220 De La Taix · Gumlog, GA 30553

$210,000

3 bd · 2.0 ba · 1,296 sqft · SingleFamily public records · 97 Days on market

Built 2003 $162/sqft · 37% below area Est $336k · 37% under

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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 +15.7/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +3.6/10.0
• Livability +3.3/5.0
• 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

Great opportunity for a Lake Cabin with Seasonal Views of Lake Hartwell! This 2-bedroom, 2-bath cabin offers 1,296 sq ft of living space and is just minutes from Tugaloo State Park and public boat ramps. Upstairs, all three rooms offer seasonal lake views, and the primary suite includes a spacious bath with a jacuzzi tub/shower combo-perfect for unwinding after a day on the water. The unfinished basement provides options for storage or future expansion. Home is being sold as-is.

Key facts

• Lake cabin
• Primary suite
• Unfinished basement

Tags

• LAKE CABIN
• SEASONAL VIEWS
• PUBLIC BOAT RAMPS
• PRIMARY SUITE
• JACUZZI TUB
• UNFINISHED BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/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 $180k (14.3% below list).
• Recommended offer: $180k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 2.7% in Gumlog — 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 (#185 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Franklin County (rural): math 38% / reading 35% proficiency, ranked #61 of 174 in GA (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 147 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 163 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($191k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask has dropped $65k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,000 (14.3% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 14% 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. 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.
6. 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.
7. 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: 0.86% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.86%
• DSCR: 1.08
• GRM: 9.7

CMA / ARV

• ARV (median comp): $335,596
• List price: $210,000
• Delta: -37.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
999 Rue Fleur De Lis	0.18mi	2/2.0 (-1)	1,332 (+3%)	2mo	$549,000	$412	80
359 Rue Chalet	0.39mi	2/2.0 (-1)	1,344 (+4%)	10mo	$545,000	$406	63
329 Chateau Dr	0.09mi	3/3.0	1,420 (+10%)	18mo	$602,500	$424	61
85 Stillwater Rd	0.55mi	3/2.0	1,332 (+3%)	11mo	$307,500	$231	61
356 Brittany Hbr S	0.70mi	3/1.0	1,300 (+0%)	6mo	$45,000	$35	58
805 Knottywood Dr	0.66mi	3/2.0	1,254 (-3%)	13mo	$256,000	$204	53
78 View Point Pl	0.68mi	2/2.0 (-1)	1,232 (-5%)	8mo	$275,000	$223	48
349 Rue Fleur De Lis	0.25mi	2/2.0 (-1)	1,450 (+12%)	20mo	$285,000	$197	47
576 Normandy Trl	0.49mi	3/2.0	1,396 (+8%)	22mo	$495,000	$355	46
508 Chandler Place Dr	0.66mi	3/2.0	1,352 (+4%)	21mo	$324,000	$240	45
223 Stone Bridge Cove Way	0.58mi	3/2.0	1,152 (-11%)	15mo	$224,000	$194	42
11 Fishermans Ext Cv	0.51mi	2/1.0 (-1)	1,488 (+15%)	9mo	$496,000	$333	35

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: -13.4%
• Equity multiple: 0.52×
• Total profit: $-28,281
• Equity at exit: $31,312

10-year hold

• IRR: -4.5%
• Equity multiple: 0.70×
• Total profit: $-17,355
• Equity at exit: $18,157

Cash invested: $58,800 (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 30553

• Home prices YoY: -7.0%
• Active inventory: 147
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$142 /mo · $1,707/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $91

Break-even live

Break-even rent $1,685

Max offer price $210,000

Occupancy floor 90%

Sensitivity live

Price	-10% $210	-5% $150	+0% $91	+5% $32	+10% $-28
Rent	-10% $-51	-5% $20	+0% $91	+5% $162	+10% $233
Rate	-1.0pp $197	-0.5pp $144	base $91	+0.5pp $37	+1.0pp $-19

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
790 Normandy Trl Lavonia, GA	2.0	1.5	1008	$1,800	$1.79	45d	1	0.49mi

Listing history 31 events

1. 2026-06-21
   days on market $210,000 Active 97 DOM
2. 2026-06-19
   days on market $210,000 Active 95 DOM
3. 2026-06-18
   days on market $210,000 Active 94 DOM
4. 2026-06-17
   days on market $210,000 Active 93 DOM
5. 2026-06-16
   days on market $210,000 Active 92 DOM
6. 2026-06-15
   days on market $210,000 Active 91 DOM
7. 2026-06-14
   days on market $210,000 Active 89 DOM
8. 2026-06-12
   days on market $210,000 Active 88 DOM
9. 2026-06-09
   days on market $210,000 Active 85 DOM
10. 2026-06-08
    days on market $210,000 Active 84 DOM
11. 2026-06-07
    days on market $210,000 Active 83 DOM
12. 2026-06-07
    remarks 511-char remark
13. 2026-06-07
    pricedays on market $210,000 Active 82 DOM
14. 2026-06-03
    days on market $262,000 Active 79 DOM
15. 2026-06-02
    days on market $262,000 Active 78 DOM
16. 2026-06-01
    days on market $262,000 Active 77 DOM
17. 2026-05-31
    days on market $262,000 Active 76 DOM
18. 2026-05-31
    days on market $262,000 Active 75 DOM
19. 2026-04-21
    price $262,000 485-char remark

