3011 Clack Rd · Madison, GA 30650

$125,000

6 bd · 1.0 ba · 3,190 sqft · SingleFamily public records · 63 Days on market

Built 1970 1.67 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

COUNTRY LOCATION YET CONVENIENT TO THE CITY! Nestled among hard and soft woods you'll find this longtime family estate with respite and nature surround while mere minutes to downtown Madison, Lake Oconee and I-20 for easy access into all of Atlanta. In the same family for generations this two story home offers a canvas to finish however you may like or start fresh with your own plans and designs. With the lowest priced active listing in GAMLS in Madison at $149,900 and average pricing for residential homes in the area between 500-800k with multiple nearby properties in the 7 figures the possibilities for this buyer abound. Space to spread out in 6 bedrooms of which 2 are downstairs and 4 up, along with 3 full baths and 3 living areas of which two are downstairs and one up plus a large country style kitchen with loads of cabinets and counter space there's room for everyone here! The one story front portion of the home is single wide manufactured home while the rear two story addition is stick built on concrete block piers - no financed offers to be considered, full cash only.

Key facts

• Loads of cabinets
• Counter space
• 1.67 acre lot

Tags

• LARGE COUNTRY STYLE KITCHEN
• LOADS OF CABINETS
• COUNTER SPACE
• EASY ACCESS TO ATLANTA

What this means for you Summary

Snapshot

• This is a 6-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $948 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.4% vs local median 1.9% in Madison — 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 71/100 on livability (#88 in GA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B; Watch: schools D+, amenities F, commute F.
• Morgan County (town): math 49% / reading 45% proficiency, ranked #20 of 174 in GA (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 160 active listings in the ZIP; 164 units permitted in Morgan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Morgan County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.83% ✓
• Cap rate: 15.39%
• Cash-on-cash: 32.50%
• DSCR: 2.45
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 27.6%
• Equity multiple: 2.15×
• Total profit: $40,151
• Equity at exit: $18,638

10-year hold

• IRR: 35.1%
• Equity multiple: 4.22×
• Total profit: $112,829
• Equity at exit: $10,808

Cash invested: $35,000 (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 30650

• Active inventory: 160
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,283 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$148 /mo · $1,780/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $948

Break-even live

Break-even rent $1,083

Max offer price $125,000

Occupancy floor 53%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-07
   status Back On Market 1091-char remark

   Show marketing remark (1091 chars)

   COUNTRY LOCATION YET CONVENIENT TO THE CITY! Nestled among hard and soft woods you'll find this longtime family estate with respite and nature surround while mere minutes to downtown Madison, Lake Oconee and I-20 for easy access into all of Atlanta. In the same family for generations this two story home offers a canvas to finish however you may like or start fresh with your own plans and designs. With the lowest priced active listing in GAMLS in Madison at $149,900 and average pricing for residential homes in the area between 500-800k with multiple nearby properties in the 7 figures the possibilities for this buyer abound. Space to spread out in 6 bedrooms of which 2 are downstairs and 4 up, along with 3 full baths and 3 living areas of which two are downstairs and one up plus a large country style kitchen with loads of cabinets and counter space there's room for everyone here! The one story front portion of the home is single wide manufactured home while the rear two story addition is stick built on concrete block piers - no financed offers to be considered, full cash only.

2. 2026-03-16
   status Under Contract 1091-char remark

   Show marketing remark (1091 chars)

   COUNTRY LOCATION YET CONVENIENT TO THE CITY! Nestled among hard and soft woods you'll find this longtime family estate with respite and nature surround while mere minutes to downtown Madison, Lake Oconee and I-20 for easy access into all of Atlanta. In the same family for generations this two story home offers a canvas to finish however you may like or start fresh with your own plans and designs. With the lowest priced active listing in GAMLS in Madison at $149,900 and average pricing for residential homes in the area between 500-800k with multiple nearby properties in the 7 figures the possibilities for this buyer abound. Space to spread out in 6 bedrooms of which 2 are downstairs and 4 up, along with 3 full baths and 3 living areas of which two are downstairs and one up plus a large country style kitchen with loads of cabinets and counter space there's room for everyone here! The one story front portion of the home is single wide manufactured home while the rear two story addition is stick built on concrete block piers - no financed offers to be considered, full cash only.

3. 2026-02-01
   listed $125,000 New 1091-char remark

   Show marketing remark (1091 chars)

   COUNTRY LOCATION YET CONVENIENT TO THE CITY! Nestled among hard and soft woods you'll find this longtime family estate with respite and nature surround while mere minutes to downtown Madison, Lake Oconee and I-20 for easy access into all of Atlanta. In the same family for generations this two story home offers a canvas to finish however you may like or start fresh with your own plans and designs. With the lowest priced active listing in GAMLS in Madison at $149,900 and average pricing for residential homes in the area between 500-800k with multiple nearby properties in the 7 figures the possibilities for this buyer abound. Space to spread out in 6 bedrooms of which 2 are downstairs and 4 up, along with 3 full baths and 3 living areas of which two are downstairs and one up plus a large country style kitchen with loads of cabinets and counter space there's room for everyone here! The one story front portion of the home is single wide manufactured home while the rear two story addition is stick built on concrete block piers - no financed offers to be considered, full cash only.

ⓘ 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: $1,780 · $148/mo
• Projected year-2 tax: $1,780 · $148/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,401
• − Mortgage interest: −$7,002
• − Property taxes: −$1,780
• − Insurance: −$625
• − Repairs & maintenance: −$2,192
• − Management: −$2,192
• − Depreciation: −$3,636
• Taxable income: $9,974
• Est. tax owed @ 24.0%: −$2,394
• After-tax cash flow: $8,982/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: Morgan County
• NCES district ID: 1303780
• Math proficiency: 49% ▼ -6.00%
• Reading proficiency: 45% ▼ -7.00%
• Median HH income: $50,713
• Composite: 40.39/100
• National rank: #3731
• State rank: #20 of 174 in GA

Livability — Madison

• Score: 71/100
• State rank: #88
• US rank: #7252

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 13,398
• Population (ZIP): 13,398

Population outlook (Morgan County) Hauer SSP2

• Today (2025): 18,277 people
• By 2030: 18,213 · -0.4%
• By 2040: 17,709 · -3.1%
• By 2050: 16,761 · -8.3%
• By 2075: 14,143 · -22.6%
• By 2100: 10,523 · -42.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 26% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Slovak 3% Italian 2% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Morgan

• 2024 margin: Solid R (+46.0) · D 26.8% · R 72.8%
• 2008→2024 swing: -14.3pp toward R · 2008: -31.6pp · 2024: -46.0pp
• All cycles: 2024: R+46.0 2020: R+41.7 2016: R+41.4 2012: R+38.0 2008: R+31.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -171.25%
• Current HPI: 282.7041
• 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

3 events — show timeline

• 2026-05-07 Relisted — GAMLS
• 2026-03-16 Pending — GAMLS
• 2026-02-01 Listed $125,000 GAMLS

Property tax history

+6.3%/yr

Latest (2025): $1,780 · -1.6% YoY. Source: county tax records.