514 S Broad St · Toccoa, GA 30577

$178,900

3 bd · 1.5 ba · 1,101 sqft · SingleFamily public records · 73 Days on market

Built 1982 0.36 ac lot $162/sqft · 23% above area Est $145k · 23% over

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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 +14.6/30.0
• Appreciation +8.1/10.0
• DSCR +4.5/10.0
• 1% rule +3.4/10.0
• Livability +3.4/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Located in the city limits of Toccoa, this 3-bedroom, 1.5-bath home offers an excellent opportunity for buyers seeking an affordable home in Toccoa with convenient access to shopping, dining, and everyday amenities. This move-in ready home features a functional layout with a comfortable living area, updated flooring in the main living spaces, and a kitchen ready for your personal touch. The home includes three spacious bedrooms, a full bathroom, a single-car garage, and a half bath with enough space to easily convert into a full bathroom with a shower. Step outside to enjoy a large, private fenced backyard, perfect for kids or pets. Situated on a generous lot, this property offers both space and potential at a price point that's increasingly hard to find. Whether you're a first-time home buyer, investor, or someone looking for a budget-friendly home in Northeast Georgia, this property is worth a closer look.

Key facts

• Generous lot
• Updated flooring
• Functional layout

Tags

• PRIVATE FENCED BACKYARD
• UPDATED FLOORING
• FUNCTIONAL LAYOUT
• GENEROUS LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $42 ($508/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 $151k (15.7% below list).
• Recommended offer: $151k (15.7% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.4% in Toccoa — 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 68/100 on livability (#131 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Stephens County (rural): math 34% / reading 34% proficiency, ranked #74 of 174 in GA (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Liberty Elementary School (567 students, 75% FRL); Stephens County Middle School (math 29% / reading 31%, grade F, #243 of 470 statewide, top 53%, 860 students, 75% FRL); Stephens County High School (math 18% / reading 34%, grade F, #175 of 424 statewide, top 42%, 1,142 students, 46% FRL).
• Market conditions: 228 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 52 units permitted in Stephens County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($1k loan paydown + $11k appreciation (6.2% local appreciation)).
• Stephens County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.2% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, 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 73 days — a 6% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y 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 $75k; list at $179k implies a 139% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,843 (15.7% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 16% 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 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?
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: 0.84% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.01%
• DSCR: 1.05
• GRM: 9.9

CMA / ARV

• ARV (median comp): $144,916
• List price: $178,900
• Delta: 23.45%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Cloverhurst Dr	0.23mi	3/2.0	1,188 (+8%)	5mo	$224,000	$189	70
288 S Broad St	0.22mi	2/1.0 (-1)	1,014 (-8%)	1mo	$157,000	$155	69
354 S Pine St	0.44mi	3/1.0	1,008 (-8%)	1mo	$125,000	$124	63
1009 S Pond St	0.50mi	2/1.0 (-1)	1,080 (-2%)	7mo	$135,000	$125	61
192 S Pine St	0.43mi	3/1.0	1,022 (-7%)	6mo	$169,900	$166	61
125 N Tallulah St	0.62mi	3/2.0	1,144 (+4%)	9mo	$185,000	$162	55
288 Davis Ave	0.67mi	3/2.0	1,205 (+9%)	1mo	$240,000	$199	50
239 E Currahee St	0.68mi	3/1.0	1,148 (+4%)	12mo	$75,000	$65	49
10 Busha St	0.52mi	2/1.0 (-1)	976 (-11%)	2mo	$190,000	$195	48
160 E Currahee St	0.61mi	3/2.0	1,178 (+7%)	13mo	$126,500	$107	48
66 Persimmon St	0.48mi	2/1.0 (-1)	952 (-14%)	13mo	$85,000	$89	37
108 Hill Pl	0.51mi	2/1.0 (-1)	960 (-13%)	15mo	$125,000	$130	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.8%
• Equity multiple: 2.14×
• Total profit: $57,031
• Equity at exit: $115,348

10-year hold

• IRR: 16.5%
• Equity multiple: 4.29×
• Total profit: $164,899
• Equity at exit: $211,714

Cash invested: $50,092 (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 30577

• Home prices YoY: 2.0%
• Active inventory: 228
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,508 medium
• Mortgage (P&I): −$938
• Tax from tax record: −$137 /mo · $1,639/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $42

