620 Wash Wilson Rd · Epworth, GA 30513

$234,900

3 bd · 1.0 ba · 1,268 sqft · SingleFamily public records · 227 Days on market

Built 1980 1.08 ac lot $185/sqft · at area comps Est $234k · at est.

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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 +20.1/30.0
• ARV discount +7.4/15.0
• DSCR +6.4/10.0
• 1% rule +4.3/10.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Weekend visitor or full time resident this quaint spot is ready for you to start unpacking. Screened in front porch says welcome to the country! Life is a little slower paced and time seems to stand still. Minutes from Blue Ridge, Copperhill TN or Murphy NC. Hiking, antique browsing or trying to find the perfect spot for lunch you won't be disappointed. Home sits in rural community near end of road. A little privacy, a bit of convenience and an acre to call your own. Open the door to living, dining and family room. Country kitchen is ready for you to prepare meals for guests or a pot of soup as cold weather sets in. Three bedrooms and bath finish out this sweet spot. Make plans to view this home quickly. Priced right and offers great investment value.

Key facts

• Country kitchen
• 1.08 acre lot
• 4 parking spots

Tags

• SCREENED IN FRONT PORCH
• COUNTRY KITCHEN
• ACRE TO CALL YOUR OWN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $292 ($4k/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 $219k (6.8% below list).
• Recommended offer: $207k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 1.1% in Epworth — 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 61/100 on livability (#354 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, employment B+; Watch: health & safety C-, schools F, 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.
• Market conditions: 592 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 375 units permitted in Fannin County in 2024 (0 in 5+ unit buildings).
• At $2,188/mo this rent would consume 47% of the median local household income ($56k/yr) (locally 240% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 227 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 10y ago; this cycle's ask has dropped $45k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $150k; list at $235k 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 $206,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 227 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.93% ✗
• Cap rate: 7.79%
• Cash-on-cash: 5.33%
• DSCR: 1.24
• GRM: 8.9

CMA / ARV

• ARV (median comp): $234,388
• List price: $234,900
• Delta: 0.22%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
195 Asbury St	0.40mi	3/1.0	1,246 (-2%)	3mo	$75,000	$60	76
92 Asbury St	0.37mi	3/2.0	1,400 (+10%)	6mo	$400,000	$286	57
60 Madola Rd	0.45mi	2/2.0 (-1)	1,284 (+1%)	17mo	$218,500	$170	54
223 Friendship Rd	0.66mi	3/2.0	1,344 (+6%)	10mo	$289,000	$215	46
1965 Old Epworth Rd	0.31mi	3/2.0	1,128 (-11%)	24mo	$308,500	$273	44
200 Lickskillet Rd	0.62mi	3/2.0	1,404 (+11%)	8mo	$299,000	$213	42
210 Church St	0.50mi	3/2.0	1,452 (+14%)	9mo	$120,000	$83	41
2494 Blue Ridge Dr	0.70mi	2/1.0 (-1)	1,152 (-9%)	16mo	$235,000	$204	34

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: -8.1%
• Equity multiple: 0.70×
• Total profit: $-19,527
• Equity at exit: $35,024

10-year hold

• IRR: 1.4%
• Equity multiple: 1.10×
• Total profit: $6,638
• Equity at exit: $20,310

Cash invested: $65,772 (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 30513

• Home prices YoY: -22.6%
• Active inventory: 592
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,188 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$107 /mo · $1,280/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $292

Break-even live

Break-even rent $1,818

Max offer price $234,900

Occupancy floor 82%

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
610 Madola Rd Unit 4 Epworth, GA	2.0	2.0	1500	$1,500	$1.00	44d	1	0.36mi
610 Madola Rd Unit 1 Epworth, GA	4.0	2.0	1200	$2,000	$1.67	23d	1	0.36mi
871 Old Highway 5 Blue Ridge, GA	2.0	1.0	1000	$1,700	$1.70	23d	1	0.91mi

