122 King St · Toccoa, GA 30577

$203,000

2 bd · 1.0 ba · 897 sqft · SingleFamily public records · 130 Days on market

Built 1960 0.40 ac lot $226/sqft · 52% above area Est $197k · at est.

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Why this score? — see what drove the F 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).

• Appreciation +8.1/10.0
• ARV discount +6.1/15.0
• Cash flow +5.9/30.0
• Livability +3.4/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.4/10.0
• DSCR +0.3/10.0

Listing remarks MLS

Charming brick home offering 3 bedrooms and 2 full bathrooms, featuring a beautifully updated walk-in tiled shower. The open living room flows into a dining area that comfortably seats six, making it perfect for everyday living and entertaining. The kitchen is equipped with granite countertops, a gas stove, and a hood vent, and the home features hardwood floors throughout. Enjoy outdoor living on the back deck and appreciate the many features this home has to offer. Conveniently located close to town in Toccoa, GA, providing easy access to shopping, dining, and local amenities.

Key facts

• Walk-in tiled shower
• Gas stove
• Back deck

Tags

• WALK-IN TILED SHOWER
• GRANITE COUNTERTOPS
• GAS STOVE
• HOOD VENT
• HARDWOOD FLOORS
• BACK DECK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $203k.

Deal economics

• At list price, monthly cash flow is $-397 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $133k (34.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (45.7% below list).
• Recommended offer: $110k (45.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#131 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Stephens County (rural): math 34% / reading 34% proficiency, ranked #74 of 174 in GA (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Liberty Elementary School (567 students, 75% FRL); Stephens County Middle School (math 29% / reading 31%, grade F, #243 of 470 statewide, top 53%, 860 students, 75% FRL); Stephens County High School (math 18% / reading 34%, grade F, #175 of 424 statewide, top 42%, 1,142 students, 46% FRL).
• Market conditions: 230 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 52 units permitted in Stephens County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($1k loan paydown + $13k appreciation (6.2% local appreciation)).
• Stephens County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $203k implies a 725% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,197 (45.7% 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 130 days. Have you received any prior offers? Is the seller open to a 46% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 0.54% ✗
• Cap rate: 3.95%
• Cash-on-cash: -8.37%
• DSCR: 0.63
• GRM: 15.4

CMA / ARV

• ARV (median comp): $196,937
• List price: $203,000
• Delta: 3.08%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
532 S Pond St	0.69mi	2/2.0	899 (+0%)	15mo	$189,900	$211	51
398 Grove St	0.69mi	2/1.0	812 (-10%)	13mo	$145,000	$179	42
864 Collier Rd	0.70mi	2/2.0	1,025 (+14%)	22mo	$189,000	$184	21

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

Projected returns pro-forma

6.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.3%
• Equity multiple: 1.64×
• Total profit: $36,365
• Equity at exit: $130,887

10-year hold

• IRR: 10.6%
• Equity multiple: 3.21×
• Total profit: $125,835
• Equity at exit: $240,234

Cash invested: $56,840 (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 30577

• Home prices YoY: 2.0%
• Active inventory: 230
• Price-to-rent: 15.4×

Monthly cashflow live

• Estimated rent: $1,102 high
• Mortgage (P&I): −$1,065
• Tax from tax record: −$118 /mo · $1,415/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $-397

Break-even live

Break-even rent $1,604

Max offer price $132,951

Occupancy floor —

Sensitivity live

Price	-10% $-282	-5% $-339	+0% $-397	+5% $-454	+10% $-511
Rent	-10% $-484	-5% $-440	+0% $-397	+5% $-353	+10% $-309
Rate	-1.0pp $-294	-0.5pp $-345	base $-397	+0.5pp $-449	+1.0pp $-503

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: $50,750
• Closing costs: $6,090
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
44 Andrews Ct Unit 103 Toccoa, GA	1.0	1.0	835	$895	$1.07	5d	1	0.46mi
37 Andrews Ct Unit 103 Toccoa, GA	1.0	1.0	825	$795	$0.96	25d	1	0.49mi
16 Andrews Ct Unit 101 Toccoa, GA	1.0	1.0	835	$950	$1.14	21d	1	0.51mi
115 Forest Ave Toccoa, GA	2.0	2.0	1000	$1,300	$1.30	25d	1	0.71mi
161 S Pine St Toccoa, GA	3.0	1.0	1110	$1,195	$1.08	45d	1	1.39mi

