1243 Sycamore St · Young Harris, GA 30582

$288,877

2 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 46 Days on market

Built 1975 0.65 ac lot $246/sqft · 32% below area Est $427k · 32% under

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Why this score? — see what drove the D 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 +10.5/30.0
• Schools +3.5/10.0
• DSCR +3.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2 Bedroom, 1 Bathroom cottage is a beautifully fully remodeled in-town gem offering the perfect blend of comfort, space, and convenience. The home features an oversized kitchen with abundant cabinetry and prep space, seamlessly flowing into the dining area. Every inch of this home has been thoughtfully updated, creating a clean, modern feel while maintaining its cozy charm. Enjoy your mornings on the covered front porch, and unwind in the evenings on the open back patio overlooking an impressive, level yard—perfect for gardening, pets, or outdoor gatherings. This property truly stands out with it's exceptional space which includes a detached 2 Car Garage and an additional building perfect for a studio apartment or yoga studio. Located just minutes from Young Harris College, this home offers the charm of small-town living with easy access to some of North Georgia's most sought-after destinations including Lake Chatuge, Trout Fishing in Rivers and Lakes, hiking at Brasstown Bald, Bald Mountain or the Appalachian Trail Enjoying the award winning Crane Creek winery/vineyard, Chatuge Shore Golf Course and enjoy year around festivals. Whether you're looking for a full-time residence, investment opportunity, or mountain getaway, this property offers incredible versatility with its additional structures and prime in-town location. A rare find in Young Harris with room to grow, create, and enjoy the North Georgia mountain lifestyle.

Key facts

• Covered front porch
• Level yard
• Oversized kitchen

Tags

• OVERSIZED KITCHEN
• ABUNDANT CABINETRY
• COVERED FRONT PORCH
• OPEN BACK PATIO
• LEVEL YARD
• DETACHED 2 CAR GARAGE

Property features AI

Finance

• Other: Lot size approximately 0.65 acres
• HOA & community: No HOA

Exterior

• Parking: Garage; Carport
• Utilities: Public water; Septic tank; Electricity available
• Home design: Single family residence; House; Resale property
• Construction: Built in 1975; Concrete and other construction materials; Composition roof; Workshop on property
• Exterior features: Patio; Level lot

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric water heater
• Bedrooms: Two bedrooms on the main level
• Flooring: Vinyl flooring
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: One-level living; Fireplace; Other interior features
• Laundry & utility: Washer; Dryer; Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $289k.

Deal economics

• At list price, monthly cash flow is $-146 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (8.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (31.1% below list).
• Recommended offer: $199k (31.1% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 2.3% in Young Harris — 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 58/100 on livability (#439 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Towns County (rural): math 40% / reading 44% proficiency, ranked #40 of 174 in GA (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Towns County Elementary School (math 42% / reading 42%, grade F, #380 of 1,228 statewide, top 33%, 500 students, 67% FRL) — zoned schools average 67% FRL vs 48% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 194 active listings in the ZIP; 108 units permitted in Towns County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Towns County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($280k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $247k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $198,928 (31.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.69% ✗
• Cap rate: 5.69%
• Cash-on-cash: -2.16%
• DSCR: 0.90
• GRM: 12.1

CMA / ARV

• ARV (median comp): $427,080
• List price: $288,877
• Delta: -32.36%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -19.9%
• Equity multiple: 0.30×
• Total profit: $-56,230
• Equity at exit: $43,073

10-year hold

• IRR: -13.0%
• Equity multiple: 0.24×
• Total profit: $-61,487
• Equity at exit: $24,977

Cash invested: $80,886 (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 30582

• Home prices YoY: -20.8%
• Active inventory: 194
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,989 medium
• Mortgage (P&I): −$1,515
• Tax from tax record: −$82 /mo · $983/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $-146

Break-even live

Break-even rent $2,174

Max offer price $263,142

Occupancy floor —

Sensitivity live

Price	-10% $18	-5% $-64	+0% $-146	+5% $-227	+10% $-309
Rent	-10% $-303	-5% $-224	+0% $-146	+5% $-67	+10% $11
Rate	-1.0pp $0	-0.5pp $-72	base $-146	+0.5pp $-221	+1.0pp $-297

