275 Loudermilk Road Rd · Chatsworth, GA 30705

$184,900

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 1 Days on market

Built 1986 1.30 ac lot $193/sqft · 16% below area Est $219k · 16% 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 +14.5/15.0
• Cash flow +12.3/30.0
• Livability +3.7/5.0
• DSCR +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Fully renovated home on 1.3 wooded acres in the North Murray area. This 3 bed, 1.5 bath home sits on a quiet street minutes from North Murray High and offers a private, tucked-away feel while still being convenient to town. Features include updated kitchen and baths, new flooring, HVAC + ducts, fresh paint, all new appliances including washer & dryer, covered parking, and a 160 sqft screened porch overlooking the wooded front yard. The kitchen includes a movable island that can be configured to fit the space however you prefer. Property also includes a large storage building in the back yard with plenty of room for storage, workshop, hobbies, etc. If you've been looking for something

Key facts

• Fresh paint
• Fully renovated home
• New flooring

Tags

• FULLY RENOVATED HOME
• WOODED ACRES
• UPDATED KITCHEN
• NEW FLOORING
• FRESH PAINT
• NEW APPLIANCES

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water; Septic tank
• Home design: Single family residence (site built); Two levels / 2-story
• Construction: Wood siding; Metal roof
• Exterior features: Covered porch; Screened porch; Level lot

Interior

• Kitchen: Electric oven and electric range; Refrigerator
• Bedrooms: 7 total rooms (includes bedrooms and living spaces)
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Kitchen island; Crawl space basement
• Laundry & utility: Dedicated laundry room; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-35 ($-420/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (3.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (28.0% below list).
• Recommended offer: $133k (28.0% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.6% in Chatsworth — 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 74/100 on livability (#37 in GA, #4,588 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Murray County (other): math 25% / reading 31% proficiency, ranked #107 of 174 in GA (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Woodlawn Elementary School (math 30% / reading 33%, grade F, #612 of 1,228 statewide, top 50%, 549 students, 64% FRL); Bagley Middle School (math 27% / reading 35%, grade F, #237 of 470 statewide, top 51%, 527 students, 67% FRL); North Murray High School (math 21% / reading 44%, grade F, #104 of 424 statewide, top 25%, 1,035 students, 58% FRL) — zoned schools at 63% FRL track the district average.
• Market conditions: 281 active listings in the ZIP; 125 units permitted in Murray County in 2024 (5 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 $6k of value loss. Plan a longer hold.
• Murray County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $75k; list at $185k implies a 147% gain — meaningful room to come down on a strong offer.

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 $133,089 (28.0% 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. 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. 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?
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: 0.72% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.81%
• DSCR: 0.96
• GRM: 11.6

CMA / ARV

• ARV (median comp): $218,830
• List price: $184,900
• Delta: -15.51%
• Verdict: UNDERPRICED
• Comps: 12 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -17.7%
• Equity multiple: 0.38×
• Total profit: $-32,290
• Equity at exit: $27,569

10-year hold

• IRR: -9.9%
• Equity multiple: 0.39×
• Total profit: $-31,386
• Equity at exit: $15,987

Cash invested: $51,772 (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 30705

• Home prices YoY: -11.2%
• Active inventory: 281
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,331 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$40 /mo · $477/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $-35

Break-even live

Break-even rent $1,375

Max offer price $178,713

Occupancy floor 98%

Sensitivity live

Price	-10% $70	-5% $17	+0% $-35	+5% $-87	+10% $-140
Rent	-10% $-140	-5% $-88	+0% $-35	+5% $18	+10% $70
Rate	-1.0pp $58	-0.5pp $12	base $-35	+0.5pp $-83	+1.0pp $-132

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-15
   status Pending 806-char remark
2. 2026-05-13
   listed $184,900 Active 806-char remark
3. 2026-03-16
   soldstatus $75,000

ⓘ 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: $477 · $40/mo
• Projected year-2 tax: $1,701 · $142/mo
• Expected delta: +$1,224/yr (+$102/mo · 256.6%)

ⓘ 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 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,971
• − Mortgage interest: −$10,357
• − Property taxes: −$477
• − Insurance: −$924
• − Repairs & maintenance: −$1,278
• − Management: −$1,278
• − Depreciation: −$5,379
• Taxable loss: −$3,722
• Est. tax savings @ 24.0%: +$893
• After-tax cash flow: $473/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: Murray County
• NCES district ID: 1303840
• Math proficiency: 25% ▼ -13.00%
• Reading proficiency: 31% ▼ -6.00%
• Median HH income: $38,127
• Composite: 23.39/100
• National rank: #7901
• State rank: #107 of 174 in GA

Livability — Chatsworth

• Score: 74/100
• State rank: #37
• US rank: #4588

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 33,078

Population outlook (Murray County) Hauer SSP2

• Today (2025): 39,666 people
• By 2030: 39,301 · -0.9%
• By 2040: 38,248 · -3.6%
• By 2050: 37,015 · -6.7%
• By 2075: 35,253 · -11.1%
• By 2100: 34,727 · -12.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 18% Two or more races 8% Native American 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 2% Romanian 1% Iranian 1%
• Foreign-born: 7% · Canada
• Languages at home: 85% English-only · Spanish 14%

Political lean MEDSL · Murray

• 2024 margin: Solid R (+71.6) · D 14.1% · R 85.7%
• 2008→2024 swing: -26.3pp toward R · 2008: -45.3pp · 2024: -71.6pp
• All cycles: 2024: R+71.6 2020: R+69.2 2016: R+68.8 2012: R+52.6 2008: R+45.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -34.36%
• Current HPI: 271.673
• 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

+146.5% since first listed

3 events — show timeline

• 2026-05-15 Pending — CCARMLS
• 2026-05-13 Listed $184,900 CCARMLS
• 2026-03-16 Sold (Public Records) $75,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $477 · +0.9% YoY. Source: county tax records.