1327 Pinnacle Dr · Clayton, GA 30525

$375,000

3 bd · 2.5 ba · 1,828 sqft · SingleFamily public records · 214 Days on market

Built 1999 1.46 ac lot $205/sqft · at area comps Est $393k · at est.

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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 +18.7/30.0
• ARV discount +9.6/15.0
• DSCR +5.9/10.0
• Appreciation +5.3/10.0
• 1% rule +4.0/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Escape to your own private sanctuary in this enchanting 3-bedroom, 2-bath mountain retreat, where peaceful surroundings and thoughtful design come together in perfect harmony. Set against a backdrop of whispering pines and mountain views, this home welcomes you with a charming covered front porch-the perfect place to enjoy your morning coffee while birdsong fills the air. Step inside to discover an open-concept living space that effortlessly blends style and comfort. The spacious living room, dining area, and kitchen flow together beautifully, creating an ideal setting for both cozy nights in and lively gatherings with friends and family. Off the kitchen, a convenient walk-in laundry and screened porch offer everyday functionality and a serene spot to unwind amid the trees. The main-level primary suite is a true retreat, boasting vaulted ceilings and a luxurious ensuite bath with a double vanity. Upstairs, two additional bedrooms feature plush carpeting and a spa-like bathroom with a soaking tub, perfect for relaxation after a day of mountain adventures. Outside, landscaped grounds bursting with mountain laurels, charming rock pathways, and a spacious front yard invite you to explore. A two-car garage with mudroom access, paved driveway lined with Bradford pear trees, and outdoor storage shed add practicality without sacrificing beauty. Whether you're searching for a weekend getaway or a full-time home, this mountain haven offers tranquility, comfort, and a deep connection with nature-all wrapped in timeless mountain charm.

Key facts

• Covered front porch
• Screened porch
• Walk-in laundry

Tags

• COVERED FRONT PORCH
• OPEN-CONCEPT LIVING SPACE
• WALK-IN LAUNDRY
• SCREENED PORCH
• VAULTED CEILINGS
• LUXURIOUS ENSUITE BATH

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $336k (10.3% below list).
• Recommended offer: $330k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 3.6% 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, schools F, amenities 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.
• Market conditions: 256 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 147 units permitted in Rabun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($3k loan paydown + $3k 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 $105k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 214 days — a 12% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $170k; list at $375k implies a 121% gain — meaningful room to come down on a strong offer.

Recommended offer $330,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 214 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.90% ✗
• Cap rate: 7.48%
• Cash-on-cash: 4.22%
• DSCR: 1.19
• GRM: 9.3

CMA / ARV

• ARV (median comp): $392,959
• List price: $375,000
• Delta: -4.57%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Projected returns pro-forma

0.68% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.7%
• Equity multiple: 1.23×
• Total profit: $24,533
• Equity at exit: $121,765

10-year hold

• IRR: 9.3%
• Equity multiple: 2.09×
• Total profit: $114,395
• Equity at exit: $157,084

Cash invested: $105,000 (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: 256
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $3,363 medium
• Mortgage (P&I): −$1,967
• Tax from tax record: −$164 /mo · $1,970/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$706
• Net cashflow: $370

Break-even live

Break-even rent $2,895

Max offer price $375,000

Occupancy floor 84%

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
122 Cannon St Clayton, GA	3.0	2.0	1650	$3,250	$1.97	14d	1	0.92mi
233 Orchid Trl Clayton, GA	3.0	2.0	1920	$3,500	$1.82	23d	1	1.19mi

Listing history 30 events

1. 2026-06-18
   days on market $375,000 Active 214 DOM
2. 2026-06-17
   days on market $375,000 Active 213 DOM
3. 2026-06-16
   days on market $375,000 Active 212 DOM
4. 2026-06-15
   days on market $375,000 Active 211 DOM
5. 2026-06-13
   days on market $375,000 Active 209 DOM
6. 2026-06-12
   days on market $375,000 Active 208 DOM
7. 2026-06-09
   days on market $375,000 Active 205 DOM
8. 2026-06-08
   days on market $375,000 Active 204 DOM
9. 2026-06-07
   days on market $375,000 Active 203 DOM
10. 2026-06-07
    days on market $375,000 Active 202 DOM
11. 2026-06-04
    days on market $375,000 Active 199 DOM
12. 2026-06-02
    days on market $375,000 Active 198 DOM
13. 2026-06-01
    days on market $375,000 Active 197 DOM
14. 2026-05-31
    days on market $375,000 Active 196 DOM
15. 2026-05-31
    days on market $375,000 Active 195 DOM
16. 2026-05-19
    status Back On Market 1550-char remark

