747 Screamer Dr · Clayton, GA 30525

$425,000

4 bd · 2.5 ba · 1,796 sqft · SingleFamily public records · 59 Days on market

Built 1999 $237/sqft · 7% above area Est $456k · 7% 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 +15.9/30.0
• ARV discount +10.6/15.0
• Appreciation +5.3/10.0
• DSCR +4.9/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Where the Mountains Speak-747 Screamer Dr, Clayton, GA ~ Tucked into the quiet beauty of the North Georgia mountains, this 4-bedroom, 2.5-bath retreat invites you to slow down, breathe deeper, and truly feel at home. From the moment you arrive, there's a sense of escape-where mornings begin with soft light filtering through the trees and evenings end with cool mountain air and the sounds of nature all around you. Inside, the home wraps you in warmth and comfort. Sunlight pours into the living spaces, highlighting an inviting layout designed for connection-whether it's gathering around the fireplace, sharing meals or simply enjoying a quiet moment with a view. The kitchen flows easily into the heart of the home, making it just as suited for everyday living as it is for hosting family and friends. Each of the four bedrooms offers a peaceful place to unwind, while the primary suite becomes your own private haven-perfect for recharging after a day spent exploring nearby trails, lakes, and waterfalls. With two and a half baths, there's plenty of room for both comfort and convenience. Step outside and the experience only deepens. Expansive outdoor spaces invite you to sip coffee at sunrise, listen to the breeze through the trees, or gather under the stars. Here, life feels a little slower, a little richer, and a lot more meaningful. Just minutes from the charm of downtown Clayton, yet worlds away from the noise, this home offers more than a place to live-it offers a lifestyle. A place to reconnect, to recharge, and to create lasting memories in the mountains. This isn't just a home-it's your mountain story waiting to be lived. (NOTE: Zoned 'VC' and can be utilized as a STR. Sold Furnished.)

Key facts

• Built 1999
• Listed 59 days

Tags

• EXPANSIVE OUTDOOR SPACES
• NEARBY TRAILS LAKES WATERFALLS
• MINUTES FROM DOWNTOWN CLAYTON

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $425k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/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 $344k (19.1% below list).
• Recommended offer: $344k (19.1% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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 $6k 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 $119k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($412k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 4y ago 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 $142k; list at $425k implies a 200% gain — meaningful room to come down on a strong offer.

Recommended offer $343,667 (19.1% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 19% 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. 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?
4. 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?
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: 0.81% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.06%
• DSCR: 1.09
• GRM: 10.3

CMA / ARV

• ARV (median comp): $456,274
• List price: $425,000
• Delta: -6.85%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1617 Warwoman Rd	0.59mi	3/1.0 (-1)	1,809 (+1%)	7mo	$312,500	$173	55
559 Curt Dotson Dr	0.10mi	3/2.0 (-1)	1,624 (-10%)	23mo	$125,000	$77	53
4 Earnhardt Ln	0.53mi	3/2.0 (-1)	1,798 (+0%)	22mo	$370,000	$206	50
465 Confederate Dr	0.59mi	3/2.5 (-1)	1,728 (-4%)	19mo	$345,000	$200	46
114 Chechero Valley Ln	0.52mi	3/2.5 (-1)	1,952 (+9%)	18mo	$465,000	$238	41
190 Merrydale Ln	0.64mi	3/2.5 (-1)	1,672 (-7%)	22mo	$230,000	$138	35

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: 2.4%
• Equity multiple: 1.12×
• Total profit: $14,108
• Equity at exit: $138,000

10-year hold

• IRR: 7.2%
• Equity multiple: 1.84×
• Total profit: $99,931
• Equity at exit: $178,029

Cash invested: $119,000 (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: 10.3×

Monthly cashflow live

• Estimated rent: $3,437 medium
• Mortgage (P&I): −$2,229
• Tax from tax record: −$104 /mo · $1,254/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$722
• Net cashflow: $205

Break-even live

Break-even rent $3,178

Max offer price $425,000

Occupancy floor 89%

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
233 Orchid Trl Clayton, GA	3.0	2.0	1920	$3,500	$1.82	23d	1	0.23mi
122 Cannon St Clayton, GA	3.0	2.0	1650	$3,250	$1.97	14d	1	0.67mi

Listing history 36 events

1. 2026-06-18
   days on market $425,000 Active 59 DOM
2. 2026-06-17
   days on market $425,000 Active 58 DOM
3. 2026-06-16
   days on market $425,000 Active 57 DOM
4. 2026-06-15
   days on market $425,000 Active 56 DOM
5. 2026-06-13
   days on market $425,000 Active 54 DOM
6. 2026-06-12
   days on market $425,000 Active 53 DOM
7. 2026-06-09
   days on market $425,000 Active 50 DOM
8. 2026-06-08
   days on market $425,000 Active 49 DOM
9. 2026-06-07
   days on market $425,000 Active 48 DOM
10. 2026-06-07
    days on market $425,000 Active 47 DOM
11. 2026-06-04
    days on market $425,000 Active 44 DOM
12. 2026-06-02
    days on market $425,000 Active 43 DOM
13. 2026-06-01
    days on market $425,000 Active 42 DOM
14. 2026-05-31
    days on market $425,000 Active 41 DOM
15. 2026-05-31
    days on market $425,000 Active 40 DOM
16. 2026-04-20
    listed $425,000 New 1718-char remark

