109 Schaefer Ct · Toccoa, GA 30577

$199,900

3 bd · 2.0 ba · 1,824 sqft · SingleFamily public records · 190 Days on market

Built 1949 10,454 sqft lot $110/sqft · 10% below area Est $223k · 10% under

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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 +13.1/30.0
• ARV discount +12.1/15.0
• Appreciation +8.1/10.0
• DSCR +3.9/10.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

HIGHLY MOTIVATED SELLER!! Welcome to your perfect in-town retreat! Nestled in the heart of one of Toccoa's most vibrant and sought-after downtown neighborhoods, this 3-bedroom, 2-bath Ranch home needs only some light renovation and has an amazing back porch! Step inside to find two cozy fireplaces - one in the spacious living room (perfect for winter nights) and another in the inviting family room/den that makes relaxing or entertaining a joy. Kitchen has been mostly renovated, as well as the den with the wood burning fireplace. 45 year architectural shingles were added just 4 years ago and all ductwork was replaced at that time as well. This property offer TONS of potential! Location truly can't be beat: just steps to the best restaurants, cafes, boutiques, parks, and nightlife that downtown has to offer. Enjoy a true walkable lifestyle while still having the comfort and space of a single-family home.

Key facts

• Back porch
• Replaced ductwork
• Two cozy fireplaces

Tags

• BACK PORCH
• TWO COZY FIREPLACES
• MOSTLY RENOVATED KITCHEN
• WOOD BURNING FIREPLACE
• 45 YEAR ARCHITECTURAL SHINGLES
• REPLACED DUCTWORK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-6 ($-71/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (0.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (19.5% below list).
• Recommended offer: $161k (19.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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; 1 comparable units currently listed for rent nearby; 52 units permitted in Stephens County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% 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.
• At projected returns (6.2% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 190 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $25k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• 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 $160,981 (19.5% 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 190 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.81% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.13%
• DSCR: 0.99
• GRM: 10.3

CMA / ARV

• ARV (median comp): $222,629
• List price: $199,900
• Delta: -10.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
248 E Tugalo St	0.11mi	3/1.5	1,848 (+1%)	9mo	$233,650	$126	83
276 E Tugalo St	0.10mi	4/2.0 (+1)	1,875 (+3%)	10mo	$270,000	$144	77
23 Cane Brake Cir	0.36mi	3/2.0	1,984 (+9%)	1mo	$304,999	$154	68
118 Greer Ln	0.41mi	3/2.0	1,764 (-3%)	11mo	$382,000	$217	66
57 Stewart St	0.09mi	2/2.0 (-1)	1,600 (-12%)	7mo	$194,900	$122	64
78 Hughes St	0.66mi	3/1.0	1,826 (+0%)	10mo	$87,500	$48	57
340 Currahee Trl	0.64mi	3/2.0	1,900 (+4%)	10mo	$685,000	$361	55
19 Oak Creek Cir	0.42mi	3/2.0	1,999 (+10%)	12mo	$342,000	$171	55
1111 E Doyle St	0.64mi	3/2.0	1,648 (-10%)	9mo	$285,000	$173	47
49 Argo St	0.50mi	2/1.0 (-1)	2,002 (+10%)	6mo	$58,000	$29	46
475 S Broad St S	0.72mi	3/2.0	1,708 (-6%)	12mo	$192,000	$112	46
48 Hilltop Ln	0.74mi	3/2.0	1,931 (+6%)	15mo	$220,000	$114	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: 15.9%
• Equity multiple: 2.08×
• Total profit: $60,328
• Equity at exit: $128,888

10-year hold

• IRR: 15.8%
• Equity multiple: 4.16×
• Total profit: $176,909
• Equity at exit: $236,565

Cash invested: $55,972 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,610 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$146 /mo · $1,753/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $-6

Break-even live

Break-even rent $1,617

Max offer price $198,854

Occupancy floor 95%

Sensitivity live

Price	-10% $107	-5% $51	+0% $-6	+5% $-63	+10% $-119
Rent	-10% $-133	-5% $-70	+0% $-6	+5% $58	+10% $121
Rate	-1.0pp $95	-0.5pp $45	base $-6	+0.5pp $-58	+1.0pp $-110

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
68 Hayes St Toccoa, GA	3.0	2.0	1927	$2,000	$1.04	44d	1	0.63mi