    Show marketing remark (1550 chars)

    Escape to your own private sanctuary in this enchanting 3-bedroom, 2-bath mountain retreat, where peaceful surroundings and thoughtful design come together in perfect harmony. Set against a backdrop of whispering pines and mountain views, this home welcomes you with a charming covered front porch-the perfect place to enjoy your morning coffee while birdsong fills the air. Step inside to discover an open-concept living space that effortlessly blends style and comfort. The spacious living room, dining area, and kitchen flow together beautifully, creating an ideal setting for both cozy nights in and lively gatherings with friends and family. Off the kitchen, a convenient walk-in laundry and screened porch offer everyday functionality and a serene spot to unwind amid the trees. The main-level primary suite is a true retreat, boasting vaulted ceilings and a luxurious ensuite bath with a double vanity. Upstairs, two additional bedrooms feature plush carpeting and a spa-like bathroom with a soaking tub, perfect for relaxation after a day of mountain adventures. Outside, landscaped grounds bursting with mountain laurels, charming rock pathways, and a spacious front yard invite you to explore. A two-car garage with mudroom access, paved driveway lined with Bradford pear trees, and outdoor storage shed add practicality without sacrificing beauty. Whether you're searching for a weekend getaway or a full-time home, this mountain haven offers tranquility, comfort, and a deep connection with nature-all wrapped in timeless mountain charm.

17. 2026-05-08
    historical 1550-char remark

    Show marketing remark (1550 chars)

    Escape to your own private sanctuary in this enchanting 3-bedroom, 2-bath mountain retreat, where peaceful surroundings and thoughtful design come together in perfect harmony. Set against a backdrop of whispering pines and mountain views, this home welcomes you with a charming covered front porch-the perfect place to enjoy your morning coffee while birdsong fills the air. Step inside to discover an open-concept living space that effortlessly blends style and comfort. The spacious living room, dining area, and kitchen flow together beautifully, creating an ideal setting for both cozy nights in and lively gatherings with friends and family. Off the kitchen, a convenient walk-in laundry and screened porch offer everyday functionality and a serene spot to unwind amid the trees. The main-level primary suite is a true retreat, boasting vaulted ceilings and a luxurious ensuite bath with a double vanity. Upstairs, two additional bedrooms feature plush carpeting and a spa-like bathroom with a soaking tub, perfect for relaxation after a day of mountain adventures. Outside, landscaped grounds bursting with mountain laurels, charming rock pathways, and a spacious front yard invite you to explore. A two-car garage with mudroom access, paved driveway lined with Bradford pear trees, and outdoor storage shed add practicality without sacrificing beauty. Whether you're searching for a weekend getaway or a full-time home, this mountain haven offers tranquility, comfort, and a deep connection with nature-all wrapped in timeless mountain charm.

18. 2026-05-01
    status Back On Market 1550-char remark

    Show marketing remark (1550 chars)

    Escape to your own private sanctuary in this enchanting 3-bedroom, 2-bath mountain retreat, where peaceful surroundings and thoughtful design come together in perfect harmony. Set against a backdrop of whispering pines and mountain views, this home welcomes you with a charming covered front porch-the perfect place to enjoy your morning coffee while birdsong fills the air. Step inside to discover an open-concept living space that effortlessly blends style and comfort. The spacious living room, dining area, and kitchen flow together beautifully, creating an ideal setting for both cozy nights in and lively gatherings with friends and family. Off the kitchen, a convenient walk-in laundry and screened porch offer everyday functionality and a serene spot to unwind amid the trees. The main-level primary suite is a true retreat, boasting vaulted ceilings and a luxurious ensuite bath with a double vanity. Upstairs, two additional bedrooms feature plush carpeting and a spa-like bathroom with a soaking tub, perfect for relaxation after a day of mountain adventures. Outside, landscaped grounds bursting with mountain laurels, charming rock pathways, and a spacious front yard invite you to explore. A two-car garage with mudroom access, paved driveway lined with Bradford pear trees, and outdoor storage shed add practicality without sacrificing beauty. Whether you're searching for a weekend getaway or a full-time home, this mountain haven offers tranquility, comfort, and a deep connection with nature-all wrapped in timeless mountain charm.

