162 Stillwater Rd · Gumlog, GA 30553

$159,000

3 bd · 2.0 ba · 1,216 sqft · SingleFamily · 315 Days on market

Built 2000 Good condition 0.50 ac lot $131/sqft · 27% below area Est $217k · 27% under ↓ 11% since listing

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Why this score? — see what drove the B- 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 +24.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +6.3/10.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move In Ready! Take a look at this nicely updated home ready for you to enjoy. With over 1200 square feet of living space, there is plenty of room. 3 bedrooms and 2 full baths, upgraded kitchen with all new appliances. The master suite is a real retreat with a large master bath featuring a soaking tub, separate shower and double vanities. New laminate floors throughout. Nice circular drive with good shade trees. Situated on two lots in a lakeside community minutes from Tugaloo State Park and Mega Ramp. Convenient to Downtown Lavonia for shopping and dining and I-85 is very nearby. The HVAC unit has just been serviced and the septic system has been inspected. Nothing to do here but move in!

Key facts

• Master suite
• Soaking tub
• Upgraded kitchen

Tags

• UPDATED HOME
• UPGRADED KITCHEN
• MASTER SUITE
• SOAKING TUB
• LAKESIDE COMMUNITY
• GOOD SHADE TREES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $159k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $323 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $140k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 2.7% in Gumlog — 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 (#185 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Franklin County (rural): math 38% / reading 35% proficiency, ranked #61 of 174 in GA (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 144 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 163 units permitted in Franklin County in 2024 (0 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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 315 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 315 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. 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: 1.13% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.71%
• DSCR: 1.39
• GRM: 7.4

CMA / ARV

• ARV (median comp): $217,186
• List price: $159,000
• Delta: -26.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
85 Stillwater Rd	0.08mi	3/2.0	1,332 (+10%)	11mo	$307,500	$231	72
110 Oakwood Rd	0.08mi	2/2.0 (-1)	1,062 (-13%)	5mo	$179,000	$169	66
148 Rue Lafayette	0.34mi	3/2.0	1,065 (-12%)	3mo	$199,900	$188	61
78 View Point Pl	0.56mi	2/2.0 (-1)	1,232 (+1%)	8mo	$275,000	$223	60
356 Brittany Hbr S	0.48mi	3/1.0	1,300 (+7%)	6mo	$45,000	$35	57
999 Rue Fleur De Lis	0.64mi	2/2.0 (-1)	1,332 (+10%)	2mo	$549,000	$412	47
460 Gumlog Dr	0.73mi	3/2.0	1,056 (-13%)	1mo	$190,000	$180	43
359 Rue Chalet	0.58mi	2/2.0 (-1)	1,344 (+10%)	10mo	$545,000	$406	42
77 Old Chism Trl	0.47mi	3/2.0	1,344 (+10%)	24mo	$224,000	$167	41
28 Gus Whiting Rd	0.40mi	2/1.0 (-1)	1,040 (-14%)	10mo	$66,000	$63	40

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: -3.1%
• Equity multiple: 0.88×
• Total profit: $-5,154
• Equity at exit: $23,707

10-year hold

• IRR: 6.6%
• Equity multiple: 1.50×
• Total profit: $22,128
• Equity at exit: $13,747

Cash invested: $44,520 (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 30553

• Home prices YoY: -7.0%
• Active inventory: 144
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $323

Break-even live

Break-even rent $1,391

Max offer price $159,000

Occupancy floor 77%

Sensitivity live

Price	-10% $433	-5% $378	+0% $323	+5% $268	+10% $213
Rent	-10% $181	-5% $252	+0% $323	+5% $394	+10% $465
Rate	-1.0pp $403	-0.5pp $364	base $323	+0.5pp $282	+1.0pp $240

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
790 Normandy Trl Lavonia, GA	2.0	1.5	1008	$1,800	$1.79	45d	1	0.75mi

