96 Bray Ln · Clayton, GA 30525

$249,000

2 bd · 1.0 ba · 1,188 sqft · SingleFamily public records · 3 Days on market

Built 1952 2.80 ac lot Est $301k · 17% 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 +15.0/15.0
• Cash flow +11.3/30.0
• Appreciation +5.3/10.0
• Schools +3.6/10.0
• DSCR +3.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0

Listing remarks

Sold AS-IS and priced accordingly for its current condition, this estate offers an opportunity to build instant equity in a prime location. GPS Friendly

Key facts

• 2.8 acre lot
• 4 parking spots
• Built 1952

Property features AI

Finance

• Other: Lot size approximately 2.8 acres
• Financial info: Listing sold as-is; Cash offers only
• HOA & community: No HOA

Exterior

• Parking: Carport; Open parking with parking pad; Basement access related to parking; Total parking for 4 vehicles
• Utilities: Public water; Public sewer; Electric service (220 Volts); Electricity available; Sewer connected; Water available
• Home design: Single-family house; Residential property; One story; Built in 1952
• Construction: Vinyl siding; Tar/gravel roof; Block and pillar/post/pier foundation
• Exterior features: Porch; Grassed yard; Sloped lot; City lot

Interior

• Kitchen: Dishwasher; Refrigerator; Gas water heater
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Propane heating; Ceiling fans; Electric cooling; Window AC units
• Interior features: One-level layout; Den; Exterior-entry, unfinished basement
• Laundry & utility: Washer included; Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $-91 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (6.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (30.1% below list).
• Recommended offer: $174k (30.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.7% 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: 260 active listings in the ZIP; 2 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 $3k 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.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $174,016 (30.1% 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. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 0.70% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.57%
• DSCR: 0.93
• GRM: 11.9

CMA / ARV

• ARV (on-the-fly): $300,564
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
43 Norman Cir	0.38mi	1/1.0 (-1)	1,156 (-3%)	2mo	$305,000	$264	71
42 Broker Ln	0.55mi	3/2.0 (+1)	1,120 (-6%)	16mo	$289,000	$258	43
241 S Main St	0.74mi	2/1.0	1,256 (+6%)	18mo	$210,000	$167	41
152 Toole St	0.54mi	3/2.0 (+1)	1,296 (+9%)	15mo	$135,000	$104	39
172 Toole St	0.54mi	3/2.0 (+1)	1,293 (+9%)	17mo	$327,000	$253	37
36 Jericho Ln	0.56mi	3/2.0 (+1)	1,040 (-12%)	22mo	$215,000	$207	26

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: -1.5%
• Equity multiple: 0.93×
• Total profit: $-5,198
• Equity at exit: $80,852

10-year hold

• IRR: 3.6%
• Equity multiple: 1.42×
• Total profit: $29,467
• Equity at exit: $104,304

Cash invested: $69,720 (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: 260
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,740 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$57 /mo · $679/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $-91

Break-even live

Break-even rent $1,856

Max offer price $232,855

Occupancy floor —

Sensitivity live

Price	-10% $50	-5% $-21	+0% $-91	+5% $-162	+10% $-232
Rent	-10% $-229	-5% $-160	+0% $-91	+5% $-23	+10% $46
Rate	-1.0pp $34	-0.5pp $-28	base $-91	+0.5pp $-156	+1.0pp $-222

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	4d	6	0.47mi
92 Bleckley Dr Clayton, GA	2.0	2.0	1081	$1,600	$1.48	22d	1	1.34mi

Listing history 4 events

1. 2026-06-07
   statusdays on market $249,000 Under Contract 3 DOM
2. 2026-06-04
   days on market $249,000 New 2 DOM
3. 2026-06-01
   remarks 152-char remark
4. 2026-06-01
   listed $249,000 New 1 DOM

ⓘ 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: $679 · $57/mo
• Projected year-2 tax: $2,291 · $191/mo
• Expected delta: +$1,612/yr (+$134/mo · 237.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 19 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: $20,882
• − Mortgage interest: −$13,948
• − Property taxes: −$679
• − Insurance: −$1,245
• − Repairs & maintenance: −$1,671
• − Management: −$1,671
• − Depreciation: −$7,244
• Taxable loss: −$5,575
• Est. tax savings @ 24.0%: +$1,338
• After-tax cash flow: $241/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

1 event — show timeline

• 2026-06-01 Listed $249,000 GAMLS

Property tax history

+5.3%/yr

Latest (2025): $679 · +46.0% YoY. Source: county tax records.