5306 Madison Hwy · Clyattville, GA 31601

$167,000

3 bd · 1.0 ba · 1,366 sqft · SingleFamily public records · 338 Days on market

Built 1977 0.90 ac lot $122/sqft · at area comps Est $171k · 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 +13.3/30.0
• ARV discount +8.5/15.0
• Schools +4.7/10.0
• Rent growth +4.6/5.0
• DSCR +4.0/10.0
• 1% rule +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This move-in ready property presents a beautifully updated 3-bedroom, 1-bathroom home offering over 1,400 square feet of living space on a spacious, nearly one-acre lot. Located in the desirable Lowndes County School district, the peaceful setting provides the benefit of country living with the absence of an HOA or restrictive covenants. Key updates include a brand new HVAC system, a new hot-water heater, fresh interior paint, and brand new flooring throughout. The kitchen has been fully remodeled with all-new cabinetry and a new oven/range. Functional amenities feature a bright sunroom, an indoor utility room, and a large detached garage for storage or workshop use. For immediate peace of mind, the home includes an updated roof and a one-year termite bond.

Key facts

• Brand new roof
• Sunroom
• Brand new flooring

Tags

• NEARLY 1 ACRE
• SUNROOM
• FRESH INTERIOR PAINT
• BRAND NEW FLOORING
• BRAND NEW ROOF
• BRAND NEW HVAC SYSTEM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $167k.

Deal economics

• At list price, monthly cash flow is $0 ($-6/yr) — negative.
• To cash-flow at today's rent, offer at most $167k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (24.8% below list).
• Recommended offer: $126k (24.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Lowndes County (rural): math 59% / reading 52% proficiency, ranked #8 of 174 in GA (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Clyattville Elementary School (math 55% / reading 39%, grade D-, #301 of 1,228 statewide, top 25%, 618 students, 76% FRL); Lowndes Middle School (math 39% / reading 45%, grade D-, #126 of 470 statewide, top 28%, 840 students, 72% FRL); Lowndes High School (math 69% / reading 51%, grade C+, #14 of 424 statewide, top 3%, 3,201 students, 39% FRL) — zoned schools average 62% FRL vs 42% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+8.3%/yr); 201 active listings in the ZIP; lower-income renter base — watch delinquency; 896 units permitted in Lowndes County in 2024 (0 in 5+ unit buildings).
• This rent runs 42% of the median local income ($36k/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.
• Lowndes County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 338 days — a 12% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago; this cycle's ask has dropped $22k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $167k implies a 377% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe 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 $125,651 (24.8% 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. It's been on market 338 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.75% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.01%
• DSCR: 1.00
• GRM: 11.1

CMA / ARV

• ARV (median comp): $170,962
• List price: $167,000
• Delta: -2.32%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5445 Camellia Dr Dr S	0.10mi	3/1.5	1,229 (-10%)	6mo	$170,000	$138	72
5450 Clyattville-nankin Rd	0.28mi	3/2.0	1,493 (+9%)	6mo	$215,000	$144	62

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -11.6%
• Equity multiple: 0.56×
• Total profit: $-20,531
• Equity at exit: $24,900

10-year hold

• IRR: 3.0%
• Equity multiple: 1.26×
• Total profit: $11,981
• Equity at exit: $14,439

Cash invested: $46,760 (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 31601

• Home prices YoY: -31.2%
• Rents YoY: 8.3%
• Active inventory: 201
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,257 medium
• Mortgage (P&I): −$876
• Tax from tax record: −$48 /mo · $573/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $-0

Break-even live

Break-even rent $1,257

Max offer price $166,916

Occupancy floor 95%

Sensitivity live

Price	-10% $94	-5% $47	+0% $0	+5% $-48	+10% $-95
Rent	-10% $-100	-5% $-50	+0% $0	+5% $49	+10% $99
Rate	-1.0pp $84	-0.5pp $42	base $0	+0.5pp $-44	+1.0pp $-88

