68 7th St · Ellijay, GA 30540

$107,000

1 bd · 1.5 ba · 440 sqft · SingleFamily · 44 Days on market

Built 2018 Poor condition 4,356 sqft lot $243/sqft · 14% below area Est $125k · 14% under $99/mo HOA · 9% of rent ↓ 17% 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 +16.6/30.0
• ARV discount +14.0/15.0
• 1% rule +5.7/10.0
• DSCR +5.1/10.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2009, 40 ft Mt Everest RV, this 2 bed 1.5 bath has it all! New laminate flooring throughout, Queen size temperpedic power bed, Frigidaire w/ icemaker, new microwave, water saving toilets, new sinks, blinds and fan in living room, 2 new swivel Lazy Boy Rockers w/ table, new dining for 2 table, Electric Magic washer and dryer in covered shed outside, 10X12 metal shed with electric, motion lights are electric and solar, Fire ring, BRAND NEW screen room w/ overhead fan, 12X24 deck overlooking woods new split rail wood fence, carport. See SPD for what stays and what goes.

Key facts

• Stocked fishing pond
• Workout center
• Game room

Tags

• COOSAWATTEE RIVER RESORT
• 3 POOLS
• WORKOUT CENTER
• GAME ROOM
• 18 HOLE MINIATURE GOLF
• STOCKED FISHING POND

Property features AI

Finance

• Other: Community amenities include tennis courts, pickleball, fitness center, playground
• HOA & community: Homeowners association with annual fee; Annual association fee applies

Exterior

• Parking: Driveway parking (gravel); Open parking available
• Security: Gated community
• Utilities: Public water; Septic tank; Cable available
• Home design: One-story RV/Park Model; Residential property (resale); Built in 2018; Level to sloping topography; Paved road frontage; Has a view
• Construction: Other construction materials; Roof: see remarks
• Exterior features: Patio; RV hookup; Community pool; Lake access; River access

Interior

• Kitchen: Refrigerator; Range; Microwave; Dishwasher
• Bedrooms: Master bedroom on the main level; One bedroom on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom; One partial bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Pantry; Ceiling fan(s); Storage; Fire pit
• Laundry & utility: Laundry on the main level; Gas water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath single-family listed at $107k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $64 ($766/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $107k).
• Recommended offer: $104k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 1.8% in Ellijay — 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 71/100 on livability (#85 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, schools D-, amenities F.
• Gilmer County (rural): math 39% / reading 36% proficiency, ranked #56 of 174 in GA (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 971 active listings in the ZIP; 176 units permitted in Gilmer County in 2024 (74 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $740 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Gilmer County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($104k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $33k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $103,790 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 1.07% ✓
• Cap rate: 7.01%
• Cash-on-cash: 2.56%
• DSCR: 1.11
• GRM: 7.8

CMA / ARV

• ARV (median comp): $125,000
• List price: $107,000
• Delta: -14.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32 7th St	0.05mi	1/1.0	400 (-9%)	8mo	$100,000	$250	74
252 6th St	0.11mi	1/1.0	400 (-9%)	14mo	$58,500	$146	66
252 6th St Unit C154	0.11mi	1/1.0	400 (-9%)	14mo	$58,500	$146	66
352 10th St	0.48mi	1/1.5	420 (-4%)	11mo	$155,000	$369	61
73 10th St	0.27mi	2/1.0 (+1)	400 (-9%)	8mo	$119,000	$298	58
183 14th St	0.35mi	2/1.0 (+1)	400 (-9%)	5mo	$125,000	$313	57
183 14th St Unit C367	0.35mi	2/1.0 (+1)	400 (-9%)	5mo	$125,000	$313	57
16 23rd St	0.39mi	1/1.0	408 (-7%)	13mo	$136,000	$333	57
151 25th St	0.56mi	1/1.0	400 (-9%)	2mo	$72,000	$180	55
152 33rd St	0.74mi	1/1.0	408 (-7%)	3mo	$157,000	$385	49
35 37th St	0.62mi	1/1.0	400 (-9%)	9mo	$50,000	$125	46
296 25th St	0.50mi	1/1.0	500 (+14%)	9mo	$67,000	$134	45