    Show marketing remark (485 chars)

    Great opportunity for a Lake Cabin with Seasonal Views of Lake Hartwell! This 2-bedroom, 2-bath cabin offers 1,296 sq ft of living space and is just minutes from Tugaloo State Park and public boat ramps. Upstairs, all three rooms offer seasonal lake views, and the primary suite includes a spacious bath with a jacuzzi tub/shower combo-perfect for unwinding after a day on the water. The unfinished basement provides options for storage or future expansion. Home is being sold as-is.

20. 2026-03-16
    listed $275,000 New 485-char remark

    Show marketing remark (485 chars)

    Great opportunity for a Lake Cabin with Seasonal Views of Lake Hartwell! This 2-bedroom, 2-bath cabin offers 1,296 sq ft of living space and is just minutes from Tugaloo State Park and public boat ramps. Upstairs, all three rooms offer seasonal lake views, and the primary suite includes a spacious bath with a jacuzzi tub/shower combo-perfect for unwinding after a day on the water. The unfinished basement provides options for storage or future expansion. Home is being sold as-is.

21. 2025-11-20
    historical
22. 2023-08-15
    soldstatus $210,800
23. 2023-07-31
    soldstatus $208,000 Sold
24. 2023-07-03
    price $208,000
25. 2023-06-30
    status Back On Market
26. 2023-05-19
    status Under Contract
27. 2023-05-04
    listed $249,900 New
28. 2023-05-04
    listed $215,000 New
29. 2020-08-07
    soldstatus $120,000
30. 2020-08-06
    soldstatus $120,000
31. 2019-09-18
    listed $124,900

ⓘ 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: $1,707 · $142/mo
• Projected year-2 tax: $1,932 · $161/mo
• Expected delta: +$225/yr (+$19/mo · 13.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,600
• − Mortgage interest: −$11,763
• − Property taxes: −$1,707
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$6,109
• Taxable loss: −$2,485
• Est. tax savings @ 24.0%: +$597
• After-tax cash flow: $1,688/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: Franklin County
• NCES district ID: 1302250
• Math proficiency: 38% ▼ -1.00%
• Reading proficiency: 35% ▼ -3.00%
• Median HH income: $35,985
• Composite: 30.28/100
• National rank: #6281
• State rank: #61 of 174 in GA

Livability — Gumlog

• Score: 66/100
• State rank: #185
• US rank: #11633

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gumlog, GA
• Population (ZIP): 8,454

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 22,625 people
• By 2030: 22,725 · +0.4%
• By 2040: 22,806 · +0.8%
• By 2050: 22,713 · +0.4%
• By 2075: 22,514 · -0.5%
• By 2100: 20,768 · -8.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 11% Hispanic / Latino 9% Two or more races 9%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 8% Other Asian/Pacific 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+72.6) · D 13.6% · R 86.2%
• 2008→2024 swing: -21.1pp toward R · 2008: -51.5pp · 2024: -72.6pp
• All cycles: 2024: R+72.6 2020: R+69.5 2016: R+68.6 2012: R+59.5 2008: R+51.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -28.92%
• Current HPI: 385.1997
• 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

+109.8% since first listed

13 events — show timeline

• 2026-04-21 Price Changed $262,000 GAMLS
• 2026-03-16 Listed $275,000 GAMLS
• 2025-11-20 Listing Removed — GAMLS
• 2023-08-15 Sold (Public Records) $210,800 Public Records
• 2023-07-31 Sold (MLS) $208,000 GAMLS
• 2023-07-03 Price Changed $208,000 GAMLS
• 2023-06-30 Relisted — GAMLS
• 2023-05-19 Pending — GAMLS
• 2023-05-04 Listed $215,000 GAMLS
• 2023-05-04 Listed $249,900 GAMLS
• 2020-08-07 Sold (MLS) $120,000 GAMLS
• 2020-08-06 Sold (Public Records) $120,000 Public Records
• 2019-09-18 Listed $124,900 GAMLS

Property tax history

+7.3%/yr

Latest (2025): $1,707 · -2.1% YoY. Source: county tax records.