463 Wahu Hu Dr · Hiawassee, GA 30546

$139,900

1 bd · 1.0 ba · 600 sqft · SingleFamily public records · 23 Days on market

Built 2022 0.35 ac lot

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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 +17.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• Livability +3.9/5.0
• 1% rule +3.5/10.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Creek front level yard on a double lot with pretty green grass along the creek. A 600 sq foot home is also on the property that has a studio open layout. This unit still needs to be finished to get a certificate of occupancy to enjoy a small economical home. It could be your primary residence, vacation get away, or short-term rental. Bathroom and kitchen have been started but are not complete. Shower, toilet, and kitchen cabinets are in the home to be installed. Very secure and solid building. All new doors and windows. Refrigerator is 1 year old. Updated power with 200 Amp service. Inspections completed on outside electrical and septic. New underground drain lines are installed for future

Key facts

• Double lot
• Studio open layout
• 0.35 acre lot

Tags

• CREEK FRONT LEVEL YARD
• DOUBLE LOT
• STUDIO OPEN LAYOUT
• SECURE AND SOLID BUILDING
• NEW DOORS AND WINDOWS
• NEW UNDERGROUND DRAIN LINES

Property features AI

Finance

• Other: Subdivision: Bald Mountain Park
• HOA & community: Association fee charged annually

Exterior

• Parking: Driveway with gravel parking; Open parking available
• Utilities: Public water; Septic tank; Cable available
• Home design: One-story residential home; Resale fixer condition; Built in 2022; Frame construction with wood siding; Metal roof; Has a view
• Construction: Frame construction; Wood siding; Metal roof; Crawl space / no basement
• Exterior features: Insulated windows; Covered porch/patio; RV hookup; Creek on the property; Level topography

Interior

• Kitchen: Refrigerator
• Flooring: See remarks
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Ceiling fan(s); See remarks

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $116 ($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 $119k (14.6% below list).
• Recommended offer: $119k (14.6% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 2.0% in Hiawassee — 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 77/100 on livability (#22 in GA, #3,192 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+, housing A-; Watch: amenities F, commute F.
• Towns County (rural): math 40% / reading 44% proficiency, ranked #40 of 174 in GA (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 343 active listings in the ZIP; 108 units permitted in Towns County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Towns County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $21k; list at $140k implies a 566% gain — meaningful room to come down on a strong offer.

Recommended offer $119,436 (14.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 0.85% ✗
• Cap rate: 7.29%
• Cash-on-cash: 3.55%
• DSCR: 1.16
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -10.8%
• Equity multiple: 0.61×
• Total profit: $-15,359
• Equity at exit: $20,860

10-year hold

• IRR: -1.6%
• Equity multiple: 0.89×
• Total profit: $-4,147
• Equity at exit: $12,096

Cash invested: $39,172 (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 30546

• Home prices YoY: -33.5%
• Active inventory: 343
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,194 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$36 /mo · $429/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $116

Break-even live

Break-even rent $1,048

Max offer price $139,900

Occupancy floor 85%

Sensitivity live

Price	-10% $195	-5% $155	+0% $116	+5% $76	+10% $37
Rent	-10% $21	-5% $69	+0% $116	+5% $163	+10% $210
Rate	-1.0pp $186	-0.5pp $151	base $116	+0.5pp $80	+1.0pp $43

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $139,900 Active 23 DOM
2. 2026-06-18
   days on market $139,900 Active 21 DOM
3. 2026-06-17
   days on market $139,900 Active 20 DOM
4. 2026-06-16
   days on market $139,900 Active 19 DOM
5. 2026-06-15
   days on market $139,900 Active 18 DOM
6. 2026-06-13
   days on market $139,900 Active 16 DOM
7. 2026-06-12
   days on market $139,900 Active 15 DOM
8. 2026-06-09
   days on market $139,900 Active 12 DOM
9. 2026-06-08
   days on market $139,900 Active 11 DOM
10. 2026-06-07
    days on market $139,900 Active 10 DOM
11. 2026-06-05
    days on market $139,900 Active 8 DOM
12. 2026-06-04
    days on market $139,900 Active 6 DOM
13. 2026-06-02
    days on market $139,900 Active 5 DOM
14. 2026-06-01
    days on market $139,900 Active 4 DOM
15. 2026-05-31
    days on market $139,900 Active 3 DOM
16. 2026-05-31
    days on market $139,900 Active 2 DOM
17. 2026-05-28
    listed $139,900 Active
18. 2021-10-27
    soldstatus $21,000

ⓘ 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: $429 · $36/mo
• Projected year-2 tax: $1,287 · $107/mo
• Expected delta: +$858/yr (+$71/mo · 199.9%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥97°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,332
• − Mortgage interest: −$7,837
• − Property taxes: −$429
• − Insurance: −$700
• − Repairs & maintenance: −$1,147
• − Management: −$1,147
• − Depreciation: −$4,070
• Taxable loss: −$996
• Est. tax savings @ 24.0%: +$239
• After-tax cash flow: $1,629/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: Towns County
• NCES district ID: 1305070
• Math proficiency: 40% ▼ -11.00%
• Reading proficiency: 44% ▼ -10.00%
• Median HH income: $39,071
• Composite: 35.1/100
• National rank: #5018
• State rank: #40 of 174 in GA

Livability — Hiawassee

• Score: 77/100
• State rank: #22
• US rank: #3192

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,044

Population outlook (Towns County) Hauer SSP2

• Today (2025): 12,135 people
• By 2030: 12,602 · +3.8%
• By 2040: 13,563 · +11.8%
• By 2050: 14,531 · +19.7%
• By 2075: 17,373 · +43.2%
• By 2100: 19,042 · +56.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Slovak 4% Serbian 4% Romanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Towns

• 2024 margin: Solid R (+62.3) · D 18.7% · R 81.0%
• 2008→2024 swing: -11.8pp toward R · 2008: -50.5pp · 2024: -62.3pp
• All cycles: 2024: R+62.3 2020: R+60.6 2016: R+62.0 2012: R+58.0 2008: R+50.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -101.57%
• Current HPI: 201.9595
• 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

+566.2% since first listed

2 events — show timeline

• 2026-05-28 Listed $139,900 NEGBOR
• 2021-10-27 Sold (Public Records) $21,000 Public Records

Property tax history

+22.6%/yr

Latest (2024): $429 · +201.3% YoY. Source: county tax records.