54 Cliffbrink Dr SE · Lindale, GA 30147

$199,900

3 bd · 1.0 ba · 1,592 sqft · SingleFamily public records · 38 Days on market

Built 1959 0.59 ac lot $126/sqft · 6% below area Est $213k · 6% 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 +22.2/30.0
• ARV discount +10.2/15.0
• DSCR +7.1/10.0
• 1% rule +5.3/10.0
• Schools +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked away on a quiet dead-end road in Lindale, 54 Cliffbrink offers privacy, charm, and affordability all in one package. This 3-bedroom, 1-bath home features beautiful hardwood floors, a spacious yard, and a welcoming outdoor patio perfect for relaxing or entertaining. With no neighbors behind you or across the street, you'll enjoy a peaceful setting that's hard to find. Whether you're searching for the perfect starter home, an investment opportunity, or a home with the convenience of a main-level primary bedroom, this property checks all the boxes

Key facts

• Spacious yard
• Quiet dead-end road
• No neighbors behind

Tags

• QUIET DEAD-END ROAD
• BEAUTIFUL HARDWOOD FLOORS
• SPACIOUS YARD
• WELCOMING OUTDOOR PATIO
• NO NEIGHBORS BEHIND

Property features AI

Finance

• Other: Paved city street access; GPS-friendly directions; Located in Floyd County, GA

Exterior

• Parking: Carport (1 space); Driveway parking; Open parking available; Kitchen-level parking access
• Utilities: Public water; Public sewer; 220-volt electric service; Cable available; Electricity available
• Home design: One-level home; Resale property; Fee simple ownership
• Construction: Brick construction (brick 4 sides, brick veneer); Composition/shingle roof; Block foundation; Built on crawl space
• Exterior features: Private yard; Patio

Interior

• Kitchen: Eat-in kitchen with stained cabinets and laminate counters; Refrigerator included
• Bedrooms: Three main-level bedrooms; Master suite on the main level
• Flooring: Hardwood flooring; Laminate flooring
• Bathrooms: One full bathroom with tub/shower combo (main level)
• Heating & cooling: Central heat; Central air conditioning
• Interior features: High-speed internet; Window treatments; Brick fireplace in the living room; No shared/common walls; Crawl space basement
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 3.2% in Lindale — 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 59/100 on livability (#411 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime C-, amenities F, commute F.
• Floyd County (rural): math 41% / reading 40% proficiency, ranked #45 of 174 in GA (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Pepperell Primary (464 students, 60% FRL); Pepperell Middle School (math 36% / reading 36%, grade F, #178 of 470 statewide, top 39%, 520 students, 64% FRL); Pepperell High School (math 32% / reading 32%, grade F, #110 of 424 statewide, top 28%, 896 students, 49% FRL).
• Market conditions: 39 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 355 units permitted in Floyd 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.
• Floyd County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.03% ✓
• Cap rate: 8.25%
• Cash-on-cash: 6.98%
• DSCR: 1.31
• GRM: 8.1

CMA / ARV

• ARV (median comp): $212,780
• List price: $199,900
• Delta: -6.05%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Teat St SE	0.19mi	3/2.0	1,536 (-4%)	1mo	$75,000	$49	81
14 Summit Dr SE	0.22mi	3/2.0	1,596 (+0%)	19mo	$309,000	$194	70
7 Old Rockmart Rd SE	0.56mi	3/2.0	1,547 (-3%)	13mo	$321,000	$207	55
3014 Maple Rd SE	0.61mi	2/1.5 (-1)	1,669 (+5%)	4mo	$210,000	$126	53
3010 Maple Rd SE	0.64mi	3/2.0	1,619 (+2%)	14mo	$243,000	$150	52
7 Old Rockmart Rd SE	0.54mi	3/2.0	1,547 (-3%)	19mo	$170,000	$110	51
211 Sunset Dr	0.50mi	2/1.0 (-1)	1,771 (+11%)	3mo	$255,000	$144	50
333 Alfred Ave SE	0.72mi	3/2.0	1,479 (-7%)	3mo	$170,000	$115	48
105 Hooper Ave	0.53mi	3/2.0	1,459 (-8%)	14mo	$240,000	$164	46

