185 Stancil Dr · Toccoa, GA 30577

$206,900

3 bd · 2.0 ba · 1,141 sqft · SingleFamily public records · 83 Days on market

Built 1980 0.26 ac lot $181/sqft · at area comps Est $198k · at est.

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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).

• Cash flow +11.1/30.0
• Appreciation +8.1/10.0
• ARV discount +5.4/15.0
• Livability +3.4/5.0
• DSCR +3.2/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks MLS

Welcome home to this charming ranch-style property located in the heart of Toccoa, just minutes from Big A Road for convenient shopping and dining. This one level home offers easy living with a fenced in front yard ideal for pets and play and two entry points-a welcoming front foyer entry and a convenient carport entry that leads directly into the living room. Interior Features: 3 bedrooms / 1 bathroom with double sinks; additional vanity room off the primary bedroom-perfect for getting ready or added storage. Open concept kitchen/living room for comfortable everyday living. Granite countertops in kitchen, bathroom and vanity room. Tile bathroom for durability and style. All stainless-steel kitchen appliances, plus washer and dryer included. Large kitchen pantry and plenty of closet space throughout. Exterior & Extras: Covered carport entry with an attached storage room. Roof, HVAC and windows only 6 years old. Water heater only 7 years old. This home is truly MOVE-IN READY, offering comfort, convenience, and value in a great Toccoa location. Don't miss your chance to make it yours!

Key facts

• Two entry points
• Open concept kitchen
• Large kitchen pantry

Tags

• FENCED IN FRONT YARD
• TWO ENTRY POINTS
• OPEN CONCEPT KITCHEN
• GRANITE COUNTERTOPS
• TILE BATHROOM
• LARGE KITCHEN PANTRY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $207k.

Deal economics

• At list price, monthly cash flow is $-85 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (7.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (26.3% below list).
• Recommended offer: $153k (26.3% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.4% in Toccoa — 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 68/100 on livability (#131 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D-, amenities F, commute F.
• Stephens County (rural): math 34% / reading 34% proficiency, ranked #74 of 174 in GA (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 226 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 52 units permitted in Stephens County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $14k of equity ($1k loan paydown + $13k appreciation (6.2% local appreciation)).
• Stephens County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y 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 $175k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $152,557 (26.3% 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 83 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
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. 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: 0.74% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.75%
• DSCR: 0.92
• GRM: 11.3

CMA / ARV

• ARV (median comp): $197,504
• List price: $206,900
• Delta: 4.76%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
253 Stancil Dr	0.08mi	3/1.0	1,184 (+4%)	0mo	$203,900	$172	86
226 Poplar St	0.13mi	3/1.0	1,189 (+4%)	6mo	$185,000	$156	78
704 Skyline Dr	0.42mi	3/2.0	1,116 (-2%)	2mo	$225,000	$202	75
27 Hilltop Ln	0.15mi	3/2.0	1,288 (+13%)	1mo	$209,000	$162	71
288 Davis Ave	0.44mi	3/2.0	1,205 (+6%)	1mo	$240,000	$199	69
369 Skyline Dr	0.47mi	3/1.0	1,071 (-6%)	0mo	$220,000	$205	64
74 Briarwood Dr	0.53mi	3/1.0	1,100 (-4%)	2mo	$215,000	$195	64
398 Valley Dr	0.22mi	3/1.5	1,305 (+14%)	5mo	$211,000	$162	60
926 Skyline Dr	0.64mi	3/1.0	1,100 (-4%)	1mo	$210,000	$191	59
30 Moore Ave	0.42mi	3/2.0	1,276 (+12%)	3mo	$215,000	$168	58
372 Hilltop Way	0.64mi	3/1.5	1,225 (+7%)	2mo	$187,000	$153	54
1009 S Pond St	0.71mi	2/1.0 (-1)	1,080 (-5%)	6mo	$135,000	$125	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.5%
• Equity multiple: 1.99×
• Total profit: $57,420
• Equity at exit: $133,401

10-year hold

• IRR: 14.7%
• Equity multiple: 3.97×
• Total profit: $172,205
• Equity at exit: $244,849

Cash invested: $57,932 (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 30577

• Home prices YoY: 2.0%
• Active inventory: 226
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,526 medium
• Mortgage (P&I): −$1,085
• Tax from tax record: −$119 /mo · $1,423/yr
• Insurance: −$86
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $-85

Break-even live

Break-even rent $1,633

Max offer price $191,953

Occupancy floor —

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: $51,725
• Closing costs: $6,207
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 Forest Ave Toccoa, GA	2.0	2.0	1000	$1,300	$1.30	23d	1	0.72mi
161 S Pine St Toccoa, GA	3.0	1.0	1110	$1,195	$1.08	43d	1	1.26mi

Listing history 27 events

1. 2026-06-19
   days on market $206,900 Active 83 DOM
2. 2026-06-18
   days on market $206,900 Active 82 DOM
3. 2026-06-17
   days on market $206,900 Active 81 DOM
4. 2026-06-16
   days on market $206,900 Active 80 DOM
5. 2026-06-15
   days on market $206,900 Active 79 DOM
6. 2026-06-14
   days on market $206,900 Active 77 DOM
7. 2026-06-12
   statusdays on market $206,900 Active 76 DOM
8. 2026-06-09
   days on market $206,900 Back On Market 73 DOM
9. 2026-06-09
   status $206,900 Back On Market 72 DOM
10. 2026-06-07
    statusdays on market $206,900 Under Contract 72 DOM
11. 2026-06-03
    days on market $206,900 Active 71 DOM
12. 2026-06-02
    days on market $206,900 Active 70 DOM
13. 2026-06-01
    days on market $206,900 Active 69 DOM
14. 2026-05-31
    days on market $206,900 Active 68 DOM
15. 2026-05-31
    days on market $206,900 Active 67 DOM
16. 2026-03-21
    listed $206,900 New 1103-char remark

