72 27th St · Ellijay, GA 30540

$102,500

2 bd · 1.0 ba · 400 sqft · Other · 301 Days on market

Built 2018 3,484 sqft lot $256/sqft · 27% above area Est $80k · 27% over $90/mo HOA · 8% of rent

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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).

• Cash flow +25.2/30.0
• DSCR +8.3/10.0
• 1% rule +6.3/10.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy time away from the hustle & bustle of the city and relax on the deck under the large roof covering. Clean and comfortable w/ bdrm (queen), full bathroom, full kitchen. Bunk house 2nd bedroom makes this place into a great place to bring friends/family for a visit. Turn key and ready to go. Lots to do but also has 2 televisions inside with streaming devices and a third outside with a streaming device that stays. Warm, Inviting, Spacious, Open, Covered decking for enjoying the beautiful surroundings of this unique spot. Overlook the greenspace behind you with tons of wildlife, fire pit. All furniture stays, so this is turn key! The yard is maintenance free w/ stone and mulch. Bonus: This spot has been very successful as an Airbnb operation since inception and rates a 4.8 customer satisfaction rating as a Superhost location. Extra parking. Very private. Walk to the Riverside Pool + Dog Park & foot bridge crossing access to Fishtrap Park and its picnic pavilions and Kids Play areas. Amenities include river access (fishing, kayaking, tubing), gated entrance, 3 pools (one indoor), tennis/basketball courts, mini golf, parks, pavilions, and walking trails are available for residents. Annual POA/HOA fees are $1180

Key facts

• Greenspace behind
• Fire pit
• Covered decking

Tags

• DECK UNDER LARGE ROOF COVERING
• BUNK HOUSE 2ND BEDROOM
• COVERED DECKING
• GREENSPACE BEHIND
• FIRE PIT
• MAINTENANCE FREE YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $102k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $102k).
• Recommended offer: $90k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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 $709 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 301 days — a 12% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $8k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $102k implies a 225% gain — meaningful room to come down on a strong offer.

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 $90,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 301 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: 1.13% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.59%
• DSCR: 1.43
• GRM: 7.4

CMA / ARV

• ARV (median comp): $80,440
• List price: $102,500
• Delta: 27.42%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -1.8%
• Equity multiple: 0.93×
• Total profit: $-1,993
• Equity at exit: $15,283

10-year hold

• IRR: 7.9%
• Equity multiple: 1.60×
• Total profit: $17,100
• Equity at exit: $8,862

Cash invested: $28,700 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,161 medium
• Mortgage (P&I): −$538
• Tax from tax record: −$18 /mo · $215/yr
• Insurance: −$43
• HOA: −$90
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $229

Break-even live

Break-even rent $871

Max offer price $102,500

Occupancy floor 75%

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: $25,625
• Closing costs: $3,075
• Reserves months: —
• Total cash needed: —

HOA detail

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

Listing history 31 events

1. 2026-06-18
   days on market $102,500 Active 301 DOM
2. 2026-06-17
   days on market $102,500 Active 300 DOM
3. 2026-06-16
   days on market $102,500 Active 299 DOM
4. 2026-06-15
   days on market $102,500 Active 298 DOM
5. 2026-06-14
   days on market $102,500 Active 296 DOM
6. 2026-06-13
   days on market $102,500 Active 295 DOM
7. 2026-06-10
   days on market $102,500 Active 293 DOM
8. 2026-06-09
   days on market $102,500 Active 292 DOM
9. 2026-06-08
   days on market $102,500 Active 291 DOM
10. 2026-06-07
    days on market $102,500 Active 290 DOM
11. 2026-06-05
    days on market $102,500 Active 287 DOM
12. 2026-06-03
    days on market $102,500 Active 286 DOM
13. 2026-06-02
    days on market $102,500 Active 285 DOM
14. 2026-06-01
    days on market $102,500 Active 284 DOM
15. 2026-05-31
    days on market $102,500 Active 283 DOM
16. 2026-05-31
    days on market $102,500 Active 282 DOM
17. 2026-05-18
    price $102,500 1241-char remark

    Show marketing remark (1241 chars)

