300 Ginger Creek Ln #303 · Clayton, GA 30525

$220,000

3 bd · 3.0 ba · 1,696 sqft · Condo · 202 Days on market

Built 2000 Good condition $130/sqft · 9% below area Est $241k · 9% under $200/mo HOA · 8% of rent ↓ 13% 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 +17.9/30.0
• ARV discount +11.4/15.0
• 1% rule +6.0/10.0
• DSCR +5.6/10.0
• Appreciation +5.3/10.0
• Schools +4.6/10.0
• Condition / age +3.8/5.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Beautiful Northeast Georgia - condo 3BR/3BA built 2000, elevator, private covered parking.

Key facts

• Close to town
• Offers solitude
• Elevator

Tags

• ELEVATOR
• PRIVATE COVERED PARKING
• CLOSE TO TOWN
• OFFERS SOLITUDE

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $220k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $186 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $194k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 3.5% 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: 370 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 147 units permitted in Rabun County in 2024 (0 in 5+ unit buildings).
• At $2,413/mo this rent would consume 50% 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 $3k of equity ($2k loan paydown + $1k 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 $62k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 202 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $193,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 202 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.10% ✓
• Cap rate: 7.31%
• Cash-on-cash: 3.62%
• DSCR: 1.16
• GRM: 7.6

CMA / ARV

• ARV (median comp): $240,998
• List price: $220,000
• Delta: -8.71%
• 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
80 Smoky Mountain Ln #105	0.16mi	3/3.0	1,696 (0%)	6mo	$410,000	$242	88
230 Stornoway Dr Unit 4	0.30mi	2/2.0 (-1)	1,338 (-21%)	2mo	$199,000	$149	50
41 Mike Foster Ln	1.03mi	4/2.5 (+1)	1,728 (+2%)	7mo	$250,000	$145	49
331 Duggan Hill Dr	1.01mi	3/2.0	1,598 (-6%)	9mo	$250,000	$156	44
276 Dunlap St	0.87mi	3/2.0	1,496 (-12%)	1mo	$330,000	$221	41
31 Cottonwood St	0.57mi	2/2.5 (-1)	1,326 (-22%)	4mo	$430,000	$324	38
9 Golf Dr	1.22mi	4/3.0 (+1)	1,476 (-13%)	3mo	$260,000	$176	36
34 Living Waters Way Unit 2F	0.80mi	4/3.5 (+1)	1,884 (+11%)	5mo	$460,000	$244	35
167 Travelers Ln	0.72mi	3/2.0	1,440 (-15%)	7mo	$299,000	$208	31
7 Dry Pond Dr	1.12mi	3/2.0	2,090 (+23%)	6mo	$325,900	$156	31
22 Living Waters Way Unit 2C	0.78mi	4/2.5 (+1)	1,935 (+14%)	5mo	$390,000	$202	30
60 Mitchell St	0.85mi	3/2.0	1,440 (-15%)	9mo	$240,000	$167	28

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: 4.1%
• Equity multiple: 1.21×
• Total profit: $12,653
• Equity at exit: $71,435

10-year hold

• IRR: 8.8%
• Equity multiple: 2.04×
• Total profit: $64,020
• Equity at exit: $92,156

Cash invested: $61,600 (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 →

Active competition Active MLS

• For sale now: 1 active
• Median asking: $278,500 ($156/sqft)
• Median days on market: 299 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -9.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30525

• Home prices YoY: 0.2%
• Active inventory: 370
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,413 high
• Mortgage (P&I): −$1,154
• Tax est. 1.5%: −$275 /mo · $3,300/yr
• Insurance: −$92
• HOA: −$200
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $186

Break-even live

Break-even rent $2,178

Max offer price $220,000

Occupancy floor 87%

Sensitivity live

Price	-10% $338	-5% $262	+0% $186	+5% $110	+10% $34
Rent	-10% $-5	-5% $90	+0% $186	+5% $281	+10% $376
Rate	-1.0pp $297	-0.5pp $242	base $186	+0.5pp $129	+1.0pp $71

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: $55,000
• Closing costs: $6,600
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 Bynum St Clayton, GA	1.0–2.0	1.0–2.0	890	$1,800	$2.02	0d	10	0.17mi
104 Hamby St Clayton, GA	3.0	3.0	1634	$3,200	$1.96	5d	1	0.38mi
85 Dixieland Ln Clayton, GA	3.0	2.0	1472	$2,500	$1.70	5d	1	0.44mi
104 Travelers Ln Clayton, GA	3.0	2.0	1536	$1,950	$1.27	5d	1	0.73mi
92 Bleckley Dr Clayton, GA	2.0	2.0	1081	$1,600	$1.48	116d	1	1.02mi
38 Bulldog Ln Clayton, GA	2.0	2.0	2030	$2,500	$1.23	5d	1	1.17mi
122 Cannon St Clayton, GA	3.0	2.0	1650	$3,250	$1.97	110d	1	1.25mi
130 Hillside Dr Clayton, GA	3.0	2.0	1380	$2,500	$1.81	5d	1	1.27mi

