281 Ben Childs Rd · LaFayette, GA 30728

$150,000

2 bd · 1.0 ba · 728 sqft · Other · 22 Days on market

Built 1985 2.41 ac lot

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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 +15.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Livability +3.1/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sold

Key facts

• Private acres
• Well
• Rv hookups

Tags

• PRIVATE ACRES
• WALKING TRAILS
• PRIVATE SHOOTING AREA
• RV HOOKUPS
• WELL
• PUBLIC WATER

Property features AI

Finance

• Other: Additional structures: storage
• Financial info: Tax annual amount listed
• HOA & community: No community features

Exterior

• Parking: Driveway (gravel); RV access/parking
• Security: Security features noted (see remarks)
• Utilities: Electricity connected; Water available (public and well listed); Septic tank
• Home design: Manufactured house (single-wide); One story; Single family residence; Aluminum roof
• Construction: Aluminum siding; Block foundation (see remarks)
• Exterior features: Private yard; RV hookup; Storage; Deck; Many trees; Private setting; County road frontage; Paved road access; Publicly maintained road

Interior

• Kitchen: Refrigerator; Microwave; Oven (electric); Standard oven
• Bedrooms: Master downstairs
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating (other type); Has cooling (other type)
• Interior features: Eat-in kitchen; Recessed lighting; Master bedroom on main level; Aluminum-framed windows
• Laundry & utility: Washer; Dryer; Laundry on main level; Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $61 ($732/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 $120k (20.2% below list).
• Recommended offer: $120k (20.2% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 4.1% in LaFayette — 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 (#345 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime D+, amenities F, commute F.
• Walker County (rural): math 25% / reading 29% proficiency, ranked #114 of 174 in GA (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Naomi Elementary School (math 22% / reading 22%, grade F, #810 of 1,228 statewide, top 69%, 327 students, 78% FRL); Lafayette Middle School (math 23% / reading 27%, grade F, #291 of 470 statewide, top 64%, 575 students, 77% FRL); Lafayette High School (math 5% / reading 15%, grade F, #353 of 424 statewide, top 86%, 1,164 students, 62% FRL).
• Market conditions: 218 active listings in the ZIP; 347 units permitted in Walker County in 2024 (24 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Walker County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $25k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,761 (20.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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?
5. 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.
6. 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.
7. 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: 0.80% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.74%
• DSCR: 1.08
• GRM: 10.4

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: -13.6%
• Equity multiple: 0.51×
• Total profit: $-20,499
• Equity at exit: $22,365

10-year hold

• IRR: -4.8%
• Equity multiple: 0.69×
• Total profit: $-13,155
• Equity at exit: $12,969

Cash invested: $42,000 (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 30728

• Home prices YoY: -14.2%
• Active inventory: 218
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,198 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$36 /mo · $432/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $61

Break-even live

Break-even rent $1,120

Max offer price $150,000

Occupancy floor 90%

Sensitivity live

Price	-10% $146	-5% $103	+0% $61	+5% $19	+10% $-24
Rent	-10% $-34	-5% $14	+0% $61	+5% $108	+10% $156
Rate	-1.0pp $137	-0.5pp $99	base $61	+0.5pp $22	+1.0pp $-17

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $150,000 Active 22 DOM
2. 2026-06-17
   days on market $150,000 Active 21 DOM
3. 2026-06-16
   days on market $150,000 Active 20 DOM
4. 2026-06-15
   price $150,000 Active 19 DOM
5. 2026-06-15
   days on market $165,000 Active 19 DOM
6. 2026-06-14
   days on market $165,000 Active 17 DOM
7. 2026-06-13
   days on market $165,000 Active 16 DOM
8. 2026-06-10
   days on market $165,000 Active 14 DOM
9. 2026-06-09
   days on market $165,000 Active 13 DOM
10. 2026-06-08
    days on market $165,000 Active 12 DOM
11. 2026-06-07
    days on market $165,000 Active 11 DOM
12. 2026-06-05
    pricedays on market $165,000 Active 8 DOM
13. 2026-06-03
    days on market $175,000 Active 7 DOM
14. 2026-06-02
    days on market $175,000 Active 6 DOM
15. 2026-06-01
    days on market $175,000 Active 5 DOM
16. 2026-05-31
    days on market $175,000 Active 4 DOM
17. 2026-05-30
    days on market $175,000 Active 3 DOM
18. 2026-05-27
    listed $175,000 Active
19. 2026-04-16
    soldstatus $110,000
20. 2022-05-02
    soldstatus $65,000
21. 2022-04-21
    soldstatus $65,000 Closed 4-char remark

    Show marketing remark (376 chars)

    3.82 acres of land with older 1985 2 bedroom, 1 bath single-wide manufactured home. Located in beautiful Armuchee Valley area. Perfect location for someone wanting peace and quiet. Great spot for building your dream home. Approximately 15 mins from Dalton, 20 mins to LaFayette, 30 mins to Ringgold or Summerville. Come see this pretty location soon; call today for a showing.

