33 Summit Dr · Lindale, GA 30147

$249,900

3 bd · 3.0 ba · 2,984 sqft · SingleFamily · 82 Days on market

Built 1964 Good condition 0.39 ac lot $84/sqft · 39% below area Est $407k · 39% under ↓ 12% since listing

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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 +18.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Condition / age +3.8/5.0
• Schools +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on the market at no fault to the seller! There have been recent improvements, including major electrical upgrades and service completed on the HVAC system. The seller is also offering a new roof to be installed prior to closing, with buyers having the opportunity to select the roof color with an acceptable offer. This classic brick ranch offers space, flexibility, and versatility featuring 3 bedrooms and 2 full baths on the main level, along with additional flexible space and a full bath downstairs - ideal for a home office, guest area, hobby space, or multi-purpose living. Enjoy the spacious layout, deck overlooking the backyard, workshop/storage area, and the convenience of being located near shopping, dining, schools, and everyday amenities.

Key facts

• Large back deck
• Functional kitchen
• Main level living

Tags

• MAIN LEVEL LIVING
• PARTIALLY FINISHED LOWER LEVEL
• LARGE BACK DECK
• FUNCTIONAL KITCHEN
• AMPLE CABINET SPACE
• FRENCH DOORS

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $250k).
• Recommended offer: $235k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $234,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.00% ✓
• Cap rate: 7.48%
• Cash-on-cash: 4.25%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (median comp): $407,175
• List price: $249,900
• Delta: -38.63%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
213 Sunset Dr	0.43mi	3/3.0	2,695 (-10%)	14mo	$367,000	$136	52
130 Legion Dr SE	0.18mi	3/3.5	2,611 (-12%)	24mo	$425,000	$163	49
123 Saddle Mountain Rd	0.71mi	4/3.0 (+1)	2,996 (+0%)	16mo	$441,000	$147	48

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: -9.6%
• Equity multiple: 0.65×
• Total profit: $-24,662
• Equity at exit: $37,261

10-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-983
• Equity at exit: $21,607

Cash invested: $69,972 (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: 8.3×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,748/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $248

Break-even live

Break-even rent $2,186

Max offer price $249,900

Occupancy floor 85%

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: $62,475
• Closing costs: $7,497
• 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	44d	1	1.27mi

Listing history 30 events

1. 2026-06-19
   days on market $249,900 Active 82 DOM
2. 2026-06-18
   days on market $249,900 Active 81 DOM
3. 2026-06-17
   days on market $249,900 Active 80 DOM
4. 2026-06-16
   days on market $249,900 Active 79 DOM
5. 2026-06-15
   days on market $249,900 Active 78 DOM
6. 2026-06-14
   days on market $249,900 Active 76 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   pricedays on market $249,900 Active 75 DOM
9. 2026-06-10
   days on market $254,900 Active 73 DOM
10. 2026-06-09
    days on market $254,900 Active 72 DOM
11. 2026-06-08
    days on market $254,900 Active 71 DOM
12. 2026-06-07
    days on market $254,900 Active 70 DOM
13. 2026-06-03
    days on market $254,900 Active 66 DOM
14. 2026-06-02
    days on market $254,900 Active 65 DOM
15. 2026-06-01
    days on market $254,900 Active 64 DOM
16. 2026-05-31
    days on market $254,900 Active 63 DOM
17. 2026-05-30
    days on market $254,900 Active 62 DOM
18. 2026-05-11
    status Price Change 765-char remark

    Show marketing remark (771 chars)

    Back on the market at no fault to the seller! There have been recent improvements, including major electrical upgrades and service completed on the HVAC system. The seller is also offering a new roof to be installed prior to closing, with buyers having the opportunity to select the roof color with an acceptable offer. This classic brick ranch offers space, flexibility, and versatility featuring 3 bedrooms and 2 full baths on the main level, along with additional flexible space and a full bath downstairs — ideal for a home office, guest area, hobby space, or multi-purpose living. Enjoy the spacious layout, deck overlooking the backyard, workshop/storage area, and the convenience of being located near shopping, dining, schools, and everyday amenities.

19. 2026-05-11
    price $254,900 765-char remark

    Show marketing remark (771 chars)

    Back on the market at no fault to the seller! There have been recent improvements, including major electrical upgrades and service completed on the HVAC system. The seller is also offering a new roof to be installed prior to closing, with buyers having the opportunity to select the roof color with an acceptable offer. This classic brick ranch offers space, flexibility, and versatility featuring 3 bedrooms and 2 full baths on the main level, along with additional flexible space and a full bath downstairs — ideal for a home office, guest area, hobby space, or multi-purpose living. Enjoy the spacious layout, deck overlooking the backyard, workshop/storage area, and the convenience of being located near shopping, dining, schools, and everyday amenities.

20. 2026-05-11
    price $254,900 771-char remark

    Show marketing remark (771 chars)

    Back on the market at no fault to the seller! There have been recent improvements, including major electrical upgrades and service completed on the HVAC system. The seller is also offering a new roof to be installed prior to closing, with buyers having the opportunity to select the roof color with an acceptable offer. This classic brick ranch offers space, flexibility, and versatility featuring 3 bedrooms and 2 full baths on the main level, along with additional flexible space and a full bath downstairs — ideal for a home office, guest area, hobby space, or multi-purpose living. Enjoy the spacious layout, deck overlooking the backyard, workshop/storage area, and the convenience of being located near shopping, dining, schools, and everyday amenities.

