59 37th St · Ellijay, GA 30540

$76,000

2 bd · 1.0 ba · 400 sqft · SingleFamily · 92 Days on market

Built 2019 Fair condition 3,484 sqft lot $190/sqft · 25% below area Est $101k · 25% under $99/mo HOA · 8% 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 +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• 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

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $76k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $318 ($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: $69k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.4% vs local median 1.7% 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, amenities F, commute 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: Mountain View Elementary (math 47% / reading 29%, grade F, #469 of 1,228 statewide, top 38%, 668 students, 67% FRL); 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 61% FRL track the district average.
• Market conditions: 1223 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 92 days — a 9% lower offer ($69k) 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 $69,160 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% 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's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.55% ✓
• Cap rate: 12.36%
• Cash-on-cash: 21.65%
• DSCR: 1.96
• GRM: 5.4

CMA / ARV

• ARV (median comp): $101,054
• List price: $76,000
• Delta: -24.79%
• 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
35 37th St	0.01mi	1/1.0 (-1)	400 (0%)	10mo	$50,000	$125	86
151 25th St	0.19mi	1/1.0 (-1)	400 (0%)	3mo	$72,000	$180	83
183 14th St Unit C367	0.35mi	2/1.0	400 (0%)	7mo	$125,000	$313	78
183 14th St	0.35mi	2/1.0	400 (0%)	7mo	$125,000	$313	78
152 33rd St	0.24mi	1/1.0 (-1)	408 (+2%)	5mo	$157,000	$385	77
73 10th St	0.34mi	2/1.0	400 (0%)	10mo	$119,000	$298	76
352 10th St	0.25mi	1/1.5 (-1)	420 (+5%)	13mo	$155,000	$369	62
32 7th St	0.57mi	1/1.0 (-1)	400 (0%)	9mo	$100,000	$250	61
16 23rd St	0.40mi	1/1.0 (-1)	408 (+2%)	14mo	$136,000	$333	61
97 37th St	0.05mi	1/1.0 (-1)	350 (-12%)	18mo	$79,950	$228	57
252 6th St Unit C154	0.71mi	1/1.0 (-1)	400 (0%)	15mo	$58,500	$146	49
252 6th St	0.71mi	1/1.0 (-1)	400 (0%)	15mo	$58,500	$146	49

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: 9.5%
• Equity multiple: 1.38×
• Total profit: $7,981
• Equity at exit: $11,332

10-year hold

• IRR: 18.7%
• Equity multiple: 2.56×
• Total profit: $33,286
• 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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 14 active · 1 under contract
• Months of supply: 28.0 mo (4%/mo absorbed)
• Median asking: $98,950 ($243/sqft)
• Median days on market: 136 d
• This list price: 14% of active listings are priced below it
• ARV vs active asking: +3.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30540

• Home prices YoY: -11.0%
• Active inventory: 1223
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,181 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: −$248
• Net cashflow: $318

Break-even live

Break-even rent $779

Max offer price $76,000

Occupancy floor 68%

Sensitivity live

Price	-10% $361	-5% $339	+0% $318	+5% $296	+10% $274
Rent	-10% $224	-5% $271	+0% $318	+5% $364	+10% $411
Rate	-1.0pp $356	-0.5pp $337	base $318	+0.5pp $298	+1.0pp $278

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

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

Exterior

• Parking: Driveway with gravel surfaceAdditional parking: see remarksOpen parking available
• Utilities: Community waterCommunity sewer
• Home design: Residential property, resaleBuilt in 2019Has a view
• Construction: Construction materials: see remarksRoof: see remarksNo basement
• Exterior features: StorageGardenPrivate yardRV hookupRetaining wallsCommunity 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 remarksCentral air conditioning
• Interior features: See remarks for interior details and fireplace information
• Laundry & utility: See remarks for laundry features