Listing history 23 events

1. 2026-06-19
   days on market $159,000 Active 315 DOM
2. 2026-06-18
   days on market $159,000 Active 314 DOM
3. 2026-06-17
   days on market $159,000 Active 313 DOM
4. 2026-06-16
   days on market $159,000 Active 312 DOM
5. 2026-06-15
   days on market $159,000 Active 311 DOM
6. 2026-06-14
   days on market $159,000 Active 309 DOM
7. 2026-06-12
   days on market $159,000 Active 308 DOM
8. 2026-06-09
   days on market $159,000 Active 305 DOM
9. 2026-06-08
   days on market $159,000 Active 304 DOM
10. 2026-06-07
    days on market $159,000 Active 303 DOM
11. 2026-06-07
    days on market $159,000 Active 302 DOM
12. 2026-06-03
    days on market $159,000 Active 299 DOM
13. 2026-06-02
    days on market $159,000 Active 298 DOM
14. 2026-06-01
    days on market $159,000 Active 297 DOM
15. 2026-05-31
    days on market $159,000 Active 296 DOM
16. 2026-05-31
    days on market $159,000 Active 295 DOM
17. 2026-05-13
    status Back On Market 698-char remark

    Show marketing remark (698 chars)

    Move In Ready! Take a look at this nicely updated home ready for you to enjoy. With over 1200 square feet of living space, there is plenty of room. 3 bedrooms and 2 full baths, upgraded kitchen with all new appliances. The master suite is a real retreat with a large master bath featuring a soaking tub, separate shower and double vanities. New laminate floors throughout. Nice circular drive with good shade trees. Situated on two lots in a lakeside community minutes from Tugaloo State Park and Mega Ramp. Convenient to Downtown Lavonia for shopping and dining and I-85 is very nearby. The HVAC unit has just been serviced and the septic system has been inspected. Nothing to do here but move in!

18. 2026-04-03
    status Under Contract 698-char remark

    Show marketing remark (698 chars)

    Move In Ready! Take a look at this nicely updated home ready for you to enjoy. With over 1200 square feet of living space, there is plenty of room. 3 bedrooms and 2 full baths, upgraded kitchen with all new appliances. The master suite is a real retreat with a large master bath featuring a soaking tub, separate shower and double vanities. New laminate floors throughout. Nice circular drive with good shade trees. Situated on two lots in a lakeside community minutes from Tugaloo State Park and Mega Ramp. Convenient to Downtown Lavonia for shopping and dining and I-85 is very nearby. The HVAC unit has just been serviced and the septic system has been inspected. Nothing to do here but move in!

19. 2026-01-28
    status Back On Market 698-char remark

    Show marketing remark (698 chars)

    Move In Ready! Take a look at this nicely updated home ready for you to enjoy. With over 1200 square feet of living space, there is plenty of room. 3 bedrooms and 2 full baths, upgraded kitchen with all new appliances. The master suite is a real retreat with a large master bath featuring a soaking tub, separate shower and double vanities. New laminate floors throughout. Nice circular drive with good shade trees. Situated on two lots in a lakeside community minutes from Tugaloo State Park and Mega Ramp. Convenient to Downtown Lavonia for shopping and dining and I-85 is very nearby. The HVAC unit has just been serviced and the septic system has been inspected. Nothing to do here but move in!

20. 2026-01-14
    status Under Contract 698-char remark

    Show marketing remark (698 chars)

    Move In Ready! Take a look at this nicely updated home ready for you to enjoy. With over 1200 square feet of living space, there is plenty of room. 3 bedrooms and 2 full baths, upgraded kitchen with all new appliances. The master suite is a real retreat with a large master bath featuring a soaking tub, separate shower and double vanities. New laminate floors throughout. Nice circular drive with good shade trees. Situated on two lots in a lakeside community minutes from Tugaloo State Park and Mega Ramp. Convenient to Downtown Lavonia for shopping and dining and I-85 is very nearby. The HVAC unit has just been serviced and the septic system has been inspected. Nothing to do here but move in!