    Enjoy time away from the hustle & bustle of the city and relax on the deck under the large roof covering. Clean and comfortable w/ bdrm (queen), full bathroom, full kitchen. Bunk house 2nd bedroom makes this place into a great place to bring friends/family for a visit. Turn key and ready to go. Lots to do but also has 2 televisions inside with streaming devices and a third outside with a streaming device that stays. Warm, Inviting, Spacious, Open, Covered decking for enjoying the beautiful surroundings of this unique spot. Overlook the greenspace behind you with tons of wildlife, fire pit. All furniture stays, so this is turn key! The yard is maintenance free w/ stone and mulch. Bonus: This spot has been very successful as an Airbnb operation since inception and rates a 4.8 customer satisfaction rating as a Superhost location. Extra parking. Very private. Walk to the Riverside Pool + Dog Park & foot bridge crossing access to Fishtrap Park and its picnic pavilions and Kids Play areas. Amenities include river access (fishing, kayaking, tubing), gated entrance, 3 pools (one indoor), tennis/basketball courts, mini golf, parks, pavilions, and walking trails are available for residents. Annual POA/HOA fees are $1180

18. 2026-05-01
    status Active 1241-char remark

    Show marketing remark (1241 chars)

    Enjoy time away from the hustle & bustle of the city and relax on the deck under the large roof covering. Clean and comfortable w/ bdrm (queen), full bathroom, full kitchen. Bunk house 2nd bedroom makes this place into a great place to bring friends/family for a visit. Turn key and ready to go. Lots to do but also has 2 televisions inside with streaming devices and a third outside with a streaming device that stays. Warm, Inviting, Spacious, Open, Covered decking for enjoying the beautiful surroundings of this unique spot. Overlook the greenspace behind you with tons of wildlife, fire pit. All furniture stays, so this is turn key! The yard is maintenance free w/ stone and mulch. Bonus: This spot has been very successful as an Airbnb operation since inception and rates a 4.8 customer satisfaction rating as a Superhost location. Extra parking. Very private. Walk to the Riverside Pool + Dog Park & foot bridge crossing access to Fishtrap Park and its picnic pavilions and Kids Play areas. Amenities include river access (fishing, kayaking, tubing), gated entrance, 3 pools (one indoor), tennis/basketball courts, mini golf, parks, pavilions, and walking trails are available for residents. Annual POA/HOA fees are $1180

19. 2026-04-06
    price $104,500 1241-char remark

    Show marketing remark (1241 chars)

    Enjoy time away from the hustle & bustle of the city and relax on the deck under the large roof covering. Clean and comfortable w/ bdrm (queen), full bathroom, full kitchen. Bunk house 2nd bedroom makes this place into a great place to bring friends/family for a visit. Turn key and ready to go. Lots to do but also has 2 televisions inside with streaming devices and a third outside with a streaming device that stays. Warm, Inviting, Spacious, Open, Covered decking for enjoying the beautiful surroundings of this unique spot. Overlook the greenspace behind you with tons of wildlife, fire pit. All furniture stays, so this is turn key! The yard is maintenance free w/ stone and mulch. Bonus: This spot has been very successful as an Airbnb operation since inception and rates a 4.8 customer satisfaction rating as a Superhost location. Extra parking. Very private. Walk to the Riverside Pool + Dog Park & foot bridge crossing access to Fishtrap Park and its picnic pavilions and Kids Play areas. Amenities include river access (fishing, kayaking, tubing), gated entrance, 3 pools (one indoor), tennis/basketball courts, mini golf, parks, pavilions, and walking trails are available for residents. Annual POA/HOA fees are $1180

20. 2025-09-22
    price $105,500 1241-char remark

    Show marketing remark (1241 chars)

    Enjoy time away from the hustle & bustle of the city and relax on the deck under the large roof covering. Clean and comfortable w/ bdrm (queen), full bathroom, full kitchen. Bunk house 2nd bedroom makes this place into a great place to bring friends/family for a visit. Turn key and ready to go. Lots to do but also has 2 televisions inside with streaming devices and a third outside with a streaming device that stays. Warm, Inviting, Spacious, Open, Covered decking for enjoying the beautiful surroundings of this unique spot. Overlook the greenspace behind you with tons of wildlife, fire pit. All furniture stays, so this is turn key! The yard is maintenance free w/ stone and mulch. Bonus: This spot has been very successful as an Airbnb operation since inception and rates a 4.8 customer satisfaction rating as a Superhost location. Extra parking. Very private. Walk to the Riverside Pool + Dog Park & foot bridge crossing access to Fishtrap Park and its picnic pavilions and Kids Play areas. Amenities include river access (fishing, kayaking, tubing), gated entrance, 3 pools (one indoor), tennis/basketball courts, mini golf, parks, pavilions, and walking trails are available for residents. Annual POA/HOA fees are $1180

