2050 Buckhorn Rd · Clarkesville, GA 30523

$134,900

4 bd · 2.0 ba · 1,701 sqft · SingleFamily public records · 31 Days on market

Built 1996 1.60 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 +28.8/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Appreciation +5.8/10.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

From the original artwork in the bedrooms you cannot help but get a good feeling when viewing this home. The close proximity to Clarkesville and Hollywood only add value to this property. Come take a look. HUD Home Sold As-Is. HUD Case#105-363285. FHA Financing: IE (Insured Escrow)

Key facts

• Expansive lot
• Generous lot
• Peaceful setting

Tags

• GENEROUS LOT
• SPACIOUS LAYOUT
• EXPANSIVE LOT
• PEACEFUL SETTING

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Parking pad (open parking available)
• Utilities: Public water; Septic tank sewer; Other utilities
• Home design: Single-family residence; Residential property; Built in 1996; Fixer condition
• Construction: Vinyl siding construction; Metal roof; Built in 1996; Crawl space foundation
• Exterior features: Metal roof; Vinyl siding; Lot approximately 1.6 acres; Lot features: Other

Interior

• Kitchen: No appliances included
• Bedrooms: 4 bedrooms on the main level
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: One-level floor plan; Fireplace (1); Crawl space basement; Laundry located in hall
• Laundry & utility: Hall laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $455 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 1.8% in Clarkesville — 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 72/100 on livability (#66 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• Habersham County (rural): math 38% / reading 39% proficiency, ranked #53 of 174 in GA (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Woodville Elementary School (math 47% / reading 42%, grade F, #336 of 1,228 statewide, top 29%, 224 students, 53% FRL); North Habersham Middle School (math 35% / reading 48%, grade F, #132 of 470 statewide, top 28%, 557 students, 46% FRL); Habersham Central High School (math 8% / reading 38%, grade F, #209 of 424 statewide, top 49%, 1,525 students, 47% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: 293 active listings in the ZIP; 215 units permitted in Habersham County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($933 loan paydown + $2k appreciation (1.6% local appreciation)).
• Habersham County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (1.6% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, 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 31 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $25k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $88k; list at $135k implies a 52% gain — meaningful room to come down on a strong offer.

Recommended offer $130,853 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.24% ✓
• Cap rate: 10.34%
• Cash-on-cash: 14.44%
• DSCR: 1.64
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $273,861
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2003 Buckhorn Rd	0.07mi	3/2.0 (-1)	1,456 (-14%)	13mo	$215,000	$148	56
1999 Buckhorn Rd	0.07mi	3/2.0 (-1)	1,456 (-14%)	20mo	$235,000	$161	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.7%
• Equity multiple: 1.93×
• Total profit: $35,211
• Equity at exit: $50,045

10-year hold

• IRR: 20.4%
• Equity multiple: 3.59×
• Total profit: $97,953
• Equity at exit: $69,710

Cash invested: $37,772 (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 30523

• Home prices YoY: 0.5%
• Active inventory: 293
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,679 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$108 /mo · $1,299/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $455

Break-even live

Break-even rent $1,104

Max offer price $134,900

Occupancy floor 68%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $134,900 Active 31 DOM
2. 2026-06-18
   days on market $134,900 Active 30 DOM
3. 2026-06-17
   days on market $134,900 Active 29 DOM
4. 2026-06-16
   days on market $134,900 Active 28 DOM
5. 2026-06-15
   days on market $134,900 Active 27 DOM
6. 2026-06-14
   days on market $134,900 Active 25 DOM
7. 2026-06-12
   days on market $134,900 Active 24 DOM
8. 2026-06-09
   days on market $134,900 Active 21 DOM
9. 2026-06-08
   statusdays on market $134,900 Active 20 DOM
10. 2026-06-07
    days on market $134,900 Price Change 19 DOM
11. 2026-06-07
    pricestatusdays on market $134,900 Price Change 18 DOM
12. 2026-06-02
    statusdays on market $139,900 Active 14 DOM
13. 2026-06-01
    days on market $139,900 New 13 DOM
14. 2026-05-31
    days on market $139,900 New 12 DOM
15. 2026-05-31
    days on market $139,900 New 11 DOM
16. 2026-05-04
    price $149,900 858-char remark
17. 2026-04-29
    listed $159,900 New 858-char remark
18. 2026-04-09
    soldstatus $88,500
19. 2018-08-15
    soldstatus $49,700
20. 2017-05-08
    soldstatus $52,000
21. 2017-04-20
    soldstatus $39,500 282-char remark

