515 Wood Sorrel Ln · Clayton, GA 30525

$255,000

2 bd · 2.0 ba · 1,232 sqft · SingleFamily public records · 19 Days on market

Built 2002 Fair condition $207/sqft · 25% below area Est $342k · 25% under

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Why this score? — see what drove the B+ 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 +28.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.8/10.0
• Appreciation +5.3/10.0
• Schools +4.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Your perfect mountain cabin located in beautiful Rabun County. Enjoy this 2 BR, 2 BA, open floor plan, 2 covered porches to enjoy the mountain air & relax & listen to nature. Excellent condition, great starter home, rental income property, or a seasonal getaway. Do not miss seeing this cozy cabin in a private setting in the mountains.

Key facts

• Wooded lot
• 2 parking spots
• Built 2002

Tags

• WOODED LOT
• TWO STORY COVERED DECKS
• STARLINK INTERNET SYSTEM
• REMOTE ACCESS CAPABLE CCTV
• MINUTES TO DOWNTOWN CLAYTON
• SHORT DRIVE TO WINERIES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $255k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $831 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $255k).
• Recommended offer: $251k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 3.8% 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, amenities F, commute 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.
• Zoned schools: Rabun County Elementary School (math 37% / reading 42%, grade F, #435 of 1,228 statewide, top 37%, 660 students, 58% FRL); Rabun County Middle School (math 47% / reading 46%, grade D+, #94 of 470 statewide, top 20%, 342 students, 59% FRL); Rabun County High School (math 57% / reading 47%, grade D+, #26 of 424 statewide, top 6%, 653 students, 48% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: 311 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 147 units permitted in Rabun County in 2024 (0 in 5+ unit buildings).
• At $3,000/mo this rent would consume 62% of the median local household income ($58k/yr) (locally 16% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $3k of equity ($2k loan paydown + $2k 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 $71k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, 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 19 days — a 2% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $148k; list at $255k implies a 72% gain — meaningful room to come down on a strong offer.

Recommended offer $251,175 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.18% ✓
• Cap rate: 10.20%
• Cash-on-cash: 13.96%
• DSCR: 1.62
• GRM: 7.1

CMA / ARV

• ARV (median comp): $342,241
• List price: $255,000
• Delta: -21.14%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Soaring Eagle Ln	0.18mi	3/3.0 (+1)	1,216 (-1%)	0mo	$464,700	$382	80
327 Polly Gap Rd	1.24mi	3/2.0 (+1)	1,173 (-5%)	0mo	$395,000	$337	52
169 Bachelors Button	0.84mi	2/2.0	1,176 (-4%)	9mo	$322,500	$274	50
251 Shakespeare Dr #326	0.76mi	2/2.0	1,308 (+6%)	12mo	$200,000	$153	45
270 Eastern Cross Ln	1.31mi	3/2.0 (+1)	1,216 (-1%)	16mo	$275,000	$226	44
571 Killearney Way Unit F103	0.55mi	2/2.0	1,496 (+21%)	13mo	$310,500	$208	39
112 Gleneagle Ct #303	0.61mi	2/2.0	1,496 (+21%)	12mo	$290,000	$194	37
112 Gleneagle Ct Unit D103	0.61mi	2/2.0	1,496 (+21%)	15mo	$259,000	$173	34
319 Mystic View Ln	1.18mi	3/2.0 (+1)	1,488 (+21%)	2mo	$475,000	$319	33
976 King Mountain Dr	1.17mi	3/2.0 (+1)	1,340 (+9%)	16mo	$385,000	$287	32
947 King Mountain Dr	1.16mi	3/2.5 (+1)	1,340 (+9%)	14mo	$310,000	$231	32
140 Barron Rd	0.71mi	3/1.0 (+1)	962 (-22%)	4mo	$285,000	$296	30

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: 15.0%
• Equity multiple: 1.75×
• Total profit: $53,586
• Equity at exit: $82,800

10-year hold

• IRR: 18.8%
• Equity multiple: 3.21×
• Total profit: $157,445
• Equity at exit: $106,817

Cash invested: $71,400 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active · 2 under contract
• Months of supply: 9.0 mo (11%/mo absorbed)
• Median asking: $399,900 ($302/sqft)
• Median days on market: 130 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -8.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30525

