574 Bachelors Button Dr · Clayton, GA 30525

$360,000

3 bd · 2.0 ba · 2,120 sqft · SingleFamily public records · 69 Days on market

Built 1985 0.52 ac lot $170/sqft · 14% below area Est $418k · 14% under

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Why this score? — see what drove the C+ 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 +20.4/30.0
• ARV discount +13.7/15.0
• DSCR +6.5/10.0
• Appreciation +5.3/10.0
• 1% rule +4.2/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Experience the best of both worlds: Mountain life and City life!!!! This 3 bedroom 2 bathroom home is located in the middle of Clayton Ga and is close to Heavens Landing. Enjoy spectacular mountain top views reaching to the Carolinas. This home is nestled in the highly sought after Screamer Mountain and just moments away from shopping and dining. You will be in an excellent school system and only 10 minutes away from the school where elementary, middle and highschool all share a campus. The home has a brand new HVAC system installed October 2024. It also features a screened in porch where you can enjoy the views without worries. Lot 239 also is included with the property and is located across the private drive. This is one of the most sought after location for Airbnb travelers. Don't miss out on this awesome property!!! Come schedule your visit now.

Key facts

• Screened in porch
• Mountain top views
• Close to dining

Tags

• MOUNTAIN TOP VIEWS
• SCREENED IN PORCH
• CLOSE TO SHOPPING
• CLOSE TO DINING
• EXCELLENT SCHOOL SYSTEM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $470 ($6k/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 $332k (7.8% below list).
• Recommended offer: $332k (7.8% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 3.7% in Clayton — 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 66/100 on livability (#197 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: crime D, schools F, amenities F.
• Rabun County (rural): math 42% / reading 44% proficiency, ranked #37 of 174 in GA (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 260 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 147 units permitted in Rabun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($2k loan paydown + $2k appreciation (0.7% local appreciation)).
• Rabun County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.7% appreciation + 3.0% rent growth), your $101k cash investment doubles in ~8 years — after that, you're playing with house money.
• 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 69 days — a 6% lower offer ($338k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 5y 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 $86k; list at $360k implies a 317% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $331,743 (7.8% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.92% ✗
• Cap rate: 7.86%
• Cash-on-cash: 5.60%
• DSCR: 1.25
• GRM: 9.0

CMA / ARV

• ARV (median comp): $418,045
• List price: $360,000
• Delta: -13.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41 Ginger Ln	0.31mi	2/2.5 (-1)	1,884 (-11%)	3mo	$325,000	$173	58
233 Orchid Trl	0.23mi	2/2.0 (-1)	1,920 (-9%)	13mo	$415,000	$216	57
63 Maple Ridge Trl	0.61mi	3/2.5	2,200 (+4%)	9mo	$500,000	$227	56
235 Orchid Trl	0.22mi	4/3.0 (+1)	2,240 (+6%)	22mo	$409,000	$183	53
1617 Warwoman Rd	0.33mi	3/1.0	1,809 (-15%)	7mo	$312,500	$173	50
233 Eastview	0.70mi	4/2.5 (+1)	2,400 (+13%)	12mo	$610,000	$254	28

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

Projected returns pro-forma

0.68% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.2%
• Equity multiple: 1.31×
• Total profit: $30,867
• Equity at exit: $116,894

10-year hold

• IRR: 10.6%
• Equity multiple: 2.25×
• Total profit: $125,535
• Equity at exit: $150,801

Cash invested: $100,800 (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 30525

• Home prices YoY: 0.2%
• Active inventory: 260
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $3,317 medium
• Mortgage (P&I): −$1,888
• Tax from tax record: −$113 /mo · $1,355/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$697
• Net cashflow: $470

Break-even live

Break-even rent $2,722

Max offer price $360,000

Occupancy floor 81%

Sensitivity live

Price	-10% $674	-5% $572	+0% $470	+5% $368	+10% $266
Rent	-10% $208	-5% $339	+0% $470	+5% $601	+10% $732
Rate	-1.0pp $651	-0.5pp $562	base $470	+0.5pp $377	+1.0pp $282

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
233 Orchid Trl Clayton, GA	3.0	2.0	1920	$3,500	$1.82	24d	1	0.26mi
122 Cannon St Clayton, GA	3.0	2.0	1650	$3,250	$1.97	15d	1	0.97mi
38 Bulldog Ln Clayton, GA	2.0	2.0	2030	$2,500	$1.23	24d	1	1.37mi

Listing history 37 events

1. 2026-06-15
   days on market $360,000 Active 69 DOM
2. 2026-06-13
   days on market $360,000 Active 67 DOM
3. 2026-06-12
   days on market $360,000 Active 66 DOM
4. 2026-06-09
   days on market $360,000 Active 63 DOM
5. 2026-06-08
   days on market $360,000 Active 62 DOM
6. 2026-06-07
   days on market $360,000 Active 61 DOM
7. 2026-06-07
   days on market $360,000 Active 60 DOM
8. 2026-06-04
   days on market $360,000 Active 57 DOM
9. 2026-06-02
   days on market $360,000 Active 56 DOM
10. 2026-06-01
    days on market $360,000 Active 55 DOM
11. 2026-05-31
    days on market $360,000 Active 54 DOM
12. 2026-05-31
    days on market $360,000 Active 53 DOM
13. 2026-04-07
    listed $360,000 New 864-char remark

    Show marketing remark (910 chars)

    Experience the best of both worlds: Mountain life and City life!!!! This 3 bedroom 2 bathroom home is located in the middle of Clayton Ga and is close to Heavens Landing. Enjoy spectacular mountain top views reaching to the Carolinas. This home is nestled in the highly sought after Screamer Mountain and just moments away from shopping and dining. You will be in an excellent school system and only 10 minutes away from the school where elementary, middle and highschool all share a campus. The home has a brand new HVAC system installed October 2024 as well as a brand new septic installed in 2026! It also features a screened in porch where you can enjoy the views without worries. Lot 239 also is included with the property and is located across the private drive. This is one of the most sought after location for Airbnb travelers. Don't miss out on this awesome property!!! Come schedule your visit now.

