786 Cook Henry Rd · Mineral Bluff, GA 30560

$219,000

1 bd · 1.0 ba · 460 sqft · SingleFamily · 54 Days on market

Built 2021 Excellent condition 1.02 ac lot $476/sqft · 18% below area Est $266k · 18% under ↓ 16% since listing

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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 +16.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• Condition / age +4.8/5.0
• 1% rule +4.4/10.0
• Schools +3.3/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a place where life moves a little slower? This peaceful property offers the perfect canvas for creating your own outdoor sanctuary—gardens, quiet sitting areas, or a cozy fire-lit gathering space. Whatever relaxes you, there's room to bring it to life. At the heart of it all sits an authentic log tiny home, warm and welcoming, with that gentle rustic charm that instantly puts you at ease. It's the kind of place where mornings feel softer, evenings stretch a little longer, and the world seems to quiet down around you. Surrounded by the natural beauty of the North Georgia mountains, you're close enough to enjoy the best of the region while still feeling tucked away in your own peaceful corner.

Key facts

• 1.02 acre lot
• Built 2021
• Listed 54 days

Tags

• INDOOR AND OUTDOOR SPACES
• NORTH GEORGIA MOUNTAINS
• STRONG INVESTMENT OPPORTUNITY

Property features AI

Finance

• Other: Located on ~1.02-acre lot in Mountain Creek Estates
• HOA & community: No HOA

Exterior

• Parking: No designated parking
• Utilities: Shared well water; Septic tank; High-speed internet; Geothermal energy generation
• Home design: Cabin / Single-family residence; Built in 2021; Entry level: main level
• Construction: Log construction; Metal roof; Built in 2021
• Exterior features: Metal roof; Log construction; Level and sloped lot; Has view

Interior

• Kitchen: Refrigerator; Electric water heater
• Bedrooms: 1 bedroom (main level)
• Flooring: Hardwood; Wood
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Electric heating; Cooling system (other)
• Interior features: Beamed ceilings; High ceilings; One level
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $219k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $111 ($1k/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 $206k (6.1% below list).
• Recommended offer: $206k (6.1% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 1.2% in Mineral Bluff — 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 52/100 on livability (#572 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety C-, amenities F, commute F.
• Union County (rural): math 37% / reading 42% proficiency, ranked #48 of 174 in GA (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Union County Primary School (776 students, 57% FRL).
• Market conditions: 310 active listings in the ZIP; 281 units permitted in Union 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 $7k of value loss. Plan a longer hold.
• Union County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $205,634 (6.1% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.94% ✗
• Cap rate: 6.90%
• Cash-on-cash: 2.17%
• DSCR: 1.10
• GRM: 8.9

CMA / ARV

• ARV (median comp): $265,875
• List price: $219,000
• Delta: -17.63%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.8%
• Equity multiple: 0.54×
• Total profit: $-28,384
• Equity at exit: $32,654

10-year hold

• IRR: -3.8%
• Equity multiple: 0.75×
• Total profit: $-15,483
• Equity at exit: $18,935

Cash invested: $61,320 (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 30560

• Home prices YoY: -9.6%
• Active inventory: 310
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,056 medium
• Mortgage (P&I): −$1,148
• Tax est. 1.5%: −$274 /mo · $3,285/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $111

Break-even live

Break-even rent $1,916

Max offer price $219,000

Occupancy floor 90%

Sensitivity live

Price	-10% $262	-5% $187	+0% $111	+5% $35	+10% $-40
Rent	-10% $-51	-5% $30	+0% $111	+5% $192	+10% $273
Rate	-1.0pp $221	-0.5pp $167	base $111	+0.5pp $54	+1.0pp $-3

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $219,000 Active 54 DOM
2. 2026-06-17
   days on market $219,000 Active 53 DOM
3. 2026-06-16
   days on market $219,000 Active 52 DOM
4. 2026-06-15
   days on market $219,000 Active 51 DOM
5. 2026-06-14
   days on market $219,000 Active 49 DOM
6. 2026-06-10
   days on market $219,000 Active 46 DOM
7. 2026-06-09
   days on market $219,000 Active 45 DOM
8. 2026-06-08
   days on market $219,000 Active 44 DOM
9. 2026-06-07
   days on market $219,000 Active 43 DOM
10. 2026-06-03
    days on market $219,000 Active 39 DOM
11. 2026-06-02
    days on market $219,000 Active 38 DOM
12. 2026-06-01
    days on market $219,000 Active 37 DOM
13. 2026-05-31
    days on market $219,000 Active 36 DOM
14. 2026-05-31
    days on market $219,000 Active 35 DOM
15. 2026-05-08
    status Active 719-char remark

    Show marketing remark (719 chars)

    Looking for a place where life moves a little slower? This peaceful property offers the perfect canvas for creating your own outdoor sanctuary—gardens, quiet sitting areas, or a cozy fire-lit gathering space. Whatever relaxes you, there's room to bring it to life. At the heart of it all sits an authentic log tiny home, warm and welcoming, with that gentle rustic charm that instantly puts you at ease. It's the kind of place where mornings feel softer, evenings stretch a little longer, and the world seems to quiet down around you. Surrounded by the natural beauty of the North Georgia mountains, you're close enough to enjoy the best of the region while still feeling tucked away in your own peaceful corner.

