9 Golf Dr · Clayton, GA 30525

$260,000

3 bd · 3.0 ba · 1,476 sqft · SingleFamily public records · 88 Days on market

Built 1973 4,791 sqft lot Est $294k · 11% 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 +12.7/15.0
• Cash flow +10.7/30.0
• Appreciation +5.3/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0

Listing remarks MLS

Completely renovated 3BR/2BA home with new hardwood floors, new granite in kitchen & baths located convenient to Clayton & walking distance to Rabun County Golf Course. This home is situated on two lots with an adjoining lot included (Lot 8,9 & 10). Partial basement with new bath & extra living area. Ready to move right in. Also has dual heat system -gas & electric.

Key facts

• Massive storage
• Huge kitchen sink
• Granite countertops

Tags

• CORNER LOT
• HAND SCRAPED HARDWOOD FLOORS
• VENTED FREESTANDING GAS STOVE
• GRANITE COUNTERTOPS
• HUGE KITCHEN SINK
• MASSIVE STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-123 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (8.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (30.8% below list).
• Recommended offer: $180k (30.8% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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, schools F, amenities 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.
• Market conditions: 256 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).

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 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 88 days — a 6% lower offer ($244k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y ago; this cycle's ask has dropped $25k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $118k; list at $260k implies a 120% gain — meaningful room to come down on a strong offer.

Recommended offer $180,000 (30.8% 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 88 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.69% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.03%
• DSCR: 0.91
• GRM: 12.0

CMA / ARV

• ARV (on-the-fly): $293,724
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
164 Colorado Ln	0.38mi	3/2.0	1,500 (+2%)	12mo	$370,000	$247	65
247 Hillside Dr	0.08mi	2/1.0 (-1)	1,408 (-5%)	14mo	$197,500	$140	64
60 Mitchell St	0.51mi	3/2.0	1,440 (-2%)	6mo	$240,000	$167	63
345 Leaning Chimney Dr	0.34mi	3/2.0	1,581 (+7%)	11mo	$440,000	$278	60
167 Travelers Ln	0.68mi	3/2.0	1,440 (-2%)	4mo	$299,000	$208	57
106 Dunlap St	0.51mi	2/3.0 (-1)	1,407 (-5%)	9mo	$140,000	$100	56
1627 Old 441 S	0.40mi	3/2.0	1,352 (-8%)	14mo	$230,000	$170	51
104 Travelers Ln	0.65mi	3/2.0	1,536 (+4%)	12mo	$157,500	$103	49
51 Travelers	0.73mi	3/2.0	1,500 (+2%)	21mo	$298,350	$199	42
152 Toole St	0.64mi	3/2.0	1,296 (-12%)	15mo	$135,000	$104	34
172 Toole St	0.61mi	3/2.0	1,293 (-12%)	17mo	$327,000	$253	33
633 Highway 441	0.73mi	3/2.0	1,600 (+8%)	20mo	$410,000	$256	31

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: -2.0%
• Equity multiple: 0.90×
• Total profit: $-7,179
• Equity at exit: $84,424

10-year hold

• IRR: 3.2%
• Equity multiple: 1.37×
• Total profit: $27,012
• Equity at exit: $108,912

Cash invested: $72,800 (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: 256
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$73 /mo · $879/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $-123

Break-even live

Break-even rent $1,956

Max offer price $238,261

Occupancy floor —

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 Bynum St Clayton, GA	1.0–2.0	1.0–2.0	890	$1,800	$2.02	3d	6	1.09mi

Listing history 16 events

1. 2026-04-28
   status Under Contract
2. 2026-03-30
   price $260,000
3. 2026-01-30
   listed $285,000 New
4. 2026-01-28
   historical
5. 2025-12-11
   price $295,000
6. 2025-10-10
   price $299,900
7. 2025-07-29
   status Back On Market
8. 2025-07-28
   historical
9. 2025-07-22
   price $309,000
10. 2025-06-04
    price $314,000
11. 2025-01-24
    listed $319,000 New
12. 2016-10-17
    soldstatus $118,000
13. 2016-10-14
    soldstatus $118,000 388-char remark

    Show marketing remark (388 chars)

    Completely renovated 3BR/2BA home with new hardwood floors, new granite in kitchen & baths located convenient to Clayton & walking distance to Rabun County Golf Course. This home is situated on two lots with an adjoining lot included (Lot 8,9 & 10). Partial basement with new bath & extra living area. Ready to move right in. Also has dual heat system -gas & electric.

14. 2016-03-14
    listed $119,900 388-char remark

    Show marketing remark (388 chars)

    Completely renovated 3BR/2BA home with new hardwood floors, new granite in kitchen & baths located convenient to Clayton & walking distance to Rabun County Golf Course. This home is situated on two lots with an adjoining lot included (Lot 8,9 & 10). Partial basement with new bath & extra living area. Ready to move right in. Also has dual heat system -gas & electric.

15. 2013-10-31
    historical
16. 2012-11-20
    listed $128,500

ⓘ 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: $879 · $73/mo
• Projected year-2 tax: $2,392 · $199/mo
• Expected delta: +$1,513/yr (+$126/mo · 172.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 19 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: $21,600
• − Mortgage interest: −$14,564
• − Property taxes: −$879
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$7,564
• Taxable loss: −$6,163
• Est. tax savings @ 24.0%: +$1,479
• After-tax cash flow: $2/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

+102.3% since first listed

16 events — show timeline

• 2026-04-28 Pending — GAMLS
• 2026-03-30 Price Changed $260,000 GAMLS
• 2026-01-30 Listed $285,000 GAMLS
• 2026-01-28 Listing Removed — GAMLS
• 2025-12-11 Price Changed $295,000 GAMLS
• 2025-10-10 Price Changed $299,900 GAMLS
• 2025-07-29 Relisted — GAMLS
• 2025-07-28 Listing Removed — GAMLS
• 2025-07-22 Price Changed $309,000 GAMLS
• 2025-06-04 Price Changed $314,000 GAMLS
• 2025-01-24 Listed $319,000 GAMLS
• 2016-10-17 Sold (Public Records) $118,000 Public Records
• 2016-10-14 Sold (MLS) $118,000 GAMLS
• 2016-03-14 Listed $119,900 GAMLS
• 2013-10-31 Listing Removed — GAMLS
• 2012-11-20 Listed $128,500 GAMLS

Property tax history

+3.5%/yr

Latest (2025): $879 · +22.5% YoY. Source: county tax records.