2518 Bellview Ln · Hayesville, NC 30582

$169,900

4 bd · 1.0 ba · 1,199 sqft · SingleFamily public records · 25 Days on market

Built 1969 0.89 ac lot ↓ 48% since listing

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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 +27.4/30.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Calling all investors! Here's a great opportunity to get two properties for the price of one. Both homes could use a little TLC but offer tons of potential. Building 1 - 2518 Bell View Ln (Built in 1969): 2BR/1BA featuring a spacious living room, screened porch, two outbuildings, and two carports. Building 2 - 2524 Capes St (Built in 2004): 2BR/1BA with an open-concept kitchen, living, and dining area. The homes sit side-by-side and are conveniently located near Young Harris College and everything the Lake Chatuge area has to offer. This could be a great setup for short-term rentals or long-term rentals. Plenty of possibilities here-don't miss the chance to turn this property into a great

Key facts

• Two carports
• Open-concept kitchen
• Two outbuildings

Tags

• SPACIOUS LIVING ROOM
• SCREENED PORCH
• TWO OUTBUILDINGS
• TWO CARPORTS
• OPEN-CONCEPT KITCHEN
• LIVING AND DINING AREA

Property features AI

Finance

• Other: Living area reported as 2,079 square feet
• HOA & community: No HOA

Exterior

• Parking: Carport
• Utilities: Public water; Septic tank
• Home design: Single family residence (house); One story
• Construction: Built in 1969; Other construction materials
• Exterior features: Metal roof; Lot approximately 0.89 acre; Resale condition; No notable lot features listed

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 4 bedrooms on the main level
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Propane central heating; Central air; Window unit(s)
• Interior features: One-level living; Family room; Fireplace
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $496 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $167k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 2.5% in Hayesville — 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 67/100 on livability (#209 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: housing C-, crime F, amenities 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.
• Zoned schools: Towns County Elementary School (math 42% / reading 42%, grade F, #380 of 1,228 statewide, top 33%, 500 students, 67% FRL) — zoned schools average 67% FRL vs 48% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $40k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $167,351 (1.5% below list)

Questions for the listing agent

1. Built in 1969 — 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. Crime grade is F 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?
4. 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.
5. 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.
6. 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: 1.16% ✓
• Cap rate: 9.80%
• Cash-on-cash: 12.52%
• DSCR: 1.56
• GRM: 7.2

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: 2.2%
• Equity multiple: 1.09×
• Total profit: $4,044
• Equity at exit: $25,333

10-year hold

• IRR: 11.8%
• Equity multiple: 1.93×
• Total profit: $44,076
• Equity at exit: $14,690

Cash invested: $47,572 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 85 Strongly Landlord-Friendly
• State North Carolina: 85 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

10-day notice; preempted; landlord-favorable but court speed varies.

Methodology + full state rankings →

ZIP-level market 30582

• Home prices YoY: -20.8%
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,976 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$103 /mo · $1,233/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $496

Break-even live

Break-even rent $1,348

Max offer price $169,900

Occupancy floor 70%

Sensitivity live

Price	-10% $593	-5% $544	+0% $496	+5% $448	+10% $400
Rent	-10% $340	-5% $418	+0% $496	+5% $574	+10% $652
Rate	-1.0pp $582	-0.5pp $540	base $496	+0.5pp $452	+1.0pp $408

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $169,900 Active 25 DOM
2. 2026-06-18
   days on market $169,900 Active 23 DOM
3. 2026-06-17
   days on market $169,900 Active 22 DOM
4. 2026-06-16
   days on market $169,900 Active 21 DOM
5. 2026-06-15
   days on market $169,900 Active 20 DOM
6. 2026-06-13
   days on market $169,900 Active 18 DOM
7. 2026-06-12
   days on market $169,900 Active 17 DOM
8. 2026-06-09
   days on market $169,900 Active 14 DOM
9. 2026-06-08
   days on market $169,900 Active 13 DOM
10. 2026-06-07
    days on market $169,900 Active 12 DOM
11. 2026-06-05
    days on market $169,900 Active 10 DOM
12. 2026-06-04
    statusdays on market $169,900 Active 8 DOM
13. 2026-06-02
    days on market $169,900 Price Change 7 DOM
14. 2026-06-01
    pricestatusdays on market $169,900 Price Change 6 DOM
15. 2026-05-31
    days on market $179,900 New 5 DOM
16. 2026-05-31
    days on market $179,900 New 4 DOM
17. 2026-04-26
    historical
18. 2026-04-15
    price $179,900
19. 2026-04-03
    price $194,900
20. 2026-03-27
    historical
21. 2026-03-12
    listed $179,900 New
22. 2026-03-12
    listed $209,900 New
23. 2026-03-12
    listed $209,900 New
24. 2024-03-31
    historical
25. 2023-08-08
    listed $325,000 Active
26. 2023-08-08
    listed $325,000 New

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NC · Resets to sale price

• Current annual tax: $1,233 · $103/mo
• Projected year-2 tax: $1,393 · $116/mo
• Expected delta: +$160/yr (+$13/mo · 12.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 8 d/yr ≥98°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,710
• − Mortgage interest: −$9,517
• − Property taxes: −$1,233
• − Insurance: −$850
• − Repairs & maintenance: −$1,897
• − Management: −$1,897
• − Depreciation: −$4,943
• Taxable income: $3,374
• Est. tax owed @ 24.0%: −$810
• After-tax cash flow: $5,147/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 — Hayesville

• Score: 67/100
• State rank: #209
• US rank: #10111

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,154

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 (92%)
• Race & ethnicity: White 92% Black 3% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Slovak 5% Serbian 3% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% 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: ▼ -61.91%
• Current HPI: 235.3496
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.28%
• F500 in state: 26

Industry mix (Fortune 500 HQ in NC)

Industry	F500 HQs	Revenue
▸Financial Services	2	$213B
▸Retail	2	$95B
▸Industrial Conglomerate	1	$38B
▸Metals / Steel	1	$35B
▸Utilities	1	$30B
▸Industrial Machinery	1	$19B

Price history

-47.7% since first listed

13 events — show timeline

• 2026-06-01 Price Changed $169,900 GAMLS
• 2026-05-26 Listing Removed — GAMLS
• 2026-04-26 Listing Removed — GAMLS
• 2026-04-15 Price Changed $179,900 GAMLS
• 2026-04-03 Price Changed $194,900 GAMLS
• 2026-03-27 Listing Removed — GAMLS
• 2026-03-12 Listed $209,900 GAMLS
• 2026-03-12 Listed $209,900 GAMLS
• 2026-03-12 Listed $179,900 GAMLS
• 2026-03-12 Listed $179,900 GAMLS
• 2024-03-31 Listing Removed — GAMLS
• 2023-08-08 Listed $325,000 GAMLS
• 2023-08-08 Listed $325,000 NEGBOR

Property tax history

+2.6%/yr

Latest (2024): $1,233 · +6.4% YoY. Source: county tax records.