1113 Magnolia St · LaFayette, GA 30728

$180,000

3 bd · 2.0 ba · 1,136 sqft · SingleFamily public records · 36 Days on market

Built 2002 0.26 ac lot $158/sqft · at area comps Est $181k · at est.

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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).

• Cash flow +13.7/30.0
• ARV discount +7.8/15.0
• DSCR +4.1/10.0
• 1% rule +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 3-bed, 2-bath Lafayette home! Freshly renovated with new flooring, fixtures, lights, and paint throughout. The kitchen features stainless steel appliances. Bedrooms offer plenty of light, and both bathrooms are beautifully updated. Step onto the deck and unwind in the serene backyard. Conveniently located near shopping and restaurants, this home is perfect for all lifestyles. Don't miss out - schedule a showing today!

Key facts

• Breakfast nook
• Covered front porch
• Private backyard

Tags

• SPLIT-BEDROOM FLOORPLAN
• SPACIOUS KITCHEN
• BREAKFAST NOOK
• OPEN LIVING AREA
• COVERED FRONT PORCH
• PRIVATE BACKYARD

Property features AI

Finance

• Financial info: Short sale
• HOA & community: No HOA

Exterior

• Parking: Attached garage
• Utilities: Public water; Public sewer; Other utilities
• Home design: Single-family residence (house); Resale property; One story
• Construction: Built in 2002; Vinyl siding; Composition roof; Public records for building area
• Exterior features: Lot recorded as approximately 0.26 acres; Other lot features

Interior

• Kitchen: Other appliances
• Bedrooms: 3 bedrooms on the main level
• Flooring: Tile flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central air conditioning
• Interior features: Split bedroom plan; Walk-in closet(s); One-level living; No basement; No fireplaces
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $13 ($156/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (17.8% below list).
• Recommended offer: $148k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.1% in LaFayette — 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 61/100 on livability (#345 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime D+, schools F, amenities F.
• Walker County (rural): math 25% / reading 29% proficiency, ranked #114 of 174 in GA (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 218 active listings in the ZIP; 347 units permitted in Walker County in 2024 (24 in 5+ unit buildings).
• This rent runs 32% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Walker County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,019 (17.8% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.82% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.31%
• DSCR: 1.01
• GRM: 10.1

CMA / ARV

• ARV (median comp): $181,334
• List price: $180,000
• Delta: -0.74%
• 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
1213 S Chattanooga St	0.25mi	3/2.0	1,235 (+9%)	2mo	$223,000	$181	72
805 Daugherty Street St	0.38mi	3/2.0	1,200 (+6%)	2mo	$195,000	$163	72
216 Thurman St	0.43mi	2/2.0 (-1)	1,144 (+1%)	4mo	$232,000	$203	70
607 Thornton St	0.25mi	3/2.0	1,008 (-11%)	1mo	$170,000	$169	69
239 Thurman St	0.43mi	3/1.0	1,064 (-6%)	1mo	$206,000	$194	65
1009 W Main St	0.67mi	3/1.5	1,102 (-3%)	2mo	$200,000	$181	60
261 Chota Cir	0.35mi	4/2.0 (+1)	1,275 (+12%)	3mo	$218,500	$171	56
402 Mcarthur St	0.62mi	3/2.0	1,244 (+10%)	0mo	$50,000	$40	55
252 Langley Dr	0.62mi	2/1.0 (-1)	1,176 (+4%)	1mo	$205,000	$174	55
100 Lake Terrace Dr	0.54mi	3/2.0	1,256 (+11%)	4mo	$199,000	$158	54
705 Mclemore St	0.42mi	3/1.0	1,006 (-11%)	5mo	$20,000	$20	54
712 Mclemore St	0.43mi	3/2.0	1,294 (+14%)	5mo	$230,000	$178	53

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: -15.8%
• Equity multiple: 0.44×
• Total profit: $-28,369
• Equity at exit: $26,839

10-year hold

• IRR: -7.5%
• Equity multiple: 0.53×
• Total profit: $-23,762
• Equity at exit: $15,563

Cash invested: $50,400 (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 30728

• Home prices YoY: -14.2%
• Active inventory: 218
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,480 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$137 /mo · $1,648/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $13

Break-even live

Break-even rent $1,464

Max offer price $180,000

Occupancy floor 94%

Sensitivity live

Price	-10% $115	-5% $64	+0% $13	+5% $-38	+10% $-89
Rent	-10% $-104	-5% $-45	+0% $13	+5% $72	+10% $130
Rate	-1.0pp $104	-0.5pp $59	base $13	+0.5pp $-34	+1.0pp $-81