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: $72,219
• Closing costs: $8,666
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $288,877 Active 46 DOM
2. 2026-06-18
   days on market $288,877 Active 44 DOM
3. 2026-06-17
   days on market $288,877 Active 43 DOM
4. 2026-06-16
   days on market $288,877 Active 42 DOM
5. 2026-06-15
   days on market $288,877 Active 41 DOM
6. 2026-06-13
   days on market $288,877 Active 39 DOM
7. 2026-06-12
   days on market $288,877 Active 38 DOM
8. 2026-06-09
   days on market $288,877 Active 35 DOM
9. 2026-06-08
   days on market $288,877 Active 34 DOM
10. 2026-06-07
    days on market $288,877 Active 33 DOM
11. 2026-06-05
    days on market $288,877 Active 31 DOM
12. 2026-06-04
    days on market $288,877 Active 29 DOM
13. 2026-06-02
    days on market $288,877 Active 28 DOM
14. 2026-06-01
    days on market $288,877 Active 27 DOM
15. 2026-05-31
    days on market $288,877 Active 26 DOM
16. 2026-05-31
    days on market $288,877 Active 25 DOM
17. 2026-04-29
    listed $298,877 New 1451-char remark

    Show marketing remark (1458 chars)

    This 2 Bedroom, 1 Bathroom cottage is a beautifully fully remodeled in-town gem offering the perfect blend of comfort, space, and convenience. The home features an oversized kitchen with abundant cabinetry and prep space, seamlessly flowing into the dining area. Every inch of this home has been thoughtfully updated, creating a clean, modern feel while maintaining its cozy charm. Enjoy your mornings on the covered front porch, and unwind in the evenings on the open back patio overlooking an impressive, level yard—perfect for gardening, pets, or outdoor gatherings. This property truly stands out with it's exceptional space which includes a detached 2 Car Garage and an additional building perfect for a studio apartment or yoga studio. Located just minutes from Young Harris College, this home offers the charm of small-town living with easy access to some of North Georgia's most sought-after destinations including Lake Chatuge, Trout Fishing in Rivers and Lakes, hiking at Brasstown Bald, Bald Mountain or the Appalachian Trail Enjoying the award winning Crane Creek winery/vineyard, Chatuge Shore Golf Course and enjoy year around festivals. Whether you're looking for a full-time residence, investment opportunity, or mountain getaway, this property offers incredible versatility with its additional structures and prime in-town location. A rare find in Young Harris with room to grow, create, and enjoy the North Georgia mountain lifestyle.

18. 2026-04-29
    listed $298,877 Active 1458-char remark

    Show marketing remark (1458 chars)

    This 2 Bedroom, 1 Bathroom cottage is a beautifully fully remodeled in-town gem offering the perfect blend of comfort, space, and convenience. The home features an oversized kitchen with abundant cabinetry and prep space, seamlessly flowing into the dining area. Every inch of this home has been thoughtfully updated, creating a clean, modern feel while maintaining its cozy charm. Enjoy your mornings on the covered front porch, and unwind in the evenings on the open back patio overlooking an impressive, level yard—perfect for gardening, pets, or outdoor gatherings. This property truly stands out with it's exceptional space which includes a detached 2 Car Garage and an additional building perfect for a studio apartment or yoga studio. Located just minutes from Young Harris College, this home offers the charm of small-town living with easy access to some of North Georgia's most sought-after destinations including Lake Chatuge, Trout Fishing in Rivers and Lakes, hiking at Brasstown Bald, Bald Mountain or the Appalachian Trail Enjoying the award winning Crane Creek winery/vineyard, Chatuge Shore Golf Course and enjoy year around festivals. Whether you're looking for a full-time residence, investment opportunity, or mountain getaway, this property offers incredible versatility with its additional structures and prime in-town location. A rare find in Young Harris with room to grow, create, and enjoy the North Georgia mountain lifestyle.