HOA detail $99/mo · $1,188/yr

• Likely covers: pool

Listing history 50 events

1. 2026-08-08
   days on market $76,000 Active 92 DOM
2. 2026-08-07
   days on market $76,000 Active 91 DOM
3. 2026-08-06
   days on market $76,000 Active 90 DOM
4. 2026-08-05
   days on market $76,000 Active 89 DOM
5. 2026-08-04
   days on market $76,000 Active 88 DOM
6. 2026-08-03
   days on market $76,000 Active 87 DOM
7. 2026-07-31
   days on market $76,000 Active 84 DOM
8. 2026-07-30
   days on market $76,000 Active 83 DOM
9. 2026-07-29
   days on market $76,000 Active 82 DOM
10. 2026-07-27
    days on market $76,000 Active 80 DOM
11. 2026-07-25
    days on market $76,000 Active 78 DOM
12. 2026-07-24
    days on market $76,000 Active 77 DOM
13. 2026-07-23
    days on market $76,000 Active 76 DOM
14. 2026-07-22
    days on market $76,000 Active 75 DOM
15. 2026-07-21
    days on market $76,000 Active 74 DOM
16. 2026-07-18
    days on market $76,000 Active 71 DOM
17. 2026-07-16
    days on market $76,000 Active 69 DOM
18. 2026-07-16
    days on market $76,000 Active 68 DOM
19. 2026-07-14
    days on market $76,000 Active 67 DOM
20. 2026-07-14
    days on market $76,000 Active 66 DOM
21. 2026-07-12
    days on market $76,000 Active 65 DOM
22. 2026-07-11
    days on market $76,000 Active 64 DOM
23. 2026-07-10
    days on market $76,000 Active 63 DOM
24. 2026-07-09
    days on market $76,000 Active 62 DOM
25. 2026-07-07
    days on market $76,000 Active 60 DOM
26. 2026-07-06
    days on market $76,000 Active 59 DOM
27. 2026-07-05
    days on market $76,000 Active 58 DOM
28. 2026-07-04
    days on market $76,000 Active 57 DOM
29. 2026-07-03
    days on market $76,000 Active 56 DOM
30. 2026-07-02
    days on market $76,000 Active 55 DOM
31. 2026-07-01
    days on market $76,000 Active 54 DOM
32. 2026-06-30
    days on market $76,000 Active 53 DOM
33. 2026-06-29
    days on market $76,000 Active 52 DOM
34. 2026-06-28
    days on market $76,000 Active 51 DOM
35. 2026-06-28
    days on market $76,000 Active 50 DOM
36. 2026-06-27
    days on market $76,000 Active 49 DOM
37. 2026-06-25
    days on market $76,000 Active 47 DOM
38. 2026-06-23
    days on market $76,000 Active 45 DOM
39. 2026-06-21
    days on market $76,000 Active 44 DOM
40. 2026-06-18
    days on market $76,000 Active 41 DOM
41. 2026-06-17
    days on market $76,000 Active 40 DOM
42. 2026-06-16
    days on market $76,000 Active 39 DOM
43. 2026-06-15
    days on market $76,000 Active 38 DOM
44. 2026-06-14
    days on market $76,000 Active 36 DOM
45. 2026-06-13
    days on market $76,000 Active 35 DOM
46. 2026-06-10
    days on market $76,000 Active 33 DOM
47. 2026-06-09
    days on market $76,000 Active 32 DOM
48. 2026-06-08
    days on market $76,000 Active 31 DOM
49. 2026-06-07
    days on market $76,000 Active 30 DOM
50. 2026-06-05
    days on market $76,000 Active 27 DOM

ⓘ 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: $14,170
• − Mortgage interest: −$4,257
• − Property taxes: −$236
• − Insurance: −$1,178
• − Repairs & maintenance: −$1,134
• − Management: −$1,134
• − HOA: −$1,188
• − Depreciation: −$2,211
• Taxable income: $2,833
• Est. tax owed @ 24.0%: −$680
• After-tax cash flow: $3,130/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 · 9 photos

Fair 45/100 Cosmetic rehab Est. rehab $2,000–$6,000 screening

This RV is a charming mountain retreat with a fair condition, requiring minor repairs and maintenance to enhance its resale and rental value.

Components & finishes AI

Roof metal · good Flooring wood

Repairs flagged

• Minor Exterior siding — Siding appears faded and may need repainting.
• Minor Landscaping — Natural landscaping could benefit from trimming and maintenance.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value. ↑
• Both Landscaping maintenance — Improves curb appeal and enhances natural beauty. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 34/100

Zoned Schools

Elementary Mountain View Elementary F GA #469/1,228 Nat'l #21,128/41,679 Middle Clear Creek Middle School F GA #155/470 Nat'l #6,362/14,009 High Gilmer High School F GA #181/424 Nat'l #12,347/17,239

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

B Composite livability gradescore 71/100

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

• County: Gilmer · 31,466 people
• Population (ZIP): 20,145
• Household income: $73,771
• Rent vs Own: 20.3% rent · 79.7% own
• Severe rent burden: 20% of renters

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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%

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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%

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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

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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

Property features AI

Finance

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

Exterior

• Parking: Driveway with gravel surfaceAdditional parking: see remarksOpen parking available
• Utilities: Community waterCommunity sewer
• Home design: Residential property, resaleBuilt in 2019Has a view
• Construction: Construction materials: see remarksRoof: see remarksNo basement
• Exterior features: StorageGardenPrivate yardRV hookupRetaining wallsCommunity 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 remarksCentral air conditioning
• Interior features: See remarks for interior details and fireplace information
• Laundry & utility: See remarks for laundry features

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.