HOA detail $200/mo · $2,400/yr condo

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

Listing history 50 events

1. 2026-09-23
   days on market $220,000 Active 202 DOM
2. 2026-09-21
   days on market $220,000 Active 200 DOM
3. 2026-09-20
   days on market $220,000 Active 199 DOM
4. 2026-09-19
   days on market $220,000 Active 198 DOM
5. 2026-09-18
   statusdays on market $220,000 Active 197 DOM
6. 2026-09-17
   days on market $220,000 Back On Market 196 DOM
7. 2026-09-17
   days on market $220,000 Back On Market 195 DOM
8. 2026-09-15
   pricestatusdays on market $220,000 Back On Market 194 DOM
9. 2026-08-30
   days on market $240,000 Active 193 DOM
10. 2026-08-29
    days on market $240,000 Active 192 DOM
11. 2026-08-28
    days on market $240,000 Active 191 DOM
12. 2026-08-27
    days on market $240,000 Active 190 DOM
13. 2026-08-26
    days on market $240,000 Active 189 DOM
14. 2026-08-25
    days on market $240,000 Active 188 DOM
15. 2026-08-24
    days on market $240,000 Active 187 DOM
16. 2026-08-23
    days on market $240,000 Active 186 DOM
17. 2026-08-22
    days on market $240,000 Active 185 DOM
18. 2026-08-21
    days on market $240,000 Active 184 DOM
19. 2026-08-20
    days on market $240,000 Active 183 DOM
20. 2026-08-19
    days on market $240,000 Active 182 DOM
21. 2026-08-18
    days on market $240,000 Active 181 DOM
22. 2026-08-17
    days on market $240,000 Active 180 DOM
23. 2026-08-16
    days on market $240,000 Active 179 DOM
24. 2026-08-15
    days on market $240,000 Active 178 DOM
25. 2026-08-14
    days on market $240,000 Active 177 DOM
26. 2026-08-13
    days on market $240,000 Active 176 DOM
27. 2026-08-12
    days on market $240,000 Active 175 DOM
28. 2026-08-11
    days on market $240,000 Active 174 DOM
29. 2026-08-10
    days on market $240,000 Active 173 DOM
30. 2026-08-09
    days on market $240,000 Active 172 DOM
31. 2026-08-08
    days on market $240,000 Active 171 DOM
32. 2026-08-07
    days on market $240,000 Active 170 DOM
33. 2026-08-06
    days on market $240,000 Active 169 DOM
34. 2026-08-05
    days on market $240,000 Active 168 DOM
35. 2026-08-04
    days on market $240,000 Active 167 DOM
36. 2026-08-03
    days on market $240,000 Active 166 DOM
37. 2026-07-31
    days on market $240,000 Active 163 DOM
38. 2026-07-30
    days on market $240,000 Active 162 DOM
39. 2026-07-29
    days on market $240,000 Active 161 DOM
40. 2026-07-27
    days on market $240,000 Active 159 DOM
41. 2026-07-25
    days on market $240,000 Active 157 DOM
42. 2026-07-24
    days on market $240,000 Active 156 DOM
43. 2026-07-23
    days on market $240,000 Active 155 DOM
44. 2026-07-22
    days on market $240,000 Active 154 DOM
45. 2026-07-21
    days on market $240,000 Active 153 DOM
46. 2026-07-18
    days on market $240,000 Active 150 DOM
47. 2026-07-16
    days on market $240,000 Active 148 DOM
48. 2026-07-15
    days on market $240,000 Active 147 DOM
49. 2026-07-14
    days on market $240,000 Active 146 DOM
50. 2026-07-13
    days on market $240,000 Active 145 DOM

ⓘ 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 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: $28,953
• − Mortgage interest: −$12,323
• − Property taxes: −$3,300
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,316
• − Management: −$2,316
• − HOA: −$2,400
• − Depreciation: −$6,400
• Taxable loss: −$1,203
• Est. tax savings @ 24.0%: +$289
• After-tax cash flow: $2,517/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 Est. rehab $8,480–$25,440 screening

This condo is in good condition with cosmetic updates needed to enhance its resale and rental value.

Repairs flagged

• Minor kitchen cabinets — Aesthetic update needed.
• Minor bathroom fixtures — Update needed for a fresh look.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal and value. ↑
• Resale Replace kitchen countertops — Modernizes the kitchen and adds value. ↑
• Both Landscaping improvements — Enhances curb appeal and rental value. ↑
• Resale Update bathroom fixtures — Modernizes the bathrooms and adds value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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

• Census place: Clayton, GA
• 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

-12.7% since first listed

3 events — show timeline

• 2026-02-17 Listed $240,000 GAMLS
• 2026-01-20 Listing Removed — GAMLS
• 2025-07-21 Listed $275,000 GAMLS