Listing history 50 events

1. 2026-06-18
   days on market $234,900 Active 227 DOM
2. 2026-06-17
   days on market $234,900 Active 226 DOM
3. 2026-06-16
   days on market $234,900 Active 225 DOM
4. 2026-06-15
   days on market $234,900 Active 224 DOM
5. 2026-06-14
   days on market $234,900 Active 222 DOM
6. 2026-06-13
   days on market $234,900 Active 221 DOM
7. 2026-06-10
   days on market $234,900 Active 219 DOM
8. 2026-06-09
   days on market $234,900 Active 218 DOM
9. 2026-06-08
   days on market $234,900 Active 217 DOM
10. 2026-06-07
    days on market $234,900 Active 216 DOM
11. 2026-06-05
    pricedays on market $234,900 Active 213 DOM
12. 2026-06-03
    days on market $239,900 Active 212 DOM
13. 2026-06-02
    days on market $239,900 Active 211 DOM
14. 2026-06-01
    days on market $239,900 Active 210 DOM
15. 2026-05-31
    days on market $239,900 Active 209 DOM
16. 2026-05-31
    days on market $239,900 Active 208 DOM
17. 2026-05-09
    price $239,900 762-char remark

    Show marketing remark (762 chars)

    Weekend visitor or full time resident this quaint spot is ready for you to start unpacking. Screened in front porch says welcome to the country! Life is a little slower paced and time seems to stand still. Minutes from Blue Ridge, Copperhill TN or Murphy NC. Hiking, antique browsing or trying to find the perfect spot for lunch you won't be disappointed. Home sits in rural community near end of road. A little privacy, a bit of convenience and an acre to call your own. Open the door to living, dining and family room. Country kitchen is ready for you to prepare meals for guests or a pot of soup as cold weather sets in. Three bedrooms and bath finish out this sweet spot. Make plans to view this home quickly. Priced right and offers great investment value.

18. 2026-04-15
    price $244,900 762-char remark

    Show marketing remark (762 chars)

    Weekend visitor or full time resident this quaint spot is ready for you to start unpacking. Screened in front porch says welcome to the country! Life is a little slower paced and time seems to stand still. Minutes from Blue Ridge, Copperhill TN or Murphy NC. Hiking, antique browsing or trying to find the perfect spot for lunch you won't be disappointed. Home sits in rural community near end of road. A little privacy, a bit of convenience and an acre to call your own. Open the door to living, dining and family room. Country kitchen is ready for you to prepare meals for guests or a pot of soup as cold weather sets in. Three bedrooms and bath finish out this sweet spot. Make plans to view this home quickly. Priced right and offers great investment value.

19. 2026-03-28
    price $244,900 762-char remark

    Show marketing remark (762 chars)

    Weekend visitor or full time resident this quaint spot is ready for you to start unpacking. Screened in front porch says welcome to the country! Life is a little slower paced and time seems to stand still. Minutes from Blue Ridge, Copperhill TN or Murphy NC. Hiking, antique browsing or trying to find the perfect spot for lunch you won't be disappointed. Home sits in rural community near end of road. A little privacy, a bit of convenience and an acre to call your own. Open the door to living, dining and family room. Country kitchen is ready for you to prepare meals for guests or a pot of soup as cold weather sets in. Three bedrooms and bath finish out this sweet spot. Make plans to view this home quickly. Priced right and offers great investment value.

20. 2026-03-12
    price $254,900 762-char remark

    Show marketing remark (762 chars)

    Weekend visitor or full time resident this quaint spot is ready for you to start unpacking. Screened in front porch says welcome to the country! Life is a little slower paced and time seems to stand still. Minutes from Blue Ridge, Copperhill TN or Murphy NC. Hiking, antique browsing or trying to find the perfect spot for lunch you won't be disappointed. Home sits in rural community near end of road. A little privacy, a bit of convenience and an acre to call your own. Open the door to living, dining and family room. Country kitchen is ready for you to prepare meals for guests or a pot of soup as cold weather sets in. Three bedrooms and bath finish out this sweet spot. Make plans to view this home quickly. Priced right and offers great investment value.