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: $41,750
• Closing costs: $5,010
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-21
   days on market $167,000 Active 338 DOM
2. 2026-06-19
   days on market $167,000 Active 336 DOM
3. 2026-06-18
   days on market $167,000 Active 335 DOM
4. 2026-06-17
   days on market $167,000 Active 334 DOM
5. 2026-06-16
   days on market $167,000 Active 333 DOM
6. 2026-06-15
   days on market $167,000 Active 332 DOM
7. 2026-06-14
   days on market $167,000 Active 330 DOM
8. 2026-06-13
   days on market $167,000 Active 329 DOM
9. 2026-06-10
   days on market $167,000 Active 327 DOM
10. 2026-06-09
    days on market $167,000 Active 326 DOM
11. 2026-06-08
    days on market $167,000 Active 325 DOM
12. 2026-06-07
    days on market $167,000 Active 324 DOM
13. 2026-06-05
    days on market $167,000 Active 321 DOM
14. 2026-06-03
    days on market $167,000 Active 320 DOM
15. 2026-06-02
    days on market $167,000 Active 319 DOM
16. 2026-06-01
    days on market $167,000 Active 318 DOM
17. 2026-06-01
    price $167,000 Active 317 DOM
18. 2026-05-31
    days on market $169,900 Active 317 DOM
19. 2026-05-30
    days on market $169,900 Active 316 DOM
20. 2026-04-29
    status Active 767-char remark

    Show marketing remark (767 chars)

    This move-in ready property presents a beautifully updated 3-bedroom, 1-bathroom home offering over 1,400 square feet of living space on a spacious, nearly one-acre lot. Located in the desirable Lowndes County School district, the peaceful setting provides the benefit of country living with the absence of an HOA or restrictive covenants. Key updates include a brand new HVAC system, a new hot-water heater, fresh interior paint, and brand new flooring throughout. The kitchen has been fully remodeled with all-new cabinetry and a new oven/range. Functional amenities feature a bright sunroom, an indoor utility room, and a large detached garage for storage or workshop use. For immediate peace of mind, the home includes an updated roof and a one-year termite bond.

21. 2026-04-28
    historical 767-char remark

    Show marketing remark (767 chars)

    This move-in ready property presents a beautifully updated 3-bedroom, 1-bathroom home offering over 1,400 square feet of living space on a spacious, nearly one-acre lot. Located in the desirable Lowndes County School district, the peaceful setting provides the benefit of country living with the absence of an HOA or restrictive covenants. Key updates include a brand new HVAC system, a new hot-water heater, fresh interior paint, and brand new flooring throughout. The kitchen has been fully remodeled with all-new cabinetry and a new oven/range. Functional amenities feature a bright sunroom, an indoor utility room, and a large detached garage for storage or workshop use. For immediate peace of mind, the home includes an updated roof and a one-year termite bond.

22. 2026-04-05
    status Pending 767-char remark

    Show marketing remark (767 chars)

    This move-in ready property presents a beautifully updated 3-bedroom, 1-bathroom home offering over 1,400 square feet of living space on a spacious, nearly one-acre lot. Located in the desirable Lowndes County School district, the peaceful setting provides the benefit of country living with the absence of an HOA or restrictive covenants. Key updates include a brand new HVAC system, a new hot-water heater, fresh interior paint, and brand new flooring throughout. The kitchen has been fully remodeled with all-new cabinetry and a new oven/range. Functional amenities feature a bright sunroom, an indoor utility room, and a large detached garage for storage or workshop use. For immediate peace of mind, the home includes an updated roof and a one-year termite bond.

23. 2026-04-01
    status Active 767-char remark

    Show marketing remark (767 chars)

    This move-in ready property presents a beautifully updated 3-bedroom, 1-bathroom home offering over 1,400 square feet of living space on a spacious, nearly one-acre lot. Located in the desirable Lowndes County School district, the peaceful setting provides the benefit of country living with the absence of an HOA or restrictive covenants. Key updates include a brand new HVAC system, a new hot-water heater, fresh interior paint, and brand new flooring throughout. The kitchen has been fully remodeled with all-new cabinetry and a new oven/range. Functional amenities feature a bright sunroom, an indoor utility room, and a large detached garage for storage or workshop use. For immediate peace of mind, the home includes an updated roof and a one-year termite bond.