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

Projected returns pro-forma

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

5-year hold

• IRR: -12.2%
• Equity multiple: 0.56×
• Total profit: $-13,193
• Equity at exit: $15,954

10-year hold

• IRR: -2.9%
• Equity multiple: 0.80×
• Total profit: $-5,934
• Equity at exit: $9,251

Cash invested: $29,960 (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 30540

• Home prices YoY: -11.0%
• Active inventory: 971
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,142 medium
• Mortgage (P&I): −$561
• Tax est. 1.5%: −$134 /mo · $1,605/yr
• Insurance: −$45
• HOA: −$99
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $64

Break-even live

Break-even rent $1,061

Max offer price $107,000

Occupancy floor 89%

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: $26,750
• Closing costs: $3,210
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $99 · $1,188/yr
• Likely covers: waterelectric

Listing history 21 events

1. 2026-06-18
   days on market $107,000 Active 44 DOM
2. 2026-06-17
   days on market $107,000 Active 43 DOM
3. 2026-06-16
   days on market $107,000 Active 42 DOM
4. 2026-06-15
   days on market $107,000 Active 41 DOM
5. 2026-06-14
   days on market $107,000 Active 39 DOM
6. 2026-06-13
   days on market $107,000 Active 38 DOM
7. 2026-06-10
   days on market $107,000 Active 36 DOM
8. 2026-06-09
   days on market $107,000 Active 35 DOM
9. 2026-06-08
   days on market $107,000 Active 34 DOM
10. 2026-06-07
    pricedays on market $107,000 Active 33 DOM
11. 2026-06-05
    days on market $127,000 Active 30 DOM
12. 2026-06-03
    days on market $127,000 Active 29 DOM
13. 2026-06-02
    days on market $127,000 Active 28 DOM
14. 2026-06-01
    days on market $127,000 Active 27 DOM
15. 2026-05-31
    days on market $127,000 Active 26 DOM
16. 2026-05-31
    days on market $127,000 Active 25 DOM
17. 2026-05-05
    listed $139,900 Active
18. 2026-05-05
    listed $139,900 Active 378-char remark
19. 2022-04-29
    soldstatus $131,000 Sold

    Show marketing remark (573 chars)

    2009, 40 ft Mt Everest RV, this 2 bed 1.5 bath has it all! New laminate flooring throughout, Queen size temperpedic power bed, Frigidaire w/ icemaker, new microwave, water saving toilets, new sinks, blinds and fan in living room, 2 new swivel Lazy Boy Rockers w/ table, new dining for 2 table, Electric Magic washer and dryer in covered shed outside, 10X12 metal shed with electric, motion lights are electric and solar, Fire ring, BRAND NEW screen room w/ overhead fan, 12X24 deck overlooking woods new split rail wood fence, carport. See SPD for what stays and what goes.

20. 2022-04-06
    status Pending

    Show marketing remark (573 chars)

    2009, 40 ft Mt Everest RV, this 2 bed 1.5 bath has it all! New laminate flooring throughout, Queen size temperpedic power bed, Frigidaire w/ icemaker, new microwave, water saving toilets, new sinks, blinds and fan in living room, 2 new swivel Lazy Boy Rockers w/ table, new dining for 2 table, Electric Magic washer and dryer in covered shed outside, 10X12 metal shed with electric, motion lights are electric and solar, Fire ring, BRAND NEW screen room w/ overhead fan, 12X24 deck overlooking woods new split rail wood fence, carport. See SPD for what stays and what goes.

21. 2022-03-03
    listed $129,000 Active

    Show marketing remark (573 chars)

    2009, 40 ft Mt Everest RV, this 2 bed 1.5 bath has it all! New laminate flooring throughout, Queen size temperpedic power bed, Frigidaire w/ icemaker, new microwave, water saving toilets, new sinks, blinds and fan in living room, 2 new swivel Lazy Boy Rockers w/ table, new dining for 2 table, Electric Magic washer and dryer in covered shed outside, 10X12 metal shed with electric, motion lights are electric and solar, Fire ring, BRAND NEW screen room w/ overhead fan, 12X24 deck overlooking woods new split rail wood fence, carport. See SPD for what stays and what goes.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $13,706
• − Mortgage interest: −$5,994
• − Property taxes: −$1,605
• − Insurance: −$535
• − Repairs & maintenance: −$1,096
• − Management: −$1,096
• − HOA: −$1,188
• − Depreciation: −$3,113
• Taxable loss: −$921
• Est. tax savings @ 24.0%: +$221
• After-tax cash flow: $987/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

Poor 20/100 Extensive rehab

This RV is in poor condition and requires extensive repairs and updates to increase its resale and rental value.

