79 Maple Wood Ln · Cleveland, GA 30528

$129,000

1 bd · 1.0 ba · 700 sqft · Land · 201 Days on market

Built 2000 1.00 ac lot $184/sqft · 36% below area Est $201k · 36% under

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Why this score? — see what drove the C- 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
• Cash flow +14.9/30.0
• DSCR +4.6/10.0
• 1% rule +4.1/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Mountain Retreat at 79 Maple Wood Ln - White County, GA. Vacation Rental Only! Escape to the serenity of North Georgia at this charming mountain getaway tucked away on Maple Wood Lane in beautiful White County. Perfect for weekend escapes, family vacations, or peaceful remote-work retreats, this RV offers the ideal blend of comfort, privacy, and natural beauty. Surrounded by Nature & located just minutes from the Chattahoochee National Forest, scenic overlooks, waterfalls, and miles of hiking trails. Enjoy cozy mountain charm & warm inviting interiors, along with comfortable living spaces, and a relaxing atmosphere designed for unwinding. Take in crisp mountain mornings and golden sunsets in the outdoor living spaces. Ideal for coffee, cocktails, and great conversations. Ample outdoor space for grilling and gathering too! Close Helen, Cleveland, wineries, river tubing, fishing spots, and local shops- which makes it the perfect basecamp for fun in the North Georgia Mountains. Perfect For: Weekend getaways; Family vacations; Romantic escapes; Nature lovers; Peaceful remote work breaks. Whether you're seeking adventure or tranquility, 79 Maple Wood Ln offers the mountain retreat experience you've been dreaming of. Come see today!!

Key facts

• Mountain retreat
• Close to adventure
• Surrounded by nature

Tags

• MOUNTAIN RETREAT
• SURROUNDED BY NATURE
• OUTDOOR LIVING
• CLOSE TO ADVENTURE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath land listed at $129k.

Deal economics

• At list price, monthly cash flow is $39 ($467/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (8.7% below list).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 2.3% in Cleveland — 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 79/100 on livability (#17 in GA, #2,292 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• White County (rural): math 43% / reading 42% proficiency, ranked #35 of 174 in GA (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 430 active listings in the ZIP; 180 units permitted in White County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $892 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• White County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 201 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $129k implies a 135% gain — meaningful room to come down on a strong offer.

Recommended offer $113,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 201 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.91% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.29%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (median comp): $200,982
• List price: $129,000
• Delta: -35.82%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -14.2%
• Equity multiple: 0.49×
• Total profit: $-18,407
• Equity at exit: $19,234

10-year hold

• IRR: -5.4%
• Equity multiple: 0.65×
• Total profit: $-12,765
• Equity at exit: $11,154

Cash invested: $36,120 (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 30528

• Home prices YoY: -10.6%
• Active inventory: 430
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,178 medium
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $39

Break-even live

Break-even rent $1,128

Max offer price $129,000

Occupancy floor 92%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $129,000 Active 201 DOM
2. 2026-06-17
   days on market $129,000 Active 200 DOM
3. 2026-06-16
   days on market $129,000 Active 199 DOM
4. 2026-06-15
   days on market $129,000 Active 198 DOM
5. 2026-06-14
   days on market $129,000 Active 196 DOM
6. 2026-06-10
   days on market $129,000 Active 193 DOM
7. 2026-06-09
   days on market $129,000 Active 192 DOM
8. 2026-06-08
   days on market $129,000 Active 191 DOM
9. 2026-06-07
   days on market $129,000 Active 190 DOM
10. 2026-06-03
    days on market $129,000 Active 186 DOM
11. 2026-06-02
    days on market $129,000 Active 185 DOM
12. 2026-06-01
    days on market $129,000 Active 184 DOM
13. 2026-05-31
    days on market $129,000 Active 183 DOM
14. 2026-05-31
    remarks 699-char remark
15. 2026-05-31
    days on market $129,000 Active 182 DOM
16. 2025-11-29
    listed $129,000 New 1267-char remark

    Show marketing remark (1267 chars)

    Mountain Retreat at 79 Maple Wood Ln - White County, GA. Vacation Rental Only! Escape to the serenity of North Georgia at this charming mountain getaway tucked away on Maple Wood Lane in beautiful White County. Perfect for weekend escapes, family vacations, or peaceful remote-work retreats, this RV offers the ideal blend of comfort, privacy, and natural beauty. Surrounded by Nature & located just minutes from the Chattahoochee National Forest, scenic overlooks, waterfalls, and miles of hiking trails. Enjoy cozy mountain charm & warm inviting interiors, along with comfortable living spaces, and a relaxing atmosphere designed for unwinding. Take in crisp mountain mornings and golden sunsets in the outdoor living spaces. Ideal for coffee, cocktails, and great conversations. Ample outdoor space for grilling and gathering too! Close Helen, Cleveland, wineries, river tubing, fishing spots, and local shops- which makes it the perfect basecamp for fun in the North Georgia Mountains. Perfect For: Weekend getaways; Family vacations; Romantic escapes; Nature lovers; Peaceful remote work breaks. Whether you're seeking adventure or tranquility, 79 Maple Wood Ln offers the mountain retreat experience you've been dreaming of. Come see today!!

17. 2010-03-19
    soldstatus $55,000
18. 2007-11-20
    soldstatus $58,000
19. 1995-01-01
    soldstatus $9,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,133
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$1,131
• − Management: −$1,131
• − Depreciation: −$3,753
• Taxable loss: −$1,687
• Est. tax savings @ 24.0%: +$405
• After-tax cash flow: $872/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: White County
• NCES district ID: 1305670
• Math proficiency: 43% ▼ -12.00%
• Reading proficiency: 42% ▼ -11.00%
• Median HH income: $41,998
• Composite: 35.81/100
• National rank: #4829
• State rank: #35 of 174 in GA

Livability — Cleveland

• Score: 79/100
• State rank: #17
• US rank: #2292

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 23,757

Population outlook (White County) Hauer SSP2

• Today (2025): 30,911 people
• By 2030: 32,024 · +3.6%
• By 2040: 33,803 · +9.4%
• By 2050: 35,049 · +13.4%
• By 2075: 37,962 · +22.8%
• By 2100: 38,244 · +23.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 4% Black 2%
• Common ancestry: Slovak 4% Romanian 2% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · White

• 2024 margin: Solid R (+68.5) · D 15.5% · R 84.0%
• 2008→2024 swing: -10.0pp toward R · 2008: -58.5pp · 2024: -68.5pp
• All cycles: 2024: R+68.5 2020: R+66.2 2016: R+68.6 2012: R+66.6 2008: R+58.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.32%
• Current HPI: 265.3183
• 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

+1257.9% since first listed

4 events — show timeline

• 2025-11-29 Listed $129,000 GAMLS
• 2010-03-19 Sold (Public Records) $55,000 Public Records
• 2007-11-20 Sold (Public Records) $58,000 Public Records
• 1995-01-01 Sold (Public Records) $9,500 Public Records

Property tax history

+2.2%/yr

Latest (2025): $227 · +7.2% YoY. Source: county tax records.