14. 2026-04-07
    listed $360,000 Active 910-char remark

    Show marketing remark (910 chars)

    Experience the best of both worlds: Mountain life and City life!!!! This 3 bedroom 2 bathroom home is located in the middle of Clayton Ga and is close to Heavens Landing. Enjoy spectacular mountain top views reaching to the Carolinas. This home is nestled in the highly sought after Screamer Mountain and just moments away from shopping and dining. You will be in an excellent school system and only 10 minutes away from the school where elementary, middle and highschool all share a campus. The home has a brand new HVAC system installed October 2024 as well as a brand new septic installed in 2026! It also features a screened in porch where you can enjoy the views without worries. Lot 239 also is included with the property and is located across the private drive. This is one of the most sought after location for Airbnb travelers. Don't miss out on this awesome property!!! Come schedule your visit now.

15. 2026-03-31
    historical
16. 2026-03-31
    historical
17. 2025-12-10
    status Back On Market
18. 2025-12-10
    status Active
19. 2025-11-10
    historical On Hold
20. 2025-10-06
    listed $360,000 New
21. 2025-10-06
    listed $360,000 Active
22. 2025-09-30
    historical
23. 2025-09-30
    historical
24. 2025-08-08
    listed $360,000 Active
25. 2025-08-08
    listed $360,000 New
26. 2025-08-06
    historical
27. 2025-08-06
    historical
28. 2025-05-07
    listed $365,000 New
29. 2025-05-07
    listed $365,000 Active
30. 2025-05-03
    historical
31. 2025-05-03
    historical
32. 2025-02-03
    listed $365,000 Active
33. 2025-02-03
    listed $365,000 New
34. 2021-08-19
    historical
35. 2021-07-22
    listed $250,000 New
36. 1999-10-01
    soldstatus $86,300
37. 1996-07-01
    soldstatus $108,000

ⓘ 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: $1,355 · $113/mo
• Projected year-2 tax: $3,312 · $276/mo
• Expected delta: +$1,957/yr (+$163/mo · 144.5%)

ⓘ 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 3/10 Moderate 4 d/yr ≥100°F today · 10 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,809
• − Mortgage interest: −$20,166
• − Property taxes: −$1,355
• − Insurance: −$1,800
• − Repairs & maintenance: −$3,185
• − Management: −$3,185
• − Depreciation: −$10,473
• Taxable loss: −$353
• Est. tax savings @ 24.0%: +$85
• After-tax cash flow: $5,725/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: Rabun County
• NCES district ID: 1304320
• Math proficiency: 42% ▼ -17.00%
• Reading proficiency: 44% ▼ -4.00%
• Median HH income: $35,980
• Composite: 35.64/100
• National rank: #4882
• State rank: #37 of 174 in GA

Livability — Clayton

• Score: 66/100
• State rank: #197
• US rank: #12208

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,265

Population outlook (Rabun County) Hauer SSP2

• Today (2025): 16,227 people
• By 2030: 16,000 · -1.4%
• By 2040: 15,213 · -6.2%
• By 2050: 13,974 · -13.9%
• By 2075: 10,717 · -34.0%
• By 2100: 7,824 · -51.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 8% Two or more races 8%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Serbian 4% Slovak 3% Romanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 8% Other Indo-European 1%

Political lean MEDSL · Rabun

• 2024 margin: Solid R (+56.9) · D 21.3% · R 78.2%
• 2008→2024 swing: -11.0pp toward R · 2008: -45.9pp · 2024: -56.9pp
• All cycles: 2024: R+56.9 2020: R+57.4 2016: R+60.9 2012: R+56.4 2008: R+45.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.68%
• Current HPI: 310.5456
• 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

+233.3% since first listed

25 events — show timeline

• 2026-04-07 Listed $360,000 FMLS
• 2026-04-07 Listed $360,000 GAMLS
• 2026-03-31 Listing Removed — FMLS
• 2026-03-31 Listing Removed — GAMLS
• 2025-12-10 Relisted — GAMLS
• 2025-12-10 Relisted — FMLS
• 2025-11-10 Delisted — GAMLS
• 2025-10-06 Listed $360,000 FMLS
• 2025-10-06 Listed $360,000 GAMLS
• 2025-09-30 Listing Removed — GAMLS
• 2025-09-30 Listing Removed — FMLS
• 2025-08-08 Listed $360,000 GAMLS
• 2025-08-08 Listed $360,000 FMLS
• 2025-08-06 Listing Removed — FMLS
• 2025-08-06 Listing Removed — GAMLS
• 2025-05-07 Listed $365,000 FMLS
• 2025-05-07 Listed $365,000 GAMLS
• 2025-05-03 Listing Removed — GAMLS
• 2025-05-03 Listing Removed — FMLS
• 2025-02-03 Listed $365,000 GAMLS
• 2025-02-03 Listed $365,000 FMLS
• 2021-08-19 Listing Removed — GAMLS
• 2021-07-22 Listed $250,000 GAMLS
• 1999-10-01 Sold (Public Records) $86,300 Public Records
• 1996-07-01 Sold (Public Records) $108,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,355 · +1.0% YoY. Source: county tax records.