24. 2026-04-01
    historical 767-char remark

    Show marketing remark (767 chars)

    This move-in ready property presents a beautifully updated 3-bedroom, 1-bathroom home offering over 1,400 square feet of living space on a spacious, nearly one-acre lot. Located in the desirable Lowndes County School district, the peaceful setting provides the benefit of country living with the absence of an HOA or restrictive covenants. Key updates include a brand new HVAC system, a new hot-water heater, fresh interior paint, and brand new flooring throughout. The kitchen has been fully remodeled with all-new cabinetry and a new oven/range. Functional amenities feature a bright sunroom, an indoor utility room, and a large detached garage for storage or workshop use. For immediate peace of mind, the home includes an updated roof and a one-year termite bond.

25. 2026-03-31
    status Active 767-char remark

    Show marketing remark (767 chars)

    This move-in ready property presents a beautifully updated 3-bedroom, 1-bathroom home offering over 1,400 square feet of living space on a spacious, nearly one-acre lot. Located in the desirable Lowndes County School district, the peaceful setting provides the benefit of country living with the absence of an HOA or restrictive covenants. Key updates include a brand new HVAC system, a new hot-water heater, fresh interior paint, and brand new flooring throughout. The kitchen has been fully remodeled with all-new cabinetry and a new oven/range. Functional amenities feature a bright sunroom, an indoor utility room, and a large detached garage for storage or workshop use. For immediate peace of mind, the home includes an updated roof and a one-year termite bond.

26. 2026-03-29
    historical 767-char remark

    Show marketing remark (767 chars)

    This move-in ready property presents a beautifully updated 3-bedroom, 1-bathroom home offering over 1,400 square feet of living space on a spacious, nearly one-acre lot. Located in the desirable Lowndes County School district, the peaceful setting provides the benefit of country living with the absence of an HOA or restrictive covenants. Key updates include a brand new HVAC system, a new hot-water heater, fresh interior paint, and brand new flooring throughout. The kitchen has been fully remodeled with all-new cabinetry and a new oven/range. Functional amenities feature a bright sunroom, an indoor utility room, and a large detached garage for storage or workshop use. For immediate peace of mind, the home includes an updated roof and a one-year termite bond.

27. 2026-02-25
    price $169,900 767-char remark

    Show marketing remark (767 chars)

    This move-in ready property presents a beautifully updated 3-bedroom, 1-bathroom home offering over 1,400 square feet of living space on a spacious, nearly one-acre lot. Located in the desirable Lowndes County School district, the peaceful setting provides the benefit of country living with the absence of an HOA or restrictive covenants. Key updates include a brand new HVAC system, a new hot-water heater, fresh interior paint, and brand new flooring throughout. The kitchen has been fully remodeled with all-new cabinetry and a new oven/range. Functional amenities feature a bright sunroom, an indoor utility room, and a large detached garage for storage or workshop use. For immediate peace of mind, the home includes an updated roof and a one-year termite bond.

28. 2025-11-08
    price $174,900 767-char remark

    Show marketing remark (767 chars)

    This move-in ready property presents a beautifully updated 3-bedroom, 1-bathroom home offering over 1,400 square feet of living space on a spacious, nearly one-acre lot. Located in the desirable Lowndes County School district, the peaceful setting provides the benefit of country living with the absence of an HOA or restrictive covenants. Key updates include a brand new HVAC system, a new hot-water heater, fresh interior paint, and brand new flooring throughout. The kitchen has been fully remodeled with all-new cabinetry and a new oven/range. Functional amenities feature a bright sunroom, an indoor utility room, and a large detached garage for storage or workshop use. For immediate peace of mind, the home includes an updated roof and a one-year termite bond.

29. 2025-10-01
    price $179,000 767-char remark

    Show marketing remark (767 chars)

    This move-in ready property presents a beautifully updated 3-bedroom, 1-bathroom home offering over 1,400 square feet of living space on a spacious, nearly one-acre lot. Located in the desirable Lowndes County School district, the peaceful setting provides the benefit of country living with the absence of an HOA or restrictive covenants. Key updates include a brand new HVAC system, a new hot-water heater, fresh interior paint, and brand new flooring throughout. The kitchen has been fully remodeled with all-new cabinetry and a new oven/range. Functional amenities feature a bright sunroom, an indoor utility room, and a large detached garage for storage or workshop use. For immediate peace of mind, the home includes an updated roof and a one-year termite bond.

