125 Clark Cir · Sylvania, GA 30467

$99,900

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 72 Days on market

Built 1978 0.30 ac lot $95/sqft · 38% below area Est $162k · 38% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 bedroom, 1.5 bathroom home is located within the city limits of Sylvania and offers 1,056 square feet of comfortable living space on a 0.3 acre lot. The kitchen provides ample cabinet and countertop space, making it both functional and practical for everyday use. A separate dining room adds to the layout, offering a dedicated space for meals or gatherings. This property presents a great opportunity for a first-time home buyer, someone looking to downsize, or an investor seeking a great addition to their portfolio.

Key facts

• 0.3 acre lot
• Built 1978
• Listed 71 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $460 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 4.3% in Sylvania — 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 64/100 on livability (#259 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: health & safety C-, schools D-, amenities F.
• Screven County (town): math 39% / reading 33% proficiency, ranked #66 of 174 in GA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 76 active listings in the ZIP; 23 units permitted in Screven County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Screven County population projected at -21% 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 $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $100k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.38% ✓
• Cap rate: 11.81%
• Cash-on-cash: 19.71%
• DSCR: 1.88
• GRM: 6.0

CMA / ARV

• ARV (median comp): $162,108
• List price: $99,900
• Delta: -38.37%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
222 Syvan Heights Dr	0.58mi	2/1.0 (-1)	1,072 (+2%)	1mo	$120,000	$112	64

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.8%
• Equity multiple: 1.47×
• Total profit: $13,065
• Equity at exit: $14,895

10-year hold

• IRR: 20.7%
• Equity multiple: 2.75×
• Total profit: $49,003
• Equity at exit: $8,638

Cash invested: $27,972 (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 30467

• Home prices YoY: -14.3%
• Active inventory: 76
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,383 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$67 /mo · $807/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $460

Break-even live

Break-even rent $801

Max offer price $99,900

Occupancy floor 62%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $99,900 Active 72 DOM
2. 2026-06-18
   days on market $99,900 Active 71 DOM
3. 2026-06-17
   days on market $99,900 Active 70 DOM
4. 2026-06-16
   days on market $99,900 Active 69 DOM
5. 2026-06-15
   days on market $99,900 Active 68 DOM
6. 2026-06-14
   days on market $99,900 Active 66 DOM
7. 2026-06-13
   days on market $99,900 Active 65 DOM
8. 2026-06-10
   days on market $99,900 Active 63 DOM
9. 2026-06-09
   days on market $99,900 Active 62 DOM
10. 2026-06-08
    days on market $99,900 Active 61 DOM
11. 2026-06-07
    days on market $99,900 Active 60 DOM
12. 2026-06-03
    days on market $99,900 Active 56 DOM
13. 2026-06-02
    days on market $99,900 Active 55 DOM
14. 2026-06-01
    days on market $99,900 Active 54 DOM
15. 2026-05-31
    days on market $99,900 Active 53 DOM
16. 2026-05-30
    days on market $99,900 Active 52 DOM
17. 2026-05-12
    price $99,900 526-char remark

    Show marketing remark (526 chars)

    This 3 bedroom, 1.5 bathroom home is located within the city limits of Sylvania and offers 1,056 square feet of comfortable living space on a 0.3 acre lot. The kitchen provides ample cabinet and countertop space, making it both functional and practical for everyday use. A separate dining room adds to the layout, offering a dedicated space for meals or gatherings. This property presents a great opportunity for a first-time home buyer, someone looking to downsize, or an investor seeking a great addition to their portfolio.

18. 2026-05-10
    price $99,900 529-char remark

    Show marketing remark (529 chars)

    This 3 bedroom, 1.5 bathroom home is located within the city limits of Sylvania and offers 1,056 square feet of comfortable living space on a 0.3 acre lot. The kitchen provides ample cabinet and countertop space, making it both functional and practical for everyday use. A separate dining room adds to the layout, offering a dedicated space for meals or gatherings. This property presents a great opportunity for a first-time home buyer, someone looking to downsize, or an investor seeking a great addition to their portfolio.

19. 2026-04-08
    listed $110,000 Active 526-char remark

    Show marketing remark (529 chars)

    This 3 bedroom, 1.5 bathroom home is located within the city limits of Sylvania and offers 1,056 square feet of comfortable living space on a 0.3 acre lot. The kitchen provides ample cabinet and countertop space, making it both functional and practical for everyday use. A separate dining room adds to the layout, offering a dedicated space for meals or gatherings. This property presents a great opportunity for a first-time home buyer, someone looking to downsize, or an investor seeking a great addition to their portfolio.

20. 2026-04-08
    listed $110,000 New 529-char remark

    Show marketing remark (529 chars)

    This 3 bedroom, 1.5 bathroom home is located within the city limits of Sylvania and offers 1,056 square feet of comfortable living space on a 0.3 acre lot. The kitchen provides ample cabinet and countertop space, making it both functional and practical for everyday use. A separate dining room adds to the layout, offering a dedicated space for meals or gatherings. This property presents a great opportunity for a first-time home buyer, someone looking to downsize, or an investor seeking a great addition to their portfolio.

21. 2018-09-06
    soldstatus $50,000
22. 2005-04-01
    soldstatus $55,500
23. 2003-09-01
    soldstatus $24,000
24. 1978-11-10
    soldstatus $24,000

ⓘ 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: $807 · $67/mo
• Projected year-2 tax: $919 · $77/mo
• Expected delta: +$112/yr (+$9/mo · 13.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,591
• − Mortgage interest: −$5,596
• − Property taxes: −$807
• − Insurance: −$500
• − Repairs & maintenance: −$1,327
• − Management: −$1,327
• − Depreciation: −$2,906
• Taxable income: $4,128
• Est. tax owed @ 24.0%: −$991
• After-tax cash flow: $4,523/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: Screven County
• NCES district ID: 1304500
• Math proficiency: 39% ▼ -3.00%
• Reading proficiency: 33% ▼ -4.00%
• Median HH income: $34,477
• Composite: 29.72/100
• National rank: #6447
• State rank: #66 of 174 in GA

Livability — Sylvania

• Score: 64/100
• State rank: #259
• US rank: #14225

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment F Housing A Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sylvania, GA
• Population (ZIP): 11,606

Population outlook (Screven County) Hauer SSP2

• Today (2025): 13,462 people
• By 2030: 12,957 · -3.8%
• By 2040: 11,853 · -12.0%
• By 2050: 10,686 · -20.6%
• By 2075: 8,272 · -38.6%
• By 2100: 6,545 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (53%)
• Race & ethnicity: White 53% Black 42% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Italian 3% Danish 1% Slovak 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Screven

• 2024 margin: Strong R (+25.2) · D 37.3% · R 62.5%
• 2008→2024 swing: -19.0pp toward R · 2008: -6.2pp · 2024: -25.2pp
• All cycles: 2024: R+25.2 2020: R+18.9 2016: R+17.6 2012: R+8.5 2008: R+6.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -38.03%
• Current HPI: 227.565
• 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

+316.2% since first listed

8 events — show timeline

• 2026-05-12 Price Changed $99,900 Hive MLS
• 2026-05-10 Price Changed $99,900 GAMLS
• 2026-04-08 Listed $110,000 Hive MLS
• 2026-04-08 Listed $110,000 GAMLS
• 2018-09-06 Sold (MLS) $50,000 GAMLS
• 2005-04-01 Sold (Public Records) $55,500 Public Records
• 2003-09-01 Sold (Public Records) $24,000 Public Records
• 1978-11-10 Sold (Public Records) $24,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $807 · +11.7% YoY. Source: county tax records.