41 27th St · Ellijay, GA 30540

$98,000

1 bd · 1.0 ba · 436 sqft · Other · 171 Days on market

Built 2020 2,504 sqft lot $225/sqft · 22% below area Est $125k · 22% under $90/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 +26.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +6.7/10.0
• 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

This 2020 Forest River Cherokee Grey Wolf Travel Trailer (33.5 ft) comes with land ownership and a full setup under a metal roof carport. With 2 private entrances, 1 slide-out, and sleeping space for up to 10, it's perfect for weekend escapes or extended stays. Features include a queen bed, double-size bunks, U-shaped dinette, 3-burner stove, mid-size fridge, 2 skylights, and interior/exterior speakers. Enjoy the outdoor kitchen with burners, fridge, water hookup, plus a covered entertainment space ready for a mounted TV. The septic is hardlined for easy use and maintenance. Located in a secure, gated community packed with resort-style amenities: heated Junior Olympic pool, kiddie pool, fitness center with Wi-Fi and satellite TV, game room, tennis, basketball, pickleball, 18-hole mini golf, and a large covered pavilion for events. Affordable, low-maintenance, and ready for relaxation-this turnkey RV comes equipped with high-speed internet and a Roku smart TV

Key facts

• Gated community
• Private entrances
• Outdoor kitchen

Tags

• PRIVATE ENTRANCES
• OUTDOOR KITCHEN
• COVERED ENTERTAINMENT SPACE
• GATED COMMUNITY
• RESORT-STYLE AMENITIES
• HEATED JUNIOR OLYMPIC POOL

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $98k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $86k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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: 982 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 $678 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 171 days — a 12% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 8 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 $78k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 171 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.17% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.72%
• DSCR: 1.48
• GRM: 7.1

CMA / ARV

• ARV (median comp): $125,000
• List price: $98,000
• Delta: -21.60%
• 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: -0.2%
• Equity multiple: 0.99×
• Total profit: $-257
• Equity at exit: $14,612

10-year hold

• IRR: 9.4%
• Equity multiple: 1.73×
• Total profit: $19,915
• Equity at exit: $8,473

Cash invested: $27,440 (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: 982
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,148 medium
• Mortgage (P&I): −$514
• Tax from tax record: −$17 /mo · $207/yr
• Insurance: −$41
• HOA: −$90
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $245

Break-even live

Break-even rent $838

Max offer price $98,000

Occupancy floor 74%

Sensitivity live

Price	-10% $301	-5% $273	+0% $245	+5% $217	+10% $72
Rent	-10% $154	-5% $200	+0% $245	+5% $291	+10% $336
Rate	-1.0pp $295	-0.5pp $270	base $245	+0.5pp $220	+1.0pp $194

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $90 · $1,080/yr
• Likely covers: waterinternetpoolgymsecurity

Listing history 38 events

1. 2026-06-21
   days on market $98,000 Active 171 DOM
2. 2026-06-18
   days on market $98,000 Active 168 DOM
3. 2026-06-17
   days on market $98,000 Active 167 DOM
4. 2026-06-16
   days on market $98,000 Active 166 DOM
5. 2026-06-15
   days on market $98,000 Active 165 DOM
6. 2026-06-14
   days on market $98,000 Active 163 DOM
7. 2026-06-13
   days on market $98,000 Active 162 DOM
8. 2026-06-10
   days on market $98,000 Active 160 DOM
9. 2026-06-09
   days on market $98,000 Active 159 DOM
10. 2026-06-08
    days on market $98,000 Active 158 DOM
11. 2026-06-07
    days on market $98,000 Active 157 DOM
12. 2026-06-05
    days on market $98,000 Active 154 DOM
13. 2026-06-03
    days on market $98,000 Active 153 DOM
14. 2026-06-02
    days on market $98,000 Active 152 DOM
15. 2026-06-01
    days on market $98,000 Active 151 DOM
16. 2026-05-31
    days on market $98,000 Active 150 DOM
17. 2026-05-31
    days on market $98,000 Active 149 DOM
18. 2026-01-01
    listed $98,000 New 972-char remark

    Show marketing remark (979 chars)

    This 2020 Forest River Cherokee Grey Wolf Travel Trailer (33.5 ft) comes with land ownership and a full setup under a metal roof carport. With 2 private entrances, 1 slide-out, and sleeping space for up to 10, it's perfect for weekend escapes or extended stays. Features include a queen bed, double-size bunks, U-shaped dinette, 3-burner stove, mid-size fridge, 2 skylights, and interior/exterior speakers. Enjoy the outdoor kitchen with burners, fridge, water hookup, plus a covered entertainment space ready for a mounted TV. The septic is hardlined for easy use and maintenance. Located in a secure, gated community packed with resort-style amenities: heated Junior Olympic pool, kiddie pool, fitness center with Wi-Fi and satellite TV, game room, tennis, basketball, pickleball, 18-hole mini golf, and a large covered pavilion for events. Affordable, low-maintenance, and ready for relaxation—this turnkey RV comes equipped with high-speed internet and a Roku smart TV.

