202 Old Screamer St · Clayton, GA 30525

$180,900

3 bd · 2.5 ba · 1,764 sqft · SingleFamily public records · 35 Days on market

Built 1996 7,840 sqft lot $103/sqft · 50% below area Est $360k · 50% under ↓ 28% since listing

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Why this score? — see what drove the A- 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
• Appreciation +5.3/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming home nestled in this Clayton neighborhood. This property features spacious living areas with natural light, a cozy kitchen, and a delightful backyard appropriate for relaxation. Enjoy the beautiful surroundings. Don't miss this opportunity to own a piece of tranquility. Beautiful mountain view. Some work is needed.

Key facts

• Cozy kitchen
• Delightful backyard
• Mountain view

Tags

• SPACIOUS LIVING AREAS
• COZY KITCHEN
• DELIGHTFUL BACKYARD
• MOUNTAIN VIEW

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $181k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $181k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.5% vs local median 3.6% in Clayton — 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 66/100 on livability (#197 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: crime D, amenities F, commute F.
• Rabun County (rural): math 42% / reading 44% proficiency, ranked #37 of 174 in GA (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rabun County Elementary School (math 37% / reading 42%, grade F, #435 of 1,228 statewide, top 37%, 660 students, 58% FRL); Rabun County Middle School (math 47% / reading 46%, grade D+, #94 of 470 statewide, top 20%, 342 students, 59% FRL); Rabun County High School (math 57% / reading 47%, grade D+, #26 of 424 statewide, top 6%, 653 students, 48% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: 264 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 147 units permitted in Rabun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($1k loan paydown + $1k appreciation (0.7% local appreciation)).
• Rabun County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.7% appreciation + 3.0% rent growth), your $51k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.

Recommended offer $175,473 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.54% ✓
• Cap rate: 13.54%
• Cash-on-cash: 25.90%
• DSCR: 2.15
• GRM: 5.4

CMA / ARV

• ARV (median comp): $360,258
• List price: $180,900
• Delta: -49.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41 Mike Foster Ln	0.46mi	4/2.5 (+1)	1,728 (-2%)	4mo	$250,000	$145	67
49 Toole St	0.61mi	4/2.0 (+1)	1,728 (-2%)	7mo	$397,000	$230	55
190 Merrydale Ln	0.39mi	3/2.5	1,672 (-5%)	22mo	$230,000	$138	55
331 Duggan Hill Dr	0.57mi	3/2.0	1,598 (-9%)	6mo	$250,000	$156	50
633 Highway 441	0.33mi	3/2.0	1,600 (-9%)	20mo	$410,000	$256	50
114 Chechero Valley Ln	0.50mi	3/2.5	1,952 (+11%)	18mo	$465,000	$238	43
823 Old 441 S	0.68mi	3/3.0	1,900 (+8%)	14mo	$273,500	$144	41
345 Leaning Chimney Dr	0.73mi	3/2.0	1,581 (-10%)	11mo	$440,000	$278	38

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

Projected returns pro-forma

0.68% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.5%
• Equity multiple: 2.38×
• Total profit: $70,124
• Equity at exit: $58,739

10-year hold

• IRR: 30.5%
• Equity multiple: 4.57×
• Total profit: $181,067
• Equity at exit: $75,777

Cash invested: $50,652 (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 30525

• Home prices YoY: 0.2%
• Active inventory: 264
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,795 medium
• Mortgage (P&I): −$949
• Tax from tax record: −$91 /mo · $1,090/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$587
• Net cashflow: $1,093

Break-even live

Break-even rent $1,411

Max offer price $180,900

Occupancy floor 56%

Sensitivity live

Price	-10% $1,195	-5% $1,144	+0% $1,093	+5% $1,042	+10% $991
Rent	-10% $872	-5% $983	+0% $1,093	+5% $1,203	+10% $1,314
Rate	-1.0pp $1,184	-0.5pp $1,139	base $1,093	+0.5pp $1,046	+1.0pp $999

