49 Baum Weg · Helen, GA 30545

$450,000

3 bd · 2.0 ba · 1,074 sqft · SingleFamily public records · 80 Days on market

Built 1987 0.53 ac lot $419/sqft · 79% above area Est $502k · 10% under

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Why this score? — see what drove the F 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).

• ARV discount +12.2/15.0
• Appreciation +4.9/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Cash flow +2.6/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Your Very own vacation home or your next Short Term Rental/Investment ready to go! North Georgia Cabin is nestled on 0.5 acres in sought after Helen, Georgia. Charming 3 bedroom, 3 bath cabin boasts all new LVP flooring, a new roof, new gutters, new paint inside & out and all newly designed bathrooms. The spacious open living room features a vaulted ceiling, wood burning fireplace and plenty of windows to let in the natural light. The kitchen has new quartz countertops and open to living area for entertaining. A cozy covered porch on main floor is perfect for morning coffee or evening relaxation. You'll find 2 spacious bedrooms and 2 full baths on the main floor and the full finished basement offers a second living area/game room, additional bedroom, full bathroom and perfect space for more entertaining or relaxing. Both floors feature access to decks overlooking full wooded lot. The terrace level features a Spa Hot tub for relaxation. This home is available furnished. This Cabin is income produsing and PERFECT for your own mountain vacation home or to be used as a short term rental. Conveniently located close to local wineries, hiking trails, waterfalls and within Walking distance of Downtown Helen! Free Appraisal available when you use preferred lender Paige Grove-Mortgage Investors Group.

Key facts

• 0.5 acres
• New gutters
• New paint

Tags

• 0.5 ACRES
• NEW LVP FLOORING
• NEW ROOF
• NEW GUTTERS
• NEW PAINT
• NEWLY DESIGNED BATHROOMS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $450k.

Deal economics

• At list price, monthly cash flow is $-2k ($-18k/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (60.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (66.8% below list).
• Recommended offer: $150k (66.8% below list) — sets the bar for 1% rule.
• Cap rate 2.2% vs local median 2.9% in Helen — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 79/100 on livability (#15 in GA, #2,076 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: schools D-, commute F.
• White County (rural): math 43% / reading 42% proficiency, ranked #35 of 174 in GA (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 65 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 180 units permitted in White County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($3k loan paydown + $-1k appreciation (-0.2% local appreciation)).
• White County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($423k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 2y ago; this cycle's ask has dropped $25k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $285k; list at $450k implies a 58% gain — meaningful room to come down on a strong offer.

Recommended offer $149,500 (66.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 67% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.33% ✗
• Cap rate: 2.19%
• Cash-on-cash: -14.66%
• DSCR: 0.35
• GRM: 25.1

CMA / ARV

• ARV (median comp): $502,028
• List price: $450,000
• Delta: -10.36%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Projected returns pro-forma

-0.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -20.6%
• Equity multiple: 0.07×
• Total profit: $-116,587
• Equity at exit: $125,158

10-year hold

• IRR: -14.0%
• Equity multiple: -0.39×
• Total profit: $-175,377
• Equity at exit: $146,119

Cash invested: $126,000 (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 30545

• Home prices YoY: -0.1%
• Active inventory: 65
• Price-to-rent: 25.1×

Monthly cashflow live

• Estimated rent: $1,495 medium
• Mortgage (P&I): −$2,360
• Tax from tax record: −$173 /mo · $2,074/yr
• Insurance: −$188
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $-1,539

Break-even live

Break-even rent $3,443

Max offer price $178,105

Occupancy floor —

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
426 Brucken Strasse Helen, GA	2.0	2.5	1115	$1,495	$1.34	2d	1	0.65mi

Listing history 50 events

1. 2026-06-18
   days on market $450,000 Active 80 DOM
2. 2026-06-17
   days on market $450,000 Active 79 DOM
3. 2026-06-16
   days on market $450,000 Active 78 DOM
4. 2026-06-15
   days on market $450,000 Active 77 DOM
5. 2026-06-14
   days on market $450,000 Active 75 DOM
6. 2026-06-10
   days on market $450,000 Active 72 DOM
7. 2026-06-09
   days on market $450,000 Active 71 DOM
8. 2026-06-08
   days on market $450,000 Active 70 DOM
9. 2026-06-07
   days on market $450,000 Active 69 DOM
10. 2026-06-03
    days on market $450,000 Active 65 DOM
11. 2026-06-02
    days on market $450,000 Active 64 DOM
12. 2026-06-01
    days on market $450,000 Active 63 DOM
13. 2026-05-31
    days on market $450,000 Active 62 DOM
14. 2026-05-31
    days on market $450,000 Active 61 DOM
15. 2026-04-27
    price $450,000 1321-char remark

    Show marketing remark (1321 chars)

