112 Gleneagle Ct Unit D202 · Clayton, GA 30525

$280,000

2 bd · 2.0 ba · 1,496 sqft · Condo · 188 Days on market

Built 2003 Good condition $187/sqft · at area comps Est $287k · at est. $460/mo HOA · 15% of rent

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Why this score? — see what drove the C- 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 +12.8/30.0
• ARV discount +8.6/15.0
• 1% rule +5.7/10.0
• Appreciation +5.3/10.0
• Schools +4.6/10.0
• Condition / age +4.0/5.0
• DSCR +3.8/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Enjoy easy, low-maintenance living in this 2-bedroom, 2-bath golf course front condo located in Clayton, Georgia. Set on paved private roads with an exterior elevator, this 1,496 sqft home features hardwood floors in the main living areas, granite countertops throughout, a gas range for fast cooking, and a cozy natural gas log fireplace. The large screened-in porch overlooks the #2 tee box and fairway-perfect for relaxing views year-round. The spacious primary suite offers double vanities, a jetted tub, walk-in shower, and walk-in closet. Laundry is located in a hall closet for easy access. The refrigerator and dishwasher were replaced in summer 2025. There is an exterior shared storage room for additional storage located near the front door. Parking includes one assigned covered space with additional guest parking nearby. Resort amenities are available with optional resort membership, however the golf course, spa, and restaurant are open to the public. You're just minutes away from Historic Downtown Clayton with shopping and dining. This home makes the perfect getaway or easy full-time living allowing you to enjoy all of what Clayton has to offer!! Unit sold unfurnished.

Key facts

• Exterior elevator
• Shared storage room
• Golf course front

Tags

• GOLF COURSE FRONT
• EXTERIOR ELEVATOR
• LARGE SCREENED-IN PORCH
• SHARED STORAGE ROOM
• RESORT AMENITIES AVAILABLE
• MINUTES FROM HISTORIC DOWNTOWN

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $280k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-25 ($-300/yr) — negative.
• To cash-flow at today's rent, offer at most $276k (1.3% below list).
• Meets the 1% rule at list price ($3k rent vs $280k).
• Recommended offer: $246k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.2% vs local median 3.8% 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: 311 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 147 units permitted in Rabun County in 2024 (0 in 5+ unit buildings).
• At $3,000/mo this rent would consume 62% of the median local household income ($58k/yr) (locally 16% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $4k of equity ($2k loan paydown + $2k 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.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 188 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $35k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $236k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $246,400 (12.0% 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 188 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.07% ✓
• Cap rate: 6.19%
• Cash-on-cash: -0.38%
• DSCR: 0.98
• GRM: 7.8

CMA / ARV

• ARV (median comp): $287,012
• List price: $280,000
• Delta: -2.44%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 Gleneagle Ct #303	0.00mi	2/2.0	1,496 (0%)	12mo	$290,000	$194	90
92 Glen Eagle Ct B301	0.03mi	2/2.0	1,827 (+22%)	4mo	$315,000	$172	70
227 Shakespeare Dr #302	0.11mi	3/3.0 (+1)	1,653 (+10%)	3mo	$240,000	$145	66
251 Shakespeare Dr #326	0.15mi	2/2.0	1,308 (-13%)	12mo	$200,000	$153	62
251 Shakespeare Dr #324	0.11mi	3/3.0 (+1)	1,653 (+10%)	8mo	$235,000	$142	62
319 Mystic View Ln	1.21mi	3/2.0 (+1)	1,488 (-0%)	2mo	$475,000	$319	57
11 Soaring Eagle Ln	0.58mi	3/3.0 (+1)	1,216 (-19%)	0mo	$464,700	$382	38
327 Polly Gap Rd	1.38mi	3/2.0 (+1)	1,173 (-22%)	0mo	$395,000	$337	35
169 Bachelors Button	1.06mi	2/2.0	1,176 (-21%)	9mo	$322,500	$274	33
254 Rue Ln	1.04mi	2/2.0	1,728 (+16%)	10mo	$380,000	$220	32
66 Post Oak St	1.49mi	3/1.5 (+1)	1,280 (-14%)	5mo	$210,000	$164	29
1617 Warwoman Rd	1.37mi	3/1.0 (+1)	1,809 (+21%)	8mo	$312,500	$173	24

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: -0.1%
• Equity multiple: 0.99×
• Total profit: $-419
• Equity at exit: $90,918

10-year hold

• IRR: 5.0%
• Equity multiple: 1.59×
• Total profit: $46,165
• Equity at exit: $117,289

Cash invested: $78,400 (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: 311
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $3,000 medium
• Mortgage (P&I): −$1,468
• Tax est. 1.5%: −$350 /mo · $4,200/yr
• Insurance: −$117
• HOA: −$460
• Vacancy / Maint / Mgmt: −$630
• Net cashflow: $-25

Break-even live

Break-even rent $3,032

Max offer price $276,380

Occupancy floor 96%

Sensitivity live

Price	-10% $168	-5% $72	+0% $-25	+5% $-122	+10% $-219
Rent	-10% $-262	-5% $-144	+0% $-25	+5% $93	+10% $212
Rate	-1.0pp $116	-0.5pp $46	base $-25	+0.5pp $-98	+1.0pp $-171

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: $70,000
• Closing costs: $8,400
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
399 Orchid Trl Clayton, GA	3.0	2.0	1500	$3,000	$2.00	41d	1	1.06mi