21. 2025-10-30
    price $159,000 698-char remark

    Show marketing remark (698 chars)

    Move In Ready! Take a look at this nicely updated home ready for you to enjoy. With over 1200 square feet of living space, there is plenty of room. 3 bedrooms and 2 full baths, upgraded kitchen with all new appliances. The master suite is a real retreat with a large master bath featuring a soaking tub, separate shower and double vanities. New laminate floors throughout. Nice circular drive with good shade trees. Situated on two lots in a lakeside community minutes from Tugaloo State Park and Mega Ramp. Convenient to Downtown Lavonia for shopping and dining and I-85 is very nearby. The HVAC unit has just been serviced and the septic system has been inspected. Nothing to do here but move in!

22. 2025-08-22
    price $169,000 698-char remark

    Show marketing remark (698 chars)

    Move In Ready! Take a look at this nicely updated home ready for you to enjoy. With over 1200 square feet of living space, there is plenty of room. 3 bedrooms and 2 full baths, upgraded kitchen with all new appliances. The master suite is a real retreat with a large master bath featuring a soaking tub, separate shower and double vanities. New laminate floors throughout. Nice circular drive with good shade trees. Situated on two lots in a lakeside community minutes from Tugaloo State Park and Mega Ramp. Convenient to Downtown Lavonia for shopping and dining and I-85 is very nearby. The HVAC unit has just been serviced and the septic system has been inspected. Nothing to do here but move in!

23. 2025-06-14
    listed $179,000 New 698-char remark

    Show marketing remark (698 chars)

    Move In Ready! Take a look at this nicely updated home ready for you to enjoy. With over 1200 square feet of living space, there is plenty of room. 3 bedrooms and 2 full baths, upgraded kitchen with all new appliances. The master suite is a real retreat with a large master bath featuring a soaking tub, separate shower and double vanities. New laminate floors throughout. Nice circular drive with good shade trees. Situated on two lots in a lakeside community minutes from Tugaloo State Park and Mega Ramp. Convenient to Downtown Lavonia for shopping and dining and I-85 is very nearby. The HVAC unit has just been serviced and the septic system has been inspected. Nothing to do here but move in!

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,600
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$4,625
• Taxable income: $1,432
• Est. tax owed @ 24.0%: −$344
• After-tax cash flow: $3,535/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 Cosmetic rehab

This move-in ready home is in good condition with recent updates and a great location. It's a great investment opportunity.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Landscaping — Improves curb appeal and rental value
• Both Add outdoor lighting — Enhances safety and curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Landscaping — Improves curb appeal and rental value ↑
• Both Add outdoor lighting — Enhances safety and curb appeal ↑

ⓘ 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: Franklin County
• NCES district ID: 1302250
• Math proficiency: 38% ▼ -1.00%
• Reading proficiency: 35% ▼ -3.00%
• Median HH income: $35,985
• Composite: 30.28/100
• National rank: #6281
• State rank: #61 of 174 in GA

Livability — Gumlog

• Score: 66/100
• State rank: #185
• US rank: #11633

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gumlog, GA
• Population (ZIP): 8,454

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 22,625 people
• By 2030: 22,725 · +0.4%
• By 2040: 22,806 · +0.8%
• By 2050: 22,713 · +0.4%
• By 2075: 22,514 · -0.5%
• By 2100: 20,768 · -8.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 11% Hispanic / Latino 9% Two or more races 9%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 8% Other Asian/Pacific 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+72.6) · D 13.6% · R 86.2%
• 2008→2024 swing: -21.1pp toward R · 2008: -51.5pp · 2024: -72.6pp
• All cycles: 2024: R+72.6 2020: R+69.5 2016: R+68.6 2012: R+59.5 2008: R+51.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -28.92%
• Current HPI: 385.1997
• 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

-11.2% since first listed

7 events — show timeline

• 2026-05-13 Relisted — GAMLS
• 2026-04-03 Pending — GAMLS
• 2026-01-28 Relisted — GAMLS
• 2026-01-14 Pending — GAMLS
• 2025-10-30 Price Changed $159,000 GAMLS
• 2025-08-22 Price Changed $169,000 GAMLS
• 2025-06-14 Listed $179,000 GAMLS