25 15th St · Ellijay, GA 30540

$82,500

1 bd · 1.0 ba · 750 sqft · Other · 320 Days on market

Built 2007 3,484 sqft lot $110/sqft · 41% below area Est $140k · 41% under $99/mo HOA · 7% of rent

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOOKING FOR your spot in the Mtns? This private "Getaway in the GA Mountains" is ready to go - ready for you to move right in! >>For Sale not for rent!<< Enjoy time away from the hustle & bustle of the city and relax on the XL patio under the large roof over clean and comfortable w/ bdrm (queen), full bathroom x2, full kitchen. Warm, Inviting, Spacious, Open, Covered area for enjoying the beautiful surroundings of this unique spot. Overlook the greenspace beside you with tons of wildlife, fire pit. All furniture stays, so this is turn key! The yard is maintenance free. Bonus: Storage building. Smoke-free. Extra parking. Very private. Walk to the Riverside Pool + Dog Park & foot bridge crossing access to Fishtrap Park and its picnic pavilions and Kids Play areas. All resort amenities available including Rec Center with indoor/outdoor 365 pool, game room, exercise room, putt putt, pickleball, tennis, basketball, 2 outside pools, small fishing lake, 5 parks on the river, walking trail & more. CoosawatteRiverResort.net for community info.

Key facts

• Extra parking
• Xl patio
• Storage building

Tags

• XL PATIO
• FIRE PIT
• MAINTENANCE FREE YARD
• STORAGE BUILDING
• EXTRA PARKING
• WALK TO RIVERSIDE POOL

🏷️ Possibly a rental listed for sale. The $82,500 price doesn't fit this home's estimated sale value (~$139,899) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $82k.

Deal economics

• At list price, monthly cash flow is $501 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $73k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.6% vs local median 1.8% in Ellijay — 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 71/100 on livability (#85 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, schools D-, amenities F.
• Gilmer County (rural): math 39% / reading 36% proficiency, ranked #56 of 174 in GA (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 982 active listings in the ZIP; 176 units permitted in Gilmer County in 2024 (74 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $570 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Gilmer County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 320 days — a 12% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago; this cycle's ask has dropped $18k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; list at $82k implies a 195% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 320 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 1.67% ✓
• Cap rate: 13.58%
• Cash-on-cash: 26.01%
• DSCR: 2.16
• GRM: 5.0

CMA / ARV

• ARV (median comp): $139,899
• List price: $82,500
• Delta: -41.03%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 19.7%
• Equity multiple: 1.80×
• Total profit: $18,556
• Equity at exit: $12,301

10-year hold

• IRR: 28.0%
• Equity multiple: 3.48×
• Total profit: $57,352
• Equity at exit: $7,133

Cash invested: $23,100 (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 30540

• Home prices YoY: -11.0%
• Active inventory: 982
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,376 medium
• Mortgage (P&I): −$433
• Tax from tax record: −$21 /mo · $246/yr
• Insurance: −$34
• HOA: −$99
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $501

Break-even live

Break-even rent $742

Max offer price $82,500

Occupancy floor 59%

Sensitivity live

Price	-10% $547	-5% $524	+0% $501	+5% $477	+10% $454
Rent	-10% $392	-5% $446	+0% $501	+5% $555	+10% $609
Rate	-1.0pp $542	-0.5pp $522	base $501	+0.5pp $479	+1.0pp $458

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: $20,625
• Closing costs: $2,475
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $99 · $1,188/yr
• Likely covers: pool

Listing history 25 events

1. 2026-06-21
   days on market $82,500 Active 320 DOM
2. 2026-06-18
   days on market $82,500 Active 317 DOM
3. 2026-06-17
   days on market $82,500 Active 316 DOM
4. 2026-06-16
   days on market $82,500 Active 315 DOM
5. 2026-06-15
   days on market $82,500 Active 314 DOM
6. 2026-06-14
   days on market $82,500 Active 312 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   pricedays on market $82,500 Active 311 DOM
9. 2026-06-10
   days on market $95,000 Active 309 DOM
10. 2026-06-09
    days on market $95,000 Active 308 DOM
11. 2026-06-08
    days on market $95,000 Active 307 DOM
12. 2026-06-07
    days on market $95,000 Active 306 DOM
13. 2026-06-05
    days on market $95,000 Active 303 DOM
14. 2026-06-03
    days on market $95,000 Active 302 DOM
15. 2026-06-02
    days on market $95,000 Active 301 DOM
16. 2026-06-01
    days on market $95,000 Active 300 DOM
17. 2026-05-31
    days on market $95,000 Active 299 DOM
18. 2026-05-31
    days on market $95,000 Active 298 DOM
19. 2026-05-01
    status Active 1090-char remark