    Your Very own vacation home or your next Short Term Rental/Investment ready to go! North Georgia Cabin is nestled on 0.5 acres in sought after Helen, Georgia. Charming 3 bedroom, 3 bath cabin boasts all new LVP flooring, a new roof, new gutters, new paint inside & out and all newly designed bathrooms. The spacious open living room features a vaulted ceiling, wood burning fireplace and plenty of windows to let in the natural light. The kitchen has new quartz countertops and open to living area for entertaining. A cozy covered porch on main floor is perfect for morning coffee or evening relaxation. You'll find 2 spacious bedrooms and 2 full baths on the main floor and the full finished basement offers a second living area/game room, additional bedroom, full bathroom and perfect space for more entertaining or relaxing. Both floors feature access to decks overlooking full wooded lot. The terrace level features a Spa Hot tub for relaxation. This home is available furnished. This Cabin is income produsing and PERFECT for your own mountain vacation home or to be used as a short term rental. Conveniently located close to local wineries, hiking trails, waterfalls and within Walking distance of Downtown Helen! Free Appraisal available when you use preferred lender Paige Grove-Mortgage Investors Group.

16. 2026-04-27
    price $450,000 1321-char remark

    Show marketing remark (1321 chars)

    Your Very own vacation home or your next Short Term Rental/Investment ready to go! North Georgia Cabin is nestled on 0.5 acres in sought after Helen, Georgia. Charming 3 bedroom, 3 bath cabin boasts all new LVP flooring, a new roof, new gutters, new paint inside & out and all newly designed bathrooms. The spacious open living room features a vaulted ceiling, wood burning fireplace and plenty of windows to let in the natural light. The kitchen has new quartz countertops and open to living area for entertaining. A cozy covered porch on main floor is perfect for morning coffee or evening relaxation. You'll find 2 spacious bedrooms and 2 full baths on the main floor and the full finished basement offers a second living area/game room, additional bedroom, full bathroom and perfect space for more entertaining or relaxing. Both floors feature access to decks overlooking full wooded lot. The terrace level features a Spa Hot tub for relaxation. This home is available furnished. This Cabin is income produsing and PERFECT for your own mountain vacation home or to be used as a short term rental. Conveniently located close to local wineries, hiking trails, waterfalls and within Walking distance of Downtown Helen! Free Appraisal available when you use preferred lender Paige Grove-Mortgage Investors Group.

17. 2026-03-30
    listed $475,000 New 1321-char remark

    Show marketing remark (1321 chars)

    Your Very own vacation home or your next Short Term Rental/Investment ready to go! North Georgia Cabin is nestled on 0.5 acres in sought after Helen, Georgia. Charming 3 bedroom, 3 bath cabin boasts all new LVP flooring, a new roof, new gutters, new paint inside & out and all newly designed bathrooms. The spacious open living room features a vaulted ceiling, wood burning fireplace and plenty of windows to let in the natural light. The kitchen has new quartz countertops and open to living area for entertaining. A cozy covered porch on main floor is perfect for morning coffee or evening relaxation. You'll find 2 spacious bedrooms and 2 full baths on the main floor and the full finished basement offers a second living area/game room, additional bedroom, full bathroom and perfect space for more entertaining or relaxing. Both floors feature access to decks overlooking full wooded lot. The terrace level features a Spa Hot tub for relaxation. This home is available furnished. This Cabin is income produsing and PERFECT for your own mountain vacation home or to be used as a short term rental. Conveniently located close to local wineries, hiking trails, waterfalls and within Walking distance of Downtown Helen! Free Appraisal available when you use preferred lender Paige Grove-Mortgage Investors Group.

18. 2026-03-30
    listed $475,000 Active 1321-char remark

    Show marketing remark (1321 chars)

    Your Very own vacation home or your next Short Term Rental/Investment ready to go! North Georgia Cabin is nestled on 0.5 acres in sought after Helen, Georgia. Charming 3 bedroom, 3 bath cabin boasts all new LVP flooring, a new roof, new gutters, new paint inside & out and all newly designed bathrooms. The spacious open living room features a vaulted ceiling, wood burning fireplace and plenty of windows to let in the natural light. The kitchen has new quartz countertops and open to living area for entertaining. A cozy covered porch on main floor is perfect for morning coffee or evening relaxation. You'll find 2 spacious bedrooms and 2 full baths on the main floor and the full finished basement offers a second living area/game room, additional bedroom, full bathroom and perfect space for more entertaining or relaxing. Both floors feature access to decks overlooking full wooded lot. The terrace level features a Spa Hot tub for relaxation. This home is available furnished. This Cabin is income produsing and PERFECT for your own mountain vacation home or to be used as a short term rental. Conveniently located close to local wineries, hiking trails, waterfalls and within Walking distance of Downtown Helen! Free Appraisal available when you use preferred lender Paige Grove-Mortgage Investors Group.

