92 No Where Rd · Blairsville, GA 30512

$175,000

3 bd · 2.0 ba · 1,020 sqft · SingleFamily public records · 14 Days on market

Built 1974 0.50 ac lot Est $340k · 48% 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 +26.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +5.8/10.0
• Livability +3.6/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEWLY REMODELED 3 BED 1 BATH HOME ON . 5 ACRE. LIKE NEW APPLIANCES. PRICED BELOW FORECLOSURE! SELLER SAYS SELL! POSSIBLE LEASE OPTION.

Key facts

• 0.5 acre lot
• Built 1974
• Listed 14 days

Property features AI

Finance

• HOA & community: Association fees billed annually

Exterior

• Parking: Carport; Open gravel parking
• Utilities: Well water; Septic tank
• Home design: One-story residence; Residential property (resale, fixer); Built in 1974
• Construction: Frame construction with metal siding; Shingle roof
• Exterior features: Aluminum-framed windows; Front porch; Shingle roof; Level to sloping topography; County road frontage; Gravel road surface

Interior

• Bedrooms: Primary bedroom on the main level
• Flooring: Vinyl; Linoleum; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Sheetrock walls; No fireplace
• Laundry & utility: Laundry on the main level in a mud room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $465 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 9.5% vs local median 2.6% in Blairsville — 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 72/100 on livability (#73 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: housing C-, amenities D, 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.
• Market conditions: 789 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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 17y 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.
• Current owner paid $52k; list at $175k implies a 237% 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 $175,000

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.08% ✓
• Cap rate: 9.48%
• Cash-on-cash: 11.39%
• DSCR: 1.51
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $339,660
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
89 Nowhere Rd	0.03mi	2/1.0 (-1)	1,020 (0%)	19mo	$169,900	$167	74
11 Hamilton Cir	0.65mi	2/1.5 (-1)	1,008 (-1%)	9mo	$336,000	$333	53

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: 0.6%
• Equity multiple: 1.02×
• Total profit: $1,196
• Equity at exit: $26,093

10-year hold

• IRR: 10.2%
• Equity multiple: 1.79×
• Total profit: $38,872
• Equity at exit: $15,131

Cash invested: $49,000 (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 30512

• Home prices YoY: -12.8%
• Active inventory: 789
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,895 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$41 /mo · $497/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $465

Break-even live

Break-even rent $1,306

Max offer price $175,000

Occupancy floor 70%

Sensitivity live

Price	-10% $564	-5% $515	+0% $465	+5% $416	+10% $366
Rent	-10% $316	-5% $390	+0% $465	+5% $540	+10% $615
Rate	-1.0pp $553	-0.5pp $510	base $465	+0.5pp $420	+1.0pp $374

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-15
   status $175,000 Under Contract 14 DOM
2. 2026-06-15
   statusdays on market $175,000 Active 14 DOM
3. 2026-06-14
   days on market $175,000 New 12 DOM
4. 2026-06-10
   days on market $175,000 New 9 DOM
5. 2026-06-09
   days on market $175,000 New 8 DOM
6. 2026-06-08
   days on market $175,000 New 7 DOM
7. 2026-06-07
   days on market $175,000 New 6 DOM
8. 2026-06-03
   days on market $175,000 New 2 DOM
9. 2026-06-02
   statusdays on marketlisting id $175,000 New 1 DOM
10. 2026-06-01
    days on market $175,000 Active 4 DOM
11. 2026-05-31
    days on market $175,000 Active 3 DOM
12. 2026-05-31
    days on market $175,000 Active 2 DOM
13. 2026-05-28
    listed $175,000 Active
14. 2010-03-26
    soldstatus $52,000 134-char remark

    Show marketing remark (134 chars)

    NEWLY REMODELED 3 BED 1 BATH HOME ON . 5 ACRE. LIKE NEW APPLIANCES. PRICED BELOW FORECLOSURE! SELLER SAYS SELL! POSSIBLE LEASE OPTION.

15. 2010-03-25
    soldstatus $52,000
16. 2009-11-13
    listed $57,900 134-char remark

    Show marketing remark (134 chars)

    NEWLY REMODELED 3 BED 1 BATH HOME ON . 5 ACRE. LIKE NEW APPLIANCES. PRICED BELOW FORECLOSURE! SELLER SAYS SELL! POSSIBLE LEASE OPTION.

17. 2009-10-06
    soldstatus $34,500 448-char remark

    Show marketing remark (448 chars)

    Note new 911 address change. 3/1 site built home that needs some elbow grease and TLC. but what a value. Spacious lot and easy drive to new Wal Mart. Fix this one up and save. Great investor home, should make a good rental property. Road front has been recently paved. Old shed on property needs rehab. Property sold as is. Property condition undetermined & buyer obtained professional inspections always recommended. Plat not found on legal.

18. 2009-03-24
    listed $42,900 448-char remark

    Show marketing remark (448 chars)

    Note new 911 address change. 3/1 site built home that needs some elbow grease and TLC. but what a value. Spacious lot and easy drive to new Wal Mart. Fix this one up and save. Great investor home, should make a good rental property. Road front has been recently paved. Old shed on property needs rehab. Property sold as is. Property condition undetermined & buyer obtained professional inspections always recommended. Plat not found on legal.

19. 1979-04-02
    soldstatus $25,000

ⓘ 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: $497 · $41/mo
• Projected year-2 tax: $1,610 · $134/mo
• Expected delta: +$1,113/yr (+$93/mo · 223.9%)

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,744
• − Mortgage interest: −$9,803
• − Property taxes: −$497
• − Insurance: −$875
• − Repairs & maintenance: −$1,820
• − Management: −$1,820
• − Depreciation: −$5,091
• Taxable income: $2,839
• Est. tax owed @ 24.0%: −$681
• After-tax cash flow: $4,902/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: 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 — Blairsville

• Score: 72/100
• State rank: #73
• US rank: #6374

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 24,226

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 (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Slovak 4% Serbian 4% Iranian 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -53.27%
• Current HPI: 362.7971
• 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

+600.0% since first listed

7 events — show timeline

• 2026-05-28 Listed $175,000 NEGBOR
• 2010-03-26 Sold (MLS) $52,000 NEGBOR
• 2010-03-25 Sold (Public Records) $52,000 Public Records
• 2009-11-13 Listed $57,900 NEGBOR
• 2009-10-06 Sold (MLS) $34,500 NEGBOR
• 2009-03-24 Listed $42,900 NEGBOR
• 1979-04-02 Sold (Public Records) $25,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $497 · -5.0% YoY. Source: county tax records.