    Show marketing remark (1718 chars)

    Where the Mountains Speak-747 Screamer Dr, Clayton, GA ~ Tucked into the quiet beauty of the North Georgia mountains, this 4-bedroom, 2.5-bath retreat invites you to slow down, breathe deeper, and truly feel at home. From the moment you arrive, there's a sense of escape-where mornings begin with soft light filtering through the trees and evenings end with cool mountain air and the sounds of nature all around you. Inside, the home wraps you in warmth and comfort. Sunlight pours into the living spaces, highlighting an inviting layout designed for connection-whether it's gathering around the fireplace, sharing meals or simply enjoying a quiet moment with a view. The kitchen flows easily into the heart of the home, making it just as suited for everyday living as it is for hosting family and friends. Each of the four bedrooms offers a peaceful place to unwind, while the primary suite becomes your own private haven-perfect for recharging after a day spent exploring nearby trails, lakes, and waterfalls. With two and a half baths, there's plenty of room for both comfort and convenience. Step outside and the experience only deepens. Expansive outdoor spaces invite you to sip coffee at sunrise, listen to the breeze through the trees, or gather under the stars. Here, life feels a little slower, a little richer, and a lot more meaningful. Just minutes from the charm of downtown Clayton, yet worlds away from the noise, this home offers more than a place to live-it offers a lifestyle. A place to reconnect, to recharge, and to create lasting memories in the mountains. This isn't just a home-it's your mountain story waiting to be lived. (NOTE: Zoned 'VC' and can be utilized as a STR. Sold Furnished.)

17. 2024-05-31
    historical
18. 2024-03-26
    price $450,000
19. 2024-03-26
    price $450,000
20. 2023-12-15
    listed $475,000 Active
21. 2023-12-15
    listed $475,000 New
22. 2023-09-20
    historical
23. 2023-09-14
    status Back On Market
24. 2023-09-08
    historical On Hold
25. 2023-09-06
    status Back On Market
26. 2023-08-07
    historical On Hold
27. 2023-08-06
    status Back On Market
28. 2023-06-06
    historical On Hold
29. 2023-04-25
    listed $475,000 New
30. 2023-01-17
    historical
31. 2022-12-13
    price $499,900
32. 2022-09-15
    price $549,000
33. 2022-09-05
    listed $565,999 New
34. 2009-07-31
    soldstatus $141,500
35. 1999-12-01
    soldstatus $155,000
36. 1999-04-01
    soldstatus $20,000

ⓘ 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: $1,254 · $104/mo
• Projected year-2 tax: $3,910 · $326/mo
• Expected delta: +$2,656/yr (+$221/mo · 211.8%)

ⓘ 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 3 d/yr ≥100°F today · 9 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: $41,240
• − Mortgage interest: −$23,807
• − Property taxes: −$1,254
• − Insurance: −$2,125
• − Repairs & maintenance: −$3,299
• − Management: −$3,299
• − Depreciation: −$12,364
• Taxable loss: −$4,908
• Est. tax savings @ 24.0%: +$1,178
• After-tax cash flow: $3,634/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

+2025.0% since first listed

21 events — show timeline

• 2026-04-20 Listed $425,000 GAMLS
• 2024-05-31 Listing Removed — GAMLS
• 2024-03-26 Price Changed $450,000 NEGBOR
• 2024-03-26 Price Changed $450,000 GAMLS
• 2023-12-15 Listed $475,000 GAMLS
• 2023-12-15 Listed $475,000 NEGBOR
• 2023-09-20 Listing Removed — GAMLS
• 2023-09-14 Relisted — GAMLS
• 2023-09-08 Delisted — GAMLS
• 2023-09-06 Relisted — GAMLS
• 2023-08-07 Delisted — GAMLS
• 2023-08-06 Relisted — GAMLS
• 2023-06-06 Delisted — GAMLS
• 2023-04-25 Listed $475,000 GAMLS
• 2023-01-17 Listing Removed — GAMLS
• 2022-12-13 Price Changed $499,900 GAMLS
• 2022-09-15 Price Changed $549,000 GAMLS
• 2022-09-05 Listed $565,999 GAMLS
• 2009-07-31 Sold (Public Records) $141,500 Public Records
• 1999-12-01 Sold (Public Records) $155,000 Public Records
• 1999-04-01 Sold (Public Records) $20,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,254 · +0.9% YoY. Source: county tax records.