Listing history 21 events

1. 2026-06-22
   days on market $203,000 Active 130 DOM
2. 2026-06-21
   days on market $203,000 Active 129 DOM
3. 2026-06-19
   days on market $203,000 Active 127 DOM
4. 2026-06-18
   days on market $203,000 Active 126 DOM
5. 2026-06-17
   days on market $203,000 Active 125 DOM
6. 2026-06-16
   days on market $203,000 Active 124 DOM
7. 2026-06-15
   days on market $203,000 Active 123 DOM
8. 2026-06-14
   days on market $203,000 Active 121 DOM
9. 2026-06-12
   days on market $203,000 Active 120 DOM
10. 2026-06-09
    days on market $203,000 Active 117 DOM
11. 2026-06-08
    statusdays on market $203,000 Active 116 DOM
12. 2026-06-07
    days on market $203,000 Price Change 115 DOM
13. 2026-06-07
    pricestatusdays on market $203,000 Price Change 114 DOM
14. 2026-06-03
    days on market $210,000 Active 111 DOM
15. 2026-06-02
    days on market $210,000 Active 110 DOM
16. 2026-06-01
    days on market $210,000 Active 109 DOM
17. 2026-05-31
    days on market $210,000 Active 108 DOM
18. 2026-05-31
    days on market $210,000 Active 107 DOM
19. 2026-03-24
    price $210,000 584-char remark

    Show marketing remark (584 chars)

    Charming brick home offering 3 bedrooms and 2 full bathrooms, featuring a beautifully updated walk-in tiled shower. The open living room flows into a dining area that comfortably seats six, making it perfect for everyday living and entertaining. The kitchen is equipped with granite countertops, a gas stove, and a hood vent, and the home features hardwood floors throughout. Enjoy outdoor living on the back deck and appreciate the many features this home has to offer. Conveniently located close to town in Toccoa, GA, providing easy access to shopping, dining, and local amenities.

20. 2026-02-11
    listed $215,000 New 584-char remark

    Show marketing remark (584 chars)

    Charming brick home offering 3 bedrooms and 2 full bathrooms, featuring a beautifully updated walk-in tiled shower. The open living room flows into a dining area that comfortably seats six, making it perfect for everyday living and entertaining. The kitchen is equipped with granite countertops, a gas stove, and a hood vent, and the home features hardwood floors throughout. Enjoy outdoor living on the back deck and appreciate the many features this home has to offer. Conveniently located close to town in Toccoa, GA, providing easy access to shopping, dining, and local amenities.

21. 2012-04-30
    soldstatus $24,600 166-char remark

    Show marketing remark (166 chars)

    NEEDS SOME TLC; GREAT POTENTIAL FOR THIS 2 BR/1 BATH, BRICK RANCH HOME ON .40 ACRE, LEVEL LOT W/ OUT BLDING THIS IS A HOME PATH PROPERTY & CAN BE PURCHASED FOR AS

ⓘ 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: $1,415 · $118/mo
• Projected year-2 tax: $1,868 · $156/mo
• Expected delta: +$452/yr (+$38/mo · 31.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,224
• − Mortgage interest: −$11,371
• − Property taxes: −$1,415
• − Insurance: −$1,015
• − Repairs & maintenance: −$1,058
• − Management: −$1,058
• − Depreciation: −$5,905
• Taxable loss: −$8,599
• Est. tax savings @ 24.0%: +$2,064
• After-tax cash flow: $-2,695/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: Stephens County
• NCES district ID: 1304560
• Math proficiency: 34% ▼ -6.00%
• Reading proficiency: 34% ▼ -4.00%
• Median HH income: $38,416
• Composite: 28.42/100
• National rank: #6759
• State rank: #74 of 174 in GA

Livability — Toccoa

• Score: 68/100
• State rank: #131
• US rank: #9152

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Toccoa, GA
• County: Stephens County · 22,964 people
• City population: 22,964
• Metro: Toccoa, GA
• Population (ZIP): 22,964
• Household income: $53,818
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 594.0

Population outlook (Stephens County) Hauer SSP2

• Today (2025): 23,797 people
• By 2030: 22,785 · -4.3%
• By 2040: 20,653 · -13.2%
• By 2050: 18,745 · -21.2%
• By 2075: 14,780 · -37.9%
• By 2100: 11,079 · -53.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 12% Hispanic / Latino 4% Two or more races 4% Asian 1%
• Common ancestry: Serbian 2% Slovak 2% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Stephens

• 2024 margin: Solid R (+62.8) · D 18.4% · R 81.2%
• 2008→2024 swing: -15.4pp toward R · 2008: -47.4pp · 2024: -62.8pp
• All cycles: 2024: R+62.8 2020: R+58.7 2016: R+59.9 2012: R+53.7 2008: R+47.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.25%
• Current HPI: 320.5275
• Rent YoY: —
• Metro: Toccoa, GA
• 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

+753.7% since first listed

3 events — show timeline

• 2026-03-24 Price Changed $210,000 GAMLS
• 2026-02-11 Listed $215,000 GAMLS
• 2012-04-30 Sold (MLS) $24,600 GAMLS

Property tax history

+10.6%/yr

Latest (2025): $1,415 · +42.9% YoY. Source: county tax records.