678 Lakeview Cir · Morganton, GA 30560

$314,900

3 bd · 2.0 ba · 1,872 sqft · SingleFamily public records · 46 Days on market

Built 1991 0.44 ac lot $168/sqft · 16% above area Est $406k · 22% under

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Why this score? — see what drove the B- 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 +27.3/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +6.1/10.0
• Schools +3.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Renovated 3BR/2.5BA home with beautiful mountain views! This move-in ready property features new appliances, updated flooring throughout, a spacious kitchen with walk-in pantry, and tile flooring in bathrooms and laundry room. Enjoy outdoor living on the brand-new deck overlooking the mountains, plus a fenced backyard for added privacy. Basement workshop offers great space for hobbies, storage, or projects. Situated on a paved road with a concrete driveway and ample parking. Conveniently located close to town—perfect blend of comfort, updates, and location!

Key facts

• Spacious kitchen
• New appliances
• Updated flooring

Tags

• MOUNTAIN VIEWS
• NEW APPLIANCES
• UPDATED FLOORING
• SPACIOUS KITCHEN
• WALK-IN PANTRY
• TILE FLOORING

Property features AI

Finance

• Other: Listing allows 1031 exchange, cash, and USDA loan; Agent owned listing
• HOA & community: No HOA

Exterior

• Parking: Attached garage; Garage and basement parking (total 1 parking space listed)
• Utilities: Public water; Septic tank; Cable available; High-speed internet; Appliances are energy-efficient
• Home design: Single family residence; House; Resale property; Built in 1991
• Construction: Wood siding exterior; Metal roof; Block foundation
• Exterior features: Deck; Fenced yard; Level lot; Has view

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Walk-in pantry
• Bedrooms: 3 bedrooms (2 on main level, 1 on lower level)
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Heating & cooling: Central heating; Electric heating; Heat pump; Central air; Ceiling fans; Electric cooling
• Interior features: Two levels; Finished partial basement; Family room; Walk-in pantry
• Laundry & utility: Laundry in basement; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $908 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $315k).
• Recommended offer: $305k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 2.7% in Morganton — 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 57/100 on livability (#456 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety C-, crime D-, amenities F.
• Fannin County (rural): math 40% / reading 39% proficiency, ranked #51 of 174 in GA (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: East Fannin Elementary School (math 42% / reading 32%, grade F, #485 of 1,228 statewide, top 41%, 415 students, 63% FRL).
• Market conditions: 306 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 375 units permitted in Fannin 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $88k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($305k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $45k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $200k; list at $315k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $305,453 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 1.11% ✓
• Cap rate: 9.75%
• Cash-on-cash: 12.35%
• DSCR: 1.55
• GRM: 7.5

CMA / ARV

• ARV (median comp): $405,800
• List price: $314,900
• Delta: -22.40%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12021 Old Hwy 76	0.37mi	3/3.0	1,800 (-4%)	10mo	$570,000	$317	64
35 Garren Cove Rd	0.23mi	3/3.5	1,932 (+3%)	21mo	$390,000	$202	60
277 Allen Ln	0.74mi	3/2.0	1,644 (-12%)	21mo	$325,000	$198	28

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

Projected returns pro-forma

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

5-year hold

• IRR: 2.0%
• Equity multiple: 1.08×
• Total profit: $6,643
• Equity at exit: $46,953

10-year hold

• IRR: 11.5%
• Equity multiple: 1.90×
• Total profit: $79,647
• Equity at exit: $27,227

Cash invested: $88,172 (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: 306
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $3,500 medium
• Mortgage (P&I): −$1,651
• Tax from tax record: −$75 /mo · $896/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $908

Break-even live

Break-even rent $2,351

Max offer price $314,900

Occupancy floor 69%

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: $78,725
• Closing costs: $9,447
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
360 Prince Dr Morganton, GA	4.0	3.0	2400	$3,500	$1.46	43d	1	0.23mi

Listing history 28 events

1. 2026-06-18
   days on market $314,900 Active 46 DOM
2. 2026-06-17
   days on market $314,900 Active 45 DOM
3. 2026-06-16
   days on market $314,900 Active 44 DOM
4. 2026-06-15
   days on market $314,900 Active 43 DOM
5. 2026-06-14
   days on market $314,900 Active 41 DOM
6. 2026-06-13
   days on market $314,900 Active 40 DOM
7. 2026-06-10
   days on market $314,900 Active 38 DOM
8. 2026-06-09
   days on market $314,900 Active 37 DOM
9. 2026-06-08
   days on market $314,900 Active 36 DOM
10. 2026-06-07
    statusdays on market $314,900 Active 35 DOM
11. 2026-06-05
    pricestatusdays on market $314,900 Price Change 32 DOM
12. 2026-06-03
    days on market $339,900 Active 31 DOM
13. 2026-06-02
    days on market $339,900 Active 30 DOM
14. 2026-06-01
    days on market $339,900 Active 29 DOM
15. 2026-05-31
    days on market $339,900 Active 28 DOM
16. 2026-05-31
    statusdays on market $339,900 Active 27 DOM
17. 2026-05-11
    price $349,900 563-char remark
18. 2026-05-07
    price $349,900 569-char remark

    Show marketing remark (569 chars)

    Renovated 3BR/2.5BA home with beautiful mountain views! This move-in ready property features new appliances, updated flooring throughout, a spacious kitchen with walk-in pantry, and tile flooring in bathrooms and laundry room. Enjoy outdoor living on the brand-new deck overlooking the mountains, plus a fenced backyard for added privacy. Basement workshop offers great space for hobbies, storage, or projects. Situated on a paved road with a concrete driveway and ample parking. Conveniently located close to town—perfect blend of comfort, updates, and location!

