5 West Pine Crest Dr · Clayton, GA 30525

$265,000

3 bd · 2.0 ba · 2,640 sqft · SingleFamily public records · 351 Days on market

Built 1988 6,838 sqft lot $100/sqft · 45% below area ↓ 16% since listing

---

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 +21.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• Appreciation +5.3/10.0
• 1% rule +4.4/10.0
• 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

2 STORY HOME CLOSE TO TOWN. 2 SEPARATE KITCHENS ON EACH FLOOR. 3 BED 2 BATH MAIN LEVEL. 1 BED ,1 BATH, FAMILY ROOM, AND A BONUS ROOM ON THE.LOWER LEVEL. CAN BE USED A INLAWS SUITE WITH A SEPARATE ENTRANCE. OR TWO POSSIBLE RENTALS.

Key facts

• Separate entrance
• 2 separate kitchens
• Inlaws suite

Tags

• 2 SEPARATE KITCHENS
• INLAWS SUITE
• SEPARATE ENTRANCE
• TWO POSSIBLE RENTALS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $387 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (5.7% below list).
• Recommended offer: $233k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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, schools F, amenities 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.
• Market conditions: 256 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).

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.
• At projected returns (0.7% appreciation + 3.0% rent growth), your $74k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 351 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $233,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 351 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: 0.94% ✗
• Cap rate: 8.05%
• Cash-on-cash: 6.26%
• DSCR: 1.28
• GRM: 8.8

CMA / ARV

• ARV (median comp): $726,099
• List price: $265,000
• Delta: -63.50%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
687 Summer Ln	0.75mi	4/3.5 (+1)	2,370 (-10%)	19mo	$695,000	$293	21
689 Summer Ln	0.75mi	4/4.5 (+1)	2,376 (-10%)	17mo	$765,000	$322	20

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: 6.9%
• Equity multiple: 1.34×
• Total profit: $25,341
• Equity at exit: $86,047

10-year hold

• IRR: 11.3%
• Equity multiple: 2.32×
• Total profit: $98,073
• Equity at exit: $111,006

Cash invested: $74,200 (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: 256
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$88 /mo · $1,054/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $387

Break-even live

Break-even rent $2,010

Max offer price $265,000

Occupancy floor 80%

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38 Bulldog Ln Clayton, GA	2.0	2.0	2030	$2,500	$1.23	23d	1	0.90mi

Listing history 20 events

1. 2026-06-18
   days on market $265,000 Active 351 DOM
2. 2026-06-17
   days on market $265,000 Active 350 DOM
3. 2026-06-16
   days on market $265,000 Active 349 DOM
4. 2026-06-15
   days on market $265,000 Active 348 DOM
5. 2026-06-13
   days on market $265,000 Active 346 DOM
6. 2026-06-12
   days on market $265,000 Active 345 DOM
7. 2026-06-09
   days on market $265,000 Active 342 DOM
8. 2026-06-08
   days on market $265,000 Active 341 DOM
9. 2026-06-07
   days on market $265,000 Active 340 DOM
10. 2026-06-07
    days on market $265,000 Active 339 DOM
11. 2026-06-04
    days on market $265,000 Active 336 DOM
12. 2026-06-02
    days on market $265,000 Active 335 DOM
13. 2026-06-01
    days on market $265,000 Active 334 DOM
14. 2026-05-31
    days on market $265,000 Active 333 DOM
15. 2026-05-31
    days on market $265,000 Active 332 DOM
16. 2026-03-19
    price $265,000 230-char remark

    Show marketing remark (230 chars)

    2 STORY HOME CLOSE TO TOWN. 2 SEPARATE KITCHENS ON EACH FLOOR. 3 BED 2 BATH MAIN LEVEL. 1 BED ,1 BATH, FAMILY ROOM, AND A BONUS ROOM ON THE.LOWER LEVEL. CAN BE USED A INLAWS SUITE WITH A SEPARATE ENTRANCE. OR TWO POSSIBLE RENTALS.

17. 2025-12-30
    status Back On Market 230-char remark

    Show marketing remark (230 chars)

    2 STORY HOME CLOSE TO TOWN. 2 SEPARATE KITCHENS ON EACH FLOOR. 3 BED 2 BATH MAIN LEVEL. 1 BED ,1 BATH, FAMILY ROOM, AND A BONUS ROOM ON THE.LOWER LEVEL. CAN BE USED A INLAWS SUITE WITH A SEPARATE ENTRANCE. OR TWO POSSIBLE RENTALS.

18. 2025-12-28
    historical 230-char remark

    Show marketing remark (230 chars)

    2 STORY HOME CLOSE TO TOWN. 2 SEPARATE KITCHENS ON EACH FLOOR. 3 BED 2 BATH MAIN LEVEL. 1 BED ,1 BATH, FAMILY ROOM, AND A BONUS ROOM ON THE.LOWER LEVEL. CAN BE USED A INLAWS SUITE WITH A SEPARATE ENTRANCE. OR TWO POSSIBLE RENTALS.

19. 2025-11-07
    price $285,000 230-char remark

    Show marketing remark (230 chars)

    2 STORY HOME CLOSE TO TOWN. 2 SEPARATE KITCHENS ON EACH FLOOR. 3 BED 2 BATH MAIN LEVEL. 1 BED ,1 BATH, FAMILY ROOM, AND A BONUS ROOM ON THE.LOWER LEVEL. CAN BE USED A INLAWS SUITE WITH A SEPARATE ENTRANCE. OR TWO POSSIBLE RENTALS.

20. 2025-06-30
    listed $315,000 New 230-char remark

    Show marketing remark (230 chars)

    2 STORY HOME CLOSE TO TOWN. 2 SEPARATE KITCHENS ON EACH FLOOR. 3 BED 2 BATH MAIN LEVEL. 1 BED ,1 BATH, FAMILY ROOM, AND A BONUS ROOM ON THE.LOWER LEVEL. CAN BE USED A INLAWS SUITE WITH A SEPARATE ENTRANCE. OR TWO POSSIBLE RENTALS.

ⓘ 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: $1,054 · $88/mo
• Projected year-2 tax: $2,438 · $203/mo
• Expected delta: +$1,384/yr (+$115/mo · 131.3%)

ⓘ 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 · 20 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: $30,000
• − Mortgage interest: −$14,844
• − Property taxes: −$1,054
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$7,709
• Taxable income: $268
• Est. tax owed @ 24.0%: −$64
• After-tax cash flow: $4,580/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

-15.9% since first listed

5 events — show timeline

• 2026-03-19 Price Changed $265,000 GAMLS
• 2025-12-30 Relisted — GAMLS
• 2025-12-28 Listing Removed — GAMLS
• 2025-11-07 Price Changed $285,000 GAMLS
• 2025-06-30 Listed $315,000 GAMLS

Property tax history

+3.0%/yr

Latest (2025): $1,054 · +2.2% YoY. Source: county tax records.