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: $45,225
• Closing costs: $5,427
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38 Bulldog Ln Clayton, GA	2.0	2.0	2030	$2,500	$1.23	25d	1	0.29mi
122 Cannon St Clayton, GA	3.0	2.0	1650	$3,250	$1.97	16d	1	1.18mi
233 Orchid Trl Clayton, GA	3.0	2.0	1920	$3,500	$1.82	25d	1	1.25mi

Listing history 4 events

1. 2026-05-18
   status Under Contract 325-char remark

   Show marketing remark (325 chars)

   Charming home nestled in this Clayton neighborhood. This property features spacious living areas with natural light, a cozy kitchen, and a delightful backyard appropriate for relaxation. Enjoy the beautiful surroundings. Don't miss this opportunity to own a piece of tranquility. Beautiful mountain view. Some work is needed.

2. 2026-04-17
   price $180,900 325-char remark

   Show marketing remark (325 chars)

   Charming home nestled in this Clayton neighborhood. This property features spacious living areas with natural light, a cozy kitchen, and a delightful backyard appropriate for relaxation. Enjoy the beautiful surroundings. Don't miss this opportunity to own a piece of tranquility. Beautiful mountain view. Some work is needed.

3. 2026-04-13
   price $199,900 325-char remark

   Show marketing remark (325 chars)

   Charming home nestled in this Clayton neighborhood. This property features spacious living areas with natural light, a cozy kitchen, and a delightful backyard appropriate for relaxation. Enjoy the beautiful surroundings. Don't miss this opportunity to own a piece of tranquility. Beautiful mountain view. Some work is needed.

4. 2026-04-13
   listed $249,900 New 325-char remark

   Show marketing remark (325 chars)

   Charming home nestled in this Clayton neighborhood. This property features spacious living areas with natural light, a cozy kitchen, and a delightful backyard appropriate for relaxation. Enjoy the beautiful surroundings. Don't miss this opportunity to own a piece of tranquility. Beautiful mountain view. Some work is needed.

ⓘ 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: $1,090 · $91/mo
• Projected year-2 tax: $1,664 · $139/mo
• Expected delta: +$575/yr (+$48/mo · 52.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,538
• − Mortgage interest: −$10,133
• − Property taxes: −$1,090
• − Insurance: −$904
• − Repairs & maintenance: −$2,683
• − Management: −$2,683
• − Depreciation: −$5,263
• Taxable income: $10,782
• Est. tax owed @ 24.0%: −$2,588
• After-tax cash flow: $10,529/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: Rabun County
• NCES district ID: 1304320
• Math proficiency: 42% ▼ -17.00%
• Reading proficiency: 44% ▼ -4.00%
• Median HH income: $35,980
• Composite: 35.64/100
• National rank: #4882
• State rank: #37 of 174 in GA

Livability — Clayton

• Score: 66/100
• State rank: #197
• US rank: #12208

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clayton, GA
• Population (ZIP): 7,265

Population outlook (Rabun County) Hauer SSP2

• Today (2025): 16,227 people
• By 2030: 16,000 · -1.4%
• By 2040: 15,213 · -6.2%
• By 2050: 13,974 · -13.9%
• By 2075: 10,717 · -34.0%
• By 2100: 7,824 · -51.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 8% Two or more races 8%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Serbian 4% Slovak 3% Romanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 8% Other Indo-European 1%

Political lean MEDSL · Rabun

• 2024 margin: Solid R (+56.9) · D 21.3% · R 78.2%
• 2008→2024 swing: -11.0pp toward R · 2008: -45.9pp · 2024: -56.9pp
• All cycles: 2024: R+56.9 2020: R+57.4 2016: R+60.9 2012: R+56.4 2008: R+45.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.68%
• Current HPI: 310.5456
• 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

-27.6% since first listed

4 events — show timeline

• 2026-05-18 Pending — GAMLS
• 2026-04-17 Price Changed $180,900 GAMLS
• 2026-04-13 Price Changed $199,900 GAMLS
• 2026-04-13 Listed $249,900 GAMLS

Property tax history

+0.8%/yr

Latest (2025): $1,090 · +1.3% YoY. Source: county tax records.