19. 2026-04-30
    historical 1550-char remark

    Show marketing remark (1550 chars)

    Escape to your own private sanctuary in this enchanting 3-bedroom, 2-bath mountain retreat, where peaceful surroundings and thoughtful design come together in perfect harmony. Set against a backdrop of whispering pines and mountain views, this home welcomes you with a charming covered front porch-the perfect place to enjoy your morning coffee while birdsong fills the air. Step inside to discover an open-concept living space that effortlessly blends style and comfort. The spacious living room, dining area, and kitchen flow together beautifully, creating an ideal setting for both cozy nights in and lively gatherings with friends and family. Off the kitchen, a convenient walk-in laundry and screened porch offer everyday functionality and a serene spot to unwind amid the trees. The main-level primary suite is a true retreat, boasting vaulted ceilings and a luxurious ensuite bath with a double vanity. Upstairs, two additional bedrooms feature plush carpeting and a spa-like bathroom with a soaking tub, perfect for relaxation after a day of mountain adventures. Outside, landscaped grounds bursting with mountain laurels, charming rock pathways, and a spacious front yard invite you to explore. A two-car garage with mudroom access, paved driveway lined with Bradford pear trees, and outdoor storage shed add practicality without sacrificing beauty. Whether you're searching for a weekend getaway or a full-time home, this mountain haven offers tranquility, comfort, and a deep connection with nature-all wrapped in timeless mountain charm.

20. 2026-02-05
    status Back On Market 1550-char remark

    Show marketing remark (1550 chars)

    Escape to your own private sanctuary in this enchanting 3-bedroom, 2-bath mountain retreat, where peaceful surroundings and thoughtful design come together in perfect harmony. Set against a backdrop of whispering pines and mountain views, this home welcomes you with a charming covered front porch-the perfect place to enjoy your morning coffee while birdsong fills the air. Step inside to discover an open-concept living space that effortlessly blends style and comfort. The spacious living room, dining area, and kitchen flow together beautifully, creating an ideal setting for both cozy nights in and lively gatherings with friends and family. Off the kitchen, a convenient walk-in laundry and screened porch offer everyday functionality and a serene spot to unwind amid the trees. The main-level primary suite is a true retreat, boasting vaulted ceilings and a luxurious ensuite bath with a double vanity. Upstairs, two additional bedrooms feature plush carpeting and a spa-like bathroom with a soaking tub, perfect for relaxation after a day of mountain adventures. Outside, landscaped grounds bursting with mountain laurels, charming rock pathways, and a spacious front yard invite you to explore. A two-car garage with mudroom access, paved driveway lined with Bradford pear trees, and outdoor storage shed add practicality without sacrificing beauty. Whether you're searching for a weekend getaway or a full-time home, this mountain haven offers tranquility, comfort, and a deep connection with nature-all wrapped in timeless mountain charm.

21. 2026-01-31
    historical 1550-char remark

    Show marketing remark (1550 chars)