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: -5.6%
• Equity multiple: 0.79×
• Total profit: $-11,678
• Equity at exit: $29,806

10-year hold

• IRR: 4.0%
• Equity multiple: 1.29×
• Total profit: $16,455
• Equity at exit: $17,284

Cash invested: $55,972 (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 30147

• Home prices YoY: -14.3%
• Active inventory: 39
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,061 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$171 /mo · $2,054/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $325

Break-even live

Break-even rent $1,649

Max offer price $199,900

Occupancy floor 79%

Sensitivity live

Price	-10% $439	-5% $382	+0% $325	+5% $269	+10% $212
Rent	-10% $163	-5% $244	+0% $325	+5% $407	+10% $488
Rate	-1.0pp $426	-0.5pp $376	base $325	+0.5pp $274	+1.0pp $221

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Chateau Dr SE Rome, GA	4.0	3.0	1911	$2,400	$1.26	44d	1	1.33mi
50 Chateau Dr SE Rome, GA	2.0–3.0	1.5–2.0	1255	$1,599	$1.27	3d	4	1.41mi
48 Chateau Dr SE Rome, GA	1.0–2.0	1.0–1.5	802	$2,200	$2.74	44d	5	1.49mi

Listing history 23 events

1. 2026-06-19
   days on market $199,900 Active 38 DOM
2. 2026-06-18
   days on market $199,900 Active 37 DOM
3. 2026-06-17
   days on market $199,900 Active 36 DOM
4. 2026-06-16
   days on market $199,900 Active 35 DOM
5. 2026-06-15
   days on market $199,900 Active 34 DOM
6. 2026-06-14
   days on market $199,900 Active 32 DOM
7. 2026-06-13
   days on market $199,900 Active 31 DOM
8. 2026-06-10
   days on market $199,900 Active 29 DOM
9. 2026-06-09
   days on market $199,900 Active 28 DOM
10. 2026-06-08
    days on market $199,900 Active 27 DOM
11. 2026-06-07
    days on market $199,900 Active 26 DOM
12. 2026-06-03
    days on market $199,900 Active 22 DOM
13. 2026-06-02
    days on market $199,900 Active 21 DOM
14. 2026-06-01
    days on market $199,900 Active 20 DOM
15. 2026-05-31
    days on market $199,900 Active 19 DOM
16. 2026-05-30
    days on market $199,900 Active 18 DOM
17. 2026-05-08
    listed $199,900 New 557-char remark

    Show marketing remark (557 chars)

    Tucked away on a quiet dead-end road in Lindale, 54 Cliffbrink offers privacy, charm, and affordability all in one package. This 3-bedroom, 1-bath home features beautiful hardwood floors, a spacious yard, and a welcoming outdoor patio perfect for relaxing or entertaining. With no neighbors behind you or across the street, you'll enjoy a peaceful setting that's hard to find. Whether you're searching for the perfect starter home, an investment opportunity, or a home with the convenience of a main-level primary bedroom, this property checks all the boxes

18. 2026-05-08
    listed $199,900 Active 557-char remark

    Show marketing remark (557 chars)

    Tucked away on a quiet dead-end road in Lindale, 54 Cliffbrink offers privacy, charm, and affordability all in one package. This 3-bedroom, 1-bath home features beautiful hardwood floors, a spacious yard, and a welcoming outdoor patio perfect for relaxing or entertaining. With no neighbors behind you or across the street, you'll enjoy a peaceful setting that's hard to find. Whether you're searching for the perfect starter home, an investment opportunity, or a home with the convenience of a main-level primary bedroom, this property checks all the boxes