22. 2022-04-21
    soldstatus $65,000 Sold 376-char remark

    Show marketing remark (376 chars)

    3.82 acres of land with older 1985 2 bedroom, 1 bath single-wide manufactured home. Located in beautiful Armuchee Valley area. Perfect location for someone wanting peace and quiet. Great spot for building your dream home. Approximately 15 mins from Dalton, 20 mins to LaFayette, 30 mins to Ringgold or Summerville. Come see this pretty location soon; call today for a showing.

23. 2022-04-05
    historical Contingent 4-char remark

    Show marketing remark (376 chars)

    3.82 acres of land with older 1985 2 bedroom, 1 bath single-wide manufactured home. Located in beautiful Armuchee Valley area. Perfect location for someone wanting peace and quiet. Great spot for building your dream home. Approximately 15 mins from Dalton, 20 mins to LaFayette, 30 mins to Ringgold or Summerville. Come see this pretty location soon; call today for a showing.

24. 2022-04-05
    status Under Contract 376-char remark

    Show marketing remark (376 chars)

    3.82 acres of land with older 1985 2 bedroom, 1 bath single-wide manufactured home. Located in beautiful Armuchee Valley area. Perfect location for someone wanting peace and quiet. Great spot for building your dream home. Approximately 15 mins from Dalton, 20 mins to LaFayette, 30 mins to Ringgold or Summerville. Come see this pretty location soon; call today for a showing.

25. 2022-03-29
    listed $69,900 Active 4-char remark

    Show marketing remark (4 chars)

    Sold

26. 2022-03-28
    listed $69,900 New 376-char remark

    Show marketing remark (376 chars)

    3.82 acres of land with older 1985 2 bedroom, 1 bath single-wide manufactured home. Located in beautiful Armuchee Valley area. Perfect location for someone wanting peace and quiet. Great spot for building your dream home. Approximately 15 mins from Dalton, 20 mins to LaFayette, 30 mins to Ringgold or Summerville. Come see this pretty location soon; call today for a showing.

27. 2003-12-18
    soldstatus $5,000

ⓘ 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: $432 · $36/mo
• Projected year-2 tax: $1,380 · $115/mo
• Expected delta: +$948/yr (+$79/mo · 219.1%)

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,371
• − Mortgage interest: −$8,402
• − Property taxes: −$432
• − Insurance: −$750
• − Repairs & maintenance: −$1,150
• − Management: −$1,150
• − Depreciation: −$4,364
• Taxable loss: −$1,876
• Est. tax savings @ 24.0%: +$450
• After-tax cash flow: $1,182/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: Walker County
• NCES district ID: 1305370
• Math proficiency: 25% ▼ -10.00%
• Reading proficiency: 29% ▼ -10.00%
• Median HH income: $39,889
• Composite: 22.74/100
• National rank: #8035
• State rank: #114 of 174 in GA

Livability — LaFayette

• Score: 61/100
• State rank: #345
• US rank: #17893

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Walker County · 48,831 people
• City population: 18,790
• Metro: Chattanooga, TN-GA
• Population (ZIP): 18,790
• Household income: $55,455
• Rent vs Own: 26.6% rent · 73.4% own
• Severe rent burden: 233.0

Population outlook (Walker County) Hauer SSP2

• Today (2025): 66,050 people
• By 2030: 64,305 · -2.6%
• By 2040: 60,127 · -9.0%
• By 2050: 55,551 · -15.9%
• By 2075: 44,886 · -32.0%
• By 2100: 34,015 · -48.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Black 3% Hispanic / Latino 2% Asian 1%
• Common ancestry: Slovak 3% Lithuanian 2% Iranian 2%
• Foreign-born: 2% · South Korea
• Languages at home: 97% English-only · Spanish 2% Korean 1%

Political lean MEDSL · Walker

• 2024 margin: Solid R (+59.3) · D 20.1% · R 79.4%
• 2008→2024 swing: -12.5pp toward R · 2008: -46.8pp · 2024: -59.3pp
• All cycles: 2024: R+59.3 2020: R+59.3 2016: R+61.5 2012: R+50.2 2008: R+46.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.02%
• Current HPI: 271.2944
• Rent YoY: —
• Metro: Chattanooga, TN-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

+3400.0% since first listed

10 events — show timeline

• 2026-05-27 Listed $175,000 GCAR
• 2026-04-16 Sold (Public Records) $110,000 Public Records
• 2022-05-02 Sold (Public Records) $65,000 Public Records
• 2022-04-21 Sold (MLS) $65,000 GAMLS
• 2022-04-21 Sold (MLS) $65,000 GCAR
• 2022-04-05 Contingent — GCAR
• 2022-04-05 Pending — GAMLS
• 2022-03-29 Listed $69,900 GCAR
• 2022-03-28 Listed $69,900 GAMLS
• 2003-12-18 Sold (Public Records) $5,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $432 · +1.2% YoY. Source: county tax records.