    Show marketing remark (1090 chars)

    LOOKING FOR your spot in the Mtns? This private &quot;Getaway in the GA Mountains&quot; is ready to go - ready for you to move right in! &gt;&gt;For Sale not for rent!&lt;&lt; Enjoy time away from the hustle &amp; bustle of the city and relax on the XL patio under the large roof over clean and comfortable w/ bdrm (queen), full bathroom x2, full kitchen. Warm, Inviting, Spacious, Open, Covered area for enjoying the beautiful surroundings of this unique spot. Overlook the greenspace beside you with tons of wildlife, fire pit. All furniture stays, so this is turn key! The yard is maintenance free. Bonus: Storage building. Smoke-free. Extra parking. Very private. Walk to the Riverside Pool + Dog Park &amp; foot bridge crossing access to Fishtrap Park and its picnic pavilions and Kids Play areas. All resort amenities available including Rec Center with indoor/outdoor 365 pool, game room, exercise room, putt putt, pickleball, tennis, basketball, 2 outside pools, small fishing lake, 5 parks on the river, walking trail &amp; more. CoosawatteRiverResort.net for community info.

20. 2026-02-20
    status Active 1090-char remark

    Show marketing remark (1090 chars)

    LOOKING FOR your spot in the Mtns? This private &quot;Getaway in the GA Mountains&quot; is ready to go - ready for you to move right in! &gt;&gt;For Sale not for rent!&lt;&lt; Enjoy time away from the hustle &amp; bustle of the city and relax on the XL patio under the large roof over clean and comfortable w/ bdrm (queen), full bathroom x2, full kitchen. Warm, Inviting, Spacious, Open, Covered area for enjoying the beautiful surroundings of this unique spot. Overlook the greenspace beside you with tons of wildlife, fire pit. All furniture stays, so this is turn key! The yard is maintenance free. Bonus: Storage building. Smoke-free. Extra parking. Very private. Walk to the Riverside Pool + Dog Park &amp; foot bridge crossing access to Fishtrap Park and its picnic pavilions and Kids Play areas. All resort amenities available including Rec Center with indoor/outdoor 365 pool, game room, exercise room, putt putt, pickleball, tennis, basketball, 2 outside pools, small fishing lake, 5 parks on the river, walking trail &amp; more. CoosawatteRiverResort.net for community info.

21. 2026-01-02
    status Active 1090-char remark

    Show marketing remark (1090 chars)

    LOOKING FOR your spot in the Mtns? This private &quot;Getaway in the GA Mountains&quot; is ready to go - ready for you to move right in! &gt;&gt;For Sale not for rent!&lt;&lt; Enjoy time away from the hustle &amp; bustle of the city and relax on the XL patio under the large roof over clean and comfortable w/ bdrm (queen), full bathroom x2, full kitchen. Warm, Inviting, Spacious, Open, Covered area for enjoying the beautiful surroundings of this unique spot. Overlook the greenspace beside you with tons of wildlife, fire pit. All furniture stays, so this is turn key! The yard is maintenance free. Bonus: Storage building. Smoke-free. Extra parking. Very private. Walk to the Riverside Pool + Dog Park &amp; foot bridge crossing access to Fishtrap Park and its picnic pavilions and Kids Play areas. All resort amenities available including Rec Center with indoor/outdoor 365 pool, game room, exercise room, putt putt, pickleball, tennis, basketball, 2 outside pools, small fishing lake, 5 parks on the river, walking trail &amp; more. CoosawatteRiverResort.net for community info.

22. 2025-09-23
    price $95,000 1090-char remark

    Show marketing remark (1090 chars)

    LOOKING FOR your spot in the Mtns? This private &quot;Getaway in the GA Mountains&quot; is ready to go - ready for you to move right in! &gt;&gt;For Sale not for rent!&lt;&lt; Enjoy time away from the hustle &amp; bustle of the city and relax on the XL patio under the large roof over clean and comfortable w/ bdrm (queen), full bathroom x2, full kitchen. Warm, Inviting, Spacious, Open, Covered area for enjoying the beautiful surroundings of this unique spot. Overlook the greenspace beside you with tons of wildlife, fire pit. All furniture stays, so this is turn key! The yard is maintenance free. Bonus: Storage building. Smoke-free. Extra parking. Very private. Walk to the Riverside Pool + Dog Park &amp; foot bridge crossing access to Fishtrap Park and its picnic pavilions and Kids Play areas. All resort amenities available including Rec Center with indoor/outdoor 365 pool, game room, exercise room, putt putt, pickleball, tennis, basketball, 2 outside pools, small fishing lake, 5 parks on the river, walking trail &amp; more. CoosawatteRiverResort.net for community info.

