683 Grant St · Clarkesville, GA 30523

$149,900

2 bd · 1.0 ba · 944 sqft · Other public records · 24 Days on market

Built 1998

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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 +16.7/30.0
• ARV discount +7.5/15.0
• Appreciation +5.8/10.0
• DSCR +5.2/10.0
• 1% rule +4.0/10.0
• 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

The cottage look but not a cottage size. This charming house features beautiful hardwood floors. (No carpet) It contains 5 bedrooms as well as a living room, den, dining room and complete kitchen and laundry room and a NEW ROOF! One of the best features is the awesome screened in porch. This is a lot of space for the money!

Key facts

• Open floor plan
• Private back deck
• Built 1998

Tags

• PRIVATE BACK DECK
• OPEN FLOOR PLAN
• EASY ACCESS TO LOCAL SHOPPING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $93 ($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 $136k (9.5% below list).
• Recommended offer: $136k (9.5% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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.
• 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 ($1k 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 $42k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y 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 $115k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $135,610 (9.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 7.04%
• Cash-on-cash: 2.67%
• DSCR: 1.12
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 5.8%
• Equity multiple: 1.31×
• Total profit: $12,903
• Equity at exit: $55,610

10-year hold

• IRR: 9.6%
• Equity multiple: 2.24×
• Total profit: $52,236
• Equity at exit: $77,462

Cash invested: $41,972 (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 30523

• Home prices YoY: 0.5%
• Active inventory: 293
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,356 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$129 /mo · $1,553/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $93

Break-even live

Break-even rent $1,238

Max offer price $149,900

Occupancy floor 88%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $149,900 Active 24 DOM
2. 2026-06-18
   days on market $149,900 Active 23 DOM
3. 2026-06-17
   days on market $149,900 Active 22 DOM
4. 2026-06-16
   days on market $149,900 Active 21 DOM
5. 2026-06-15
   days on market $149,900 Active 20 DOM
6. 2026-06-14
   days on market $149,900 Active 18 DOM
7. 2026-06-12
   days on market $149,900 Active 17 DOM
8. 2026-06-09
   days on market $149,900 Active 14 DOM
9. 2026-06-08
   days on market $149,900 Active 13 DOM
10. 2026-06-07
    days on market $149,900 Active 12 DOM
11. 2026-06-07
    days on market $149,900 Active 11 DOM
12. 2026-06-02
    days on market $149,900 Active 7 DOM
13. 2026-06-01
    days on market $149,900 Active 6 DOM
14. 2026-05-31
    days on market $149,900 Active 5 DOM
15. 2026-05-31
    days on market $149,900 Active 4 DOM
16. 2026-05-26
    listed $149,900 Active
17. 2016-09-20
    soldstatus $115,000 325-char remark

    Show marketing remark (325 chars)

    The cottage look but not a cottage size. This charming house features beautiful hardwood floors. (No carpet) It contains 5 bedrooms as well as a living room, den, dining room and complete kitchen and laundry room and a NEW ROOF! One of the best features is the awesome screened in porch. This is a lot of space for the money!

18. 2014-08-01
    historical
19. 2012-07-02
    soldstatus $260,000
20. 2012-05-08
    soldstatus $275,000
21. 2012-01-17
    listed $5,000

ⓘ 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: $1,553 · $129/mo
• Projected year-2 tax: $1,553 · $129/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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,273
• − Mortgage interest: −$8,397
• − Property taxes: −$1,553
• − Insurance: −$750
• − Repairs & maintenance: −$1,302
• − Management: −$1,302
• − Depreciation: −$4,361
• Taxable loss: −$1,391
• Est. tax savings @ 24.0%: +$334
• After-tax cash flow: $1,454/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

• Census place: Clarkesville, GA
• 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

+2898.0% since first listed

6 events — show timeline

• 2026-05-26 Listed $149,900 FSBO.com
• 2016-09-20 Sold (MLS) $115,000 GAMLS
• 2014-08-01 Listing Removed — GAMLS
• 2012-07-02 Sold (Public Records) $260,000 Public Records
• 2012-05-08 Sold (Public Records) $275,000 Public Records
• 2012-01-17 Listed $5,000 GAMLS

Property tax history

+10.8%/yr

Latest (2025): $1,553 · +90.1% YoY. Source: county tax records.