Listing history 15 events

1. 2026-06-09
   statusdays on market $199,900 Active 190 DOM
2. 2026-06-08
   days on market $199,900 Price Change 189 DOM
3. 2026-06-07
   days on market $199,900 Price Change 188 DOM
4. 2026-06-07
   pricestatusdays on market $199,900 Price Change 187 DOM
5. 2026-06-03
   days on market $209,900 Active 184 DOM
6. 2026-06-02
   days on market $209,900 Active 183 DOM
7. 2026-06-01
   days on market $209,900 Active 182 DOM
8. 2026-05-31
   days on market $209,900 Active 181 DOM
9. 2026-05-31
   days on market $209,900 Active 180 DOM
10. 2026-01-31
    price $209,900 915-char remark

    Show marketing remark (915 chars)

    HIGHLY MOTIVATED SELLER!! Welcome to your perfect in-town retreat! Nestled in the heart of one of Toccoa's most vibrant and sought-after downtown neighborhoods, this 3-bedroom, 2-bath Ranch home needs only some light renovation and has an amazing back porch! Step inside to find two cozy fireplaces - one in the spacious living room (perfect for winter nights) and another in the inviting family room/den that makes relaxing or entertaining a joy. Kitchen has been mostly renovated, as well as the den with the wood burning fireplace. 45 year architectural shingles were added just 4 years ago and all ductwork was replaced at that time as well. This property offer TONS of potential! Location truly can't be beat: just steps to the best restaurants, cafes, boutiques, parks, and nightlife that downtown has to offer. Enjoy a true walkable lifestyle while still having the comfort and space of a single-family home.

11. 2025-12-01
    listed $225,000 New 915-char remark

    Show marketing remark (915 chars)

    HIGHLY MOTIVATED SELLER!! Welcome to your perfect in-town retreat! Nestled in the heart of one of Toccoa's most vibrant and sought-after downtown neighborhoods, this 3-bedroom, 2-bath Ranch home needs only some light renovation and has an amazing back porch! Step inside to find two cozy fireplaces - one in the spacious living room (perfect for winter nights) and another in the inviting family room/den that makes relaxing or entertaining a joy. Kitchen has been mostly renovated, as well as the den with the wood burning fireplace. 45 year architectural shingles were added just 4 years ago and all ductwork was replaced at that time as well. This property offer TONS of potential! Location truly can't be beat: just steps to the best restaurants, cafes, boutiques, parks, and nightlife that downtown has to offer. Enjoy a true walkable lifestyle while still having the comfort and space of a single-family home.

12. 2024-06-14
    soldstatus $176,000
13. 2020-07-13
    soldstatus $115,000
14. 2020-07-01
    soldstatus $115,000 379-char remark

    Show marketing remark (379 chars)

    Clean and Well-Maintained 3 Bedroom, 2 Full Bath Home with More Space than You'd Expect. 2 Fireplaces and Lots of Storage Throughout. Large Den with Brick Patio and Level, Fenced Yard that's Safe for Kids and Pets and Perfect for Family Get Togethers. Like New Appliances and Inside Laundry. Minutes from Downtown on Low Traffic Street. Won't Last Long. Schedule A Showing Today.

15. 2020-02-19
    listed $135,000 379-char remark

    Show marketing remark (379 chars)

    Clean and Well-Maintained 3 Bedroom, 2 Full Bath Home with More Space than You'd Expect. 2 Fireplaces and Lots of Storage Throughout. Large Den with Brick Patio and Level, Fenced Yard that's Safe for Kids and Pets and Perfect for Family Get Togethers. Like New Appliances and Inside Laundry. Minutes from Downtown on Low Traffic Street. Won't Last Long. Schedule A Showing Today.

ⓘ 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: $1,753 · $146/mo
• Projected year-2 tax: $1,839 · $153/mo
• Expected delta: +$86/yr (+$7/mo · 4.9%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $19,318
• − Mortgage interest: −$11,198
• − Property taxes: −$1,753
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,545
• − Management: −$1,545
• − Depreciation: −$5,815
• Taxable loss: −$3,538
• Est. tax savings @ 24.0%: +$849
• After-tax cash flow: $778/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

+55.5% since first listed

6 events — show timeline

• 2026-01-31 Price Changed $209,900 GAMLS
• 2025-12-01 Listed $225,000 GAMLS
• 2024-06-14 Sold (Public Records) $176,000 Public Records
• 2020-07-13 Sold (Public Records) $115,000 Public Records
• 2020-07-01 Sold (MLS) $115,000 GAMLS
• 2020-02-19 Listed $135,000 GAMLS

Property tax history

+5.4%/yr

Latest (2025): $1,753 · +9.4% YoY. Source: county tax records.