23. 2025-07-28
    listed $100,000 Active 1090-char remark

    Show marketing remark (1090 chars)

    LOOKING FOR your spot in the Mtns? This private &quot;Getaway in the GA Mountains&quot; is ready to go - ready for you to move right in! &gt;&gt;For Sale not for rent!&lt;&lt; Enjoy time away from the hustle &amp; bustle of the city and relax on the XL patio under the large roof over clean and comfortable w/ bdrm (queen), full bathroom x2, full kitchen. Warm, Inviting, Spacious, Open, Covered area for enjoying the beautiful surroundings of this unique spot. Overlook the greenspace beside you with tons of wildlife, fire pit. All furniture stays, so this is turn key! The yard is maintenance free. Bonus: Storage building. Smoke-free. Extra parking. Very private. Walk to the Riverside Pool + Dog Park &amp; foot bridge crossing access to Fishtrap Park and its picnic pavilions and Kids Play areas. All resort amenities available including Rec Center with indoor/outdoor 365 pool, game room, exercise room, putt putt, pickleball, tennis, basketball, 2 outside pools, small fishing lake, 5 parks on the river, walking trail &amp; more. CoosawatteRiverResort.net for community info.

24. 2018-02-09
    soldstatus $28,000 521-char remark

    Show marketing remark (521 chars)

    Looking for a easy way to either vacation or live full time in the N Ga Mountains? Then take a look at this 2007 Gulf Stream camper located on it's very own lot. Located in a gated community with lots of amenities such as clubhouse, river access, indoor &amp; outdoor pools &amp; more. There is also a shed, plus a outside shower, plenty of outdoor living with covered deck and screened porch. Plentiful storage inside and out. Also a metal roof over to protect your investment. OWNER FINANCING W/ SMALL DOWN PAYMENT!

25. 2018-01-12
    listed $35,000 521-char remark

    Show marketing remark (521 chars)

    Looking for a easy way to either vacation or live full time in the N Ga Mountains? Then take a look at this 2007 Gulf Stream camper located on it's very own lot. Located in a gated community with lots of amenities such as clubhouse, river access, indoor &amp; outdoor pools &amp; more. There is also a shed, plus a outside shower, plenty of outdoor living with covered deck and screened porch. Plentiful storage inside and out. Also a metal roof over to protect your investment. OWNER FINANCING W/ SMALL DOWN PAYMENT!

ⓘ 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: $246 · $21/mo
• Projected year-2 tax: $759 · $63/mo
• Expected delta: +$513/yr (+$43/mo · 208.2%)

ⓘ 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 ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,516
• − Mortgage interest: −$4,621
• − Property taxes: −$246
• − Insurance: −$412
• − Repairs & maintenance: −$1,321
• − Management: −$1,321
• − HOA: −$1,188
• − Depreciation: −$2,400
• Taxable income: $5,005
• Est. tax owed @ 24.0%: −$1,201
• After-tax cash flow: $4,808/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: Gilmer County
• NCES district ID: 1302340
• Math proficiency: 39% ▼ -7.00%
• Reading proficiency: 36% ▼ -6.00%
• Median HH income: $40,473
• Composite: 31.53/100
• National rank: #5961
• State rank: #56 of 174 in GA

Livability — Ellijay

• Score: 71/100
• State rank: #85
• US rank: #7087

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 20,145

Population outlook (Gilmer County) Hauer SSP2

• Today (2025): 31,466 people
• By 2030: 32,199 · +2.3%
• By 2040: 33,034 · +5.0%
• By 2050: 33,266 · +5.7%
• By 2075: 33,686 · +7.1%
• By 2100: 33,792 · +7.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 12% Two or more races 6% Native American 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 4% Lithuanian 2% Romanian 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 7% Other Indo-European 1%

Political lean MEDSL · Gilmer

• 2024 margin: Solid R (+62.6) · D 18.5% · R 81.0%
• 2008→2024 swing: -10.6pp toward R · 2008: -52.0pp · 2024: -62.6pp
• All cycles: 2024: R+62.6 2020: R+63.5 2016: R+66.9 2012: R+63.3 2008: R+52.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.49%
• Current HPI: 270.796
• 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

+171.4% since first listed

7 events — show timeline

• 2026-05-01 Relisted — NEGBOR
• 2026-02-20 Relisted — NEGBOR
• 2026-01-02 Relisted — NEGBOR
• 2025-09-23 Price Changed $95,000 NEGBOR
• 2025-07-28 Listed $100,000 NEGBOR
• 2018-02-09 Sold (MLS) $28,000 NEGBOR
• 2018-01-12 Listed $35,000 NEGBOR

Property tax history

+6.1%/yr

Latest (2025): $246 · -2.7% YoY. Source: county tax records.