    Show marketing remark (1103 chars)

    Welcome home to this charming ranch-style property located in the heart of Toccoa, just minutes from Big A Road for convenient shopping and dining. This one level home offers easy living with a fenced in front yard ideal for pets and play and two entry points-a welcoming front foyer entry and a convenient carport entry that leads directly into the living room. Interior Features: 3 bedrooms / 1 bathroom with double sinks; additional vanity room off the primary bedroom-perfect for getting ready or added storage. Open concept kitchen/living room for comfortable everyday living. Granite countertops in kitchen, bathroom and vanity room. Tile bathroom for durability and style. All stainless-steel kitchen appliances, plus washer and dryer included. Large kitchen pantry and plenty of closet space throughout. Exterior & Extras: Covered carport entry with an attached storage room. Roof, HVAC and windows only 6 years old. Water heater only 7 years old. This home is truly MOVE-IN READY, offering comfort, convenience, and value in a great Toccoa location. Don't miss your chance to make it yours!

17. 2022-04-14
    soldstatus $175,100
18. 2022-04-13
    soldstatus $175,100 Sold 362-char remark

    Show marketing remark (362 chars)

    This home is a must see! 3 bedrooms, 1 bathroom, living room, foyer entrance, open kitchen with breakfast area, kitchen with granite counter tops, back splash, Laundry room/closet has double vanity with granite counter tops, tile shower with tub. HVAC only 2 years old Roof is only 2 years old Windows only 2 years old. Seller will review all offers 2-18-2022

19. 2022-02-18
    status Under Contract 362-char remark

    Show marketing remark (362 chars)

    This home is a must see! 3 bedrooms, 1 bathroom, living room, foyer entrance, open kitchen with breakfast area, kitchen with granite counter tops, back splash, Laundry room/closet has double vanity with granite counter tops, tile shower with tub. HVAC only 2 years old Roof is only 2 years old Windows only 2 years old. Seller will review all offers 2-18-2022

20. 2022-02-14
    listed $159,000 New 362-char remark

    Show marketing remark (362 chars)

    This home is a must see! 3 bedrooms, 1 bathroom, living room, foyer entrance, open kitchen with breakfast area, kitchen with granite counter tops, back splash, Laundry room/closet has double vanity with granite counter tops, tile shower with tub. HVAC only 2 years old Roof is only 2 years old Windows only 2 years old. Seller will review all offers 2-18-2022

21. 2020-01-17
    soldstatus $120,000
22. 2019-12-26
    soldstatus $120,000
23. 2019-12-26
    soldstatus $120,000
24. 2019-11-01
    listed $114,900
25. 2019-11-01
    listed $114,900
26. 2014-07-01
    historical
27. 2013-02-10
    listed $59,900

ⓘ 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: $1,423 · $119/mo
• Projected year-2 tax: $1,903 · $159/mo
• Expected delta: +$480/yr (+$40/mo · 33.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,307
• − Mortgage interest: −$11,590
• − Property taxes: −$1,423
• − Insurance: −$1,034
• − Repairs & maintenance: −$1,465
• − Management: −$1,465
• − Depreciation: −$6,019
• Taxable loss: −$4,688
• Est. tax savings @ 24.0%: +$1,125
• After-tax cash flow: $110/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: Stephens County
• NCES district ID: 1304560
• Math proficiency: 34% ▼ -6.00%
• Reading proficiency: 34% ▼ -4.00%
• Median HH income: $38,416
• Composite: 28.42/100
• National rank: #6759
• State rank: #74 of 174 in GA

Livability — Toccoa

• Score: 68/100
• State rank: #131
• US rank: #9152

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Toccoa, GA
• County: Stephens County · 22,964 people
• City population: 22,964
• Metro: Toccoa, GA
• Population (ZIP): 22,964
• Household income: $53,818
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 594.0

Population outlook (Stephens County) Hauer SSP2

• Today (2025): 23,797 people
• By 2030: 22,785 · -4.3%
• By 2040: 20,653 · -13.2%
• By 2050: 18,745 · -21.2%
• By 2075: 14,780 · -37.9%
• By 2100: 11,079 · -53.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 12% Hispanic / Latino 4% Two or more races 4% Asian 1%
• Common ancestry: Serbian 2% Slovak 2% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Stephens

• 2024 margin: Solid R (+62.8) · D 18.4% · R 81.2%
• 2008→2024 swing: -15.4pp toward R · 2008: -47.4pp · 2024: -62.8pp
• All cycles: 2024: R+62.8 2020: R+58.7 2016: R+59.9 2012: R+53.7 2008: R+47.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.25%
• Current HPI: 320.5275
• Rent YoY: —
• Metro: Toccoa, GA
• 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

+245.4% since first listed

12 events — show timeline

• 2026-03-21 Listed $206,900 GAMLS
• 2022-04-14 Sold (Public Records) $175,100 Public Records
• 2022-04-13 Sold (MLS) $175,100 GAMLS
• 2022-02-18 Pending — GAMLS
• 2022-02-14 Listed $159,000 GAMLS
• 2020-01-17 Sold (Public Records) $120,000 Public Records
• 2019-12-26 Sold (MLS) $120,000 GAMLS
• 2019-12-26 Sold (MLS) $120,000 FMLS
• 2019-11-01 Listed $114,900 GAMLS
• 2019-11-01 Listed $114,900 FMLS
• 2014-07-01 Listing Removed — GAMLS
• 2013-02-10 Listed $59,900 GAMLS

Property tax history

+5.0%/yr

Latest (2025): $1,423 · +104.9% YoY. Source: county tax records.