20 Gleneagle Ct Unit 102A · Clayton, GA 30525

$263,000

2 bd · 2.0 ba · 1,496 sqft · Condo · 290 Days on market

Built 2002 Good condition $176/sqft · 8% below area Est $287k · 8% under $270/mo HOA · 9% of rent ↓ 12% since listing

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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 +19.2/30.0
• ARV discount +11.3/15.0
• 1% rule +6.4/10.0
• DSCR +6.0/10.0
• Appreciation +5.3/10.0
• Schools +4.6/10.0
• Condition / age +3.8/5.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Great first floor, walk in level 2/2 Low Maintenance Condo overlooking the second green of scenic Kingwood Resort Golf Course. Mountain View! Upgraded flooring, new water heater. Screened in porch. The spacious primary suite features a large bathroom with a separate walk in shower, jetted garden tub, two sinks, walk-in closet, and a private water closet. Large closets! Move-in ready. Ideal for vacations or full-time living. A washer & dryer are conveniently located in the hallway & an assigned parking space is included. Screened in porch is accessible from the main living and primary suite and becomes your favorite place to enjoy meal or have a cup of coffee during our wonderful weather months. Optional membership to Kingwood Resort grants access to 2 pools, a fitness center, golf, & more. Located just minutes from downtown Clayton, you'll enjoy fine dining, boutique shopping, & endless outdoor adventures-mountain lakes, waterfalls, rivers, three state parks, horseback riding, & local wineries await.

Key facts

• Upgraded flooring
• Walk in level
• New water heater

Tags

• FIRST FLOOR
• WALK IN LEVEL
• OVERLOOKING THE SECOND GREEN
• KINGWOOD RESORT LOCATION
• UPGRADED FLOORING
• NEW WATER HEATER

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $263k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $263k).
• Recommended offer: $231k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 3.8% 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: 311 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 147 units permitted in Rabun County in 2024 (0 in 5+ unit buildings).
• At $3,000/mo this rent would consume 62% of the median local household income ($58k/yr) (locally 16% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $4k 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 $74k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 290 days — a 12% lower offer ($231k) is reasonable based on typical stale-listing flexibility.

Recommended offer $231,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 290 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.14% ✓
• Cap rate: 7.58%
• Cash-on-cash: 4.60%
• DSCR: 1.20
• GRM: 7.3

CMA / ARV

• ARV (median comp): $287,210
• List price: $263,000
• Delta: -8.43%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 Gleneagle Ct #303	0.06mi	2/2.0	1,496 (0%)	12mo	$290,000	$194	88
92 Glen Eagle Ct B301	0.04mi	2/2.0	1,827 (+22%)	4mo	$315,000	$172	70
227 Shakespeare Dr #302	0.10mi	3/3.0 (+1)	1,653 (+10%)	3mo	$240,000	$145	67
251 Shakespeare Dr #326	0.15mi	2/2.0	1,308 (-13%)	12mo	$200,000	$153	62
251 Shakespeare Dr #324	0.12mi	3/3.0 (+1)	1,653 (+10%)	8mo	$235,000	$142	61
319 Mystic View Ln	1.16mi	3/2.0 (+1)	1,488 (-0%)	2mo	$475,000	$319	57
11 Soaring Eagle Ln	0.58mi	3/3.0 (+1)	1,216 (-19%)	0mo	$464,700	$382	39
327 Polly Gap Rd	1.34mi	3/2.0 (+1)	1,173 (-22%)	0mo	$395,000	$337	35
169 Bachelors Button	1.02mi	2/2.0	1,176 (-21%)	9mo	$322,500	$274	33
254 Rue Ln	1.04mi	2/2.0	1,728 (+16%)	10mo	$380,000	$220	32
66 Post Oak St	1.43mi	3/1.5 (+1)	1,280 (-14%)	5mo	$210,000	$164	29
1617 Warwoman Rd	1.35mi	3/1.0 (+1)	1,809 (+21%)	8mo	$312,500	$173	24

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: 5.2%
• Equity multiple: 1.26×
• Total profit: $18,997
• Equity at exit: $85,398

10-year hold

• IRR: 9.8%
• Equity multiple: 2.15×
• Total profit: $84,946
• Equity at exit: $110,168

Cash invested: $73,640 (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: 311
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $3,000 medium
• Mortgage (P&I): −$1,379
• Tax est. 1.5%: −$329 /mo · $3,945/yr
• Insurance: −$110
• HOA: −$270
• Vacancy / Maint / Mgmt: −$630
• Net cashflow: $282

Break-even live

Break-even rent $2,642

Max offer price $263,000

Occupancy floor 86%

Sensitivity live

Price	-10% $464	-5% $373	+0% $282	+5% $192	+10% $101
Rent	-10% $45	-5% $164	+0% $282	+5% $401	+10% $519
Rate	-1.0pp $415	-0.5pp $349	base $282	+0.5pp $214	+1.0pp $145

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: $65,750
• Closing costs: $7,890
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
399 Orchid Trl Clayton, GA	3.0	2.0	1500	$3,000	$2.00	41d	1	1.05mi

