10 Laminack Cir · Rock Spring, GA 30728

$175,000

2 bd · 1.5 ba · 1,594 sqft · SingleFamily public records · 94 Days on market

Built 1962 0.71 ac lot $110/sqft · 28% below area Est $242k · 28% under

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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).

• ARV discount +15.0/15.0
• Cash flow +11.3/30.0
• DSCR +3.3/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Prime location in Lafayette! 2 bed, 1.5 bath on nearly 3/4 of an acre with direct access to HWY 27 and minutes from all the amenities Lafayette has to offer. Already had some renovation work started with carpet removal and flooring installed and electrical box upgraded to accommodate central air. Open-concept layout with a massive kitchen island and tons of storage. Master has a huge walk-in closet, and the half bath in the master has a designated spot to install a shower to make it a full. The backyard is full of greenery and spacious. Includes a metal garage with tons of space for a workshop or to park your vehicles, an enclosed canopy area, plus a huge unfinished basement that can add to square footage and value. Great opportunity for a fix-and-flip, rental, or just to obtain a blank canvas to make yours. Sold as-is.

Key facts

• 0.71 acre lot
• 2 parking spots
• Built 1962

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-64 ($-766/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (23.2% below list).
• Recommended offer: $134k (23.2% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.6% in Rock Spring — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: Saddle Ridge Elementary And Middle School (math 28% / reading 32%, grade F, #627 of 1,228 statewide, top 51%, 660 students, 52% FRL); Lafayette High School (math 5% / reading 15%, grade F, #353 of 424 statewide, top 86%, 1,164 students, 62% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: 221 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 $5k 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 94 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Risks & watch-outs

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

Recommended offer $134,367 (23.2% 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 94 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.77% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.56%
• DSCR: 0.93
• GRM: 10.9

CMA / ARV

• ARV (median comp): $242,370
• List price: $175,000
• Delta: -27.80%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5891 N 27 Hwy	0.26mi	3/2.0 (+1)	1,760 (+10%)	22mo	$208,000	$118	45
110 Groce Rd Rd	0.64mi	3/2.0 (+1)	1,439 (-10%)	12mo	$263,000	$183	37

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

Projected returns pro-forma

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

5-year hold

• IRR: -18.9%
• Equity multiple: 0.34×
• Total profit: $-32,454
• Equity at exit: $26,093

10-year hold

• IRR: -11.5%
• Equity multiple: 0.31×
• Total profit: $-33,623
• Equity at exit: $15,131

Cash invested: $49,000 (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: 221
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,344 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$135 /mo · $1,616/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $-64

Break-even live

Break-even rent $1,424

Max offer price $163,724

Occupancy floor 100%

Sensitivity live

Price	-10% $35	-5% $-14	+0% $-64	+5% $-113	+10% $-163
Rent	-10% $-170	-5% $-117	+0% $-64	+5% $-11	+10% $42
Rate	-1.0pp $24	-0.5pp $-19	base $-64	+0.5pp $-109	+1.0pp $-155

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $175,000 Active 94 DOM
2. 2026-06-18
   days on market $175,000 Active 91 DOM
3. 2026-06-17
   days on market $175,000 Active 90 DOM
4. 2026-06-16
   days on market $175,000 Active 89 DOM
5. 2026-06-15
   days on market $175,000 Active 88 DOM
6. 2026-06-14
   days on market $175,000 Active 86 DOM
7. 2026-06-13
   days on market $175,000 Active 85 DOM
8. 2026-06-10
   days on market $175,000 Active 83 DOM
9. 2026-06-09
   days on market $175,000 Active 82 DOM
10. 2026-06-08
    days on market $175,000 Active 81 DOM
11. 2026-06-07
    days on market $175,000 Active 80 DOM
12. 2026-06-05
    days on market $175,000 Active 77 DOM
13. 2026-06-03
    days on market $175,000 Active 76 DOM
14. 2026-06-02
    days on market $175,000 Active 75 DOM
15. 2026-06-01
    days on market $175,000 Active 74 DOM
16. 2026-05-31
    days on market $175,000 Active 73 DOM
17. 2026-05-30
    days on market $175,000 Active 72 DOM
18. 2026-04-02
    price $175,000 832-char remark

    Show marketing remark (832 chars)

    Prime location in Lafayette! 2 bed, 1.5 bath on nearly 3/4 of an acre with direct access to HWY 27 and minutes from all the amenities Lafayette has to offer. Already had some renovation work started with carpet removal and flooring installed and electrical box upgraded to accommodate central air. Open-concept layout with a massive kitchen island and tons of storage. Master has a huge walk-in closet, and the half bath in the master has a designated spot to install a shower to make it a full. The backyard is full of greenery and spacious. Includes a metal garage with tons of space for a workshop or to park your vehicles, an enclosed canopy area, plus a huge unfinished basement that can add to square footage and value. Great opportunity for a fix-and-flip, rental, or just to obtain a blank canvas to make yours. Sold as-is.

