10 Hillcrest Drive Dr · Lindale, GA 30147

$110,000

3 bd · 2.0 ba · 2,394 sqft · SingleFamily public records · 57 Days on market

Built 1910 0.89 ac lot $46/sqft · 57% below area Est $213k · 48% under

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HUGE $25000 Price Reduction!!!Great Value! One Level Ranch home with Nice Lot. 3Br 2Ba, Split BR Plan. Vinyl Siding, New Roof in 2023. Newer HVAC. Original Pine Floors. Covered front porch. Separate Carport. Outbuilding also. Huge sunroom not included in the square footage listed. .Nice lot and Parking. Listed UI-Unisured , FHA 203k eligible. HUD Owned Home, Sold AS-IS. Case#106-502400 Seller makes no representations or warranties as to property condition. Equal Housing Opportunity. For All information and addendums: WWW. HUDHOMESTORE. GOV or www. olympusams-at.com for Official and complete information provided by seller. Call Mike Lewis today to see this home!

Key facts

• Covered front porch
• Vinyl siding
• Separate carport

Tags

• VINYL SIDING
• NEW ROOF
• NEWER HVAC
• ORIGINAL PINE FLOORS
• COVERED FRONT PORCH
• SEPARATE CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.6% vs local median 3.2% in Lindale — 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 59/100 on livability (#411 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime C-, schools F, amenities F.
• Floyd County (rural): math 41% / reading 40% proficiency, ranked #45 of 174 in GA (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 39 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 355 units permitted in Floyd County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Floyd County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y ago; this cycle's ask has dropped $25k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $110k implies a 529% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 2.27% ✓
• Cap rate: 19.61%
• Cash-on-cash: 47.57%
• DSCR: 3.12
• GRM: 3.7

CMA / ARV

• ARV (median comp): $212,680
• List price: $110,000
• Delta: -48.28%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 N Terrace Ave SE	0.53mi	3/2.0	2,076 (-13%)	3mo	$257,000	$124	51
11 Walker Heights Rd SE	0.67mi	4/2.0 (+1)	2,260 (-6%)	22mo	$305,000	$135	36
84 Nelson St SE	0.68mi	3/2.0	2,121 (-11%)	20mo	$170,000	$80	33
130 Legion Dr SE	0.75mi	3/3.5	2,611 (+9%)	24mo	$425,000	$163	24

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: 45.0%
• Equity multiple: 2.95×
• Total profit: $59,967
• Equity at exit: $16,401

10-year hold

• IRR: 50.9%
• Equity multiple: 5.95×
• Total profit: $152,482
• Equity at exit: $9,511

Cash invested: $30,800 (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 30147

• Home prices YoY: -14.3%
• Active inventory: 39
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$131 /mo · $1,577/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $1,221

Break-even live

Break-even rent $955

Max offer price $110,000

Occupancy floor 46%

Sensitivity live

Price	-10% $1,283	-5% $1,252	+0% $1,221	+5% $1,190	+10% $1,159
Rent	-10% $1,023	-5% $1,122	+0% $1,221	+5% $1,320	+10% $1,418
Rate	-1.0pp $1,276	-0.5pp $1,249	base $1,221	+0.5pp $1,192	+1.0pp $1,163

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
59 Bennett Way SE Rome, GA	4.0	2.5	2400	$2,500	$1.04	45d	1	1.43mi

Listing history 31 events

1. 2026-05-16
   status Active 669-char remark

   Show marketing remark (669 chars)

   HUGE $25000 Price Reduction!!!Great Value! One Level Ranch home with Nice Lot. 3Br 2Ba, Split BR Plan. Vinyl Siding, New Roof in 2023. Newer HVAC. Original Pine Floors. Covered front porch. Separate Carport. Outbuilding also. Huge sunroom not included in the square footage listed. .Nice lot and Parking. Listed UI-Unisured , FHA 203k eligible. HUD Owned Home, Sold AS-IS. Case#106-502400 Seller makes no representations or warranties as to property condition. Equal Housing Opportunity. For All information and addendums: WWW. HUDHOMESTORE. GOV or www. olympusams-at.com for Official and complete information provided by seller. Call Mike Lewis today to see this home!

2. 2026-03-09
   status Pending 669-char remark

   Show marketing remark (669 chars)

   HUGE $25000 Price Reduction!!!Great Value! One Level Ranch home with Nice Lot. 3Br 2Ba, Split BR Plan. Vinyl Siding, New Roof in 2023. Newer HVAC. Original Pine Floors. Covered front porch. Separate Carport. Outbuilding also. Huge sunroom not included in the square footage listed. .Nice lot and Parking. Listed UI-Unisured , FHA 203k eligible. HUD Owned Home, Sold AS-IS. Case#106-502400 Seller makes no representations or warranties as to property condition. Equal Housing Opportunity. For All information and addendums: WWW. HUDHOMESTORE. GOV or www. olympusams-at.com for Official and complete information provided by seller. Call Mike Lewis today to see this home!

3. 2026-02-12
   price $110,000 669-char remark

   Show marketing remark (669 chars)

   HUGE $25000 Price Reduction!!!Great Value! One Level Ranch home with Nice Lot. 3Br 2Ba, Split BR Plan. Vinyl Siding, New Roof in 2023. Newer HVAC. Original Pine Floors. Covered front porch. Separate Carport. Outbuilding also. Huge sunroom not included in the square footage listed. .Nice lot and Parking. Listed UI-Unisured , FHA 203k eligible. HUD Owned Home, Sold AS-IS. Case#106-502400 Seller makes no representations or warranties as to property condition. Equal Housing Opportunity. For All information and addendums: WWW. HUDHOMESTORE. GOV or www. olympusams-at.com for Official and complete information provided by seller. Call Mike Lewis today to see this home!