19. 2026-01-31
    historical
20. 2025-12-14
    listed $499,000 New
21. 2025-05-31
    historical
22. 2025-05-31
    historical
23. 2025-05-01
    listed $465,000 Active
24. 2025-05-01
    listed $465,000 New
25. 2025-04-30
    historical
26. 2025-04-30
    historical
27. 2025-04-11
    price $465,000
28. 2025-04-11
    price $465,000
29. 2025-04-07
    price $475,000
30. 2025-04-07
    price $475,000
31. 2025-03-31
    historical
32. 2025-03-26
    price $485,000
33. 2025-03-26
    price $485,000
34. 2025-03-14
    status New
35. 2025-03-14
    status Active
36. 2025-03-12
    status Active
37. 2025-03-10
    historical
38. 2025-03-07
    listed $499,900 Active
39. 2025-03-03
    historical
40. 2025-03-03
    listed $485,000 New
41. 2025-03-03
    listed $499,900 New
42. 2025-01-10
    soldstatus $285,000
43. 2025-01-08
    soldstatus $285,000 Sold
44. 2025-01-08
    soldstatus $285,000 Closed
45. 2025-01-02
    status Under Contract
46. 2025-01-01
    status Pending
47. 2024-12-26
    listed $199,000 Active
48. 2024-12-06
    historical $199,000
49. 2024-12-04
    listed $199,000 New
50. 2015-03-11
    soldstatus $110,000

ⓘ 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: $2,074 · $173/mo
• Projected year-2 tax: $4,140 · $345/mo
• Expected delta: +$2,066/yr (+$172/mo · 99.6%)

ⓘ 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 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,940
• − Mortgage interest: −$25,207
• − Property taxes: −$2,074
• − Insurance: −$2,250
• − Repairs & maintenance: −$1,435
• − Management: −$1,435
• − Depreciation: −$13,091
• Taxable loss: −$27,552
• Est. tax savings @ 24.0%: +$6,613
• After-tax cash flow: $-11,857/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: White County
• NCES district ID: 1305670
• Math proficiency: 43% ▼ -12.00%
• Reading proficiency: 42% ▼ -11.00%
• Median HH income: $41,998
• Composite: 35.81/100
• National rank: #4829
• State rank: #35 of 174 in GA

Livability — Helen

• Score: 79/100
• State rank: #15
• US rank: #2076

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Helen, GA
• Population (ZIP): 841

Population outlook (White County) Hauer SSP2

• Today (2025): 30,911 people
• By 2030: 32,024 · +3.6%
• By 2040: 33,803 · +9.4%
• By 2050: 35,049 · +13.4%
• By 2075: 37,962 · +22.8%
• By 2100: 38,244 · +23.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Serbian 9% Polish 3% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Other Indo-European 1%

Political lean MEDSL · White

• 2024 margin: Solid R (+68.5) · D 15.5% · R 84.0%
• 2008→2024 swing: -10.0pp toward R · 2008: -58.5pp · 2024: -68.5pp
• All cycles: 2024: R+68.5 2020: R+66.2 2016: R+68.6 2012: R+66.6 2008: R+58.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.25%
• Current HPI: 232.4899
• 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

+187.5% since first listed

37 events — show timeline

• 2026-04-27 Price Changed $450,000 GAMLS
• 2026-04-27 Price Changed $450,000 FMLS
• 2026-03-30 Listed $475,000 FMLS
• 2026-03-30 Listed $475,000 GAMLS
• 2026-01-31 Listing Removed — GAMLS
• 2025-12-14 Listed $499,000 GAMLS
• 2025-05-31 Listing Removed — GAMLS
• 2025-05-31 Listing Removed — FMLS
• 2025-05-01 Listed $465,000 GAMLS
• 2025-05-01 Listed $465,000 FMLS
• 2025-04-30 Listing Removed — FMLS
• 2025-04-30 Listing Removed — GAMLS
• 2025-04-11 Price Changed $465,000 GAMLS
• 2025-04-11 Price Changed $465,000 FMLS
• 2025-04-07 Price Changed $475,000 FMLS
• 2025-04-07 Price Changed $475,000 GAMLS
• 2025-03-31 Listing Removed — GAMLS
• 2025-03-26 Price Changed $485,000 GAMLS
• 2025-03-26 Price Changed $485,000 FMLS
• 2025-03-14 Relisted — GAMLS
• 2025-03-14 Relisted — FMLS
• 2025-03-12 Relisted — FMLS
• 2025-03-10 Listing Removed — GAMLS
• 2025-03-07 Listed $499,900 FMLS
• 2025-03-03 Coming Soon — FMLS
• 2025-03-03 Listed $499,900 GAMLS
• 2025-03-03 Listed $485,000 GAMLS
• 2025-01-10 Sold (Public Records) $285,000 Public Records
• 2025-01-08 Sold (MLS) $285,000 FMLS
• 2025-01-08 Sold (MLS) $285,000 GAMLS
• 2025-01-02 Pending — GAMLS
• 2025-01-01 Pending — FMLS
• 2024-12-26 Listed $199,000 FMLS
• 2024-12-06 Coming Soon $199,000 FMLS
• 2024-12-04 Listed $199,000 GAMLS
• 2015-03-11 Sold (Public Records) $110,000 Public Records
• 2006-09-25 Sold (Public Records) $156,500 Public Records

Property tax history

+3.2%/yr

Latest (2025): $2,074 · +5.8% YoY. Source: county tax records.