19. 2026-03-19
    listed $180,000 Active 832-char remark

    Show marketing remark (832 chars)

    Prime location in Lafayette! 2 bed, 1.5 bath on nearly 3/4 of an acre with direct access to HWY 27 and minutes from all the amenities Lafayette has to offer. Already had some renovation work started with carpet removal and flooring installed and electrical box upgraded to accommodate central air. Open-concept layout with a massive kitchen island and tons of storage. Master has a huge walk-in closet, and the half bath in the master has a designated spot to install a shower to make it a full. The backyard is full of greenery and spacious. Includes a metal garage with tons of space for a workshop or to park your vehicles, an enclosed canopy area, plus a huge unfinished basement that can add to square footage and value. Great opportunity for a fix-and-flip, rental, or just to obtain a blank canvas to make yours. Sold as-is.

20. 2026-03-14
    historical $180,000 832-char remark

    Show marketing remark (832 chars)

    Prime location in Lafayette! 2 bed, 1.5 bath on nearly 3/4 of an acre with direct access to HWY 27 and minutes from all the amenities Lafayette has to offer. Already had some renovation work started with carpet removal and flooring installed and electrical box upgraded to accommodate central air. Open-concept layout with a massive kitchen island and tons of storage. Master has a huge walk-in closet, and the half bath in the master has a designated spot to install a shower to make it a full. The backyard is full of greenery and spacious. Includes a metal garage with tons of space for a workshop or to park your vehicles, an enclosed canopy area, plus a huge unfinished basement that can add to square footage and value. Great opportunity for a fix-and-flip, rental, or just to obtain a blank canvas to make yours. Sold as-is.

21. 2025-06-23
    soldstatus $175,000
22. 2025-06-20
    soldstatus $175,000 Closed 362-char remark

    Show marketing remark (362 chars)

    Opportunity to own . 71 acres with frontage on HWY 27. This cozy 2 bedroom and 1.5 Bath home is ready for the new owners to move in and add your personal touch. It has a wonderful garden spot in the back yard plus a metal garage/shop. The property has public water is already connected to sewer. It's ready for you to view. Call today and schedule your showing!!

23. 2025-06-20
    soldstatus $175,000

    Show marketing remark (362 chars)

    Opportunity to own . 71 acres with frontage on HWY 27. This cozy 2 bedroom and 1.5 Bath home is ready for the new owners to move in and add your personal touch. It has a wonderful garden spot in the back yard plus a metal garage/shop. The property has public water is already connected to sewer. It's ready for you to view. Call today and schedule your showing!!

24. 2025-05-06
    historical Active Under Contract 362-char remark

    Show marketing remark (362 chars)

    Opportunity to own . 71 acres with frontage on HWY 27. This cozy 2 bedroom and 1.5 Bath home is ready for the new owners to move in and add your personal touch. It has a wonderful garden spot in the back yard plus a metal garage/shop. The property has public water is already connected to sewer. It's ready for you to view. Call today and schedule your showing!!

25. 2025-04-17
    price $189,900 362-char remark

    Show marketing remark (362 chars)

    Opportunity to own . 71 acres with frontage on HWY 27. This cozy 2 bedroom and 1.5 Bath home is ready for the new owners to move in and add your personal touch. It has a wonderful garden spot in the back yard plus a metal garage/shop. The property has public water is already connected to sewer. It's ready for you to view. Call today and schedule your showing!!

26. 2025-02-12
    price $199,900 362-char remark

    Show marketing remark (362 chars)

    Opportunity to own . 71 acres with frontage on HWY 27. This cozy 2 bedroom and 1.5 Bath home is ready for the new owners to move in and add your personal touch. It has a wonderful garden spot in the back yard plus a metal garage/shop. The property has public water is already connected to sewer. It's ready for you to view. Call today and schedule your showing!!

27. 2024-12-14
    listed $224,900 Active 362-char remark

    Show marketing remark (362 chars)

    Opportunity to own . 71 acres with frontage on HWY 27. This cozy 2 bedroom and 1.5 Bath home is ready for the new owners to move in and add your personal touch. It has a wonderful garden spot in the back yard plus a metal garage/shop. The property has public water is already connected to sewer. It's ready for you to view. Call today and schedule your showing!!

28. 1995-05-11
    soldstatus $10,000

ⓘ 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: $1,616 · $135/mo
• Projected year-2 tax: $1,616 · $135/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,124
• − Mortgage interest: −$9,803
• − Property taxes: −$1,616
• − Insurance: −$875
• − Repairs & maintenance: −$1,290
• − Management: −$1,290
• − Depreciation: −$5,091
• Taxable loss: −$3,841
• Est. tax savings @ 24.0%: +$922
• After-tax cash flow: $156/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 — Rock Spring

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Walker County · 48,831 people
• 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

+1650.0% since first listed

11 events — show timeline

• 2026-04-02 Price Changed $175,000 GCAR
• 2026-03-19 Listed $180,000 GCAR
• 2026-03-14 Coming Soon $180,000 GCAR
• 2025-06-23 Sold (Public Records) $175,000 Public Records
• 2025-06-20 Sold (MLS) $175,000 REALTRACS as Distributed by MLS Grid
• 2025-06-20 Sold (MLS) $175,000 GCAR
• 2025-05-06 Contingent — GCAR
• 2025-04-17 Price Changed $189,900 GCAR
• 2025-02-12 Price Changed $199,900 GCAR
• 2024-12-14 Listed $224,900 GCAR
• 1995-05-11 Sold (Public Records) $10,000 Public Records

Property tax history

+7.1%/yr

Latest (2025): $1,616 · +2.4% YoY. Source: county tax records.