Break-even live

Break-even rent $1,455

Max offer price $178,900

Occupancy floor 92%

Sensitivity live

Price	-10% $144	-5% $93	+0% $42	+5% $-8	+10% $-59
Rent	-10% $-77	-5% $-17	+0% $42	+5% $102	+10% $162
Rate	-1.0pp $132	-0.5pp $88	base $42	+0.5pp $-4	+1.0pp $-51

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: $44,725
• Closing costs: $5,367
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
161 S Pine St Toccoa, GA	3.0	1.0	1110	$1,195	$1.08	45d	1	0.41mi
115 Forest Ave Toccoa, GA	2.0	2.0	1000	$1,300	$1.30	25d	1	0.94mi

Listing history 31 events

1. 2026-06-21
   days on market $178,900 Active 73 DOM
2. 2026-06-19
   days on market $178,900 Active 71 DOM
3. 2026-06-18
   days on market $178,900 Active 70 DOM
4. 2026-06-17
   days on market $178,900 Active 69 DOM
5. 2026-06-16
   days on market $178,900 Active 68 DOM
6. 2026-06-15
   days on market $178,900 Active 67 DOM
7. 2026-06-14
   days on market $178,900 Active 65 DOM
8. 2026-06-12
   days on market $178,900 Active 64 DOM
9. 2026-06-09
   days on market $178,900 Active 61 DOM
10. 2026-06-08
    days on market $178,900 Active 60 DOM
11. 2026-06-07
    days on market $178,900 Active 59 DOM
12. 2026-06-07
    days on market $178,900 Active 58 DOM
13. 2026-06-03
    days on market $178,900 Active 55 DOM
14. 2026-06-02
    days on market $178,900 Active 54 DOM
15. 2026-06-01
    days on market $178,900 Active 53 DOM
16. 2026-05-31
    days on market $178,900 Active 52 DOM
17. 2026-05-31
    days on market $178,900 Active 51 DOM
18. 2026-04-09
    listed $186,000 New 930-char remark

    Show marketing remark (930 chars)

    Located in the city limits of Toccoa, this 3-bedroom, 1.5-bath home offers an excellent opportunity for buyers seeking an affordable home in Toccoa with convenient access to shopping, dining, and everyday amenities. This move-in ready home features a functional layout with a comfortable living area, updated flooring in the main living spaces, and a kitchen ready for your personal touch. The home includes three spacious bedrooms, a full bathroom, a single-car garage, and a half bath with enough space to easily convert into a full bathroom with a shower. Step outside to enjoy a large, private fenced backyard, perfect for kids or pets. Situated on a generous lot, this property offers both space and potential at a price point that's increasingly hard to find. Whether you're a first-time home buyer, investor, or someone looking for a budget-friendly home in Northeast Georgia, this property is worth a closer look.

19. 2025-09-10
    historical $1,295
20. 2025-08-16
    listed $1,295
21. 2025-06-14
    historical $1,250
22. 2025-05-24
    listed $1,250
23. 2022-10-20
    soldstatus $75,000 Sold 1954-char remark

    Show marketing remark (1954 chars)

    MOTIVATED SELLER!!! *** INVESTORS, FLIPPERS, HANDYMAN SPECIAL*** $1,000 BUYERS AGENT BONUS @ CLOSING Welcome to this cozy light yellow 3 bed 1 and a half bath Ranch style home. Located right off S broad Street with convenient parking, 1 car garage and 2 car parking pad with additional parking possibilities off to the right front side of the property. Access into the home is through the garage just pull up door (automatic door possible full kit and remote included). In the garage you will find the laundry room, (washer and dryer included) and the door that leads you into the kitchen/dining area. All white kitchen with lots of cabinet space includes, (refrigerator, oven/range combo, and extra tile material for flooring). Straight ahead, beyond the kitchen lies the living room area with ceiling fan (some furniture included). Also located in the living room next to the dining area is the door that leads to the enclosed pantry. Pantry has a separate door that leads to the outside front yard (keys in lockbox only opens door in garage and inside panty access not outermost door. To your left is the hallway that leads to the bedrooms/bathrooms. Main bathroom is located to your left with large sink/counter, makeup mirrors, and a shower/tub combo. Also on your left is the master bedroom with half bath inside with space to add shower to make full bath, and 1 large walk in closet (AC window unit included), and ceiling fan that includes remote to dim, and turn light on and off . To your right in the hallway is your 2 other spacious bedrooms. 1 has 2 closets with one being a walk in and the other with 1 closet. Attic in hallway with pull down stairs. Switch in hallway will turn on AC Unit in attic, switch to turn on light is located in attic, flooring to complete attic also included. Backyard is fenced in and includes storage shed and trampoline. Back awning also included. Materials to finish foundation leveling also included.