16. 2026-05-08
    status Back On Market 713-char remark

    Show marketing remark (719 chars)

    Looking for a place where life moves a little slower? This peaceful property offers the perfect canvas for creating your own outdoor sanctuary—gardens, quiet sitting areas, or a cozy fire-lit gathering space. Whatever relaxes you, there's room to bring it to life. At the heart of it all sits an authentic log tiny home, warm and welcoming, with that gentle rustic charm that instantly puts you at ease. It's the kind of place where mornings feel softer, evenings stretch a little longer, and the world seems to quiet down around you. Surrounded by the natural beauty of the North Georgia mountains, you're close enough to enjoy the best of the region while still feeling tucked away in your own peaceful corner.

17. 2026-05-07
    status Under Contract 713-char remark
18. 2026-04-29
    status Pending 719-char remark

    Show marketing remark (719 chars)

    Looking for a place where life moves a little slower? This peaceful property offers the perfect canvas for creating your own outdoor sanctuary—gardens, quiet sitting areas, or a cozy fire-lit gathering space. Whatever relaxes you, there's room to bring it to life. At the heart of it all sits an authentic log tiny home, warm and welcoming, with that gentle rustic charm that instantly puts you at ease. It's the kind of place where mornings feel softer, evenings stretch a little longer, and the world seems to quiet down around you. Surrounded by the natural beauty of the North Georgia mountains, you're close enough to enjoy the best of the region while still feeling tucked away in your own peaceful corner.

19. 2026-04-23
    status Active

    Show marketing remark (719 chars)

    Looking for a place where life moves a little slower? This peaceful property offers the perfect canvas for creating your own outdoor sanctuary—gardens, quiet sitting areas, or a cozy fire-lit gathering space. Whatever relaxes you, there's room to bring it to life. At the heart of it all sits an authentic log tiny home, warm and welcoming, with that gentle rustic charm that instantly puts you at ease. It's the kind of place where mornings feel softer, evenings stretch a little longer, and the world seems to quiet down around you. Surrounded by the natural beauty of the North Georgia mountains, you're close enough to enjoy the best of the region while still feeling tucked away in your own peaceful corner.

20. 2026-04-23
    listed $219,000 Active 719-char remark

    Show marketing remark (719 chars)

    Looking for a place where life moves a little slower? This peaceful property offers the perfect canvas for creating your own outdoor sanctuary—gardens, quiet sitting areas, or a cozy fire-lit gathering space. Whatever relaxes you, there's room to bring it to life. At the heart of it all sits an authentic log tiny home, warm and welcoming, with that gentle rustic charm that instantly puts you at ease. It's the kind of place where mornings feel softer, evenings stretch a little longer, and the world seems to quiet down around you. Surrounded by the natural beauty of the North Georgia mountains, you're close enough to enjoy the best of the region while still feeling tucked away in your own peaceful corner.

21. 2026-04-20
    listed $219,000 New 713-char remark
22. 2025-07-25
    price $219,000
23. 2025-07-07
    price $225,000
24. 2025-06-13
    price $229,000
25. 2025-05-15
    listed $249,000 Active
26. 2024-10-25
    price $249,000
27. 2024-09-19
    listed $260,000 Active

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,676
• − Mortgage interest: −$12,267
• − Property taxes: −$3,285
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,974
• − Management: −$1,974
• − Depreciation: −$6,371
• Taxable loss: −$2,290
• Est. tax savings @ 24.0%: +$550
• After-tax cash flow: $1,882/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This log cabin is in excellent condition with no visible repairs needed. It offers a peaceful and cozy atmosphere, perfect for relaxation and outdoor enjoyment.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value
• Both Painting — Fresh paint can make the home look newer
• Both Landscaping improvements — Further enhances curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Painting — Fresh paint can make the home look newer ↑
• Both Landscaping improvements — Further enhances curb appeal and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Union County
• NCES district ID: 1305250
• Math proficiency: 37% ▼ -19.00%
• Reading proficiency: 42% ▼ -12.00%
• Median HH income: $41,487
• Composite: 33.25/100
• National rank: #5514
• State rank: #48 of 174 in GA

Livability — Mineral Bluff

• Score: 52/100
• State rank: #572
• US rank: #25132

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,194

Population outlook (Union County) Hauer SSP2

• Today (2025): 23,917 people
• By 2030: 24,582 · +2.8%
• By 2040: 25,370 · +6.1%
• By 2050: 25,697 · +7.4%
• By 2075: 26,629 · +11.3%
• By 2100: 26,162 · +9.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Black 3% Hispanic / Latino 2%
• Common ancestry: Slovak 4% Scottish 3% Lithuanian 3%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Union

• 2024 margin: Solid R (+62.5) · D 18.5% · R 81.0%
• 2008→2024 swing: -10.5pp toward R · 2008: -52.0pp · 2024: -62.5pp
• All cycles: 2024: R+62.5 2020: R+63.3 2016: R+65.5 2012: R+59.9 2008: R+52.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.58%
• Current HPI: 316.822
• 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

-15.8% since first listed

13 events — show timeline

• 2026-05-08 Relisted — NEGBOR
• 2026-05-08 Relisted — GAMLS
• 2026-05-07 Pending — GAMLS
• 2026-04-29 Pending — NEGBOR
• 2026-04-23 Relisted — NEGBOR
• 2026-04-23 Listed $219,000 NEGBOR
• 2026-04-20 Listed $219,000 GAMLS
• 2025-07-25 Price Changed $219,000 NEGBOR
• 2025-07-07 Price Changed $225,000 NEGBOR
• 2025-06-13 Price Changed $229,000 NEGBOR
• 2025-05-15 Listed $249,000 NEGBOR
• 2024-10-25 Price Changed $249,000 NEGBOR
• 2024-09-19 Listed $260,000 NEGBOR