152 Russ Cir · Clarkesville, GA 30523

$239,900

2 bd · 2.0 ba · 1,120 sqft · SingleFamily public records · 40 Days on market

Built 2004 0.44 ac lot $214/sqft · 8% below area Est $260k · 8% under ↓ 20% since listing

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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 +11.0/15.0
• Cash flow +8.2/30.0
• Appreciation +5.8/10.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +1.6/10.0

Listing remarks

Welcome home to this charming cottage-style retreat nestled just moments from historic downtown Clarkesville! Situated on approximately 0.44+/- acres, this well-maintained 2 bedroom, 1 bath home offers the perfect blend of comfort, convenience, and small-town charm. Step onto the welcoming front porch, perfect for morning coffee, relaxing evenings, and waving to neighbors as they pass by. Inside, the home offers comfortable living spaces filled with natural light, while underneath you'll find a standing room crawlspace area with easy access for storage and maintenance. Outside, the spacious yard offers room to garden, entertain, or simply enjoy the peaceful setting surrounded by mature tre

Key facts

• Spacious yard
• Front porch
• Generous lot size

Tags

• COTTAGE STYLE RETREAT
• FRONT PORCH
• SPACIOUS YARD
• DETACHED METAL GARAGE
• GENEROUS LOT SIZE
• ESTABLISHED LANDSCAPING

Property features AI

Finance

• Other: Short sale listing condition
• HOA & community: No homeowners association

Exterior

• Parking: Detached garage
• Utilities: Public water; Public sewer (connected); Electricity available; High-speed internet available; Phone service available
• Home design: Single-family residence (house); Resale property; Built in 2004; One story
• Construction: Vinyl siding exterior; Composition roof; Block foundation; Additional structures: garage(s) and workshop
• Exterior features: Deck; Porch; Chain link fencing; Level to sloped yard; Cleared, grassed, and partially wooded vegetation

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Breakfast area and breakfast bar
• Bedrooms: Two bedrooms on the main level
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning; Electric and heat pump cooling options
• Interior features: One-level living; Family room and additional multipurpose room; Breakfast area and breakfast bar; Crawl space basement with exterior entry; No fireplaces
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-224 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (16.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (33.5% below list).
• Recommended offer: $160k (33.5% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 1.7% in Clarkesville — 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 72/100 on livability (#66 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• Habersham County (rural): math 38% / reading 39% proficiency, ranked #53 of 174 in GA (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Clarkesville Elementary School (math 47% / reading 47%, grade D-, #301 of 1,228 statewide, top 25%, 442 students, 55% FRL); North Habersham Middle School (math 35% / reading 48%, grade F, #132 of 470 statewide, top 28%, 557 students, 46% FRL); Habersham Central High School (math 8% / reading 38%, grade F, #209 of 424 statewide, top 49%, 1,525 students, 47% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: 294 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 215 units permitted in Habersham County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($2k loan paydown + $4k appreciation (1.6% local appreciation)).
• Habersham County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 70y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $73k; list at $240k implies a 229% gain — meaningful room to come down on a strong offer.

Recommended offer $159,500 (33.5% 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. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.66% ✗
• Cap rate: 5.17%
• Cash-on-cash: -4.00%
• DSCR: 0.82
• GRM: 12.5

CMA / ARV

• ARV (median comp): $260,092
• List price: $239,900
• Delta: -7.76%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
142 Russ Cir	0.03mi	3/2.0 (+1)	1,134 (+1%)	8mo	$245,000	$216	85
182 Morningside Dr	0.26mi	2/2.0	1,152 (+3%)	15mo	$359,900	$312	71
221 Yonah Dr	0.28mi	3/2.0 (+1)	1,270 (+13%)	10mo	$280,000	$220	52
169 N Laurel Dr	0.40mi	3/1.0 (+1)	1,284 (+15%)	8mo	$281,000	$219	41
193 N Laurel Dr	0.41mi	3/1.0 (+1)	1,210 (+8%)	23mo	$251,000	$207	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.9%
• Equity multiple: 0.95×
• Total profit: $-3,188
• Equity at exit: $88,998

10-year hold

• IRR: 3.7%
• Equity multiple: 1.48×
• Total profit: $31,983
• Equity at exit: $123,970

Cash invested: $67,172 (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 30523

• Home prices YoY: 0.5%
• Active inventory: 294
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $1,595 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$126 /mo · $1,512/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $-224

Break-even live

Break-even rent $1,879

Max offer price $200,332

Occupancy floor —

Sensitivity live

Price	-10% $-88	-5% $-156	+0% $-224	+5% $-292	+10% $-360
Rent	-10% $-350	-5% $-287	+0% $-224	+5% $-161	+10% $-98
Rate	-1.0pp $-103	-0.5pp $-163	base $-224	+0.5pp $-286	+1.0pp $-349