30. 2025-06-22
    listed $189,000 Active 767-char remark

    Show marketing remark (767 chars)

    This move-in ready property presents a beautifully updated 3-bedroom, 1-bathroom home offering over 1,400 square feet of living space on a spacious, nearly one-acre lot. Located in the desirable Lowndes County School district, the peaceful setting provides the benefit of country living with the absence of an HOA or restrictive covenants. Key updates include a brand new HVAC system, a new hot-water heater, fresh interior paint, and brand new flooring throughout. The kitchen has been fully remodeled with all-new cabinetry and a new oven/range. Functional amenities feature a bright sunroom, an indoor utility room, and a large detached garage for storage or workshop use. For immediate peace of mind, the home includes an updated roof and a one-year termite bond.

31. 2019-07-12
    soldstatus $35,000
32. 2018-06-29
    listed $49,500
33. 2005-05-17
    soldstatus $78,000

ⓘ 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: $573 · $48/mo
• Projected year-2 tax: $1,536 · $128/mo
• Expected delta: +$963/yr (+$80/mo · 168.0%)

ⓘ 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 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 7/10 Severe 14 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,078
• − Mortgage interest: −$9,355
• − Property taxes: −$573
• − Insurance: −$835
• − Repairs & maintenance: −$1,206
• − Management: −$1,206
• − Depreciation: −$4,858
• Taxable loss: −$2,955
• Est. tax savings @ 24.0%: +$709
• After-tax cash flow: $704/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: Lowndes County
• NCES district ID: 1303390
• Math proficiency: 59% ▼ -1.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $48,221
• Composite: 47.21/100
• National rank: #2317
• State rank: #8 of 174 in GA

Livability — Clyattville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Clyattville, GA
• County: Lowndes County · 107,801 people
• Metro: Valdosta, GA
• Population (ZIP): 31,302
• Household income: $36,111
• Rent vs Own: 51.7% rent · 48.3% own
• Severe rent burden: 2016.0

Population outlook (Lowndes County) Hauer SSP2

• Today (2025): 120,348 people
• By 2030: 123,469 · +2.6%
• By 2040: 128,482 · +6.8%
• By 2050: 131,907 · +9.6%
• By 2075: 139,080 · +15.6%
• By 2100: 133,649 · +11.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 57% White 31% Hispanic / Latino 8% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 1% Italian 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 92% English-only · Spanish 7% Korean 1%

Political lean MEDSL · Lowndes

• 2024 margin: R (+18.0) · D 40.8% · R 58.8%
• 2008→2024 swing: -8.6pp toward R · 2008: -9.4pp · 2024: -18.0pp
• All cycles: 2024: R+18.0 2020: R+12.0 2016: R+18.2 2012: R+10.5 2008: R+9.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -55.12%
• Current HPI: 121.5948
• Rent YoY: ▲ 8.34%
• Metro: Valdosta, 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

+117.8% since first listed

14 events — show timeline

• 2026-04-29 Relisted — SGMLS
• 2026-04-28 Delisted — SGMLS
• 2026-04-05 Pending — SGMLS
• 2026-04-01 Relisted — SGMLS
• 2026-04-01 Delisted — SGMLS
• 2026-03-31 Relisted — SGMLS
• 2026-03-29 Delisted — SGMLS
• 2026-02-25 Price Changed $169,900 SGMLS
• 2025-11-08 Price Changed $174,900 SGMLS
• 2025-10-01 Price Changed $179,000 SGMLS
• 2025-06-22 Listed $189,000 SGMLS
• 2019-07-12 Sold (MLS) $35,000 SGMLS
• 2018-06-29 Listed $49,500 SGMLS
• 2005-05-17 Sold (Public Records) $78,000 Public Records

Property tax history

+0.3%/yr

Latest (2025): $573 · +3.6% YoY. Source: county tax records.