15 Old Lee School Rd · LaFayette, GA 30728

$91,500

3 bd · 2.0 ba · 960 sqft · SingleFamily · 314 Days on market

Built 1991 2.20 ac lot $95/sqft · 66% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• 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

Home located just south of Lafayette in quiet setting. 24x40 mobile home with 3 bedrooms and 2 bathrooms. Currently tenant occupied by the same tenants for 6 years at $750 monthly. Metal storage building does not convey.

Key facts

• 2.2 acre lot
• Built 1991
• Listed 314 days

🏷️ Possibly a rental listed for sale. The $91,500 price doesn't fit this home's estimated sale value (~$268,229) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $479 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $81k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.6% 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+, schools F, amenities 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.
• Market conditions: 218 active listings in the ZIP; 347 units permitted in Walker County in 2024 (24 in 5+ unit buildings).
• This rent runs 30% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $633 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 314 days — a 12% lower offer ($81k) is reasonable based on typical stale-listing flexibility.

Recommended offer $80,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 314 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.54% ✓
• Cap rate: 12.58%
• Cash-on-cash: 22.45%
• DSCR: 2.00
• GRM: 5.4

CMA / ARV

• ARV (median comp): $268,229
• List price: $91,500
• Delta: -65.89%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
701 Lee School Rd	0.68mi	3/1.5	1,040 (+8%)	22mo	$300,000	$288	34

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: 15.3%
• Equity multiple: 1.61×
• Total profit: $15,716
• Equity at exit: $13,643

10-year hold

• IRR: 24.0%
• Equity multiple: 3.07×
• Total profit: $53,073
• Equity at exit: $7,911

Cash invested: $25,620 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,407 medium
• Mortgage (P&I): −$480
• Tax est. 1.5%: −$114 /mo · $1,372/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $479

Break-even live

Break-even rent $800

Max offer price $91,500

Occupancy floor 61%

Sensitivity live

Price	-10% $542	-5% $511	+0% $479	+5% $448	+10% $416
Rent	-10% $368	-5% $424	+0% $479	+5% $535	+10% $590
Rate	-1.0pp $525	-0.5pp $502	base $479	+0.5pp $456	+1.0pp $431

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: $22,875
• Closing costs: $2,745
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $91,500 Active 314 DOM
2. 2026-06-17
   days on market $91,500 Active 313 DOM
3. 2026-06-16
   days on market $91,500 Active 312 DOM
4. 2026-06-15
   days on market $91,500 Active 311 DOM
5. 2026-06-14
   days on market $91,500 Active 309 DOM
6. 2026-06-13
   days on market $91,500 Active 308 DOM
7. 2026-06-10
   days on market $91,500 Active 306 DOM
8. 2026-06-09
   days on market $91,500 Active 305 DOM
9. 2026-06-08
   days on market $91,500 Active 304 DOM
10. 2026-06-07
    days on market $91,500 Active 303 DOM
11. 2026-06-05
    days on market $91,500 Active 300 DOM
12. 2026-06-03
    days on market $91,500 Active 299 DOM
13. 2026-06-02
    days on market $91,500 Active 298 DOM
14. 2026-06-01
    days on market $91,500 Active 297 DOM
15. 2026-05-31
    days on market $91,500 Active 296 DOM
16. 2026-05-30
    days on market $91,500 Active 295 DOM
17. 2026-02-03
    price $91,500 220-char remark

    Show marketing remark (220 chars)

    Home located just south of Lafayette in quiet setting. 24x40 mobile home with 3 bedrooms and 2 bathrooms. Currently tenant occupied by the same tenants for 6 years at $750 monthly. Metal storage building does not convey.

18. 2026-01-08
    price $92,500 220-char remark

    Show marketing remark (220 chars)

    Home located just south of Lafayette in quiet setting. 24x40 mobile home with 3 bedrooms and 2 bathrooms. Currently tenant occupied by the same tenants for 6 years at $750 monthly. Metal storage building does not convey.

19. 2025-10-22
    price $104,000 220-char remark

    Show marketing remark (220 chars)

    Home located just south of Lafayette in quiet setting. 24x40 mobile home with 3 bedrooms and 2 bathrooms. Currently tenant occupied by the same tenants for 6 years at $750 monthly. Metal storage building does not convey.

20. 2025-08-07
    listed $109,000 Active 220-char remark

    Show marketing remark (220 chars)

    Home located just south of Lafayette in quiet setting. 24x40 mobile home with 3 bedrooms and 2 bathrooms. Currently tenant occupied by the same tenants for 6 years at $750 monthly. Metal storage building does not convey.

21. 2019-10-15
    price $53,000
22. 2019-08-19
    price $54,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $16,884
• − Mortgage interest: −$5,125
• − Property taxes: −$1,372
• − Insurance: −$458
• − Repairs & maintenance: −$1,351
• − Management: −$1,351
• − Depreciation: −$2,662
• Taxable income: $4,566
• Est. tax owed @ 24.0%: −$1,096
• After-tax cash flow: $4,655/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

+69.4% since first listed

6 events — show timeline

• 2026-02-03 Price Changed $91,500 GCAR
• 2026-01-08 Price Changed $92,500 GCAR
• 2025-10-22 Price Changed $104,000 GCAR
• 2025-08-07 Listed $109,000 GCAR
• 2019-10-15 Price Changed $53,000 GCAR
• 2019-08-19 Price Changed $54,000 GCAR