19. 2023-05-23
    soldstatus $189,900
20. 2023-05-18
    soldstatus $189,900 Sold

    Show marketing remark (532 chars)

    Well-built, brick ranch constructed in 1959, and being offered for the first time by the original owner. Nearly 1600± sq. ft. of living area. Three bedrooms, large living/dining combination and built-in china cabinet, separate den, spacious kitchen with built-in appliances, and breakfast area plus a breakfast bar. Central heat and air, good roof and beautiful hardwood floors throughout. Outdoor enjoyment includes a large patio, nice yard, partially wooded and very private lot in a very well-established neighborhood.

21. 2023-05-02
    status Under Contract

    Show marketing remark (532 chars)

    Well-built, brick ranch constructed in 1959, and being offered for the first time by the original owner. Nearly 1600± sq. ft. of living area. Three bedrooms, large living/dining combination and built-in china cabinet, separate den, spacious kitchen with built-in appliances, and breakfast area plus a breakfast bar. Central heat and air, good roof and beautiful hardwood floors throughout. Outdoor enjoyment includes a large patio, nice yard, partially wooded and very private lot in a very well-established neighborhood.

22. 2023-04-17
    listed $189,900 New

    Show marketing remark (532 chars)

    Well-built, brick ranch constructed in 1959, and being offered for the first time by the original owner. Nearly 1600± sq. ft. of living area. Three bedrooms, large living/dining combination and built-in china cabinet, separate den, spacious kitchen with built-in appliances, and breakfast area plus a breakfast bar. Central heat and air, good roof and beautiful hardwood floors throughout. Outdoor enjoyment includes a large patio, nice yard, partially wooded and very private lot in a very well-established neighborhood.

23. 2020-08-26
    soldstatus $125,900

ⓘ 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: $2,054 · $171/mo
• Projected year-2 tax: $2,054 · $171/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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,733
• − Mortgage interest: −$11,198
• − Property taxes: −$2,054
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,979
• − Management: −$1,979
• − Depreciation: −$5,815
• Taxable income: $709
• Est. tax owed @ 24.0%: −$170
• After-tax cash flow: $3,736/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: Floyd County
• NCES district ID: 1302190
• Math proficiency: 41% ▼ -5.00%
• Reading proficiency: 40% ▼ -4.00%
• Median HH income: $47,083
• Composite: 34.64/100
• National rank: #5143
• State rank: #45 of 174 in GA

Livability — Lindale

• Score: 59/100
• State rank: #411
• US rank: #20340

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lindale, GA
• Population (ZIP): 4,855

Population outlook (Floyd County) Hauer SSP2

• Today (2025): 96,321 people
• By 2030: 95,532 · -0.8%
• By 2040: 93,332 · -3.1%
• By 2050: 90,850 · -5.7%
• By 2075: 84,989 · -11.8%
• By 2100: 76,097 · -21.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 5% Two or more races 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 2% Italian 1% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Floyd

• 2024 margin: Solid R (+42.0) · D 28.8% · R 70.7%
• 2008→2024 swing: -5.6pp toward R · 2008: -36.4pp · 2024: -42.0pp
• All cycles: 2024: R+42.0 2020: R+41.1 2016: R+43.5 2012: R+39.9 2008: R+36.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.07%
• Current HPI: 269.7475
• 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

+58.8% since first listed

7 events — show timeline

• 2026-05-08 Listed $199,900 FMLS
• 2026-05-08 Listed $199,900 GAMLS
• 2023-05-23 Sold (Public Records) $189,900 Public Records
• 2023-05-18 Sold (MLS) $189,900 GAMLS
• 2023-05-02 Pending — GAMLS
• 2023-04-17 Listed $189,900 GAMLS
• 2020-08-26 Sold (Public Records) $125,900 Public Records

Property tax history

+22.4%/yr

Latest (2025): $2,054 · +9.0% YoY. Source: county tax records.