19. 2026-04-28
    listed $359,900 New 563-char remark

    Show marketing remark (569 chars)

    Renovated 3BR/2.5BA home with beautiful mountain views! This move-in ready property features new appliances, updated flooring throughout, a spacious kitchen with walk-in pantry, and tile flooring in bathrooms and laundry room. Enjoy outdoor living on the brand-new deck overlooking the mountains, plus a fenced backyard for added privacy. Basement workshop offers great space for hobbies, storage, or projects. Situated on a paved road with a concrete driveway and ample parking. Conveniently located close to town—perfect blend of comfort, updates, and location!

20. 2026-04-28
    listed $359,900 Active 569-char remark

    Show marketing remark (569 chars)

    Renovated 3BR/2.5BA home with beautiful mountain views! This move-in ready property features new appliances, updated flooring throughout, a spacious kitchen with walk-in pantry, and tile flooring in bathrooms and laundry room. Enjoy outdoor living on the brand-new deck overlooking the mountains, plus a fenced backyard for added privacy. Basement workshop offers great space for hobbies, storage, or projects. Situated on a paved road with a concrete driveway and ample parking. Conveniently located close to town—perfect blend of comfort, updates, and location!

21. 2025-02-18
    soldstatus $200,000
22. 2020-03-30
    soldstatus $157,500
23. 2017-07-10
    soldstatus $114,300
24. 2015-06-29
    soldstatus $91,100
25. 2015-06-26
    soldstatus $91,000

    Show marketing remark (653 chars)

    JUST REDUCED!!! No wonder the current owner loves this cabin! Just the right size, just the right view, just the right location at just the right price! Immaculate 2/2 light & airy but with a lot of warmth. Open floor plan to enjoy family & friends with finished basement for ad'l play space & garage/workshop. Nice country kitchen with great pantry. Rocking chair porch on front & lots of decking on back looking out over a peaceful mountain and pasture view as well as a pond with all the amazing sounds of nature. Just seconds to Lake Blue Ridge, Morganton Point Beach, Boat Ramp access & minutes to downtown Blue Ridge.

26. 2015-03-10
    listed $99,900

    Show marketing remark (653 chars)

    JUST REDUCED!!! No wonder the current owner loves this cabin! Just the right size, just the right view, just the right location at just the right price! Immaculate 2/2 light & airy but with a lot of warmth. Open floor plan to enjoy family & friends with finished basement for ad'l play space & garage/workshop. Nice country kitchen with great pantry. Rocking chair porch on front & lots of decking on back looking out over a peaceful mountain and pasture view as well as a pond with all the amazing sounds of nature. Just seconds to Lake Blue Ridge, Morganton Point Beach, Boat Ramp access & minutes to downtown Blue Ridge.

27. 2000-08-18
    soldstatus $85,000
28. 1993-06-15
    soldstatus $56,000

ⓘ 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: $896 · $75/mo
• Projected year-2 tax: $2,897 · $241/mo
• Expected delta: +$2,001/yr (+$167/mo · 223.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,000
• − Mortgage interest: −$17,639
• − Property taxes: −$896
• − Insurance: −$1,574
• − Repairs & maintenance: −$3,360
• − Management: −$3,360
• − Depreciation: −$9,161
• Taxable income: $6,009
• Est. tax owed @ 24.0%: −$1,442
• After-tax cash flow: $9,451/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: Fannin County
• NCES district ID: 1302100
• Math proficiency: 40% ▼ -7.00%
• Reading proficiency: 39% ▼ -10.00%
• Median HH income: $37,693
• Composite: 32.92/100
• National rank: #5597
• State rank: #51 of 174 in GA

Livability — Morganton

• Score: 57/100
• State rank: #456
• US rank: #21670

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,194

Population outlook (Fannin County) Hauer SSP2

• Today (2025): 25,218 people
• By 2030: 25,519 · +1.2%
• By 2040: 25,548 · +1.3%
• By 2050: 25,008 · -0.8%
• By 2075: 23,359 · -7.4%
• By 2100: 20,129 · -20.2%

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 · Fannin

• 2024 margin: Solid R (+64.8) · D 17.4% · R 82.2%
• 2008→2024 swing: -15.7pp toward R · 2008: -49.1pp · 2024: -64.8pp
• All cycles: 2024: R+64.8 2020: R+64.6 2016: R+65.5 2012: R+58.2 2008: R+49.1

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

+462.3% since first listed

16 events — show timeline

• 2026-06-04 Price Changed $314,900 NEGBOR
• 2026-06-04 Price Changed $314,900 GAMLS
• 2026-05-27 Price Changed $339,900 GAMLS
• 2026-05-27 Price Changed $339,900 NEGBOR
• 2026-05-11 Price Changed $349,900 GAMLS
• 2026-05-07 Price Changed $349,900 NEGBOR
• 2026-04-28 Listed $359,900 NEGBOR
• 2026-04-28 Listed $359,900 GAMLS
• 2025-02-18 Sold (Public Records) $200,000 Public Records
• 2020-03-30 Sold (Public Records) $157,500 Public Records
• 2017-07-10 Sold (Public Records) $114,300 Public Records
• 2015-06-29 Sold (Public Records) $91,100 Public Records
• 2015-06-26 Sold (MLS) $91,000 NEGBOR
• 2015-03-10 Listed $99,900 NEGBOR
• 2000-08-18 Sold (Public Records) $85,000 Public Records
• 1993-06-15 Sold (Public Records) $56,000 Public Records

Property tax history

+19.8%/yr

Latest (2025): $896 · -1.0% YoY. Source: county tax records.