1004 Crow Gap Rd · LaFayette, GA 30707

$85,000

1 bd · 2.0 ba · 864 sqft · SingleFamily public records · 1 Days on market

Built 1967 1.42 ac lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• 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

Calling all builders and investors! Incredible opportunity to complete this partially constructed home situated on approximately 1.4 acres with beautiful mountain views and peaceful country surroundings. Planned for 2,208+/- sq ft, this property offers the chance to finish and customize to your style and needs. Survey on file with water and electric available at the road. Property will require a new septic system. Existing outbuilding needs a new roof but has additional storage or workspace potential. There is a well house on the property, not operational at this time. Enjoy the privacy of country living while taking in scenic mountain views from your future dream home!

Key facts

• Workspace potential
• Country surroundings
• Existing outbuilding

Tags

• APPROXIMATELY 1.42 ACRES
• MOUNTAIN VIEWS
• COUNTRY SURROUNDINGS
• EXISTING OUTBUILDING
• ADDITIONAL STORAGE
• WORKSPACE POTENTIAL

Property features AI

Finance

• Other: Property type: Residential, single-family; Lot size approximately 1.42 acres; Structure type: House

Exterior

• Parking: Off-street parking
• Utilities: Electricity available; Water available (public and well noted; see remarks); No sewer service listed
• Home design: Single-family residence; House with two levels; Entry level not specified; Facing direction not specified
• Construction: Built with other construction materials; Block and slab foundation; Other roof type
• Exterior features: Outbuilding on the property; Gentle sloping lot with views; Paved, county-maintained road frontage

Interior

• Flooring: No flooring details provided
• Heating & cooling: No heating; No cooling
• Interior features: No notable interior features listed; Has view

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $467 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 12.9% 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: 160 active listings in the ZIP; 347 units permitted in Walker County in 2024 (24 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,000

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.44% ✓
• Cap rate: 12.89%
• Cash-on-cash: 23.56%
• DSCR: 2.05
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 16.6%
• Equity multiple: 1.67×
• Total profit: $15,949
• Equity at exit: $12,674

10-year hold

• IRR: 25.2%
• Equity multiple: 3.19×
• Total profit: $52,066
• Equity at exit: $7,349

Cash invested: $23,800 (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 30707

• Home prices YoY: -18.9%
• Active inventory: 160
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,227 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$21 /mo · $252/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $467

Break-even live

Break-even rent $636

Max offer price $85,000

Occupancy floor 57%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-17
   status Under Contract 679-char remark

   Show marketing remark (679 chars)

   Calling all builders and investors! Incredible opportunity to complete this partially constructed home situated on approximately 1.4 acres with beautiful mountain views and peaceful country surroundings. Planned for 2,208+/- sq ft, this property offers the chance to finish and customize to your style and needs. Survey on file with water and electric available at the road. Property will require a new septic system. Existing outbuilding needs a new roof but has additional storage or workspace potential. There is a well house on the property, not operational at this time. Enjoy the privacy of country living while taking in scenic mountain views from your future dream home!

2. 2026-05-17
   status Pending 679-char remark

   Show marketing remark (679 chars)

   Calling all builders and investors! Incredible opportunity to complete this partially constructed home situated on approximately 1.4 acres with beautiful mountain views and peaceful country surroundings. Planned for 2,208+/- sq ft, this property offers the chance to finish and customize to your style and needs. Survey on file with water and electric available at the road. Property will require a new septic system. Existing outbuilding needs a new roof but has additional storage or workspace potential. There is a well house on the property, not operational at this time. Enjoy the privacy of country living while taking in scenic mountain views from your future dream home!

3. 2026-05-15
   listed $85,000 New 679-char remark

   Show marketing remark (679 chars)

   Calling all builders and investors! Incredible opportunity to complete this partially constructed home situated on approximately 1.4 acres with beautiful mountain views and peaceful country surroundings. Planned for 2,208+/- sq ft, this property offers the chance to finish and customize to your style and needs. Survey on file with water and electric available at the road. Property will require a new septic system. Existing outbuilding needs a new roof but has additional storage or workspace potential. There is a well house on the property, not operational at this time. Enjoy the privacy of country living while taking in scenic mountain views from your future dream home!

4. 2026-05-15
   listed $85,000 Active 679-char remark

   Show marketing remark (679 chars)

   Calling all builders and investors! Incredible opportunity to complete this partially constructed home situated on approximately 1.4 acres with beautiful mountain views and peaceful country surroundings. Planned for 2,208+/- sq ft, this property offers the chance to finish and customize to your style and needs. Survey on file with water and electric available at the road. Property will require a new septic system. Existing outbuilding needs a new roof but has additional storage or workspace potential. There is a well house on the property, not operational at this time. Enjoy the privacy of country living while taking in scenic mountain views from your future dream home!

ⓘ 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: $252 · $21/mo
• Projected year-2 tax: $782 · $65/mo
• Expected delta: +$530/yr (+$44/mo · 210.7%)

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $14,724
• − Mortgage interest: −$4,761
• − Property taxes: −$252
• − Insurance: −$425
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$2,473
• Taxable income: $4,458
• Est. tax owed @ 24.0%: −$1,070
• After-tax cash flow: $4,537/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

• City population: 18,790
• Population (ZIP): 16,847

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 (93%)
• Race & ethnicity: White 93% Black 3% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -63.05%
• Current HPI: 270.6502
• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-17 Pending — GAMLS
• 2026-05-17 Pending — GCAR
• 2026-05-15 Listed $85,000 GCAR
• 2026-05-15 Listed $85,000 GAMLS

Property tax history

+8.7%/yr

Latest (2025): $252 · +0.6% YoY. Source: county tax records.