19. 2023-02-13
    soldstatus $247,000 Sold

    Show marketing remark (299 chars)

    YOUNG HARRIS! Affordable and adorable. Two bed/one bath remodeled home on level lot with two car detached garage and attached carport , extra storage building. New siding and roof, updated throughout. FANTASTIC LOCATION within walking distance to Young Harris College, parks, waterfalls and fishing!

20. 2023-02-13
    soldstatus $247,000

    Show marketing remark (299 chars)

    YOUNG HARRIS! Affordable and adorable. Two bed/one bath remodeled home on level lot with two car detached garage and attached carport , extra storage building. New siding and roof, updated throughout. FANTASTIC LOCATION within walking distance to Young Harris College, parks, waterfalls and fishing!

21. 2023-01-12
    status Pending

    Show marketing remark (299 chars)

    YOUNG HARRIS! Affordable and adorable. Two bed/one bath remodeled home on level lot with two car detached garage and attached carport , extra storage building. New siding and roof, updated throughout. FANTASTIC LOCATION within walking distance to Young Harris College, parks, waterfalls and fishing!

22. 2023-01-10
    listed $255,000 Active

    Show marketing remark (299 chars)

    YOUNG HARRIS! Affordable and adorable. Two bed/one bath remodeled home on level lot with two car detached garage and attached carport , extra storage building. New siding and roof, updated throughout. FANTASTIC LOCATION within walking distance to Young Harris College, parks, waterfalls and fishing!

23. 2021-08-20
    soldstatus $200,000
24. 2021-08-16
    soldstatus $105,000
25. 2021-06-21
    soldstatus $199,000

ⓘ 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: $983 · $82/mo
• Projected year-2 tax: $2,658 · $221/mo
• Expected delta: +$1,674/yr (+$140/mo · 170.3%)

ⓘ 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 4/10 Moderate 9 d/yr ≥96°F today · 24 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,871
• − Mortgage interest: −$16,182
• − Property taxes: −$983
• − Insurance: −$1,444
• − Repairs & maintenance: −$1,910
• − Management: −$1,910
• − Depreciation: −$8,404
• Taxable loss: −$6,961
• Est. tax savings @ 24.0%: +$1,671
• After-tax cash flow: $-77/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: Towns County
• NCES district ID: 1305070
• Math proficiency: 40% ▼ -11.00%
• Reading proficiency: 44% ▼ -10.00%
• Median HH income: $39,071
• Composite: 35.1/100
• National rank: #5018
• State rank: #40 of 174 in GA

Livability — Young Harris

• Score: 58/100
• State rank: #439
• US rank: #21147

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Young Harris, GA
• Population (ZIP): 5,154

Population outlook (Towns County) Hauer SSP2

• Today (2025): 12,135 people
• By 2030: 12,602 · +3.8%
• By 2040: 13,563 · +11.8%
• By 2050: 14,531 · +19.7%
• By 2075: 17,373 · +43.2%
• By 2100: 19,042 · +56.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Black 3% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Slovak 5% Serbian 3% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Towns

• 2024 margin: Solid R (+62.3) · D 18.7% · R 81.0%
• 2008→2024 swing: -11.8pp toward R · 2008: -50.5pp · 2024: -62.3pp
• All cycles: 2024: R+62.3 2020: R+60.6 2016: R+62.0 2012: R+58.0 2008: R+50.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -61.91%
• Current HPI: 235.3496
• 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

+45.2% since first listed

11 events — show timeline

• 2026-05-19 Price Changed $288,877 GAMLS
• 2026-05-19 Price Changed $288,877 NEGBOR
• 2026-04-29 Listed $298,877 NEGBOR
• 2026-04-29 Listed $298,877 GAMLS
• 2023-02-13 Sold (Public Records) $247,000 Public Records
• 2023-02-13 Sold (MLS) $247,000 NEGBOR
• 2023-01-12 Pending — NEGBOR
• 2023-01-10 Listed $255,000 NEGBOR
• 2021-08-20 Sold (Public Records) $200,000 Public Records
• 2021-08-16 Sold (Public Records) $105,000 Public Records
• 2021-06-21 Sold (Public Records) $199,000 Public Records

Property tax history

+23.8%/yr

Latest (2024): $983 · +19.5% YoY. Source: county tax records.