• Home prices YoY: 0.2%
• Active inventory: 311
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $3,000 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$96 /mo · $1,150/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$630
• Net cashflow: $831

Break-even live

Break-even rent $1,948

Max offer price $255,000

Occupancy floor 67%

Sensitivity live

Price	-10% $975	-5% $903	+0% $831	+5% $759	+10% $686
Rent	-10% $594	-5% $712	+0% $831	+5% $949	+10% $1,068
Rate	-1.0pp $959	-0.5pp $896	base $831	+0.5pp $765	+1.0pp $697

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: $63,750
• Closing costs: $7,650
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
399 Orchid Trl Clayton, GA	3.0	2.0	1500	$3,000	$2.00	41d	1	0.63mi

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Parking pad with space for 2 vehiclesHas open parking
• Utilities: Public water availableSeptic tank sewerElectricity available on property
• Home design: Residential single-family cabinCabin structureResale propertyBuilt in 2002Two-story
• Construction: Wood sidingMetal/tin roofBuilt in 2002
• Exterior features: PorchPrivate, sloped lotHas viewsWooded setting

Interior

• Kitchen: Refrigerator included
• Bedrooms: 2 bedrooms (1 on main level, 1 on lower level)
• Flooring: HardwoodVinyl
• Bathrooms: 2 full bathrooms (1 on main level, 1 on lower level)
• Heating & cooling: Electric heatingElectric cooling
• Interior features: Walk-in closet(s)Basement finished with interior entryBasement concrete and crawl space constructionTwo levels
• Laundry & utility: Laundry in basement

Listing history 35 events

1. 2026-08-08
   days on market $255,000 Active 19 DOM
2. 2026-08-07
   days on market $255,000 Active 18 DOM
3. 2026-08-06
   days on market $255,000 Active 17 DOM
4. 2026-08-05
   days on market $255,000 Active 16 DOM
5. 2026-08-04
   days on market $255,000 Active 15 DOM
6. 2026-08-03
   statusdays on market $255,000 Active 14 DOM
7. 2026-07-31
   days on market $255,000 New 11 DOM
8. 2026-07-30
   days on market $255,000 New 10 DOM
9. 2026-07-29
   days on market $255,000 New 9 DOM
10. 2026-07-27
    days on market $255,000 New 7 DOM
11. 2026-07-25
    days on market $255,000 New 5 DOM
12. 2026-07-24
    days on market $255,000 New 4 DOM
13. 2026-07-23
    days on market $255,000 New 3 DOM
14. 2026-07-22
    days on market $255,000 New 2 DOM
15. 2026-07-21
    pricestatusdays on marketlisting id $255,000 New 1 DOM
16. 2026-06-07
    days on market $269,900 Active 58 DOM
17. 2026-06-04
    days on market $269,900 Active 55 DOM
18. 2026-06-02
    days on market $269,900 Active 54 DOM
19. 2026-06-01
    days on market $269,900 Active 53 DOM
20. 2026-05-31
    days on market $269,900 Active 52 DOM
21. 2026-05-31
    days on market $269,900 Active 51 DOM
22. 2026-04-08
    historical
23. 2025-12-17
    listed $269,900 New 942-char remark
24. 2025-12-17
    listed $269,900 New
25. 2020-06-19
    soldstatus $148,500

    Show marketing remark (345 chars)

    Your perfect mountain cabin located in beautiful Rabun County. Enjoy this 2 BR, 2 BA, open floor plan, 2 covered porches to enjoy the mountain air & relax & listen to nature. Excellent condition, great starter home, rental income property, or a seasonal getaway. Do not miss seeing this cozy cabin in a private setting in the mountains.

26. 2020-06-19
    soldstatus $148,500

    Show marketing remark (345 chars)

    Your perfect mountain cabin located in beautiful Rabun County. Enjoy this 2 BR, 2 BA, open floor plan, 2 covered porches to enjoy the mountain air & relax & listen to nature. Excellent condition, great starter home, rental income property, or a seasonal getaway. Do not miss seeing this cozy cabin in a private setting in the mountains.

27. 2019-09-12
    listed $145,000

    Show marketing remark (345 chars)

    Your perfect mountain cabin located in beautiful Rabun County. Enjoy this 2 BR, 2 BA, open floor plan, 2 covered porches to enjoy the mountain air & relax & listen to nature. Excellent condition, great starter home, rental income property, or a seasonal getaway. Do not miss seeing this cozy cabin in a private setting in the mountains.