    Escape to your own private sanctuary in this enchanting 3-bedroom, 2-bath mountain retreat, where peaceful surroundings and thoughtful design come together in perfect harmony. Set against a backdrop of whispering pines and mountain views, this home welcomes you with a charming covered front porch-the perfect place to enjoy your morning coffee while birdsong fills the air. Step inside to discover an open-concept living space that effortlessly blends style and comfort. The spacious living room, dining area, and kitchen flow together beautifully, creating an ideal setting for both cozy nights in and lively gatherings with friends and family. Off the kitchen, a convenient walk-in laundry and screened porch offer everyday functionality and a serene spot to unwind amid the trees. The main-level primary suite is a true retreat, boasting vaulted ceilings and a luxurious ensuite bath with a double vanity. Upstairs, two additional bedrooms feature plush carpeting and a spa-like bathroom with a soaking tub, perfect for relaxation after a day of mountain adventures. Outside, landscaped grounds bursting with mountain laurels, charming rock pathways, and a spacious front yard invite you to explore. A two-car garage with mudroom access, paved driveway lined with Bradford pear trees, and outdoor storage shed add practicality without sacrificing beauty. Whether you're searching for a weekend getaway or a full-time home, this mountain haven offers tranquility, comfort, and a deep connection with nature-all wrapped in timeless mountain charm.

22. 2025-10-28
    listed $375,000 New 1550-char remark

    Show marketing remark (1550 chars)

    Escape to your own private sanctuary in this enchanting 3-bedroom, 2-bath mountain retreat, where peaceful surroundings and thoughtful design come together in perfect harmony. Set against a backdrop of whispering pines and mountain views, this home welcomes you with a charming covered front porch-the perfect place to enjoy your morning coffee while birdsong fills the air. Step inside to discover an open-concept living space that effortlessly blends style and comfort. The spacious living room, dining area, and kitchen flow together beautifully, creating an ideal setting for both cozy nights in and lively gatherings with friends and family. Off the kitchen, a convenient walk-in laundry and screened porch offer everyday functionality and a serene spot to unwind amid the trees. The main-level primary suite is a true retreat, boasting vaulted ceilings and a luxurious ensuite bath with a double vanity. Upstairs, two additional bedrooms feature plush carpeting and a spa-like bathroom with a soaking tub, perfect for relaxation after a day of mountain adventures. Outside, landscaped grounds bursting with mountain laurels, charming rock pathways, and a spacious front yard invite you to explore. A two-car garage with mudroom access, paved driveway lined with Bradford pear trees, and outdoor storage shed add practicality without sacrificing beauty. Whether you're searching for a weekend getaway or a full-time home, this mountain haven offers tranquility, comfort, and a deep connection with nature-all wrapped in timeless mountain charm.

23. 2025-09-30
    historical
24. 2025-06-19
    status Price Change
25. 2025-06-19
    price $384,900
26. 2025-06-18
    historical
27. 2025-03-19
    listed $399,000 New
28. 2000-09-01
    soldstatus $170,000
29. 1999-11-01
    soldstatus $182,000
30. 1997-03-01
    soldstatus $14,000

ⓘ 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: $1,970 · $164/mo
• Projected year-2 tax: $3,450 · $288/mo
• Expected delta: +$1,480/yr (+$123/mo · 75.1%)

ⓘ 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 3/10 Moderate 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,352
• − Mortgage interest: −$21,006
• − Property taxes: −$1,970
• − Insurance: −$1,875
• − Repairs & maintenance: −$3,228
• − Management: −$3,228
• − Depreciation: −$10,909
• Taxable loss: −$1,864
• Est. tax savings @ 24.0%: +$447
• After-tax cash flow: $4,882/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: 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

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

• Population (ZIP): 7,265

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%

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%

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

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

+2578.6% since first listed

15 events — show timeline

• 2026-05-19 Relisted — GAMLS
• 2026-05-08 Listing Removed — GAMLS
• 2026-05-01 Relisted — GAMLS
• 2026-04-30 Listing Removed — GAMLS
• 2026-02-05 Relisted — GAMLS
• 2026-01-31 Listing Removed — GAMLS
• 2025-10-28 Listed $375,000 GAMLS
• 2025-09-30 Listing Removed — GAMLS
• 2025-06-19 Relisted — GAMLS
• 2025-06-19 Price Changed $384,900 GAMLS
• 2025-06-18 Listing Removed — GAMLS
• 2025-03-19 Listed $399,000 GAMLS
• 2000-09-01 Sold (Public Records) $170,000 Public Records
• 1999-11-01 Sold (Public Records) $182,000 Public Records
• 1997-03-01 Sold (Public Records) $14,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,970 · +23.8% YoY. Source: county tax records.