21. 2025-08-20
    listed $111,000 Active 1241-char remark

    Show marketing remark (1241 chars)

    Enjoy time away from the hustle & bustle of the city and relax on the deck under the large roof covering. Clean and comfortable w/ bdrm (queen), full bathroom, full kitchen. Bunk house 2nd bedroom makes this place into a great place to bring friends/family for a visit. Turn key and ready to go. Lots to do but also has 2 televisions inside with streaming devices and a third outside with a streaming device that stays. Warm, Inviting, Spacious, Open, Covered decking for enjoying the beautiful surroundings of this unique spot. Overlook the greenspace behind you with tons of wildlife, fire pit. All furniture stays, so this is turn key! The yard is maintenance free w/ stone and mulch. Bonus: This spot has been very successful as an Airbnb operation since inception and rates a 4.8 customer satisfaction rating as a Superhost location. Extra parking. Very private. Walk to the Riverside Pool + Dog Park & foot bridge crossing access to Fishtrap Park and its picnic pavilions and Kids Play areas. Amenities include river access (fishing, kayaking, tubing), gated entrance, 3 pools (one indoor), tennis/basketball courts, mini golf, parks, pavilions, and walking trails are available for residents. Annual POA/HOA fees are $1180

22. 2023-05-03
    soldstatus $31,500
23. 2023-04-28
    soldstatus $31,500 Closed 448-char remark

    Show marketing remark (448 chars)

    Lot with (310 sq ft) covered porch for your RV or camper CAMPER WILL BE REMOVED Stairs and rails have been replaced Porch has been pressure washed Coosawattee River Resort Amenities include: Indoor Heated Swimming Pool 2 Outdoor Pools 5 Parks RV Park Fishing Pond Rec Center - Pickle-ball Courts 18-hole miniature golf Game Room Fitness Center Basketball courts Coosawattee River Tubing Meeting Venues Beaver Lake - Tennis Courts

24. 2023-02-22
    status Pending 448-char remark

    Show marketing remark (448 chars)

    Lot with (310 sq ft) covered porch for your RV or camper CAMPER WILL BE REMOVED Stairs and rails have been replaced Porch has been pressure washed Coosawattee River Resort Amenities include: Indoor Heated Swimming Pool 2 Outdoor Pools 5 Parks RV Park Fishing Pond Rec Center - Pickle-ball Courts 18-hole miniature golf Game Room Fitness Center Basketball courts Coosawattee River Tubing Meeting Venues Beaver Lake - Tennis Courts

25. 2023-02-21
    historical Active Under Contract 448-char remark

    Show marketing remark (448 chars)

    Lot with (310 sq ft) covered porch for your RV or camper CAMPER WILL BE REMOVED Stairs and rails have been replaced Porch has been pressure washed Coosawattee River Resort Amenities include: Indoor Heated Swimming Pool 2 Outdoor Pools 5 Parks RV Park Fishing Pond Rec Center - Pickle-ball Courts 18-hole miniature golf Game Room Fitness Center Basketball courts Coosawattee River Tubing Meeting Venues Beaver Lake - Tennis Courts

26. 2023-02-20
    price $36,900 448-char remark

    Show marketing remark (448 chars)

    Lot with (310 sq ft) covered porch for your RV or camper CAMPER WILL BE REMOVED Stairs and rails have been replaced Porch has been pressure washed Coosawattee River Resort Amenities include: Indoor Heated Swimming Pool 2 Outdoor Pools 5 Parks RV Park Fishing Pond Rec Center - Pickle-ball Courts 18-hole miniature golf Game Room Fitness Center Basketball courts Coosawattee River Tubing Meeting Venues Beaver Lake - Tennis Courts

27. 2023-01-23
    price $34,833 448-char remark

    Show marketing remark (448 chars)