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
741 Barron Dr Clarkesville, GA	3.0	2.0	1500	$1,595	$1.06	45d	1	0.96mi

Listing history 25 events

1. 2026-06-17
   days on market $239,900 Active 40 DOM
2. 2026-06-16
   days on market $239,900 Active 39 DOM
3. 2026-06-15
   days on market $239,900 Active 38 DOM
4. 2026-06-14
   days on market $239,900 Active 36 DOM
5. 2026-06-12
   days on market $239,900 Active 35 DOM
6. 2026-06-09
   days on market $239,900 Active 32 DOM
7. 2026-06-08
   days on market $239,900 Active 31 DOM
8. 2026-06-07
   days on market $239,900 Active 30 DOM
9. 2026-06-07
   days on market $239,900 Active 29 DOM
10. 2026-06-02
    days on market $239,900 Active 25 DOM
11. 2026-06-01
    days on market $239,900 Active 24 DOM
12. 2026-05-31
    days on market $239,900 Active 23 DOM
13. 2026-05-31
    days on market $239,900 Active 22 DOM
14. 2026-05-06
    listed $239,900 New 1202-char remark
15. 2026-05-05
    historical
16. 2026-03-24
    price $250,000
17. 2025-10-23
    status Under Contract
18. 2025-10-22
    historical
19. 2025-10-13
    price $250,000
20. 2025-08-28
    price $275,000
21. 2025-08-02
    listed $289,900 New
22. 2004-12-28
    soldstatus $73,000
23. 2004-07-15
    soldstatus $12,500
24. 1995-06-01
    soldstatus $8,000
25. 1956-02-20
    listed $299,900 New

ⓘ 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: $1,512 · $126/mo
• Projected year-2 tax: $2,207 · $184/mo
• Expected delta: +$695/yr (+$58/mo · 46.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,140
• − Mortgage interest: −$13,438
• − Property taxes: −$1,512
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,531
• − Management: −$1,531
• − Depreciation: −$6,979
• Taxable loss: −$7,051
• Est. tax savings @ 24.0%: +$1,692
• After-tax cash flow: $-996/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: Habersham County
• NCES district ID: 1302580
• Math proficiency: 38% ▼ -16.00%
• Reading proficiency: 39% ▼ -8.00%
• Median HH income: $41,838
• Composite: 32.48/100
• National rank: #5709
• State rank: #53 of 174 in GA

Livability — Clarkesville

• Score: 72/100
• State rank: #66
• US rank: #6195

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clarkesville, GA
• Population (ZIP): 13,777

Population outlook (Habersham County) Hauer SSP2

• Today (2025): 45,697 people
• By 2030: 46,571 · +1.9%
• By 2040: 48,157 · +5.4%
• By 2050: 49,492 · +8.3%
• By 2075: 52,546 · +15.0%
• By 2100: 52,752 · +15.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 4% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Italian 2% Serbian 1%
• Foreign-born: 5% · Canada, Jamaica, Vietnam
• Languages at home: 93% English-only · Spanish 5% Other Asian/Pacific 1% Tagalog/Filipino 1%

Political lean MEDSL · Habersham

• 2024 margin: Solid R (+64.9) · D 17.3% · R 82.2%
• 2008→2024 swing: -5.0pp toward R · 2008: -59.9pp · 2024: -64.9pp
• All cycles: 2024: R+64.9 2020: R+64.0 2016: R+66.3 2012: R+67.5 2008: R+59.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.56%
• Current HPI: 346.7256
• 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

-20.0% since first listed

13 events — show timeline

• 2026-06-17 Listing Removed — GAMLS
• 2026-05-06 Listed $239,900 GAMLS
• 2026-05-05 Listing Removed — GAMLS
• 2026-03-24 Price Changed $250,000 GAMLS
• 2025-10-23 Pending — GAMLS
• 2025-10-22 Listing Removed — GAMLS
• 2025-10-13 Price Changed $250,000 GAMLS
• 2025-08-28 Price Changed $275,000 GAMLS
• 2025-08-02 Listed $289,900 GAMLS
• 2004-12-28 Sold (Public Records) $73,000 Public Records
• 2004-07-15 Sold (Public Records) $12,500 Public Records
• 1995-06-01 Sold (Public Records) $8,000 Public Records
• 1956-02-20 Listed $299,900 GAMLS

Property tax history

+6.8%/yr

Latest (2025): $1,512 · +12.6% YoY. Source: county tax records.