24 Taylor Valley Rd · Clayton, GA 30525

$335,000

3 bd · 2.0 ba · 1,371 sqft · SingleFamily public records · 26 Days on market

Built 1990 0.77 ac lot $244/sqft · 9% below area Est $372k · 10% under

---

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 +12.0/15.0
• Cash flow +8.8/30.0
• Appreciation +5.3/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.4/10.0

Listing remarks

Welcome home to your charming mountain retreat in the heart of North Georgia! This charming 3-bedroom, 2-bathroom single-family home sits on a spacious 0.77-acre lot and offers a comfortable living space. Built in 1990 by the current owners and has been well maintained and loved by them ever since. The home features a practical layout with generous natural light and easy flow throughout. The lot provides plenty of room behind the house to create outdoor space to enjoy! Located in a desirable area, you're just minutes from downtown Clayton, Lake Burton, hiking trails, waterfalls, and all the outdoor adventures the North Georgia mountains have to offer. Whether you're looking for a full-time

Key facts

• 0.77 acre lot
• Garage
• Built 1990

Property features AI

Finance

• Other: Corner, level to sloped lot of about 0.77 acre; Located in the Willow Creek subdivision
• HOA & community: No HOA; no association fees

Exterior

• Parking: Attached garage; Guest parking
• Utilities: Public water; Septic tank; Electricity available; Propane available; Cable available; High-speed internet available; Phone service available
• Home design: Single-family residence; One story; House; Resale property
• Construction: Built in 1990; Wood siding; Composition roof; Crawl space foundation
• Exterior features: Front porch

Interior

• Kitchen: Dishwasher; Refrigerator; Gas water heater
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Walk-in closets; Sun room; Mud room
• Laundry & utility: Washer; Dryer; Laundry located in mud room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-274 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $287k (14.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (35.5% below list).
• Recommended offer: $216k (35.5% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.6% 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, amenities F, commute 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.
• Zoned schools: Rabun County Elementary School (math 37% / reading 42%, grade F, #435 of 1,228 statewide, top 37%, 660 students, 58% FRL); Rabun County Middle School (math 47% / reading 46%, grade D+, #94 of 470 statewide, top 20%, 342 students, 59% FRL); Rabun County High School (math 57% / reading 47%, grade D+, #26 of 424 statewide, top 6%, 653 students, 48% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: 264 active listings in the ZIP; 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.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $335k implies a 3250% 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 $215,966 (35.5% 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. 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: 0.64% ✗
• Cap rate: 5.31%
• Cash-on-cash: -3.50%
• DSCR: 0.84
• GRM: 12.9

CMA / ARV

• ARV (median comp): $372,400
• List price: $335,000
• Delta: -10.04%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -3.6%
• Equity multiple: 0.82×
• Total profit: $-16,583
• Equity at exit: $108,777

10-year hold

• IRR: 1.7%
• Equity multiple: 1.20×
• Total profit: $18,951
• Equity at exit: $140,328

Cash invested: $93,800 (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: 264
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $2,160 medium
• Mortgage (P&I): −$1,757
• Tax from tax record: −$83 /mo · $1,000/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $-274

Break-even live

Break-even rent $2,506

Max offer price $286,677

Occupancy floor —

Sensitivity live

Price	-10% $-84	-5% $-179	+0% $-274	+5% $-368	+10% $-463
Rent	-10% $-444	-5% $-359	+0% $-274	+5% $-188	+10% $-103
Rate	-1.0pp $-105	-0.5pp $-188	base $-274	+0.5pp $-360	+1.0pp $-449

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-02
   status $335,000 Under Contract 26 DOM
2. 2026-06-01
   days on market $335,000 Active Under Contract 26 DOM
3. 2026-05-31
   days on market $335,000 Active Under Contract 25 DOM
4. 2026-05-31
   days on market $335,000 Active Under Contract 24 DOM
5. 2026-05-07
   listed $335,000 New 820-char remark
6. 2026-05-06
   historical $335,000 820-char remark
7. 1988-04-01
   soldstatus $10,000

ⓘ 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: $1,000 · $83/mo
• Projected year-2 tax: $3,082 · $257/mo
• Expected delta: +$2,082/yr (+$174/mo · 208.3%)

ⓘ 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 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,916
• − Mortgage interest: −$18,765
• − Property taxes: −$1,000
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,073
• − Management: −$2,073
• − Depreciation: −$9,745
• Taxable loss: −$9,416
• Est. tax savings @ 24.0%: +$2,260
• After-tax cash flow: $-1,023/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

+3250.0% since first listed

5 events — show timeline

• 2026-06-02 Pending — GAMLS
• 2026-05-23 Contingent — GAMLS
• 2026-05-07 Listed $335,000 GAMLS
• 2026-05-06 Coming Soon $335,000 GAMLS
• 1988-04-01 Sold (Public Records) $10,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $1,000 · -1.8% YoY. Source: county tax records.