20 Gleneagle Ct Unit 102A · Clayton, GA 30525

$263,000

2 bd · 2.0 ba · 1,496 sqft · Condo · 336 Days on market

Built 2002 Good condition $176/sqft · 8% below area Est $287k · 8% under $460/mo HOA · 23% of rent ↓ 12% since listing

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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).

• ARV discount +11.3/15.0
• Appreciation +5.3/10.0
• Cash flow +4.6/30.0
• Schools +4.6/10.0
• Condition / age +3.8/5.0
• Livability +3.3/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• DSCR +0.0/10.0

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 $-671 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $166k (36.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (22.7% below list).
• Recommended offer: $166k (36.9% below list) — sets the bar for cash-flow.

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: 370 active listings in the ZIP; 147 units permitted in Rabun County in 2024 (0 in 5+ unit buildings).
• This rent runs 42% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• 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 336 days — a 12% lower offer ($231k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $165,894 (36.9% 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 336 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.77% ✗
• Cap rate: 3.23%
• Cash-on-cash: -10.94%
• DSCR: 0.51
• GRM: 10.8

CMA / ARV

• ARV (median comp): $287,116
• List price: $263,000
• Delta: -8.40%
• 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
227 Shakespeare Dr #301	0.10mi	3/2.0 (+1)	1,653 (+10%)	1mo	$250,000	$151	72
92 Glen Eagle Ct B301	0.04mi	2/2.0	1,827 (+22%)	6mo	$315,000	$172	68
227 Shakespeare Dr #302	0.10mi	3/3.0 (+1)	1,653 (+10%)	1mo	$250,000	$151	68
251 Shakespeare Dr #323	0.12mi	3/3.0 (+1)	1,653 (+10%)	0mo	$238,000	$144	68
227 Shakespeare Dr #302	0.10mi	3/3.0 (+1)	1,653 (+10%)	4mo	$240,000	$145	65
251 Shakespeare Dr #324	0.12mi	3/3.0 (+1)	1,653 (+10%)	9mo	$235,000	$142	60
319 Mystic View Ln	1.16mi	3/2.0 (+1)	1,488 (-0%)	4mo	$475,000	$319	56
967 Saddle Gap Dr	1.26mi	2/2.0	1,332 (-11%)	0mo	$355,000	$267	46
515 Wood Sorrel Ln	0.62mi	2/2.0	1,232 (-18%)	0mo	$210,000	$170	46
11 Soaring Eagle Ln	0.58mi	3/3.0 (+1)	1,216 (-19%)	2mo	$464,700	$382	38
327 Polly Gap Rd	1.34mi	3/2.0 (+1)	1,173 (-22%)	2mo	$395,000	$337	34
66 Post Oak St	1.43mi	3/1.5 (+1)	1,280 (-14%)	7mo	$210,000	$164	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: -11.5%
• Equity multiple: 0.43×
• Total profit: $-41,633
• Equity at exit: $85,398

10-year hold

• IRR: -5.3%
• Equity multiple: 0.38×
• Total profit: $-45,636
• 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: 370
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,033 medium
• Mortgage (P&I): −$1,379
• Tax est. 1.5%: −$329 /mo · $3,945/yr
• Insurance: −$110
• HOA: −$460
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $-671

Break-even live

Break-even rent $2,883

Max offer price $165,894

Occupancy floor —

Sensitivity live

Price	-10% $-489	-5% $-580	+0% $-671	+5% $-762	+10% $-853
Rent	-10% $-832	-5% $-751	+0% $-671	+5% $-591	+10% $-510
Rate	-1.0pp $-539	-0.5pp $-604	base $-671	+0.5pp $-739	+1.0pp $-809

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: —

HOA detail $460/mo · $5,520/yr condo

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

Listing history 50 events

1. 2026-09-23
   days on market $263,000 Active 336 DOM
2. 2026-09-21
   days on market $263,000 Active 334 DOM
3. 2026-09-20
   days on market $263,000 Active 333 DOM
4. 2026-09-19
   days on market $263,000 Active 332 DOM
5. 2026-09-18
   days on market $263,000 Active 331 DOM
6. 2026-09-17
   days on market $263,000 Active 330 DOM
7. 2026-09-17
   days on market $263,000 Active 329 DOM
8. 2026-09-15
   days on market $263,000 Active 328 DOM
9. 2026-09-14
   days on market $263,000 Active 327 DOM
10. 2026-09-13
    days on market $263,000 Active 326 DOM
11. 2026-09-12
    days on market $263,000 Active 325 DOM
12. 2026-09-11
    days on market $263,000 Active 324 DOM
13. 2026-09-05
    days on market $263,000 Active 318 DOM
14. 2026-09-04
    days on market $263,000 Active 317 DOM
15. 2026-09-03
    days on market $263,000 Active 316 DOM
16. 2026-09-02
    days on market $263,000 Active 315 DOM
17. 2026-08-30
    days on market $263,000 Active 312 DOM
18. 2026-08-29
    days on market $263,000 Active 311 DOM
19. 2026-08-28
    days on market $263,000 Active 310 DOM
20. 2026-08-27
    days on market $263,000 Active 309 DOM
21. 2026-08-26
    days on market $263,000 Active 308 DOM
22. 2026-08-25
    days on market $263,000 Active 307 DOM
23. 2026-08-24
    days on market $263,000 Active 306 DOM
24. 2026-08-23
    days on market $263,000 Active 305 DOM
25. 2026-08-22
    days on market $263,000 Active 304 DOM
26. 2026-08-21
    days on market $263,000 Active 303 DOM
27. 2026-08-20
    days on market $263,000 Active 302 DOM
28. 2026-08-19
    days on market $263,000 Active 301 DOM
29. 2026-08-18
    days on market $263,000 Active 300 DOM
30. 2026-08-17
    days on market $263,000 Active 299 DOM
31. 2026-08-16
    days on market $263,000 Active 298 DOM
32. 2026-08-15
    days on market $263,000 Active 297 DOM
33. 2026-08-14
    days on market $263,000 Active 296 DOM
34. 2026-08-13
    days on market $263,000 Active 295 DOM
35. 2026-08-12
    days on market $263,000 Active 294 DOM
36. 2026-08-11
    days on market $263,000 Active 293 DOM
37. 2026-08-10
    days on market $263,000 Active 292 DOM
38. 2026-08-09
    days on market $263,000 Active 291 DOM
39. 2026-08-08
    days on market $263,000 Active 290 DOM
40. 2026-08-07
    days on market $263,000 Active 289 DOM
41. 2026-08-06
    days on market $263,000 Active 288 DOM
42. 2026-08-05
    days on market $263,000 Active 287 DOM
43. 2026-08-04
    days on market $263,000 Active 286 DOM
44. 2026-08-03
    days on market $263,000 Active 285 DOM
45. 2026-07-31
    days on market $263,000 Active 282 DOM
46. 2026-07-30
    days on market $263,000 Active 281 DOM
47. 2026-07-29
    days on market $263,000 Active 280 DOM
48. 2026-07-27
    days on market $263,000 Active 278 DOM
49. 2026-07-25
    days on market $263,000 Active 276 DOM
50. 2026-07-24
    days on market $263,000 Active 275 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: $24,402
• − Mortgage interest: −$14,732
• − Property taxes: −$3,945
• − Insurance: −$1,315
• − Repairs & maintenance: −$1,952
• − Management: −$1,952
• − HOA: −$5,520
• − Depreciation: −$7,651
• Taxable loss: −$12,665
• Est. tax savings @ 24.0%: +$3,040
• After-tax cash flow: $-5,013/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