515 Wood Sorrel Ln · Clayton, GA 30525

$269,900

2 bd · 2.0 ba · 1,232 sqft · SingleFamily public records · 58 Days on market

Built 2002 $219/sqft · 22% below area Est $346k · 22% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +11.5/30.0
• Appreciation +5.3/10.0
• Schools +3.6/10.0
• DSCR +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0

Listing remarks MLS

Seize this opportunity to own a one of a kind mountain getaway. This property offers the opportunity to be used in a multitude of ways - full time residence, second home or the potential for rental to generate income. Privacy and seclusion abound. Mountain cabin nestled on a wooded lot on Screamer Mountain in Rabun County. Open floor plan, two-story covered decks offer relaxation and a perfect spot to entertain guests. Fully installed and operational Starlink internet system, as well as remote-access capable CCTV (hardwired into the DVR) installed outside. This property is minutes to Downtown Clayton, Highlands and the tourist hotspots of Lakes Burton, Rabun and Seed. The area offers a plethora of dining, shopping, outdoor activities and plenty of excellent wineries and entertainment venues within a short drive. Centrally located to all the captivating experiences Northeast Georgia has to offer. Schedule your private tour today.

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 $270k.

Deal economics

• At list price, monthly cash flow is $-89 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (5.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (28.0% below list).
• Recommended offer: $194k (28.0% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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, 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: 261 active listings in the ZIP; 147 units permitted in Rabun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k 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.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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 $148k; list at $270k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $194,264 (28.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
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. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.72% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.41%
• DSCR: 0.94
• GRM: 11.6

CMA / ARV

• ARV (median comp): $345,989
• List price: $269,900
• Delta: -21.99%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1340 Kingwood Dr	0.71mi	2/2.0	1,374 (+12%)	16mo	$370,000	$269	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: -1.3%
• Equity multiple: 0.93×
• Total profit: $-4,970
• Equity at exit: $87,638

10-year hold

• IRR: 3.8%
• Equity multiple: 1.44×
• Total profit: $33,436
• Equity at exit: $113,059

Cash invested: $75,572 (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: 261
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,943 medium
• Mortgage (P&I): −$1,415
• Tax from tax record: −$96 /mo · $1,150/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $-89

Break-even live

Break-even rent $2,055

Max offer price $254,182

Occupancy floor 100%

Sensitivity live

Price	-10% $64	-5% $-13	+0% $-89	+5% $-165	+10% $-242
Rent	-10% $-242	-5% $-166	+0% $-89	+5% $-12	+10% $64
Rate	-1.0pp $47	-0.5pp $-20	base $-89	+0.5pp $-159	+1.0pp $-230

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-07
   days on market $269,900 Active 58 DOM
2. 2026-06-04
   days on market $269,900 Active 55 DOM
3. 2026-06-02
   days on market $269,900 Active 54 DOM
4. 2026-06-01
   days on market $269,900 Active 53 DOM
5. 2026-05-31
   days on market $269,900 Active 52 DOM
6. 2026-05-31
   days on market $269,900 Active 51 DOM
7. 2026-04-08
   historical
8. 2025-12-17
   listed $269,900 New 942-char remark

   Show marketing remark (942 chars)

   Seize this opportunity to own a one of a kind mountain getaway. This property offers the opportunity to be used in a multitude of ways - full time residence, second home or the potential for rental to generate income. Privacy and seclusion abound. Mountain cabin nestled on a wooded lot on Screamer Mountain in Rabun County. Open floor plan, two-story covered decks offer relaxation and a perfect spot to entertain guests. Fully installed and operational Starlink internet system, as well as remote-access capable CCTV (hardwired into the DVR) installed outside. This property is minutes to Downtown Clayton, Highlands and the tourist hotspots of Lakes Burton, Rabun and Seed. The area offers a plethora of dining, shopping, outdoor activities and plenty of excellent wineries and entertainment venues within a short drive. Centrally located to all the captivating experiences Northeast Georgia has to offer. Schedule your private tour today.

9. 2025-12-17
   listed $269,900 New

   Show marketing remark (942 chars)

   Seize this opportunity to own a one of a kind mountain getaway. This property offers the opportunity to be used in a multitude of ways - full time residence, second home or the potential for rental to generate income. Privacy and seclusion abound. Mountain cabin nestled on a wooded lot on Screamer Mountain in Rabun County. Open floor plan, two-story covered decks offer relaxation and a perfect spot to entertain guests. Fully installed and operational Starlink internet system, as well as remote-access capable CCTV (hardwired into the DVR) installed outside. This property is minutes to Downtown Clayton, Highlands and the tourist hotspots of Lakes Burton, Rabun and Seed. The area offers a plethora of dining, shopping, outdoor activities and plenty of excellent wineries and entertainment venues within a short drive. Centrally located to all the captivating experiences Northeast Georgia has to offer. Schedule your private tour today.

10. 2020-06-19
    soldstatus $148,500
11. 2020-06-19
    soldstatus $148,500
12. 2019-09-12
    listed $145,000
13. 2018-05-11
    soldstatus $112,500
14. 2018-05-11
    soldstatus $112,600
15. 2017-10-26
    listed $115,000
16. 2016-05-10
    soldstatus $90,000
17. 2010-08-16
    soldstatus $125,000
18. 2007-06-22
    soldstatus $122,000
19. 2004-04-01
    soldstatus $75,000
20. 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: $2,483 · $207/mo
• Expected delta: +$1,333/yr (+$111/mo · 116.0%)

ⓘ 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 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: $23,312
• − Mortgage interest: −$15,119
• − Property taxes: −$1,150
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,865
• − Management: −$1,865
• − Depreciation: −$7,852
• Taxable loss: −$5,888
• Est. tax savings @ 24.0%: +$1,413
• After-tax cash flow: $345/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

+2898.9% since first listed

14 events — show timeline

• 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.