    Show marketing remark (282 chars)

    From the original artwork in the bedrooms you cannot help but get a good feeling when viewing this home. The close proximity to Clarkesville and Hollywood only add value to this property. Come take a look. HUD Home Sold As-Is. HUD Case#105-363285. FHA Financing: IE (Insured Escrow)

22. 2017-01-26
    listed $40,500 282-char remark

    Show marketing remark (282 chars)

    From the original artwork in the bedrooms you cannot help but get a good feeling when viewing this home. The close proximity to Clarkesville and Hollywood only add value to this property. Come take a look. HUD Home Sold As-Is. HUD Case#105-363285. FHA Financing: IE (Insured Escrow)

23. 2008-07-11
    soldstatus $62,000
24. 2003-09-01
    soldstatus $42,500
25. 1995-09-01
    soldstatus $14,900

ⓘ 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: $1,299 · $108/mo
• Projected year-2 tax: $1,299 · $108/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,148
• − Mortgage interest: −$7,556
• − Property taxes: −$1,299
• − Insurance: −$674
• − Repairs & maintenance: −$1,612
• − Management: −$1,612
• − Depreciation: −$3,924
• Taxable income: $3,470
• Est. tax owed @ 24.0%: −$833
• After-tax cash flow: $4,621/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: Habersham County
• NCES district ID: 1302580
• Math proficiency: 38% ▼ -16.00%
• Reading proficiency: 39% ▼ -8.00%
• Median HH income: $41,838
• Composite: 32.48/100
• National rank: #5709
• State rank: #53 of 174 in GA

Livability — Clarkesville

• Score: 72/100
• State rank: #66
• US rank: #6195

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,777

Population outlook (Habersham County) Hauer SSP2

• Today (2025): 45,697 people
• By 2030: 46,571 · +1.9%
• By 2040: 48,157 · +5.4%
• By 2050: 49,492 · +8.3%
• By 2075: 52,546 · +15.0%
• By 2100: 52,752 · +15.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 4% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Italian 2% Serbian 1%
• Foreign-born: 5% · Canada, Jamaica, Vietnam
• Languages at home: 93% English-only · Spanish 5% Other Asian/Pacific 1% Tagalog/Filipino 1%

Political lean MEDSL · Habersham

• 2024 margin: Solid R (+64.9) · D 17.3% · R 82.2%
• 2008→2024 swing: -5.0pp toward R · 2008: -59.9pp · 2024: -64.9pp
• All cycles: 2024: R+64.9 2020: R+64.0 2016: R+66.3 2012: R+67.5 2008: R+59.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.56%
• Current HPI: 346.7256
• 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

+805.4% since first listed

13 events — show timeline

• 2026-06-05 Price Changed $134,900 GAMLS
• 2026-05-19 Listing Removed — GAMLS
• 2026-05-04 Price Changed $149,900 GAMLS
• 2026-04-29 Listed $159,900 GAMLS
• 2026-04-29 Listed $139,900 GAMLS
• 2026-04-09 Sold (Public Records) $88,500 Public Records
• 2018-08-15 Sold (Public Records) $49,700 Public Records
• 2017-05-08 Sold (Public Records) $52,000 Public Records
• 2017-04-20 Sold (MLS) $39,500 GAMLS
• 2017-01-26 Listed $40,500 GAMLS
• 2008-07-11 Sold (Public Records) $62,000 Public Records
• 2003-09-01 Sold (Public Records) $42,500 Public Records
• 1995-09-01 Sold (Public Records) $14,900 Public Records

Property tax history

+12.0%/yr

Latest (2025): $1,299 · +51.7% YoY. Source: county tax records.