Repairs flagged

• Major kitchen cabinets — Old and outdated
• Major bathroom fixtures — Small and outdated
• Major exterior siding — Weathered and exposed
• Major flooring — Worn and outdated
• Major interior walls/paint — Worn and outdated
• Major windows — Old and single-pane
• Major HVAC system — Older model, likely inefficient

Value-add opportunities

• Resale New kitchen cabinets and appliances — Modern kitchen will attract more buyers
• Resale New bathroom fixtures — Modern bathroom will attract more buyers
• Resale New exterior siding and paint — Fresh exterior will attract more buyers
• Resale New flooring — Fresh flooring will attract more buyers
• Resale New interior walls and paint — Fresh interior will attract more buyers
• Resale New windows — New windows will attract more buyers
• Resale New HVAC system — Modern HVAC will attract more buyers
• Resale Landscaping and curb appeal — Fresh landscaping will attract more buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Old and outdated	Major	$15,000–50,000
bathroom fixtures · Small and outdated	Major	$15,000–50,000
exterior siding · Weathered and exposed	Major	$15,000–50,000
flooring · Worn and outdated	Major	$15,000–50,000
interior walls/paint · Worn and outdated	Major	$15,000–50,000
windows · Old and single-pane	Major	$15,000–50,000
HVAC system · Older model, likely inefficient	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Resale New kitchen cabinets and appliances — Modern kitchen will attract more buyers ↑
• Resale New bathroom fixtures — Modern bathroom will attract more buyers ↑
• Resale New exterior siding and paint — Fresh exterior will attract more buyers ↑
• Resale New flooring — Fresh flooring will attract more buyers ↑
• Resale New interior walls and paint — Fresh interior will attract more buyers ↑
• Resale New windows — New windows will attract more buyers ↑
• Resale New HVAC system — Modern HVAC will attract more buyers ↑
• Resale Landscaping and curb appeal — Fresh landscaping will attract more buyers ↑

ⓘ 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: Gilmer County
• NCES district ID: 1302340
• Math proficiency: 39% ▼ -7.00%
• Reading proficiency: 36% ▼ -6.00%
• Median HH income: $40,473
• Composite: 31.53/100
• National rank: #5961
• State rank: #56 of 174 in GA

Livability — Ellijay

• Score: 71/100
• State rank: #85
• US rank: #7087

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 20,145

Population outlook (Gilmer County) Hauer SSP2

• Today (2025): 31,466 people
• By 2030: 32,199 · +2.3%
• By 2040: 33,034 · +5.0%
• By 2050: 33,266 · +5.7%
• By 2075: 33,686 · +7.1%
• By 2100: 33,792 · +7.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 12% Two or more races 6% Native American 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 4% Lithuanian 2% Romanian 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 7% Other Indo-European 1%

Political lean MEDSL · Gilmer

• 2024 margin: Solid R (+62.6) · D 18.5% · R 81.0%
• 2008→2024 swing: -10.6pp toward R · 2008: -52.0pp · 2024: -62.6pp
• All cycles: 2024: R+62.6 2020: R+63.5 2016: R+66.9 2012: R+63.3 2008: R+52.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.49%
• Current HPI: 270.796
• 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

-17.1% since first listed

7 events — show timeline

• 2026-06-06 Price Changed $107,000 NEGBOR
• 2026-05-25 Price Changed $127,000 NEGBOR
• 2026-05-05 Listed $139,900 NEGBOR
• 2026-05-05 Listed $139,900 NEGBOR
• 2022-04-29 Sold (MLS) $131,000 NEGBOR
• 2022-04-06 Pending — NEGBOR
• 2022-03-03 Listed $129,000 NEGBOR