HOA detail $460/mo · $5,520/yr condo

• Likely covers: gas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $280,000 Active 188 DOM
2. 2026-08-07
   days on market $280,000 Active 187 DOM
3. 2026-08-06
   days on market $280,000 Active 186 DOM
4. 2026-08-05
   days on market $280,000 Active 185 DOM
5. 2026-08-04
   days on market $280,000 Active 184 DOM
6. 2026-08-03
   days on market $280,000 Active 183 DOM
7. 2026-07-31
   statusdays on market $280,000 Active 180 DOM
8. 2026-07-30
   days on market $280,000 Price Change 179 DOM
9. 2026-07-29
   pricestatusdays on market $280,000 Price Change 178 DOM
10. 2026-07-25
    days on market $285,000 Active 176 DOM
11. 2026-07-24
    days on market $285,000 Active 175 DOM
12. 2026-07-23
    days on market $285,000 Active 174 DOM
13. 2026-07-22
    days on market $285,000 Active 173 DOM
14. 2026-07-21
    days on market $285,000 Active 172 DOM
15. 2026-07-18
    days on market $285,000 Active 169 DOM
16. 2026-07-16
    days on market $285,000 Active 167 DOM
17. 2026-07-15
    days on market $285,000 Active 166 DOM
18. 2026-07-14
    days on market $285,000 Active 165 DOM
19. 2026-07-13
    days on market $285,000 Active 164 DOM
20. 2026-07-12
    days on market $285,000 Active 163 DOM
21. 2026-07-12
    days on market $285,000 Active 162 DOM
22. 2026-07-10
    days on market $285,000 Active 161 DOM
23. 2026-07-09
    days on market $285,000 Active 160 DOM
24. 2026-07-09
    days on market $285,000 Active 159 DOM
25. 2026-07-07
    days on market $285,000 Active 158 DOM
26. 2026-07-06
    days on market $285,000 Active 157 DOM
27. 2026-07-05
    days on market $285,000 Active 156 DOM
28. 2026-07-04
    days on market $285,000 Active 155 DOM
29. 2026-07-03
    days on market $285,000 Active 154 DOM
30. 2026-07-02
    days on market $285,000 Active 153 DOM
31. 2026-07-01
    days on market $285,000 Active 152 DOM
32. 2026-06-30
    days on market $285,000 Active 151 DOM
33. 2026-06-29
    days on market $285,000 Active 150 DOM
34. 2026-06-28
    days on market $285,000 Active 149 DOM
35. 2026-06-27
    days on market $285,000 Active 148 DOM
36. 2026-06-26
    days on market $285,000 Active 146 DOM
37. 2026-06-22
    days on market $285,000 Active 143 DOM
38. 2026-06-21
    days on market $285,000 Active 142 DOM
39. 2026-06-21
    days on market $285,000 Active 141 DOM
40. 2026-06-18
    days on market $285,000 Active 139 DOM
41. 2026-06-17
    days on market $285,000 Active 138 DOM
42. 2026-06-16
    days on market $285,000 Active 137 DOM
43. 2026-06-15
    days on market $285,000 Active 136 DOM
44. 2026-06-13
    days on market $285,000 Active 134 DOM
45. 2026-06-12
    statusdays on market $285,000 Active 133 DOM
46. 2026-06-09
    days on market $285,000 Price Change 130 DOM
47. 2026-06-09
    pricestatus $285,000 Price Change 129 DOM
48. 2026-06-08
    days on market $299,000 Active 129 DOM
49. 2026-06-07
    days on market $299,000 Active 128 DOM
50. 2026-06-07
    days on market $299,000 Active 127 DOM

ⓘ 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: $36,000
• − Mortgage interest: −$15,684
• − Property taxes: −$4,200
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,880
• − Management: −$2,880
• − HOA: −$5,520
• − Depreciation: −$8,145
• Taxable loss: −$4,710
• Est. tax savings @ 24.0%: +$1,130
• After-tax cash flow: $830/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This 2-bedroom, 2-bath golf course front condo is in good condition with minimal repairs needed. It offers a spacious layout, hardwood floors, granite countertops, and a cozy fireplace. The property is move-in ready with a well-maintained exterior and landscaping.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace outdoor lighting — Improves safety and curb appeal ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

F Composite school gradezoned avg 46/100

Zoned Schools

Elementary Rabun County Elementary School F GA #435/1,228 Nat'l #19,648/41,679 Middle Rabun County Middle School D+ GA #94/470 Nat'l #4,335/14,009 High Rabun County High School D+ GA #26/424 Nat'l #5,016/17,239

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

C Composite livability gradescore 66/100

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

• County: Rabun · 16,227 people
• Population (ZIP): 7,265
• Household income: $58,374
• Rent vs Own: 22.3% rent · 77.7% own
• Severe rent burden: 16% of renters

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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%

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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%

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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

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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

+82.8% since first listed

8 events — show timeline

• 2026-04-20 Price Changed $309,000 GAMLS
• 2026-01-29 Listed $315,000 GAMLS
• 2025-12-31 Listing Removed — GAMLS
• 2025-11-10 Price Changed $325,000 GAMLS
• 2025-05-29 Listed $330,000 GAMLS
• 2020-11-25 Sold (MLS) $235,500 GAMLS
• 2020-09-08 Listed $235,500 GAMLS
• 2020-01-09 Sold (MLS) $169,000 GAMLS