24. 2022-09-15
    status Under Contract 1954-char remark

    Show marketing remark (1954 chars)

    MOTIVATED SELLER!!! *** INVESTORS, FLIPPERS, HANDYMAN SPECIAL*** $1,000 BUYERS AGENT BONUS @ CLOSING Welcome to this cozy light yellow 3 bed 1 and a half bath Ranch style home. Located right off S broad Street with convenient parking, 1 car garage and 2 car parking pad with additional parking possibilities off to the right front side of the property. Access into the home is through the garage just pull up door (automatic door possible full kit and remote included). In the garage you will find the laundry room, (washer and dryer included) and the door that leads you into the kitchen/dining area. All white kitchen with lots of cabinet space includes, (refrigerator, oven/range combo, and extra tile material for flooring). Straight ahead, beyond the kitchen lies the living room area with ceiling fan (some furniture included). Also located in the living room next to the dining area is the door that leads to the enclosed pantry. Pantry has a separate door that leads to the outside front yard (keys in lockbox only opens door in garage and inside panty access not outermost door. To your left is the hallway that leads to the bedrooms/bathrooms. Main bathroom is located to your left with large sink/counter, makeup mirrors, and a shower/tub combo. Also on your left is the master bedroom with half bath inside with space to add shower to make full bath, and 1 large walk in closet (AC window unit included), and ceiling fan that includes remote to dim, and turn light on and off . To your right in the hallway is your 2 other spacious bedrooms. 1 has 2 closets with one being a walk in and the other with 1 closet. Attic in hallway with pull down stairs. Switch in hallway will turn on AC Unit in attic, switch to turn on light is located in attic, flooring to complete attic also included. Backyard is fenced in and includes storage shed and trampoline. Back awning also included. Materials to finish foundation leveling also included.

25. 2022-08-27
    price $110,000 1954-char remark

    Show marketing remark (1954 chars)

    MOTIVATED SELLER!!! *** INVESTORS, FLIPPERS, HANDYMAN SPECIAL*** $1,000 BUYERS AGENT BONUS @ CLOSING Welcome to this cozy light yellow 3 bed 1 and a half bath Ranch style home. Located right off S broad Street with convenient parking, 1 car garage and 2 car parking pad with additional parking possibilities off to the right front side of the property. Access into the home is through the garage just pull up door (automatic door possible full kit and remote included). In the garage you will find the laundry room, (washer and dryer included) and the door that leads you into the kitchen/dining area. All white kitchen with lots of cabinet space includes, (refrigerator, oven/range combo, and extra tile material for flooring). Straight ahead, beyond the kitchen lies the living room area with ceiling fan (some furniture included). Also located in the living room next to the dining area is the door that leads to the enclosed pantry. Pantry has a separate door that leads to the outside front yard (keys in lockbox only opens door in garage and inside panty access not outermost door. To your left is the hallway that leads to the bedrooms/bathrooms. Main bathroom is located to your left with large sink/counter, makeup mirrors, and a shower/tub combo. Also on your left is the master bedroom with half bath inside with space to add shower to make full bath, and 1 large walk in closet (AC window unit included), and ceiling fan that includes remote to dim, and turn light on and off . To your right in the hallway is your 2 other spacious bedrooms. 1 has 2 closets with one being a walk in and the other with 1 closet. Attic in hallway with pull down stairs. Switch in hallway will turn on AC Unit in attic, switch to turn on light is located in attic, flooring to complete attic also included. Backyard is fenced in and includes storage shed and trampoline. Back awning also included. Materials to finish foundation leveling also included.

