59 37th St · Ellijay, GA 30540

$76,000

2 bd · 1.0 ba · 400 sqft · Other · 41 Days on market

Built 2019 3,484 sqft lot $190/sqft · 24% below area Est $101k · 24% under $99/mo HOA · 9% of rent

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Lot! Long and Level. This lot has room to accommodate the longest RVs allowed in Coosawattee River Resort. Just minutes to the Legion Rd Gate of the resort. Cool too that it is a super short walk to the Riverside Pool area featuring the Riverside Pool + Dog Park and foot bridge w/ crossing access to Fishtrap Park and its picnic pavilions and Kids Play areas. All resort amenities (see pics) available including Rec Center with indoor/outdoor 365 pool, game room, exercise room, putt putt, pickleball, tennis, basketball, 2 outside pools, small fishing lake, 5 parks on the river, walking trail and more. This lot is connected to a massive POA Greenspace Common area that adds loads of privacy. Come play or live full time in the mountains.

Key facts

• Covered deck
• Fitness center
• Wooded views

Tags

• COVERED DECK
• WOODED VIEWS
• FIRE PIT
• OUTDOOR KITCHEN
• YEAR ROUND HEATED INDOOR POOL
• FITNESS CENTER

Property features AI

Finance

• Other: Property located in Coosawattee Campground; Road surface type: gravel; Water body: Coosawattee; Topography includes level, sloping, rolling, wooded areas
• HOA & community: Homeowners association with annual fee of $1,188; Community features include tennis courts, fitness center, gated access, pool, river access, pickleball, and playground

Exterior

• Parking: Driveway with gravel surface; Additional parking: see remarks; Open parking available
• Utilities: Community water; Community sewer
• Home design: Residential property, resale; Built in 2019; Has a view
• Construction: Construction materials: see remarks; Roof: see remarks; No basement
• Exterior features: Storage; Garden; Private yard; RV hookup; Retaining walls; Community pool

Interior

• Kitchen: See remarks for appliance and kitchen details
• Bedrooms: Primary bedroom located on the main level
• Flooring: See remarks for flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating details: see remarks; Central air conditioning
• Interior features: See remarks for interior details and fireplace information
• Laundry & utility: See remarks for laundry features

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $76k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $76k).
• Recommended offer: $74k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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 $525 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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 $40k; list at $76k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,720 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.53% ✓
• Cap rate: 12.11%
• Cash-on-cash: 20.79%
• DSCR: 1.93
• GRM: 5.5

CMA / ARV

• ARV (median comp): $100,648
• List price: $76,000
• Delta: -24.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 8.4%
• Equity multiple: 1.33×
• Total profit: $7,006
• Equity at exit: $11,332

10-year hold

• IRR: 17.7%
• Equity multiple: 2.47×
• Total profit: $31,181
• Equity at exit: $6,571

Cash invested: $21,280 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,161 medium
• Mortgage (P&I): −$399
• Tax from tax record: −$20 /mo · $236/yr
• Insurance: −$32
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$99
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $302

Break-even live

Break-even rent $779

Max offer price $76,000

Occupancy floor 69%

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: $19,000
• Closing costs: $2,280
• Reserves months: —
• Total cash needed: —

HOA detail

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

Listing history 26 events

1. 2026-06-18
   days on market $76,000 Active 41 DOM
2. 2026-06-17
   days on market $76,000 Active 40 DOM
3. 2026-06-16
   days on market $76,000 Active 39 DOM
4. 2026-06-15
   days on market $76,000 Active 38 DOM
5. 2026-06-14
   days on market $76,000 Active 36 DOM
6. 2026-06-13
   days on market $76,000 Active 35 DOM
7. 2026-06-10
   days on market $76,000 Active 33 DOM
8. 2026-06-09
   days on market $76,000 Active 32 DOM
9. 2026-06-08
   days on market $76,000 Active 31 DOM
10. 2026-06-07
    days on market $76,000 Active 30 DOM
11. 2026-06-05
    days on market $76,000 Active 27 DOM
12. 2026-06-03
    days on market $76,000 Active 26 DOM
13. 2026-06-02
    days on market $76,000 Active 25 DOM
14. 2026-06-01
    days on market $76,000 Active 24 DOM
15. 2026-05-31
    days on market $76,000 Active 23 DOM
16. 2026-05-31
    days on market $76,000 Active 22 DOM
17. 2026-05-08
    listed $76,000 Active 1854-char remark
18. 2023-10-16
    soldstatus $39,500 Sold 747-char remark

    Show marketing remark (747 chars)

    Great Lot! Long and Level. This lot has room to accommodate the longest RVs allowed in Coosawattee River Resort. Just minutes to the Legion Rd Gate of the resort. Cool too that it is a super short walk to the Riverside Pool area featuring the Riverside Pool + Dog Park and foot bridge w/ crossing access to Fishtrap Park and its picnic pavilions and Kids Play areas. All resort amenities (see pics) available including Rec Center with indoor/outdoor 365 pool, game room, exercise room, putt putt, pickleball, tennis, basketball, 2 outside pools, small fishing lake, 5 parks on the river, walking trail and more. This lot is connected to a massive POA Greenspace Common area that adds loads of privacy. Come play or live full time in the mountains.

