168 Green Cabin Way · Talking Rock, GA 30175

$489,900

3 bd · 3.0 ba · 2,533 sqft · SingleFamily public records · 51 Days on market

Built 1997 5.00 ac lot $193/sqft · 25% below area Est $653k · 25% under

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +3.9/30.0
• Schools +3.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Seasonal views, quiet spot in community, one home with 2 Lots with approximately 5 acres. Discover you oportunity to aquire land an open living space at 168 Green Cabin Way, Talking Rock, GA, US. Constructed in 1997, this inviting home offers 2533 square feet of living space, presenting a ready-to-move-in condition for buyers. The kitchen is thoughtfully designed for both culinary pursuits and social gatherings, featuring a central island that enhances functionality and provides an inviting focal point. The living room serves as the heart of the home, characterized by its impressive high ceiling and vaulted ceiling, which together create an expansive and airy atmosphere. The hardwood flooring throughout this space adds a touch of classic elegance and warmth. This property represents an unparalleled opportunity to embrace a refined lifestyle in a home ready for your own personal touch. We invite you to schedule a private viewing to experience this remarkable residence firsthand. The basement is large and unfinished, ready for customization. HVAC is new as of 4/2023 Parcel Numbers: 3115D 018 and 3115D 019

Key facts

• Central island
• High ceiling
• Quiet spot

Tags

• SEASONAL VIEWS
• QUIET SPOT
• 2 LOTS
• 5 ACRES
• CENTRAL ISLAND
• HIGH CEILING

Property features AI

Finance

• HOA & community: Has association

Exterior

• Parking: 3-car garage; 6 total parking spaces; Garage parking
• Utilities: Well water; Septic tank; 220-volt electric service; Underground utilities
• Home design: Three or more levels; Unfinished basement; Resale property
• Construction: Wood siding; Metal roof; Slab foundation; Garages as other structures; Built with traditional construction materials
• Exterior features: Balcony; Deck; Patio; Private road frontage; Asphalt road surface

Interior

• Kitchen: Kitchen island; Dishwasher; Refrigerator
• Bedrooms: Master on main; 2 main-level bedrooms; 2 upper-level bedrooms; Loft
• Flooring: Hardwood
• Bathrooms: 3 full bathrooms; 2 main-level bathrooms; 1 upper-level full bathroom; Master bathroom with additional features
• Heating & cooling: Central heating; Central air
• Interior features: Cathedral ceilings; Skylights; Double-pane windows; Masonry fireplace with gas starter
• Laundry & utility: Laundry closet; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $490k.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (50.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (59.7% below list).
• Recommended offer: $197k (59.7% below list) — sets the bar for 1% rule.
• Cap rate 2.9% vs local median 1.5% in Talking Rock — 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 58/100 on livability (#430 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment 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.
• Zoned schools: Clear Creek Middle School (math 39% / reading 39%, grade F, #155 of 470 statewide, top 33%, 917 students, 63% FRL); Gilmer High School (math 12% / reading 38%, grade F, #181 of 424 statewide, top 43%, 1,174 students, 51% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: 312 active listings in the ZIP; 176 units permitted in Gilmer County in 2024 (74 in 5+ unit buildings).

Forward outlook

• In year one you build about $52k of equity ($3k loan paydown + $49k appreciation (10.0% local appreciation)).
• Gilmer County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$84k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($475k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $178k; list at $490k implies a 174% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,439 (59.7% 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. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 60% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.40% ✗
• Cap rate: 2.86%
• Cash-on-cash: -12.27%
• DSCR: 0.45
• GRM: 20.7

CMA / ARV

• ARV (median comp): $652,897
• List price: $489,900
• Delta: -24.97%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
222 Grouse Ln	0.22mi	3/2.5	2,192 (-14%)	3mo	$725,000	$331	63
High Summit Dr	0.49mi	4/3.0 (+1)	2,700 (+7%)	23mo	$723,650	$268	42

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.7%
• Equity multiple: 2.29×
• Total profit: $177,233
• Equity at exit: $441,341

10-year hold

• IRR: 15.2%
• Equity multiple: 5.31×
• Total profit: $591,729
• Equity at exit: $951,768

Cash invested: $137,172 (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 30175

• Home prices YoY: 9.8%
• Active inventory: 312
• Price-to-rent: 20.7×

Monthly cashflow live

• Estimated rent: $1,974 medium
• Mortgage (P&I): −$2,569
• Tax from tax record: −$189 /mo · $2,273/yr
• Insurance: −$204
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $-1,403

Break-even live

Break-even rent $3,750

Max offer price $242,079

Occupancy floor —

Sensitivity live

Price	-10% $-1,126	-5% $-1,264	+0% $-1,403	+5% $-1,542	+10% $-1,680
Rent	-10% $-1,559	-5% $-1,481	+0% $-1,403	+5% $-1,325	+10% $-1,247
Rate	-1.0pp $-1,156	-0.5pp $-1,278	base $-1,403	+0.5pp $-1,530	+1.0pp $-1,659

