · R 81.0%
• 2008→2024 swing: -10.5pp toward R · 2008: -52.0pp · 2024: -62.5pp
• All cycles: 2024: R+62.5 2020: R+63.3 2016: R+65.5 2012: R+59.9 2008: R+52.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.27%
• Current HPI: 362.7971
• 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

+268.6% since first listed

8 events — show timeline

• 2026-06-04 Price Changed $239,200 FMLS
• 2026-06-04 Price Changed $239,200 GAMLS
• 2026-06-03 Price Changed $239,200 NEGBOR
• 2026-04-23 Listed $260,000 NEGBOR
• 2026-04-23 Listed $260,000 FMLS
• 2026-04-23 Listed $260,000 GAMLS
• 2003-10-21 Sold (Public Records) $87,500 Public Records
• 1998-03-26 Sold (Public Records) $64,900 Public Records

Property tax history

+1.4%/yr

Latest (2025): $1,304 · -5.3% YoY. Source: county tax records.