415 Magnolia St · LaFayette, GA 30728

$170,000

3 bd · 1.0 ba · 1,036 sqft · SingleFamily public records · 21 Days on market

Built 1987 0.29 ac lot Est $175k · 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 +15.7/30.0
• ARV discount +8.8/15.0
• DSCR +4.8/10.0
• 1% rule +3.5/10.0
• 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

Perfect Starter Home or Investment property located right off downtown Lafayette. Cozy country front porch with plenty of parking. 3 bedroom/1 bath nice level yard on a corner lot. Appointment required for showings.

Key facts

• Level yard
• Investment property
• Corner lot

Tags

• INVESTMENT PROPERTY
• COUNTRY FRONT PORCH
• LEVEL YARD
• CORNER LOT

Property features AI

Exterior

• Parking: Driveway with room for 3 vehicles; Open parking available
• Utilities: Public water; Public sewer; 110-volt electric service; Cable available; Phone service available; Electricity available
• Home design: One-level home
• Construction: Built with block foundation; Other construction materials; Other roof
• Exterior features: Private yard; Covered front porch

Interior

• Kitchen: Electric oven and range; Refrigerator; Country-style kitchen with cabinets and other surfaces
• Bedrooms: 3 bedrooms on the main level; Master bedroom on main
• Flooring: Hardwood flooring; Laminate flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High speed internet; No shared/common walls
• Laundry & utility: Laundry area located in the kitchen; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $74 ($887/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 $144k (15.0% below list).
• Recommended offer: $144k (15.0% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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+, amenities F, commute 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.
• Zoned schools: Gilbert Elementary School (math 22% / reading 22%, grade F, #810 of 1,228 statewide, top 69%, 508 students, 80% FRL); Lafayette Middle School (math 23% / reading 27%, grade F, #291 of 470 statewide, top 64%, 575 students, 77% FRL); Lafayette High School (math 5% / reading 15%, grade F, #353 of 424 statewide, top 86%, 1,164 students, 62% FRL).
• Market conditions: 221 active listings in the ZIP; 347 units permitted in Walker County in 2024 (24 in 5+ unit buildings).
• This rent runs 31% 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 21 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 $145k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,436 (15.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.85% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.86%
• DSCR: 1.08
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $175,084
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
705 Mclemore St	0.21mi	3/1.0	1,006 (-3%)	5mo	$20,000	$20	81
306 Cedar St	0.23mi	3/1.0	1,074 (+4%)	3mo	$174,368	$162	81
239 Thurman St	0.41mi	3/1.0	1,064 (+3%)	1mo	$206,000	$194	76
607 Thornton St	0.44mi	3/2.0	1,008 (-3%)	1mo	$170,000	$169	70
205 Cavender St	0.34mi	2/2.0 (-1)	1,050 (+1%)	5mo	$199,900	$190	69
1009 W Main St	0.50mi	3/1.5	1,102 (+6%)	2mo	$200,000	$181	63
13 N Steele St	0.55mi	2/1.0 (-1)	1,054 (+2%)	5mo	$50,000	$47	63
703 Bomar St	0.52mi	3/1.0	960 (-7%)	3mo	$180,000	$188	61
206 Glenn St	0.41mi	3/1.0	1,144 (+10%)	5mo	$180,000	$157	59
301 Cedar St	0.24mi	2/1.5 (-1)	1,160 (+12%)	6mo	$178,000	$153	57
1103 Sisemore St	0.60mi	3/1.5	984 (-5%)	7mo	$155,000	$158	56
216 Thurman St	0.38mi	2/2.0 (-1)	1,144 (+10%)	4mo	$232,000	$203	52

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: -13.4%
• Equity multiple: 0.52×
• Total profit: $-22,883
• Equity at exit: $25,348

10-year hold

• IRR: -4.5%
• Equity multiple: 0.70×
• Total profit: $-14,042
• Equity at exit: $14,698

Cash invested: $47,600 (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: 221
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,444 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$105 /mo · $1,257/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $74

Break-even live

Break-even rent $1,351

Max offer price $170,000

Occupancy floor 90%

Sensitivity live

Price	-10% $170	-5% $122	+0% $74	+5% $26	+10% $-22
Rent	-10% $-40	-5% $17	+0% $74	+5% $131	+10% $188
Rate	-1.0pp $160	-0.5pp $117	base $74	+0.5pp $30	+1.0pp $-15