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: $122,475
• Closing costs: $14,697
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $489,900 Active 51 DOM
2. 2026-06-17
   days on market $489,900 Active 50 DOM
3. 2026-06-16
   days on market $489,900 Active 49 DOM
4. 2026-06-15
   days on market $489,900 Active 48 DOM
5. 2026-06-14
   days on market $489,900 Active 46 DOM
6. 2026-06-13
   days on market $489,900 Active 45 DOM
7. 2026-06-10
   days on market $489,900 Active 43 DOM
8. 2026-06-09
   days on market $489,900 Active 42 DOM
9. 2026-06-08
   days on market $489,900 Active 41 DOM
10. 2026-06-07
    days on market $489,900 Active 40 DOM
11. 2026-06-05
    days on market $489,900 Active 37 DOM
12. 2026-06-03
    days on market $489,900 Active 36 DOM
13. 2026-06-02
    days on market $489,900 Active 35 DOM
14. 2026-06-01
    days on market $489,900 Active 34 DOM
15. 2026-05-31
    days on market $489,900 Active 33 DOM
16. 2026-05-31
    days on market $489,900 Active 32 DOM
17. 2026-04-18
    listed $500,000 New 1130-char remark

    Show marketing remark (1130 chars)

    Seasonal views, quiet spot in community, one home with 2 Lots with approximately 5 acres. Discover you oportunity to aquire land an open living space at 168 Green Cabin Way, Talking Rock, GA, US. Constructed in 1997, this inviting home offers 2533 square feet of living space, presenting a ready-to-move-in condition for buyers. The kitchen is thoughtfully designed for both culinary pursuits and social gatherings, featuring a central island that enhances functionality and provides an inviting focal point. The living room serves as the heart of the home, characterized by its impressive high ceiling and vaulted ceiling, which together create an expansive and airy atmosphere. The hardwood flooring throughout this space adds a touch of classic elegance and warmth. This property represents an unparalleled opportunity to embrace a refined lifestyle in a home ready for your own personal touch. We invite you to schedule a private viewing to experience this remarkable residence firsthand. The basement is large and unfinished, ready for customization. HVAC is new as of 4/2023 Parcel Numbers: 3115D 018 and 3115D 019

18. 2026-04-18
    listed $500,000 Active 1130-char remark

    Show marketing remark (1130 chars)

    Seasonal views, quiet spot in community, one home with 2 Lots with approximately 5 acres. Discover you oportunity to aquire land an open living space at 168 Green Cabin Way, Talking Rock, GA, US. Constructed in 1997, this inviting home offers 2533 square feet of living space, presenting a ready-to-move-in condition for buyers. The kitchen is thoughtfully designed for both culinary pursuits and social gatherings, featuring a central island that enhances functionality and provides an inviting focal point. The living room serves as the heart of the home, characterized by its impressive high ceiling and vaulted ceiling, which together create an expansive and airy atmosphere. The hardwood flooring throughout this space adds a touch of classic elegance and warmth. This property represents an unparalleled opportunity to embrace a refined lifestyle in a home ready for your own personal touch. We invite you to schedule a private viewing to experience this remarkable residence firsthand. The basement is large and unfinished, ready for customization. HVAC is new as of 4/2023 Parcel Numbers: 3115D 018 and 3115D 019

19. 1998-12-01
    soldstatus $178,500
20. 1998-12-01
    soldstatus $178,500

ⓘ 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: $2,273 · $189/mo
• Projected year-2 tax: $4,507 · $376/mo
• Expected delta: +$2,234/yr (+$186/mo · 98.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,693
• − Mortgage interest: −$27,442
• − Property taxes: −$2,273
• − Insurance: −$2,450
• − Repairs & maintenance: −$1,895
• − Management: −$1,895
• − Depreciation: −$14,252
• Taxable loss: −$26,514
• Est. tax savings @ 24.0%: +$6,363
• After-tax cash flow: $-10,471/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: 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 — Talking Rock

• Score: 58/100
• State rank: #430
• US rank: #20982

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,086

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 (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 4% Slovak 3% Serbian 3%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 97% English-only · Spanish 1% 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: ▲ 33.86%
• Current HPI: 380.3811
• 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

+174.5% since first listed

6 events — show timeline

• 2026-05-27 Price Changed $489,900 FMLS
• 2026-05-27 Price Changed $489,900 GAMLS
• 2026-04-18 Listed $500,000 FMLS
• 2026-04-18 Listed $500,000 GAMLS
• 1998-12-01 Sold (Public Records) $178,500 Public Records
• 1998-12-01 Sold (Public Records) $178,500 Public Records

Property tax history

+2.5%/yr

Latest (2025): $2,273 · +12.1% YoY. Source: county tax records.