19. 2023-10-08
    status Pending 747-char remark

    Show marketing remark (747 chars)

    Great Lot! Long and Level. This lot has room to accommodate the longest RVs allowed in Coosawattee River Resort. Just minutes to the Legion Rd Gate of the resort. Cool too that it is a super short walk to the Riverside Pool area featuring the Riverside Pool + Dog Park and foot bridge w/ crossing access to Fishtrap Park and its picnic pavilions and Kids Play areas. All resort amenities (see pics) available including Rec Center with indoor/outdoor 365 pool, game room, exercise room, putt putt, pickleball, tennis, basketball, 2 outside pools, small fishing lake, 5 parks on the river, walking trail and more. This lot is connected to a massive POA Greenspace Common area that adds loads of privacy. Come play or live full time in the mountains.

20. 2023-09-02
    listed $42,900 Active 747-char remark

    Show marketing remark (747 chars)

    Great Lot! Long and Level. This lot has room to accommodate the longest RVs allowed in Coosawattee River Resort. Just minutes to the Legion Rd Gate of the resort. Cool too that it is a super short walk to the Riverside Pool area featuring the Riverside Pool + Dog Park and foot bridge w/ crossing access to Fishtrap Park and its picnic pavilions and Kids Play areas. All resort amenities (see pics) available including Rec Center with indoor/outdoor 365 pool, game room, exercise room, putt putt, pickleball, tennis, basketball, 2 outside pools, small fishing lake, 5 parks on the river, walking trail and more. This lot is connected to a massive POA Greenspace Common area that adds loads of privacy. Come play or live full time in the mountains.

21. 2023-08-29
    soldstatus $27,000 Sold

    Show marketing remark (204 chars)

    Looking for a great lot to park your RV? Check out the level lot. Tons of amenities to enjoy as well. Gated entrance, clubhouse, tennis courts, walking trails, indoor/outdoor pools, fitness room and more.

22. 2023-07-31
    status Under Contract

    Show marketing remark (204 chars)

    Looking for a great lot to park your RV? Check out the level lot. Tons of amenities to enjoy as well. Gated entrance, clubhouse, tennis courts, walking trails, indoor/outdoor pools, fitness room and more.

23. 2023-07-31
    listed $30,000 New

    Show marketing remark (204 chars)

    Looking for a great lot to park your RV? Check out the level lot. Tons of amenities to enjoy as well. Gated entrance, clubhouse, tennis courts, walking trails, indoor/outdoor pools, fitness room and more.

24. 2021-10-28
    soldstatus $20,000 Sold
25. 2021-10-15
    historical
26. 2021-09-30
    listed $19,999

ⓘ 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: $236 · $20/mo
• Projected year-2 tax: $699 · $58/mo
• Expected delta: +$463/yr (+$39/mo · 196.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,938
• − Mortgage interest: −$4,257
• − Property taxes: −$236
• − Insurance: −$1,178
• − Repairs & maintenance: −$1,115
• − Management: −$1,115
• − HOA: −$1,188
• − Depreciation: −$2,211
• Taxable income: $2,638
• Est. tax owed @ 24.0%: −$633
• After-tax cash flow: $2,993/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 — 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

+280.0% since first listed

10 events — show timeline

• 2026-05-08 Listed $76,000 NEGBOR
• 2023-10-16 Sold (MLS) $39,500 NEGBOR
• 2023-10-08 Pending — NEGBOR
• 2023-09-02 Listed $42,900 NEGBOR
• 2023-08-29 Sold (MLS) $27,000 GAMLS
• 2023-07-31 Pending — GAMLS
• 2023-07-31 Listed $30,000 GAMLS
• 2021-10-28 Sold (MLS) $20,000 NEGBOR
• 2021-10-15 Delisted — NEGBOR
• 2021-09-30 Listed $19,999 NEGBOR

Property tax history

+18.9%/yr

Latest (2025): $236 · +27.0% YoY. Source: county tax records.