1715 Faye Carey Rd · Danielsville, GA 30633

$325,000

4 bd · 2.0 ba · 2,128 sqft · Manufactured public records · 68 Days on market

Built 2002 5.00 ac lot $153/sqft · 12% below area Est $369k · 12% 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 +12.9/15.0
• Appreciation +10.0/10.0
• Cash flow +5.9/30.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.3/10.0
• 1% rule +0.0/10.0

Listing remarks MLS

Welcome home to this spacious open-concept retreat, perfectly designed for both everyday living and entertaining. The extra-large living room flows seamlessly into the dining area, creating a bright and inviting space with plenty of room to gather. The thoughtfully designed split floor plan offers privacy for everyone. On one side of the home, you'll find three generously sized bedrooms and a full bathroom. Tucked away on the opposite side, the primary suite serves as a private escape, complete with an ensuite bath and a walk-in closet. Step outside and enjoy the peaceful setting this property has to offer. A brand-new circular gravel driveway provides easy access and plenty of parking, while the gently flowing creek adds a touch of natural beauty. Situated on 5 private acres, this property offers the perfect blend of space, serenity, and seclusion-your own quiet slice of the countryside.

Key facts

• Walk-in closet
• Primary suite
• Ensuite bath

Tags

• EXTRA-LARGE LIVING ROOM
• PRIMARY SUITE
• ENSUITE BATH
• WALK-IN CLOSET
• CIRCULAR GRAVEL DRIVEWAY
• GENTLY FLOWING CREEK

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $325k.

Deal economics

• At list price, monthly cash flow is $-702 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (38.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (50.2% below list).
• Recommended offer: $162k (50.2% below list) — sets the bar for 1% rule.
• Cap rate 3.9% vs local median 2.3% in Danielsville — 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 71/100 on livability (#83 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 F.
• Madison County (rural): math 46% / reading 42% proficiency, ranked #29 of 174 in GA (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ila Elementary School (math 67% / reading 55%, grade B, #118 of 1,228 statewide, top 10%, 437 students, 49% FRL); Madison County Middle School (math 45% / reading 42%, grade D, #114 of 470 statewide, top 24%, 1,174 students, 58% FRL); Madison County High School (math 30% / reading 38%, grade F, #93 of 424 statewide, top 23%, 1,436 students, 49% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: 63 active listings in the ZIP; 189 units permitted in Madison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $35k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y 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 $70k; list at $325k implies a 364% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $161,689 (50.2% 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 68 days. Have you received any prior offers? Is the seller open to a 50% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 0.50% ✗
• Cap rate: 3.95%
• Cash-on-cash: -8.38%
• DSCR: 0.63
• GRM: 16.8

CMA / ARV

• ARV (median comp): $369,375
• List price: $325,000
• Delta: -12.01%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.8%
• Equity multiple: 2.45×
• Total profit: $132,139
• Equity at exit: $292,786

10-year hold

• IRR: 16.7%
• Equity multiple: 5.66×
• Total profit: $424,022
• Equity at exit: $631,404

Cash invested: $91,000 (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 30633

• Home prices YoY: 4.0%
• Active inventory: 63
• Price-to-rent: 16.8×

Monthly cashflow live

• Estimated rent: $1,617 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$73 /mo · $880/yr
• Insurance: −$135
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $-702

Break-even live

Break-even rent $2,506

Max offer price $200,948

Occupancy floor —

Sensitivity live

Price	-10% $-518	-5% $-610	+0% $-702	+5% $-794	+10% $-886
Rent	-10% $-830	-5% $-766	+0% $-702	+5% $-638	+10% $-574
Rate	-1.0pp $-539	-0.5pp $-620	base $-702	+0.5pp $-786	+1.0pp $-872