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $170,000 Active 21 DOM
2. 2026-06-18
   days on market $170,000 Active 18 DOM
3. 2026-06-17
   days on market $170,000 Active 17 DOM
4. 2026-06-16
   days on market $170,000 Active 16 DOM
5. 2026-06-15
   days on market $170,000 Active 15 DOM
6. 2026-06-14
   days on market $170,000 Active 13 DOM
7. 2026-06-13
   days on market $170,000 Active 12 DOM
8. 2026-06-10
   days on market $170,000 Active 10 DOM
9. 2026-06-09
   days on market $170,000 Active 9 DOM
10. 2026-06-08
    days on market $170,000 Active 8 DOM
11. 2026-06-07
    days on market $170,000 Active 7 DOM
12. 2026-06-05
    days on market $170,000 Active 4 DOM
13. 2026-06-03
    days on market $170,000 Active 3 DOM
14. 2026-06-02
    days on market $170,000 Active 2 DOM
15. 2026-05-31
    statusdays on marketlisting id $170,000 Active 1 DOM
16. 2026-05-31
    days on market $170,000 New 5 DOM
17. 2026-05-30
    days on market $170,000 New 4 DOM
18. 2026-05-26
    listed $170,000 Active
19. 2026-05-12
    listed $170,000 New 215-char remark

    Show marketing remark (215 chars)

    Perfect Starter Home or Investment property located right off downtown Lafayette. Cozy country front porch with plenty of parking. 3 bedroom/1 bath nice level yard on a corner lot. Appointment required for showings.

20. 2024-02-02
    soldstatus $145,000
21. 2024-01-30
    soldstatus $145,000 Closed 246-char remark

    Show marketing remark (246 chars)

    This home could be perfect for a first time homebuyer or an investor looking for a rental property to add to their portfolio. Don't miss out on your opportunity to make it you own! Showings begin 12/27/23. Open House on 12/30/23 from 2-4 PM.

22. 2024-01-30
    soldstatus $145,000 Sold

    Show marketing remark (246 chars)

    This home could be perfect for a first time homebuyer or an investor looking for a rental property to add to their portfolio. Don't miss out on your opportunity to make it you own! Showings begin 12/27/23. Open House on 12/30/23 from 2-4 PM.

23. 2023-12-31
    historical Contingent 246-char remark

    Show marketing remark (246 chars)

    This home could be perfect for a first time homebuyer or an investor looking for a rental property to add to their portfolio. Don't miss out on your opportunity to make it you own! Showings begin 12/27/23. Open House on 12/30/23 from 2-4 PM.

24. 2023-12-31
    status Under Contract

    Show marketing remark (246 chars)

    This home could be perfect for a first time homebuyer or an investor looking for a rental property to add to their portfolio. Don't miss out on your opportunity to make it you own! Showings begin 12/27/23. Open House on 12/30/23 from 2-4 PM.

25. 2023-12-27
    listed $139,000 Active 246-char remark

    Show marketing remark (246 chars)

    This home could be perfect for a first time homebuyer or an investor looking for a rental property to add to their portfolio. Don't miss out on your opportunity to make it you own! Showings begin 12/27/23. Open House on 12/30/23 from 2-4 PM.

26. 2023-12-06
    listed $139,000 New
27. 2020-06-18
    soldstatus $150,000

ⓘ 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: $1,257 · $105/mo
• Projected year-2 tax: $1,564 · $130/mo
• Expected delta: +$307/yr (+$26/mo · 24.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $17,332
• − Mortgage interest: −$9,523
• − Property taxes: −$1,257
• − Insurance: −$850
• − Repairs & maintenance: −$1,387
• − Management: −$1,387
• − Depreciation: −$4,945
• Taxable loss: −$2,016
• Est. tax savings @ 24.0%: +$484
• After-tax cash flow: $1,371/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

+13.3% since first listed

10 events — show timeline

• 2026-05-26 Listed $170,000 FMLS
• 2026-05-12 Listed $170,000 GAMLS
• 2024-02-02 Sold (Public Records) $145,000 Public Records
• 2024-01-30 Sold (MLS) $145,000 GAMLS
• 2024-01-30 Sold (MLS) $145,000 GCAR
• 2023-12-31 Contingent — GCAR
• 2023-12-31 Pending — GAMLS
• 2023-12-27 Listed $139,000 GCAR
• 2023-12-06 Listed $139,000 GAMLS
• 2020-06-18 Sold (Public Records) $150,000 Public Records

Property tax history

+9.0%/yr

Latest (2025): $1,257 · +35.9% YoY. Source: county tax records.