HOA detail $270/mo · $3,240/yr condo

• Likely covers: waterpoolgymparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $263,000 Active 290 DOM
2. 2026-08-07
   days on market $263,000 Active 289 DOM
3. 2026-08-06
   days on market $263,000 Active 288 DOM
4. 2026-08-05
   days on market $263,000 Active 287 DOM
5. 2026-08-04
   days on market $263,000 Active 286 DOM
6. 2026-08-03
   days on market $263,000 Active 285 DOM
7. 2026-07-31
   days on market $263,000 Active 282 DOM
8. 2026-07-30
   days on market $263,000 Active 281 DOM
9. 2026-07-29
   days on market $263,000 Active 280 DOM
10. 2026-07-27
    days on market $263,000 Active 278 DOM
11. 2026-07-25
    days on market $263,000 Active 276 DOM
12. 2026-07-24
    days on market $263,000 Active 275 DOM
13. 2026-07-23
    days on market $263,000 Active 274 DOM
14. 2026-07-22
    days on market $263,000 Active 273 DOM
15. 2026-07-21
    days on market $263,000 Active 272 DOM
16. 2026-07-18
    days on market $263,000 Active 269 DOM
17. 2026-07-16
    days on market $263,000 Active 267 DOM
18. 2026-07-15
    days on market $263,000 Active 266 DOM
19. 2026-07-14
    days on market $263,000 Active 265 DOM
20. 2026-07-13
    days on market $263,000 Active 264 DOM
21. 2026-07-12
    days on market $263,000 Active 263 DOM
22. 2026-07-12
    days on market $263,000 Active 262 DOM
23. 2026-07-10
    days on market $263,000 Active 261 DOM
24. 2026-07-09
    days on market $263,000 Active 260 DOM
25. 2026-07-09
    days on market $263,000 Active 259 DOM
26. 2026-07-07
    days on market $263,000 Active 258 DOM
27. 2026-07-06
    days on market $263,000 Active 257 DOM
28. 2026-07-05
    days on market $263,000 Active 256 DOM
29. 2026-07-04
    days on market $263,000 Active 255 DOM
30. 2026-07-03
    days on market $263,000 Active 254 DOM
31. 2026-07-02
    days on market $263,000 Active 253 DOM
32. 2026-07-01
    days on market $263,000 Active 252 DOM
33. 2026-06-30
    days on market $263,000 Active 251 DOM
34. 2026-06-29
    days on market $263,000 Active 250 DOM
35. 2026-06-28
    days on market $263,000 Active 249 DOM
36. 2026-06-27
    days on market $263,000 Active 248 DOM
37. 2026-06-26
    days on market $263,000 Active 246 DOM
38. 2026-06-22
    days on market $263,000 Active 243 DOM
39. 2026-06-21
    days on market $263,000 Active 242 DOM
40. 2026-06-21
    days on market $263,000 Active 241 DOM
41. 2026-06-18
    days on market $263,000 Active 239 DOM
42. 2026-06-17
    days on market $263,000 Active 238 DOM
43. 2026-06-16
    days on market $263,000 Active 237 DOM
44. 2026-06-15
    days on market $263,000 Active 236 DOM
45. 2026-06-13
    days on market $263,000 Active 234 DOM
46. 2026-06-12
    days on market $263,000 Active 233 DOM
47. 2026-06-09
    days on market $263,000 Active 230 DOM
48. 2026-06-08
    days on market $263,000 Active 229 DOM
49. 2026-06-07
    days on market $263,000 Active 228 DOM
50. 2026-06-07
    days on market $263,000 Active 227 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $36,000
• − Mortgage interest: −$14,732
• − Property taxes: −$3,945
• − Insurance: −$1,315
• − Repairs & maintenance: −$2,880
• − Management: −$2,880
• − HOA: −$3,240
• − Depreciation: −$7,651
• Taxable loss: −$643
• Est. tax savings @ 24.0%: +$154
• After-tax cash flow: $3,544/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.

Condition & rehab AI · 10 photos

Good 75/100 Cosmetic rehab Est. rehab $7,480–$22,440 screening

This move-in ready condo offers a spacious primary suite with a walk-in shower and jetted tub, and a screened-in porch with a mountain view. The interior is in good condition with upgraded flooring and neutral paint. The property is ideal for vacations or full-time living.

Value-add opportunities

• Both upgrading blinds to motorized shades — improves energy efficiency and adds modern appeal ↑
• Both painting interior walls — refreshes the space and enhances curb appeal ↑
• Both upgrading flooring — enhances the overall aesthetic and adds value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 46/100

Zoned Schools

Elementary Rabun County Elementary School F GA #435/1,228 Nat'l #19,648/41,679 Middle Rabun County Middle School D+ GA #94/470 Nat'l #4,335/14,009 High Rabun County High School D+ GA #26/424 Nat'l #5,016/17,239

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

C Composite livability gradescore 66/100

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

• County: Rabun · 16,227 people
• Population (ZIP): 7,265
• Household income: $58,374
• Rent vs Own: 22.3% rent · 77.7% own
• Severe rent burden: 16% of renters

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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%

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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%

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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

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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

-11.7% since first listed

3 events — show timeline

• 2026-01-21 Price Changed $263,000 GAMLS
• 2025-12-12 Price Changed $293,000 GAMLS
• 2025-07-22 Listed $298,000 GAMLS