19. 2026-01-01
    listed $98,000 Active 979-char remark

    Show marketing remark (979 chars)

    This 2020 Forest River Cherokee Grey Wolf Travel Trailer (33.5 ft) comes with land ownership and a full setup under a metal roof carport. With 2 private entrances, 1 slide-out, and sleeping space for up to 10, it's perfect for weekend escapes or extended stays. Features include a queen bed, double-size bunks, U-shaped dinette, 3-burner stove, mid-size fridge, 2 skylights, and interior/exterior speakers. Enjoy the outdoor kitchen with burners, fridge, water hookup, plus a covered entertainment space ready for a mounted TV. The septic is hardlined for easy use and maintenance. Located in a secure, gated community packed with resort-style amenities: heated Junior Olympic pool, kiddie pool, fitness center with Wi-Fi and satellite TV, game room, tennis, basketball, pickleball, 18-hole mini golf, and a large covered pavilion for events. Affordable, low-maintenance, and ready for relaxation—this turnkey RV comes equipped with high-speed internet and a Roku smart TV.

20. 2026-01-01
    listed $98,000 Active

    Show marketing remark (979 chars)

    This 2020 Forest River Cherokee Grey Wolf Travel Trailer (33.5 ft) comes with land ownership and a full setup under a metal roof carport. With 2 private entrances, 1 slide-out, and sleeping space for up to 10, it's perfect for weekend escapes or extended stays. Features include a queen bed, double-size bunks, U-shaped dinette, 3-burner stove, mid-size fridge, 2 skylights, and interior/exterior speakers. Enjoy the outdoor kitchen with burners, fridge, water hookup, plus a covered entertainment space ready for a mounted TV. The septic is hardlined for easy use and maintenance. Located in a secure, gated community packed with resort-style amenities: heated Junior Olympic pool, kiddie pool, fitness center with Wi-Fi and satellite TV, game room, tennis, basketball, pickleball, 18-hole mini golf, and a large covered pavilion for events. Affordable, low-maintenance, and ready for relaxation—this turnkey RV comes equipped with high-speed internet and a Roku smart TV.

21. 2025-12-31
    historical
22. 2025-12-31
    historical
23. 2025-08-07
    price $100,000
24. 2025-08-06
    price $100,000
25. 2025-08-06
    price $100,000
26. 2025-06-21
    price $110,000
27. 2025-06-20
    price $110,000
28. 2025-06-20
    price $110,000
29. 2025-05-20
    listed $120,000 Active
30. 2025-05-20
    listed $120,000 Active
31. 2025-05-20
    listed $120,000 New
32. 2022-08-10
    soldstatus $78,000 Sold
33. 2022-08-10
    soldstatus $78,000
34. 2022-07-18
    status Under Contract
35. 2022-07-08
    listed $78,000 New
36. 2021-06-11
    soldstatus $29,000 Sold
37. 2021-06-11
    historical
38. 2021-04-25
    listed $29,500

ⓘ 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: $207 · $17/mo
• Projected year-2 tax: $902 · $75/mo
• Expected delta: +$695/yr (+$58/mo · 335.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $13,780
• − Mortgage interest: −$5,490
• − Property taxes: −$207
• − Insurance: −$490
• − Repairs & maintenance: −$1,102
• − Management: −$1,102
• − HOA: −$1,080
• − Depreciation: −$2,851
• Taxable income: $1,458
• Est. tax owed @ 24.0%: −$350
• After-tax cash flow: $2,592/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

+232.2% since first listed

21 events — show timeline

• 2026-01-01 Listed $98,000 FMLS
• 2026-01-01 Listed $98,000 NEGBOR
• 2026-01-01 Listed $98,000 GAMLS
• 2025-12-31 Listing Removed — GAMLS
• 2025-12-31 Listing Removed — FMLS
• 2025-08-07 Price Changed $100,000 NEGBOR
• 2025-08-06 Price Changed $100,000 FMLS
• 2025-08-06 Price Changed $100,000 GAMLS
• 2025-06-21 Price Changed $110,000 NEGBOR
• 2025-06-20 Price Changed $110,000 GAMLS
• 2025-06-20 Price Changed $110,000 FMLS
• 2025-05-20 Listed $120,000 GAMLS
• 2025-05-20 Listed $120,000 FMLS
• 2025-05-20 Listed $120,000 NEGBOR
• 2022-08-10 Sold (Public Records) $78,000 Public Records
• 2022-08-10 Sold (MLS) $78,000 GAMLS
• 2022-07-18 Pending — GAMLS
• 2022-07-08 Listed $78,000 GAMLS
• 2021-06-11 Delisted — NEGBOR
• 2021-06-11 Sold (MLS) $29,000 NEGBOR
• 2021-04-25 Listed $29,500 NEGBOR

Property tax history

+17.5%/yr

Latest (2025): $207 · -1.7% YoY. Source: county tax records.