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-22
   days on market $325,000 Active 68 DOM
2. 2026-06-19
   statusdays on market $325,000 Active 66 DOM
3. 2026-06-18
   days on market $325,000 Price Change 65 DOM
4. 2026-06-17
   days on market $325,000 Price Change 64 DOM
5. 2026-06-16
   pricestatus $325,000 Price Change 63 DOM
6. 2026-06-16
   days on market $330,000 Active 63 DOM
7. 2026-06-15
   days on market $330,000 Active 62 DOM
8. 2026-06-14
   days on market $330,000 Active 60 DOM
9. 2026-06-13
   days on market $330,000 Active 59 DOM
10. 2026-06-10
    days on market $330,000 Active 57 DOM
11. 2026-06-09
    days on market $330,000 Active 56 DOM
12. 2026-06-08
    days on market $330,000 Active 55 DOM
13. 2026-06-07
    days on market $330,000 Active 54 DOM
14. 2026-06-02
    days on market $330,000 Active 49 DOM
15. 2026-06-01
    days on market $330,000 Active 48 DOM
16. 2026-05-31
    days on market $330,000 Active 47 DOM
17. 2026-05-30
    days on market $330,000 Active 46 DOM
18. 2026-03-24
    listed $330,000 New 901-char remark

    Show marketing remark (901 chars)

    Welcome home to this spacious open-concept retreat, perfectly designed for both everyday living and entertaining. The extra-large living room flows seamlessly into the dining area, creating a bright and inviting space with plenty of room to gather. The thoughtfully designed split floor plan offers privacy for everyone. On one side of the home, you'll find three generously sized bedrooms and a full bathroom. Tucked away on the opposite side, the primary suite serves as a private escape, complete with an ensuite bath and a walk-in closet. Step outside and enjoy the peaceful setting this property has to offer. A brand-new circular gravel driveway provides easy access and plenty of parking, while the gently flowing creek adds a touch of natural beauty. Situated on 5 private acres, this property offers the perfect blend of space, serenity, and seclusion-your own quiet slice of the countryside.

19. 2026-01-08
    soldstatus $70,000
20. 2008-12-08
    soldstatus $40,100
21. 2006-11-29
    soldstatus $39,900
22. 2006-09-22
    listed $39,900

ⓘ 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: $880 · $73/mo
• Projected year-2 tax: $2,990 · $249/mo
• Expected delta: +$2,110/yr (+$176/mo · 239.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,403
• − Mortgage interest: −$18,205
• − Property taxes: −$880
• − Insurance: −$2,422
• − Repairs & maintenance: −$1,552
• − Management: −$1,552
• − Depreciation: −$9,455
• Taxable loss: −$14,664
• Est. tax savings @ 24.0%: +$3,519
• After-tax cash flow: $-4,907/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: Madison County
• NCES district ID: 1303480
• Math proficiency: 46% ▼ -10.00%
• Reading proficiency: 42% ▼ -9.00%
• Median HH income: $43,465
• Composite: 37.21/100
• National rank: #4469
• State rank: #29 of 174 in GA

Livability — Danielsville

• Score: 71/100
• State rank: #83
• US rank: #7029

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,706

Population outlook (Madison County) Hauer SSP2

• Today (2025): 28,986 people
• By 2030: 28,972 · +-0.0%
• By 2040: 28,711 · -0.9%
• By 2050: 28,282 · -2.4%
• By 2075: 28,346 · -2.2%
• By 2100: 28,189 · -2.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 11% Hispanic / Latino 8%
• Common ancestry: Serbian 2% Italian 1% Iranian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Madison

• 2024 margin: Solid R (+54.8) · D 22.4% · R 77.2%
• 2008→2024 swing: -8.4pp toward R · 2008: -46.4pp · 2024: -54.8pp
• All cycles: 2024: R+54.8 2020: R+53.0 2016: R+56.7 2012: R+53.8 2008: R+46.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.65%
• Current HPI: 274.92
• 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

+727.1% since first listed

5 events — show timeline

• 2026-03-24 Listed $330,000 GAMLS
• 2026-01-08 Sold (Public Records) $70,000 Public Records
• 2008-12-08 Sold (Public Records) $40,100 Public Records
• 2006-11-29 Sold (MLS) $39,900 Hive MLS
• 2006-09-22 Listed $39,900 Hive MLS

Property tax history

+5.2%/yr

Latest (2025): $880 · +0.0% YoY. Source: county tax records.