670 Ruby Lake Dr · Hiawassee, GA 30546

$125,000

2 bd · 1.5 ba · 1,376 sqft · SingleFamily public records · 17 Days on market

Built 1971 6,969 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sweet little fixer-upper just waiting for the right buyer. Beautiful wooded lot in a quiet subdivision. Perfect rental potential or keep for your very own getaway or permanent easy living.

Key facts

• Rental potential
• Wooded lot
• Quiet subdivision

Tags

• WOODED LOT
• QUIET SUBDIVISION
• RENTAL POTENTIAL

Property features AI

Exterior

• Parking: Three parking spaces; Level driveway; Open/uncovered parking
• Utilities: Public water; Septic tank sewer; 110-volt electric; Electricity available; Water available
• Home design: One-level home; Frame construction; Metal roof; Block foundation; Resale property
• Construction: Frame construction; Metal roof; Block foundation
• Exterior features: Private entrance; Rear stairs; Storage area; Enclosed patio/porch areas; Front porch; Side porch; Patio; Workshop (other structure)

Interior

• Kitchen: Breakfast bar; Laminate counters; Open view to family room; Electric oven and electric range
• Bedrooms: Two main-level bedrooms; Oversized master bedroom; Master on main
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms; Master bath with tub/shower combo
• Heating & cooling: Central air conditioning; Electric baseboard heating
• Interior features: High 10-ft ceilings on the main level; No shared/common walls; Wood-burning stove in the great room; One fireplace; Crawl space basement
• Laundry & utility: Dedicated laundry room; Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $542 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 2.0% in Hiawassee — 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 77/100 on livability (#22 in GA, #3,192 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+, housing A-; Watch: amenities F, commute 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); Towns County Middle School (math 48% / reading 49%, grade C-, #75 of 470 statewide, top 17%, 206 students, 61% FRL); Towns County High School (math 12% / reading 37%, grade F, #184 of 424 statewide, top 48%, 296 students, 49% FRL).
• Market conditions: 346 active listings in the ZIP; 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 $864 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — 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. 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.
4. 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.
5. 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: 1.31% ✓
• Cap rate: 11.50%
• Cash-on-cash: 18.60%
• DSCR: 1.83
• GRM: 6.4

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: 10.3%
• Equity multiple: 1.41×
• Total profit: $14,244
• Equity at exit: $18,638

10-year hold

• IRR: 19.4%
• Equity multiple: 2.62×
• Total profit: $56,703
• Equity at exit: $10,808

Cash invested: $35,000 (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 30546

• Home prices YoY: -33.5%
• Active inventory: 346
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,637 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$43 /mo · $516/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $542

Break-even live

Break-even rent $950

Max offer price $125,000

Occupancy floor 62%

Sensitivity live

Price	-10% $613	-5% $578	+0% $542	+5% $507	+10% $472
Rent	-10% $413	-5% $478	+0% $542	+5% $607	+10% $672
Rate	-1.0pp $605	-0.5pp $574	base $542	+0.5pp $510	+1.0pp $477

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $125,000 Active 17 DOM
2. 2026-06-21
   days on market $125,000 Active 16 DOM
3. 2026-06-18
   status $125,000 Active 14 DOM
4. 2026-06-18
   days on market $125,000 Active Under Contract 14 DOM
5. 2026-06-17
   days on market $125,000 Active Under Contract 13 DOM
6. 2026-06-16
   days on market $125,000 Active Under Contract 12 DOM
7. 2026-06-15
   days on market $125,000 Active Under Contract 11 DOM
8. 2026-06-13
   days on market $125,000 Active Under Contract 9 DOM
9. 2026-06-12
   days on market $125,000 Active Under Contract 8 DOM
10. 2026-06-09
    statusdays on market $125,000 Active Under Contract 5 DOM
11. 2026-06-08
    days on market $125,000 Active 4 DOM
12. 2026-06-07
    days on market $125,000 Active 3 DOM
13. 2026-06-05
    remarks 188-char remark
14. 2026-06-05
    listed $125,000 Active 1 DOM

ⓘ 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: $516 · $43/mo
• Projected year-2 tax: $1,150 · $96/mo
• Expected delta: +$634/yr (+$53/mo · 123.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥95°F today · 23 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,640
• − Mortgage interest: −$7,002
• − Property taxes: −$516
• − Insurance: −$625
• − Repairs & maintenance: −$1,571
• − Management: −$1,571
• − Depreciation: −$3,636
• Taxable income: $4,718
• Est. tax owed @ 24.0%: −$1,132
• After-tax cash flow: $5,376/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 — Hiawassee

• Score: 77/100
• State rank: #22
• US rank: #3192

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,044

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 (94%)
• Race & ethnicity: White 94% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Slovak 4% Serbian 4% Romanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% 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: ▼ -101.57%
• Current HPI: 201.9595
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-04 Listed $125,000 GAMLS
• 2026-06-04 Listed $125,000 FMLS

Property tax history

+3.1%/yr

Latest (2024): $516 · +2.6% YoY. Source: county tax records.