21. 2026-05-11
    status Active 771-char remark

    Show marketing remark (771 chars)

    Back on the market at no fault to the seller! There have been recent improvements, including major electrical upgrades and service completed on the HVAC system. The seller is also offering a new roof to be installed prior to closing, with buyers having the opportunity to select the roof color with an acceptable offer. This classic brick ranch offers space, flexibility, and versatility featuring 3 bedrooms and 2 full baths on the main level, along with additional flexible space and a full bath downstairs — ideal for a home office, guest area, hobby space, or multi-purpose living. Enjoy the spacious layout, deck overlooking the backyard, workshop/storage area, and the convenience of being located near shopping, dining, schools, and everyday amenities.

22. 2026-05-04
    status Pending 771-char remark

    Show marketing remark (771 chars)

    Back on the market at no fault to the seller! There have been recent improvements, including major electrical upgrades and service completed on the HVAC system. The seller is also offering a new roof to be installed prior to closing, with buyers having the opportunity to select the roof color with an acceptable offer. This classic brick ranch offers space, flexibility, and versatility featuring 3 bedrooms and 2 full baths on the main level, along with additional flexible space and a full bath downstairs — ideal for a home office, guest area, hobby space, or multi-purpose living. Enjoy the spacious layout, deck overlooking the backyard, workshop/storage area, and the convenience of being located near shopping, dining, schools, and everyday amenities.

23. 2026-04-27
    historical Active Under Contract 771-char remark

    Show marketing remark (765 chars)

    Back on the market at no fault to the seller! There have been recent improvements, including major electrical upgrades and service completed on the HVAC system. The seller is also offering a new roof to be installed prior to closing, with buyers having the opportunity to select the roof color with an acceptable offer. This classic brick ranch offers space, flexibility, and versatility featuring 3 bedrooms and 2 full baths on the main level, along with additional flexible space and a full bath downstairs - ideal for a home office, guest area, hobby space, or multi-purpose living. Enjoy the spacious layout, deck overlooking the backyard, workshop/storage area, and the convenience of being located near shopping, dining, schools, and everyday amenities.

24. 2026-04-27
    historical Active Under Contract 765-char remark

    Show marketing remark (765 chars)

    Back on the market at no fault to the seller! There have been recent improvements, including major electrical upgrades and service completed on the HVAC system. The seller is also offering a new roof to be installed prior to closing, with buyers having the opportunity to select the roof color with an acceptable offer. This classic brick ranch offers space, flexibility, and versatility featuring 3 bedrooms and 2 full baths on the main level, along with additional flexible space and a full bath downstairs - ideal for a home office, guest area, hobby space, or multi-purpose living. Enjoy the spacious layout, deck overlooking the backyard, workshop/storage area, and the convenience of being located near shopping, dining, schools, and everyday amenities.

25. 2026-03-21
    listed $264,900 Active 771-char remark

    Show marketing remark (771 chars)

    Back on the market at no fault to the seller! There have been recent improvements, including major electrical upgrades and service completed on the HVAC system. The seller is also offering a new roof to be installed prior to closing, with buyers having the opportunity to select the roof color with an acceptable offer. This classic brick ranch offers space, flexibility, and versatility featuring 3 bedrooms and 2 full baths on the main level, along with additional flexible space and a full bath downstairs — ideal for a home office, guest area, hobby space, or multi-purpose living. Enjoy the spacious layout, deck overlooking the backyard, workshop/storage area, and the convenience of being located near shopping, dining, schools, and everyday amenities.

26. 2026-03-06
    listed $264,900 New 765-char remark

    Show marketing remark (765 chars)

    Back on the market at no fault to the seller! There have been recent improvements, including major electrical upgrades and service completed on the HVAC system. The seller is also offering a new roof to be installed prior to closing, with buyers having the opportunity to select the roof color with an acceptable offer. This classic brick ranch offers space, flexibility, and versatility featuring 3 bedrooms and 2 full baths on the main level, along with additional flexible space and a full bath downstairs - ideal for a home office, guest area, hobby space, or multi-purpose living. Enjoy the spacious layout, deck overlooking the backyard, workshop/storage area, and the convenience of being located near shopping, dining, schools, and everyday amenities.

27. 2025-12-31
    historical
28. 2025-07-22
    price $264,900
29. 2025-05-28
    price $275,900
30. 2025-02-28
    listed $289,900 New

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 6 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: −$13,998
• − Property taxes: −$3,748
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$7,270
• Taxable loss: −$1,066
• Est. tax savings @ 24.0%: +$256
• After-tax cash flow: $3,232/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 75/100 Cosmetic rehab

This classic brick ranch is in good condition with recent improvements, offering a spacious layout and potential for further updates to enhance its curb appeal and resale value.

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Both paint interior — enhances interior appearance and resale value

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Both paint interior — enhances interior appearance and resale value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-12.1% since first listed

13 events — show timeline

• 2026-05-11 Relisted — GAMLS
• 2026-05-11 Price Changed $254,900 GAMLS
• 2026-05-11 Price Changed $254,900 FMLS
• 2026-05-11 Relisted — FMLS
• 2026-05-04 Pending — FMLS
• 2026-04-27 Contingent — FMLS
• 2026-04-27 Contingent — GAMLS
• 2026-03-21 Listed $264,900 FMLS
• 2026-03-06 Listed $264,900 GAMLS
• 2025-12-31 Listing Removed — GAMLS
• 2025-07-22 Price Changed $264,900 GAMLS
• 2025-05-28 Price Changed $275,900 GAMLS
• 2025-02-28 Listed $289,900 GAMLS