1573 Ray Mountain Rd · Nelson, GA 30143

$75,000

3 bd · 1.0 ba · 1,100 sqft · Other · 16 Days on market

Built 1969 6,098 sqft 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
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come check out this property. It has been a rental in the past and is priced to sell!! It is in an incredible location in Pickens county. It has 3 bedrooms and 1 bath and has an although it needs some work, it has a lot of potential.

Key facts

• 6,098 sq ft lot
• 2 parking spots
• Built 1969

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $75k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#282 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-.
• Pickens County (rural): math 35% / reading 35% proficiency, ranked #59 of 174 in GA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Tate Elementary School (math 37% / reading 27%, grade F, #582 of 1,228 statewide, top 50%, 482 students, 51% FRL); Pickens County Junior High School (math 35% / reading 38%, grade F, #167 of 470 statewide, top 38%, 611 students, 45% FRL); Pickens County High School (math 34% / reading 28%, grade F, #127 of 424 statewide, top 30%, 1,259 students, 36% FRL) — zoned schools at 44% FRL track the district average.
• Market conditions: 713 active listings in the ZIP; 260 units permitted in Pickens County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 3 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: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 2.54% ✓
• Cap rate: 23.24%
• Cash-on-cash: 60.53%
• DSCR: 3.69
• GRM: 3.3

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: 59.3%
• Equity multiple: 3.63×
• Total profit: $55,299
• Equity at exit: $11,183

10-year hold

• IRR: 64.0%
• Equity multiple: 7.43×
• Total profit: $134,970
• Equity at exit: $6,485

Cash invested: $21,000 (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 30143

• Home prices YoY: -14.4%
• Active inventory: 713
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,908 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$23 /mo · $282/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $1,059

Break-even live

Break-even rent $567

Max offer price $75,000

Occupancy floor 39%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-04-27
   soldstatus $71,500
2. 2026-04-24
   soldstatus $71,500 Sold 233-char remark

   Show marketing remark (187 chars)

   Come check out this property. It has been a rental in the past and is priced to sell!! It is in an incredible location in Pickens county. It has a lot of potential for a 3 bedroom home.

3. 2026-04-24
   soldstatus $71,500 Sold 187-char remark

   Show marketing remark (187 chars)

   Come check out this property. It has been a rental in the past and is priced to sell!! It is in an incredible location in Pickens county. It has a lot of potential for a 3 bedroom home.

4. 2026-04-15
   status Under Contract 187-char remark

   Show marketing remark (187 chars)

   Come check out this property. It has been a rental in the past and is priced to sell!! It is in an incredible location in Pickens county. It has a lot of potential for a 3 bedroom home.

5. 2026-04-15
   status Pending

   Show marketing remark (187 chars)

   Come check out this property. It has been a rental in the past and is priced to sell!! It is in an incredible location in Pickens county. It has a lot of potential for a 3 bedroom home.

6. 2026-04-03
   status Pending 233-char remark

   Show marketing remark (233 chars)

   Come check out this property. It has been a rental in the past and is priced to sell!! It is in an incredible location in Pickens county. It has 3 bedrooms and 1 bath and has an although it needs some work, it has a lot of potential.

7. 2026-03-30
   listed $75,000 Active 233-char remark

   Show marketing remark (187 chars)

   Come check out this property. It has been a rental in the past and is priced to sell!! It is in an incredible location in Pickens county. It has a lot of potential for a 3 bedroom home.

8. 2026-03-30
   listed $75,000 New 187-char remark

   Show marketing remark (187 chars)

   Come check out this property. It has been a rental in the past and is priced to sell!! It is in an incredible location in Pickens county. It has a lot of potential for a 3 bedroom home.

9. 2026-03-30
   listed $75,000 Active

   Show marketing remark (187 chars)

   Come check out this property. It has been a rental in the past and is priced to sell!! It is in an incredible location in Pickens county. It has a lot of potential for a 3 bedroom home.

10. 1996-10-17
    soldstatus $10,000

ⓘ 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: $282 · $23/mo
• Projected year-2 tax: $690 · $58/mo
• Expected delta: +$408/yr (+$34/mo · 145.1%)

ⓘ 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 ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,896
• − Mortgage interest: −$4,201
• − Property taxes: −$282
• − Insurance: −$375
• − Repairs & maintenance: −$1,832
• − Management: −$1,832
• − Depreciation: −$2,182
• Taxable income: $12,193
• Est. tax owed @ 24.0%: −$2,926
• After-tax cash flow: $9,785/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: Pickens County
• NCES district ID: 1304110
• Math proficiency: 35% ▼ -11.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $53,760
• Composite: 30.72/100
• National rank: #6165
• State rank: #59 of 174 in GA

Livability — Nelson

• Score: 63/100
• State rank: #282
• US rank: #15190

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 26,738

Population outlook (Pickens County) Hauer SSP2

• Today (2025): 32,161 people
• By 2030: 32,815 · +2.0%
• By 2040: 33,427 · +3.9%
• By 2050: 33,077 · +2.8%
• By 2075: 31,291 · -2.7%
• By 2100: 27,205 · -15.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Two or more races 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 5% Serbian 2% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Pickens

• 2024 margin: Solid R (+65.8) · D 16.8% · R 82.6%
• 2008→2024 swing: -7.8pp toward R · 2008: -57.9pp · 2024: -65.8pp
• All cycles: 2024: R+65.8 2020: R+65.7 2016: R+69.2 2012: R+67.6 2008: R+57.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -47.27%
• Current HPI: 280.6731
• 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

+615.0% since first listed

10 events — show timeline

• 2026-04-27 Sold (Public Records) $71,500 Public Records
• 2026-04-24 Sold (MLS) $71,500 GAMLS
• 2026-04-24 Sold (MLS) $71,500 NEGBOR
• 2026-04-15 Pending — GAMLS
• 2026-04-15 Pending — FMLS
• 2026-04-03 Pending — NEGBOR
• 2026-03-30 Listed $75,000 FMLS
• 2026-03-30 Listed $75,000 GAMLS
• 2026-03-30 Listed $75,000 NEGBOR
• 1996-10-17 Sold (Public Records) $10,000 Public Records

Property tax history

+6.3%/yr

Latest (2023): $282 · -1.1% YoY. Source: county tax records.