26. 2022-07-07
    listed $139,900 New 1954-char remark

    Show marketing remark (1954 chars)

    MOTIVATED SELLER!!! *** INVESTORS, FLIPPERS, HANDYMAN SPECIAL*** $1,000 BUYERS AGENT BONUS @ CLOSING Welcome to this cozy light yellow 3 bed 1 and a half bath Ranch style home. Located right off S broad Street with convenient parking, 1 car garage and 2 car parking pad with additional parking possibilities off to the right front side of the property. Access into the home is through the garage just pull up door (automatic door possible full kit and remote included). In the garage you will find the laundry room, (washer and dryer included) and the door that leads you into the kitchen/dining area. All white kitchen with lots of cabinet space includes, (refrigerator, oven/range combo, and extra tile material for flooring). Straight ahead, beyond the kitchen lies the living room area with ceiling fan (some furniture included). Also located in the living room next to the dining area is the door that leads to the enclosed pantry. Pantry has a separate door that leads to the outside front yard (keys in lockbox only opens door in garage and inside panty access not outermost door. To your left is the hallway that leads to the bedrooms/bathrooms. Main bathroom is located to your left with large sink/counter, makeup mirrors, and a shower/tub combo. Also on your left is the master bedroom with half bath inside with space to add shower to make full bath, and 1 large walk in closet (AC window unit included), and ceiling fan that includes remote to dim, and turn light on and off . To your right in the hallway is your 2 other spacious bedrooms. 1 has 2 closets with one being a walk in and the other with 1 closet. Attic in hallway with pull down stairs. Switch in hallway will turn on AC Unit in attic, switch to turn on light is located in attic, flooring to complete attic also included. Backyard is fenced in and includes storage shed and trampoline. Back awning also included. Materials to finish foundation leveling also included.

27. 2017-08-09
    soldstatus $45,000
28. 2017-08-09
    soldstatus $45,000
29. 2016-10-01
    listed $49,000
30. 2015-07-01
    historical
31. 2014-09-23
    listed $49,500

ⓘ 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: $1,639 · $137/mo
• Projected year-2 tax: $1,646 · $137/mo
• Expected delta: +$7/yr (+$1/mo · 0.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,101
• − Mortgage interest: −$10,021
• − Property taxes: −$1,639
• − Insurance: −$894
• − Repairs & maintenance: −$1,448
• − Management: −$1,448
• − Depreciation: −$5,204
• Taxable loss: −$2,554
• Est. tax savings @ 24.0%: +$613
• After-tax cash flow: $1,121/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: Stephens County
• NCES district ID: 1304560
• Math proficiency: 34% ▼ -6.00%
• Reading proficiency: 34% ▼ -4.00%
• Median HH income: $38,416
• Composite: 28.42/100
• National rank: #6759
• State rank: #74 of 174 in GA

Livability — Toccoa

• Score: 68/100
• State rank: #131
• US rank: #9152

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Toccoa, GA
• County: Stephens County · 22,964 people
• City population: 22,964
• Metro: Toccoa, GA
• Population (ZIP): 22,964
• Household income: $53,818
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 594.0

Population outlook (Stephens County) Hauer SSP2

• Today (2025): 23,797 people
• By 2030: 22,785 · -4.3%
• By 2040: 20,653 · -13.2%
• By 2050: 18,745 · -21.2%
• By 2075: 14,780 · -37.9%
• By 2100: 11,079 · -53.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 12% Hispanic / Latino 4% Two or more races 4% Asian 1%
• Common ancestry: Serbian 2% Slovak 2% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Stephens

• 2024 margin: Solid R (+62.8) · D 18.4% · R 81.2%
• 2008→2024 swing: -15.4pp toward R · 2008: -47.4pp · 2024: -62.8pp
• All cycles: 2024: R+62.8 2020: R+58.7 2016: R+59.9 2012: R+53.7 2008: R+47.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.25%
• Current HPI: 320.5275
• Rent YoY: —
• Metro: Toccoa, GA
• 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

+275.8% since first listed

14 events — show timeline

• 2026-04-09 Listed $186,000 GAMLS
• 2025-09-10 Rental Removed $1,295 GAMLS
• 2025-08-16 Listed for Rent $1,295 GAMLS
• 2025-06-14 Rental Removed $1,250 GAMLS
• 2025-05-24 Listed for Rent $1,250 GAMLS
• 2022-10-20 Sold (MLS) $75,000 GAMLS
• 2022-09-15 Pending — GAMLS
• 2022-08-27 Price Changed $110,000 GAMLS
• 2022-07-07 Listed $139,900 GAMLS
• 2017-08-09 Sold (Public Records) $45,000 Public Records
• 2017-08-09 Sold (MLS) $45,000 GAMLS
• 2016-10-01 Listed $49,000 GAMLS
• 2015-07-01 Listing Removed — GAMLS
• 2014-09-23 Listed $49,500 GAMLS

Property tax history

+15.9%/yr

Latest (2025): $1,639 · +56.3% YoY. Source: county tax records.