28. 2018-05-11
    soldstatus $112,500
29. 2018-05-11
    soldstatus $112,600
30. 2017-10-26
    listed $115,000
31. 2016-05-10
    soldstatus $90,000
32. 2010-08-16
    soldstatus $125,000
33. 2007-06-22
    soldstatus $122,000
34. 2004-04-01
    soldstatus $75,000
35. 2002-01-01
    soldstatus $9,000

ⓘ 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: $1,150 · $96/mo
• Projected year-2 tax: $2,346 · $196/mo
• Expected delta: +$1,196/yr (+$100/mo · 104.0%)

ⓘ 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 3/10 Moderate 5 d/yr ≥100°F today · 13 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: $36,000
• − Mortgage interest: −$14,284
• − Property taxes: −$1,150
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,880
• − Management: −$2,880
• − Depreciation: −$7,418
• Taxable income: $6,113
• Est. tax owed @ 24.0%: −$1,467
• After-tax cash flow: $8,501/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $30,800–$55,440 screening

This mountain cabin has fair exterior condition with some wear and needs moderate repairs and maintenance to improve its resale and rental value.

Components & finishes AI

Roof metal · good Flooring laminate

Deferred maintenance Est. $2,500–$10,000 screening

• Minor Roof (roof) — No visible signs of damage or wear
• Minor Windows (windows) — No visible signs of damage or wear
• Minor Electrical (electrical) — No visible signs of damage or wear
• Minor Plumbing (plumbing) — No visible signs of damage or wear
• Minor Exterior (exterior) — No visible signs of damage or wear

Repairs flagged

• Moderate Exterior siding — Worn and needs repainting
• Minor Landscaping — Overgrown vegetation needs trimming

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Trim overgrown vegetation — Improves curb appeal and visibility ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 46/100

Zoned Schools

Elementary Rabun County Elementary School F GA #435/1,228 Nat'l #19,648/41,679 Middle Rabun County Middle School D+ GA #94/470 Nat'l #4,335/14,009 High Rabun County High School D+ GA #26/424 Nat'l #5,016/17,239

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

C Composite livability gradescore 66/100

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

• County: Rabun · 16,227 people
• Population (ZIP): 7,265
• Household income: $58,374
• Rent vs Own: 22.3% rent · 77.7% own
• Severe rent burden: 16% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Parking pad with space for 2 vehiclesHas open parking
• Utilities: Public water availableSeptic tank sewerElectricity available on property
• Home design: Residential single-family cabinCabin structureResale propertyBuilt in 2002Two-story
• Construction: Wood sidingMetal/tin roofBuilt in 2002
• Exterior features: PorchPrivate, sloped lotHas viewsWooded setting

Interior

• Kitchen: Refrigerator included
• Bedrooms: 2 bedrooms (1 on main level, 1 on lower level)
• Flooring: HardwoodVinyl
• Bathrooms: 2 full bathrooms (1 on main level, 1 on lower level)
• Heating & cooling: Electric heatingElectric cooling
• Interior features: Walk-in closet(s)Basement finished with interior entryBasement concrete and crawl space constructionTwo levels
• Laundry & utility: Laundry in basement

Price history

+2898.9% since first listed

15 events — show timeline

• 2026-06-06 Listing Removed — GAMLS
• 2026-04-08 Listing Removed — GAMLS
• 2025-12-17 Listed $269,900 GAMLS
• 2025-12-17 Listed $269,900 GAMLS
• 2020-06-19 Sold (Public Records) $148,500 Public Records
• 2020-06-19 Sold (MLS) $148,500 GAMLS
• 2019-09-12 Listed $145,000 GAMLS
• 2018-05-11 Sold (Public Records) $112,600 Public Records
• 2018-05-11 Sold (MLS) $112,500 GAMLS
• 2017-10-26 Listed $115,000 GAMLS
• 2016-05-10 Sold (Public Records) $90,000 Public Records
• 2010-08-16 Sold (Public Records) $125,000 Public Records
• 2007-06-22 Sold (Public Records) $122,000 Public Records
• 2004-04-01 Sold (Public Records) $75,000 Public Records
• 2002-01-01 Sold (Public Records) $9,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,150 · +0.2% YoY. Source: county tax records.