    Lot with (310 sq ft) covered porch for your RV or camper CAMPER WILL BE REMOVED Stairs and rails have been replaced Porch has been pressure washed Coosawattee River Resort Amenities include: Indoor Heated Swimming Pool 2 Outdoor Pools 5 Parks RV Park Fishing Pond Rec Center - Pickle-ball Courts 18-hole miniature golf Game Room Fitness Center Basketball courts Coosawattee River Tubing Meeting Venues Beaver Lake - Tennis Courts

28. 2023-01-16
    price $36,833 448-char remark

    Show marketing remark (448 chars)

    Lot with (310 sq ft) covered porch for your RV or camper CAMPER WILL BE REMOVED Stairs and rails have been replaced Porch has been pressure washed Coosawattee River Resort Amenities include: Indoor Heated Swimming Pool 2 Outdoor Pools 5 Parks RV Park Fishing Pond Rec Center - Pickle-ball Courts 18-hole miniature golf Game Room Fitness Center Basketball courts Coosawattee River Tubing Meeting Venues Beaver Lake - Tennis Courts

29. 2022-12-18
    price $37,875 448-char remark

    Show marketing remark (448 chars)

    Lot with (310 sq ft) covered porch for your RV or camper CAMPER WILL BE REMOVED Stairs and rails have been replaced Porch has been pressure washed Coosawattee River Resort Amenities include: Indoor Heated Swimming Pool 2 Outdoor Pools 5 Parks RV Park Fishing Pond Rec Center - Pickle-ball Courts 18-hole miniature golf Game Room Fitness Center Basketball courts Coosawattee River Tubing Meeting Venues Beaver Lake - Tennis Courts

30. 2022-12-10
    price $36,750 448-char remark

    Show marketing remark (448 chars)

    Lot with (310 sq ft) covered porch for your RV or camper CAMPER WILL BE REMOVED Stairs and rails have been replaced Porch has been pressure washed Coosawattee River Resort Amenities include: Indoor Heated Swimming Pool 2 Outdoor Pools 5 Parks RV Park Fishing Pond Rec Center - Pickle-ball Courts 18-hole miniature golf Game Room Fitness Center Basketball courts Coosawattee River Tubing Meeting Venues Beaver Lake - Tennis Courts

31. 2022-12-10
    listed $27,500 Active 448-char remark

    Show marketing remark (448 chars)

    Lot with (310 sq ft) covered porch for your RV or camper CAMPER WILL BE REMOVED Stairs and rails have been replaced Porch has been pressure washed Coosawattee River Resort Amenities include: Indoor Heated Swimming Pool 2 Outdoor Pools 5 Parks RV Park Fishing Pond Rec Center - Pickle-ball Courts 18-hole miniature golf Game Room Fitness Center Basketball courts Coosawattee River Tubing Meeting Venues Beaver Lake - Tennis Courts

ⓘ 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: $215 · $18/mo
• Projected year-2 tax: $943 · $79/mo
• Expected delta: +$728/yr (+$61/mo · 338.5%)

ⓘ 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 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: −$5,742
• − Property taxes: −$215
• − Insurance: −$512
• − Repairs & maintenance: −$1,115
• − Management: −$1,115
• − HOA: −$1,080
• − Depreciation: −$2,982
• Taxable income: $1,177
• Est. tax owed @ 24.0%: −$282
• After-tax cash flow: $2,471/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

+272.7% since first listed

15 events — show timeline

• 2026-05-18 Price Changed $102,500 NEGBOR
• 2026-05-01 Relisted — NEGBOR
• 2026-04-06 Price Changed $104,500 NEGBOR
• 2025-09-22 Price Changed $105,500 NEGBOR
• 2025-08-20 Listed $111,000 NEGBOR
• 2023-05-03 Sold (Public Records) $31,500 Public Records
• 2023-04-28 Sold (MLS) $31,500 FMLS
• 2023-02-22 Pending — FMLS
• 2023-02-21 Contingent — FMLS
• 2023-02-20 Price Changed $36,900 FMLS
• 2023-01-23 Price Changed $34,833 FMLS
• 2023-01-16 Price Changed $36,833 FMLS
• 2022-12-18 Price Changed $37,875 FMLS
• 2022-12-10 Price Changed $36,750 FMLS
• 2022-12-10 Listed $27,500 FMLS

Property tax history

+17.9%/yr

Latest (2025): $215 · -2.2% YoY. Source: county tax records.