21. 2026-01-03
    price $269,500 762-char remark

    Show marketing remark (762 chars)

    Weekend visitor or full time resident this quaint spot is ready for you to start unpacking. Screened in front porch says welcome to the country! Life is a little slower paced and time seems to stand still. Minutes from Blue Ridge, Copperhill TN or Murphy NC. Hiking, antique browsing or trying to find the perfect spot for lunch you won't be disappointed. Home sits in rural community near end of road. A little privacy, a bit of convenience and an acre to call your own. Open the door to living, dining and family room. Country kitchen is ready for you to prepare meals for guests or a pot of soup as cold weather sets in. Three bedrooms and bath finish out this sweet spot. Make plans to view this home quickly. Priced right and offers great investment value.

22. 2026-01-03
    price $269,500 762-char remark

    Show marketing remark (762 chars)

    Weekend visitor or full time resident this quaint spot is ready for you to start unpacking. Screened in front porch says welcome to the country! Life is a little slower paced and time seems to stand still. Minutes from Blue Ridge, Copperhill TN or Murphy NC. Hiking, antique browsing or trying to find the perfect spot for lunch you won't be disappointed. Home sits in rural community near end of road. A little privacy, a bit of convenience and an acre to call your own. Open the door to living, dining and family room. Country kitchen is ready for you to prepare meals for guests or a pot of soup as cold weather sets in. Three bedrooms and bath finish out this sweet spot. Make plans to view this home quickly. Priced right and offers great investment value.

23. 2025-11-03
    listed $279,900 Active 762-char remark

    Show marketing remark (762 chars)

    Weekend visitor or full time resident this quaint spot is ready for you to start unpacking. Screened in front porch says welcome to the country! Life is a little slower paced and time seems to stand still. Minutes from Blue Ridge, Copperhill TN or Murphy NC. Hiking, antique browsing or trying to find the perfect spot for lunch you won't be disappointed. Home sits in rural community near end of road. A little privacy, a bit of convenience and an acre to call your own. Open the door to living, dining and family room. Country kitchen is ready for you to prepare meals for guests or a pot of soup as cold weather sets in. Three bedrooms and bath finish out this sweet spot. Make plans to view this home quickly. Priced right and offers great investment value.

24. 2025-11-03
    listed $279,900 New 762-char remark

    Show marketing remark (762 chars)

    Weekend visitor or full time resident this quaint spot is ready for you to start unpacking. Screened in front porch says welcome to the country! Life is a little slower paced and time seems to stand still. Minutes from Blue Ridge, Copperhill TN or Murphy NC. Hiking, antique browsing or trying to find the perfect spot for lunch you won't be disappointed. Home sits in rural community near end of road. A little privacy, a bit of convenience and an acre to call your own. Open the door to living, dining and family room. Country kitchen is ready for you to prepare meals for guests or a pot of soup as cold weather sets in. Three bedrooms and bath finish out this sweet spot. Make plans to view this home quickly. Priced right and offers great investment value.

25. 2025-08-15
    historical
26. 2025-08-15
    historical
27. 2025-04-30
    listed $215,000 Active
28. 2025-04-30
    listed $215,000 New
29. 2025-03-31
    price $219,000
30. 2025-03-31
    price $219,000
31. 2025-03-31
    historical
32. 2025-03-31
    historical
33. 2025-03-21
    price $224,900
34. 2025-03-21
    price $224,900
35. 2025-02-27
    price $229,900
36. 2025-02-27
    price $229,900
37. 2025-02-07
    price $239,900
38. 2025-01-10
    price $239,000
39. 2024-12-18
    listed $243,900 New
40. 2024-12-03
    status Active
41. 2024-12-03
    price $243,900
42. 2024-11-30
    historical
43. 2024-11-30
    historical
44. 2024-09-07
    price $245,000
45. 2024-08-16
    price $248,500
46. 2024-08-10
    price $248,500
47. 2024-08-10
    price $259,000
48. 2024-08-09
    listed $264,500 Active
49. 2024-08-09
    listed $259,000 Price Change
50. 2024-08-01
    historical

ⓘ 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: $1,280 · $107/mo
• Projected year-2 tax: $2,161 · $180/mo
• Expected delta: +$881/yr (+$73/mo · 68.8%)

