325 Fern Valley Trl · Clarkesville, GA 30523

$250,000

3 bd · 2.0 ba · 1,890 sqft · SingleFamily public records · 30 Days on market

Built 2001 1.97 ac lot

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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 +9.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.8/10.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0

Listing remarks

Nestled on nearly 2 peaceful acres in the north end of Habersham, this spacious 4 bedroom, 2 bath home offers endless possibilities indoors and out. Inside you'll find plenty of room to spread out with a large living room, separate den area, dining room, spacious kitchen and laundry room. Outside, the property really shines, featuring mature muscadine vines, a green house, garden spot, multiple outbuildings for storage or hobbies plus a small creek! This property is a great opportunity to have a working homestead or just a quiet place to enjoy the outdoors. * Additional acreage available to purchase as well *

Key facts

• Green house
• Garden spot
• Small creek

Tags

• MATURE MUSCADINE VINES
• GREEN HOUSE
• GARDEN SPOT
• MULTIPLE OUTBUILDINGS
• SMALL CREEK

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: No designated parking listed
• Utilities: Well water; Septic tank sewer; Phone service available
• Home design: Manufactured single-family residence; One level; Resale property
• Construction: Built in 2001; Vinyl siding; Composition roof; Manufactured house structure
• Exterior features: Lot just under 2 acres; Lot features described as Other

Interior

• Kitchen: No built-in appliances listed
• Bedrooms: 4 bedrooms (all on the main level)
• Flooring: Vinyl flooring; Other flooring types
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Electric central heating; Central electric air conditioning
• Interior features: Den; Mud room; Crawl space basement; Two fireplaces
• Laundry & utility: Laundry area in mud room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-196 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (13.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (34.7% below list).
• Recommended offer: $163k (34.7% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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: 291 active listings in the ZIP; 215 units permitted in Habersham County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k 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 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $75k; list at $250k implies a 234% gain — meaningful room to come down on a strong offer.

Recommended offer $163,235 (34.7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.65% ✗
• Cap rate: 5.35%
• Cash-on-cash: -3.37%
• DSCR: 0.85
• GRM: 12.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -0.3%
• Equity multiple: 0.99×
• Total profit: $-1,008
• Equity at exit: $92,745

10-year hold

• IRR: 4.2%
• Equity multiple: 1.55×
• Total profit: $38,222
• Equity at exit: $129,189

Cash invested: $70,000 (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 30523

• Home prices YoY: 0.5%
• Active inventory: 291
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $1,632 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$71 /mo · $850/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $-196

Break-even live

Break-even rent $1,881

Max offer price $215,291

Occupancy floor —

Sensitivity live

Price	-10% $-55	-5% $-126	+0% $-196	+5% $-267	+10% $-338
Rent	-10% $-325	-5% $-261	+0% $-196	+5% $-132	+10% $-68
Rate	-1.0pp $-71	-0.5pp $-133	base $-196	+0.5pp $-261	+1.0pp $-327

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $250,000 Active 30 DOM
2. 2026-06-19
   days on market $250,000 Active 28 DOM
3. 2026-06-18
   days on market $250,000 Active 27 DOM
4. 2026-06-17
   days on market $250,000 Active 26 DOM
5. 2026-06-16
   days on market $250,000 Active 25 DOM
6. 2026-06-15
   days on market $250,000 Active 24 DOM
7. 2026-06-14
   days on market $250,000 Active 22 DOM
8. 2026-06-12
   days on market $250,000 Active 21 DOM
9. 2026-06-09
   days on market $250,000 Active 18 DOM
10. 2026-06-08
    days on market $250,000 Active 17 DOM
11. 2026-06-07
    days on market $250,000 Active 16 DOM
12. 2026-06-07
    statusdays on market $250,000 Active 15 DOM
13. 2026-06-02
    days on market $250,000 New 11 DOM
14. 2026-06-01
    days on market $250,000 New 10 DOM
15. 2026-05-31
    days on market $250,000 New 9 DOM
16. 2026-05-31
    days on market $250,000 New 8 DOM
17. 2026-05-15
    listed $250,000 New
18. 2005-01-05
    soldstatus $74,900
19. 2003-05-01
    soldstatus $1,000
20. 2002-08-01
    soldstatus $9,800

ⓘ 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: $850 · $71/mo
• Projected year-2 tax: $2,300 · $192/mo
• Expected delta: +$1,450/yr (+$121/mo · 170.6%)

ⓘ 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 4/10 Moderate 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,588
• − Mortgage interest: −$14,004
• − Property taxes: −$850
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,567
• − Management: −$1,567
• − Depreciation: −$7,273
• Taxable loss: −$6,923
• Est. tax savings @ 24.0%: +$1,661
• After-tax cash flow: $-696/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

• 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

+2451.0% since first listed

4 events — show timeline

• 2026-05-15 Listed $250,000 GAMLS
• 2005-01-05 Sold (Public Records) $74,900 Public Records
• 2003-05-01 Sold (Public Records) $1,000 Public Records
• 2002-08-01 Sold (Public Records) $9,800 Public Records

Property tax history

+5.8%/yr

Latest (2025): $850 · +21.6% YoY. Source: county tax records.