771 E Currahee St · Toccoa, GA 30577

$163,000

3 bd · 2.0 ba · 1,488 sqft · SingleFamily public records · 71 Days on market

Built 1940 5,662 sqft lot $110/sqft · 8% above area Est $151k · 8% over

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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 +17.4/30.0
• Appreciation +8.1/10.0
• DSCR +5.4/10.0
• 1% rule +4.4/10.0
• ARV discount +4.0/15.0
• Livability +3.4/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Fixer upper in Toccoa! Great bones, ready for an investor or buyer to put in work to make it a place called home.

Key facts

• 5,662 sq ft lot
• 2 parking spots
• Built 1940

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $163k.

Deal economics

• At list price, monthly cash flow is $123 ($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 $154k (5.6% below list).
• Recommended offer: $153k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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 $11k of equity ($1k loan paydown + $10k 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.
• At projected returns (6.2% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $12k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $140k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $153,220 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.94% ✗
• Cap rate: 7.19%
• Cash-on-cash: 3.22%
• DSCR: 1.14
• GRM: 8.8

CMA / ARV

• ARV (median comp): $151,148
• List price: $163,000
• Delta: 7.84%
• 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
59 Sunset Ln	0.33mi	3/1.5	1,400 (-6%)	2mo	$215,000	$154	71
999 E Doyle St	0.31mi	3/2.0	1,328 (-11%)	6mo	$275,000	$207	63
23 Taylor St	0.60mi	3/2.5	1,464 (-2%)	6mo	$219,900	$150	62
74 S Hill St	0.58mi	3/2.5	1,464 (-2%)	7mo	$224,900	$154	62
17 Taylor St	0.60mi	3/2.5	1,464 (-2%)	7mo	$219,900	$150	61
57 Stewart St	0.38mi	2/2.0 (-1)	1,600 (+8%)	7mo	$194,900	$122	58
1111 E Doyle St	0.35mi	3/2.0	1,648 (+11%)	9mo	$285,000	$173	58
27 Hilltop Ln	0.42mi	3/2.0	1,288 (-13%)	1mo	$209,000	$162	57
30 Moore Ave	0.36mi	3/2.0	1,276 (-14%)	3mo	$215,000	$168	57
228 E Doyle St	0.48mi	3/1.5	1,304 (-12%)	6mo	$270,000	$207	50
132 Queen St	0.54mi	3/1.0	1,650 (+11%)	4mo	$185,000	$112	50
116 Rickman St	0.54mi	3/2.0	1,276 (-14%)	9mo	$215,000	$168	43

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: 18.6%
• Equity multiple: 2.26×
• Total profit: $57,338
• Equity at exit: $105,096

10-year hold

• IRR: 18.0%
• Equity multiple: 4.55×
• Total profit: $161,932
• Equity at exit: $192,897

Cash invested: $45,640 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,539 medium
• Mortgage (P&I): −$855
• Tax from tax record: −$170 /mo · $2,043/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $123

Break-even live

Break-even rent $1,383

Max offer price $163,000

Occupancy floor 87%

Sensitivity live

Price	-10% $215	-5% $169	+0% $123	+5% $76	+10% $30
Rent	-10% $1	-5% $62	+0% $123	+5% $183	+10% $244
Rate	-1.0pp $205	-0.5pp $164	base $123	+0.5pp $80	+1.0pp $37

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: $40,750
• Closing costs: $4,890
• 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	24d	1	0.18mi
161 S Pine St Toccoa, GA	3.0	1.0	1110	$1,195	$1.08	44d	1	1.18mi

Listing history 23 events

1. 2026-06-19
   days on market $163,000 Active 71 DOM
2. 2026-06-18
   days on market $163,000 Active 70 DOM
3. 2026-06-17
   days on market $163,000 Active 69 DOM
4. 2026-06-16
   days on market $163,000 Active 68 DOM
5. 2026-06-15
   days on market $163,000 Active 67 DOM
6. 2026-06-14
   days on market $163,000 Active 65 DOM
7. 2026-06-12
   days on market $163,000 Active 64 DOM
8. 2026-06-09
   days on market $163,000 Active 61 DOM
9. 2026-06-08
   days on market $163,000 Active 60 DOM
10. 2026-06-07
    days on market $163,000 Active 59 DOM
11. 2026-06-07
    days on market $163,000 Active 58 DOM
12. 2026-06-03
    days on market $163,000 Active 55 DOM
13. 2026-06-02
    days on market $163,000 Active 54 DOM
14. 2026-06-01
    days on market $163,000 Active 53 DOM
15. 2026-05-31
    days on market $163,000 Active 52 DOM
16. 2026-05-31
    days on market $163,000 Active 51 DOM
17. 2026-04-29
    price $163,000 113-char remark

    Show marketing remark (113 chars)

    Fixer upper in Toccoa! Great bones, ready for an investor or buyer to put in work to make it a place called home.

18. 2026-04-20
    price $168,000 113-char remark

    Show marketing remark (113 chars)

    Fixer upper in Toccoa! Great bones, ready for an investor or buyer to put in work to make it a place called home.

19. 2026-04-09
    listed $175,000 New 113-char remark

    Show marketing remark (113 chars)

    Fixer upper in Toccoa! Great bones, ready for an investor or buyer to put in work to make it a place called home.

20. 2022-11-01
    soldstatus $140,000
21. 2022-10-31
    soldstatus $140,000 Sold 173-char remark

    Show marketing remark (173 chars)

    Clean 3Br 2BA home near Big A Rd and Currahee St intersection. Fresh paint,refinished hardwood floors and new appliances are just a few things that have been done recently.

22. 2022-09-20
    status Under Contract 173-char remark

    Show marketing remark (173 chars)

    Clean 3Br 2BA home near Big A Rd and Currahee St intersection. Fresh paint,refinished hardwood floors and new appliances are just a few things that have been done recently.

23. 2022-09-16
    listed $134,900 New 173-char remark

    Show marketing remark (173 chars)

    Clean 3Br 2BA home near Big A Rd and Currahee St intersection. Fresh paint,refinished hardwood floors and new appliances are just a few things that have been done recently.

ⓘ 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: $2,043 · $170/mo
• Projected year-2 tax: $2,043 · $170/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $18,462
• − Mortgage interest: −$9,131
• − Property taxes: −$2,043
• − Insurance: −$815
• − Repairs & maintenance: −$1,477
• − Management: −$1,477
• − Depreciation: −$4,742
• Taxable loss: −$1,221
• Est. tax savings @ 24.0%: +$293
• After-tax cash flow: $1,763/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

+20.8% since first listed

7 events — show timeline

• 2026-04-29 Price Changed $163,000 GAMLS
• 2026-04-20 Price Changed $168,000 GAMLS
• 2026-04-09 Listed $175,000 GAMLS
• 2022-11-01 Sold (Public Records) $140,000 Public Records
• 2022-10-31 Sold (MLS) $140,000 GAMLS
• 2022-09-20 Pending — GAMLS
• 2022-09-16 Listed $134,900 GAMLS

Property tax history

+13.1%/yr

Latest (2025): $2,043 · +37.7% YoY. Source: county tax records.