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-05
   days on market $180,000 Active 36 DOM
2. 2026-06-03
   days on market $180,000 Active 35 DOM
3. 2026-06-02
   days on market $180,000 Active 34 DOM
4. 2026-06-01
   days on market $180,000 Active 33 DOM
5. 2026-05-31
   days on market $180,000 Active 32 DOM
6. 2026-05-30
   days on market $180,000 Active 31 DOM
7. 2026-05-13
   price $200,000 367-char remark
8. 2026-05-13
   price $205,000 367-char remark
9. 2026-04-29
   listed $215,000 New 367-char remark
10. 2024-04-15
    soldstatus $225,000
11. 2024-04-12
    soldstatus $225,000 446-char remark

    Show marketing remark (446 chars)

    Welcome to this charming 3-bed, 2-bath Lafayette home! Freshly renovated with new flooring, fixtures, lights, and paint throughout. The kitchen features stainless steel appliances. Bedrooms offer plenty of light, and both bathrooms are beautifully updated. Step onto the deck and unwind in the serene backyard. Conveniently located near shopping and restaurants, this home is perfect for all lifestyles. Don't miss out - schedule a showing today!

12. 2024-04-12
    soldstatus $225,000

    Show marketing remark (446 chars)

    Welcome to this charming 3-bed, 2-bath Lafayette home! Freshly renovated with new flooring, fixtures, lights, and paint throughout. The kitchen features stainless steel appliances. Bedrooms offer plenty of light, and both bathrooms are beautifully updated. Step onto the deck and unwind in the serene backyard. Conveniently located near shopping and restaurants, this home is perfect for all lifestyles. Don't miss out - schedule a showing today!

13. 2024-01-19
    soldstatus $123,000
14. 2024-01-17
    soldstatus $123,000
15. 2024-01-17
    soldstatus $123,000
16. 2007-04-11
    soldstatus $100,000

ⓘ 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: $1,648 · $137/mo
• Projected year-2 tax: $1,656 · $138/mo
• Expected delta: +$8/yr (+$1/mo · 0.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,762
• − Mortgage interest: −$10,083
• − Property taxes: −$1,648
• − Insurance: −$900
• − Repairs & maintenance: −$1,421
• − Management: −$1,421
• − Depreciation: −$5,236
• Taxable loss: −$2,947
• Est. tax savings @ 24.0%: +$707
• After-tax cash flow: $864/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: Walker County
• NCES district ID: 1305370
• Math proficiency: 25% ▼ -10.00%
• Reading proficiency: 29% ▼ -10.00%
• Median HH income: $39,889
• Composite: 22.74/100
• National rank: #8035
• State rank: #114 of 174 in GA

Livability — LaFayette

• Score: 61/100
• State rank: #345
• US rank: #17893

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: LaFayette, GA
• County: Walker County · 48,831 people
• City population: 18,790
• Metro: Chattanooga, TN-GA
• Population (ZIP): 18,790
• Household income: $55,455
• Rent vs Own: 26.6% rent · 73.4% own
• Severe rent burden: 233.0

Population outlook (Walker County) Hauer SSP2

• Today (2025): 66,050 people
• By 2030: 64,305 · -2.6%
• By 2040: 60,127 · -9.0%
• By 2050: 55,551 · -15.9%
• By 2075: 44,886 · -32.0%
• By 2100: 34,015 · -48.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Black 3% Hispanic / Latino 2% Asian 1%
• Common ancestry: Slovak 3% Lithuanian 2% Iranian 2%
• Foreign-born: 2% · South Korea
• Languages at home: 97% English-only · Spanish 2% Korean 1%

Political lean MEDSL · Walker

• 2024 margin: Solid R (+59.3) · D 20.1% · R 79.4%
• 2008→2024 swing: -12.5pp toward R · 2008: -46.8pp · 2024: -59.3pp
• All cycles: 2024: R+59.3 2020: R+59.3 2016: R+61.5 2012: R+50.2 2008: R+46.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.02%
• Current HPI: 271.2944
• Rent YoY: —
• Metro: Chattanooga, TN-GA
• 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

+80.0% since first listed

12 events — show timeline

• 2026-06-05 Listing Removed — GAMLS
• 2026-05-21 Price Changed $180,000 GAMLS
• 2026-05-13 Price Changed $200,000 GAMLS
• 2026-05-13 Price Changed $205,000 GAMLS
• 2026-04-29 Listed $215,000 GAMLS
• 2024-04-15 Sold (Public Records) $225,000 Public Records
• 2024-04-12 Sold (MLS) $225,000 REALTRACS as Distributed by MLS Grid
• 2024-04-12 Sold (MLS) $225,000 GCAR
• 2024-01-19 Sold (Public Records) $123,000 Public Records
• 2024-01-17 Sold (MLS) $123,000 REALTRACS as Distributed by MLS Grid
• 2024-01-17 Sold (MLS) $123,000 GCAR
• 2007-04-11 Sold (Public Records) $100,000 Public Records

Property tax history

+5.3%/yr

Latest (2024): $1,648 · +52.8% YoY. Source: county tax records.