4. 2026-01-22
   listed $135,000 Active 669-char remark

   Show marketing remark (669 chars)

   HUGE $25000 Price Reduction!!!Great Value! One Level Ranch home with Nice Lot. 3Br 2Ba, Split BR Plan. Vinyl Siding, New Roof in 2023. Newer HVAC. Original Pine Floors. Covered front porch. Separate Carport. Outbuilding also. Huge sunroom not included in the square footage listed. .Nice lot and Parking. Listed UI-Unisured , FHA 203k eligible. HUD Owned Home, Sold AS-IS. Case#106-502400 Seller makes no representations or warranties as to property condition. Equal Housing Opportunity. For All information and addendums: WWW. HUDHOMESTORE. GOV or www. olympusams-at.com for Official and complete information provided by seller. Call Mike Lewis today to see this home!

5. 2025-09-04
   status Back On Market
6. 2025-09-04
   historical
7. 2025-03-25
   status Under Contract
8. 2025-03-25
   status Pending
9. 2025-03-24
   historical
10. 2025-02-19
    price $224,900
11. 2025-02-19
    price $224,900
12. 2025-02-07
    listed $230,000 New
13. 2025-02-07
    listed $230,000 Active
14. 2015-10-28
    price $17,500
15. 2015-10-13
    historical
16. 2015-10-06
    price $17,500
17. 2015-09-29
    price $19,500
18. 2015-09-29
    soldstatus $17,500 Sold
19. 2015-09-28
    soldstatus $17,500 Sold
20. 2015-09-18
    status Pending Offer Approval
21. 2015-09-18
    price $19,500
22. 2015-09-15
    historical Pending
23. 2015-08-11
    price $19,500
24. 2015-08-10
    price $19,500
25. 2015-07-02
    listed $24,500 New
26. 2015-07-02
    listed $24,500 Active
27. 2010-09-24
    price $51,000 Back On Market
28. 2010-08-31
    price $51,900 Reduced
29. 1988-10-25
    soldstatus $56,800
30. 1980-03-11
    soldstatus $15,691
31. 1980-03-11
    soldstatus $15,691

ⓘ 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: $1,577 · $131/mo
• Projected year-2 tax: $1,577 · $131/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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,000
• − Mortgage interest: −$6,162
• − Property taxes: −$1,577
• − Insurance: −$550
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$3,200
• Taxable income: $13,711
• Est. tax owed @ 24.0%: −$3,291
• After-tax cash flow: $11,360/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: Floyd County
• NCES district ID: 1302190
• Math proficiency: 41% ▼ -5.00%
• Reading proficiency: 40% ▼ -4.00%
• Median HH income: $47,083
• Composite: 34.64/100
• National rank: #5143
• State rank: #45 of 174 in GA

Livability — Lindale

• Score: 59/100
• State rank: #411
• US rank: #20340

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lindale, GA
• Population (ZIP): 4,855

Population outlook (Floyd County) Hauer SSP2

• Today (2025): 96,321 people
• By 2030: 95,532 · -0.8%
• By 2040: 93,332 · -3.1%
• By 2050: 90,850 · -5.7%
• By 2075: 84,989 · -11.8%
• By 2100: 76,097 · -21.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 5% Two or more races 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 2% Italian 1% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Floyd

• 2024 margin: Solid R (+42.0) · D 28.8% · R 70.7%
• 2008→2024 swing: -5.6pp toward R · 2008: -36.4pp · 2024: -42.0pp
• All cycles: 2024: R+42.0 2020: R+41.1 2016: R+43.5 2012: R+39.9 2008: R+36.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.07%
• Current HPI: 269.7475
• 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

+601.0% since first listed

31 events — show timeline

• 2026-05-16 Relisted — CCARMLS
• 2026-03-09 Pending — CCARMLS
• 2026-02-12 Price Changed $110,000 CCARMLS
• 2026-01-22 Listed $135,000 CCARMLS
• 2025-09-04 Relisted — GAMLS
• 2025-09-04 Listing Removed — GAMLS
• 2025-03-25 Pending — GAMLS
• 2025-03-25 Pending — FMLS
• 2025-03-24 Listing Removed — FMLS
• 2025-02-19 Price Changed $224,900 FMLS
• 2025-02-19 Price Changed $224,900 GAMLS
• 2025-02-07 Listed $230,000 FMLS
• 2025-02-07 Listed $230,000 GAMLS
• 2015-10-28 Price Changed $17,500 GAMLS
• 2015-10-13 Listing Removed — GAMLS
• 2015-10-06 Price Changed $17,500 FMLS
• 2015-09-29 Sold (MLS) $17,500 FMLS
• 2015-09-29 Price Changed $19,500 FMLS
• 2015-09-28 Sold (MLS) $17,500 GAMLS
• 2015-09-18 Pending — GAMLS
• 2015-09-18 Price Changed $19,500 GAMLS
• 2015-09-15 Contingent — FMLS
• 2015-08-11 Price Changed $19,500 GAMLS
• 2015-08-10 Price Changed $19,500 FMLS
• 2015-07-02 Listed $24,500 GAMLS
• 2015-07-02 Listed $24,500 FMLS
• 2010-09-24 Price Changed $51,000 GAMLS
• 2010-08-31 Price Changed $51,900 GAMLS
• 1988-10-25 Sold (Public Records) $56,800 Public Records
• 1980-03-11 Sold (Public Records) $15,691 Public Records
• 1980-03-11 Sold (Public Records) $15,691 Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,577 · +12.7% YoY. Source: county tax records.