ⓘ 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 ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,259
• − Mortgage interest: −$13,158
• − Property taxes: −$1,280
• − Insurance: −$1,174
• − Repairs & maintenance: −$2,101
• − Management: −$2,101
• − Depreciation: −$6,833
• Taxable loss: −$389
• Est. tax savings @ 24.0%: +$93
• After-tax cash flow: $3,601/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 — Epworth

• Score: 61/100
• State rank: #354
• US rank: #18176

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Epworth, GA
• County: Fannin County · 11,791 people
• Metro: nan
• Population (ZIP): 11,791
• Household income: $56,331
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 240.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Slovak 5% Lithuanian 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 0%

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: ▼ -86.76%
• Current HPI: 297.9823
• Rent YoY: —
• Metro: nan
• 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

+730.1% since first listed

52 events — show timeline

• 2026-05-09 Price Changed $239,900 FMLS
• 2026-04-15 Price Changed $244,900 GAMLS
• 2026-03-28 Price Changed $244,900 FMLS
• 2026-03-12 Price Changed $254,900 FMLS
• 2026-01-03 Price Changed $269,500 GAMLS
• 2026-01-03 Price Changed $269,500 FMLS
• 2025-11-03 Listed $279,900 GAMLS
• 2025-11-03 Listed $279,900 FMLS
• 2025-08-15 Listing Removed — GAMLS
• 2025-08-15 Listing Removed — FMLS
• 2025-04-30 Listed $215,000 GAMLS
• 2025-04-30 Listed $215,000 FMLS
• 2025-03-31 Price Changed $219,000 GAMLS
• 2025-03-31 Price Changed $219,000 FMLS
• 2025-03-31 Listing Removed — FMLS
• 2025-03-31 Listing Removed — GAMLS
• 2025-03-21 Price Changed $224,900 GAMLS
• 2025-03-21 Price Changed $224,900 FMLS
• 2025-02-27 Price Changed $229,900 GAMLS
• 2025-02-27 Price Changed $229,900 FMLS
• 2025-02-07 Price Changed $239,900 FMLS
• 2025-01-10 Price Changed $239,000 GAMLS
• 2024-12-18 Listed $243,900 GAMLS
• 2024-12-03 Relisted — FMLS
• 2024-12-03 Price Changed $243,900 FMLS
• 2024-11-30 Listing Removed — GAMLS
• 2024-11-30 Listing Removed — FMLS
• 2024-09-07 Price Changed $245,000 FMLS
• 2024-08-16 Price Changed $248,500 GAMLS
• 2024-08-10 Price Changed $248,500 FMLS
• 2024-08-10 Price Changed $259,000 FMLS
• 2024-08-09 Listed $259,000 GAMLS
• 2024-08-09 Listed $264,500 FMLS
• 2024-08-01 Listing Removed — GAMLS
• 2024-08-01 Listing Removed — FMLS
• 2024-07-23 Price Changed $267,500 FMLS
• 2024-07-13 Price Changed $270,000 FMLS
• 2024-07-04 Price Changed $270,000 GAMLS
• 2024-06-06 Price Changed $275,000 GAMLS
• 2024-06-06 Price Changed $275,000 FMLS
• 2024-05-08 Price Changed $279,000 GAMLS
• 2024-04-01 Listed $295,000 GAMLS
• 2024-04-01 Listed $295,000 FMLS
• 2021-08-12 Sold (Public Records) $150,000 Public Records
• 2021-06-28 Price Changed $199,900 NEGBOR
• 2021-06-13 Relisted — NEGBOR
• 2021-06-12 Delisted — NEGBOR
• 2021-03-09 Listed $159,250 NEGBOR
• 2017-01-06 Sold (MLS) $85,600 NEGBOR
• 2016-07-12 Listed $82,000 NEGBOR
• 1997-04-21 Sold (Public Records) $22,000 Public Records
• 1980-12-09 Sold (Public Records) $28,900 Public Records

Property tax history

+9.2%/yr

Latest (2025): $1,280 · -1.0% YoY. Source: county tax records.