395 Wisteria Rd · LaFayette, GA 30728

$188,000

3 bd · 1.5 ba · 1,400 sqft · SingleFamily public records · 102 Days on market

Built 1973 0.29 ac lot $134/sqft · 7% below area Est $202k · 7% 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).

• Cash flow +13.0/30.0
• ARV discount +10.6/15.0
• DSCR +3.9/10.0
• Livability +3.1/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This solid 3-bedroom, 1.5-bath home in Lafayette offers a great foundation for personal or rental potential, with some recent improvements and room left for personalization. The interior has been freshly painted throughout, and new flooring has been installed, giving it a bright clean feel. The layout includes three bedrooms, one full and one half bath for convenience. Partially fenced backyard that's ideal for play, or outdoor relaxation. That said, the home would benefit from additional updates-particularly in the kitchen and appliances, along with some cosmetic refreshes-to bring it fully up to modern standards. This presents a practical opportunity for buyers looking to add their own style and potentially increase value through straightforward improvements. The real standout is the location: you're just minutes from a variety of restaurants, shopping, and daily conveniences, making errands and outings easy and enjoyable. Priced accordingly for the work needed, this property is a straightforward option in a desirable area. If you're handy or seeking a project with strong bones and prime convenience, come take a look-it's ready for the right buyer to make it their own! Schedule your tour today.

Key facts

• Recent improvements
• 0.29 acre lot
• Built 1973

Tags

• PARTIALLY FENCED BACKYARD
• RECENT IMPROVEMENTS
• LOCATION NEAR RESTAURANTS
• LOCATION NEAR SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $188k.

Deal economics

• At list price, monthly cash flow is $-10 ($-122/yr) — negative.
• To cash-flow at today's rent, offer at most $186k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (20.9% below list).
• Recommended offer: $149k (20.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.1% in LaFayette — 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 61/100 on livability (#345 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime D+, amenities F, commute F.
• Walker County (rural): math 25% / reading 29% proficiency, ranked #114 of 174 in GA (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: North Lafayette Elementary School (math 22% / reading 17%, grade F, #878 of 1,228 statewide, top 75%, 432 students, 68% FRL); Lafayette Middle School (math 23% / reading 27%, grade F, #291 of 470 statewide, top 64%, 575 students, 77% FRL); Lafayette High School (math 5% / reading 15%, grade F, #353 of 424 statewide, top 86%, 1,164 students, 62% FRL).
• Market conditions: 221 active listings in the ZIP; 347 units permitted in Walker County in 2024 (24 in 5+ unit buildings).
• This rent runs 32% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Walker County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($171k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 25y ago; this cycle's ask has dropped $17k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $76k; list at $188k implies a 148% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,746 (20.9% 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 102 days. Have you received any prior offers? Is the seller open to a 21% 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: 0.79% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.23%
• DSCR: 0.99
• GRM: 10.5

CMA / ARV

• ARV (median comp): $201,747
• List price: $188,000
• Delta: -6.81%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1306 Fernwood Dr	0.08mi	3/2.0	1,275 (-9%)	0mo	$165,500	$130	79
1112 Probasco St	0.35mi	3/2.0	1,409 (+1%)	7mo	$269,000	$191	74
1309 Campbell Cres	0.18mi	3/1.0	1,275 (-9%)	1mo	$85,000	$67	74
1303 Campbell Cres	0.15mi	3/2.0	1,275 (-9%)	4mo	$250,000	$196	73
1118 Probasco St N	0.32mi	3/2.0	1,490 (+6%)	3mo	$220,000	$148	70
302 Ridgecrest Dr	0.45mi	3/2.0	1,368 (-2%)	6mo	$162,500	$119	68
408 Ridgecrest Drive Dr	0.42mi	3/2.0	1,319 (-6%)	10mo	$224,900	$171	61
307 Ridgecrest Dr	0.45mi	3/2.0	1,229 (-12%)	2mo	$225,000	$183	55
203 Darvin Ln	0.51mi	3/2.0	1,251 (-11%)	2mo	$235,900	$189	54
607 Gregory Ln	0.37mi	3/2.0	1,198 (-14%)	7mo	$199,900	$167	51
111 Dove Dr	0.69mi	3/2.0	1,250 (-11%)	5mo	$250,000	$200	44
107 Dogwood Cir	0.67mi	3/2.5	1,525 (+9%)	7mo	$225,000	$148	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -16.7%
• Equity multiple: 0.41×
• Total profit: $-31,161
• Equity at exit: $28,031

10-year hold

• IRR: -8.6%
• Equity multiple: 0.46×
• Total profit: $-28,163
• Equity at exit: $16,255

Cash invested: $52,640 (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 30728

• Home prices YoY: -14.2%
• Active inventory: 221
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,487 medium
• Mortgage (P&I): −$986
• Tax from tax record: −$121 /mo · $1,453/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $-10

Break-even live

Break-even rent $1,500

Max offer price $186,200

Occupancy floor 96%

Sensitivity live

Price	-10% $96	-5% $43	+0% $-10	+5% $-63	+10% $-117
Rent	-10% $-128	-5% $-69	+0% $-10	+5% $49	+10% $107
Rate	-1.0pp $84	-0.5pp $38	base $-10	+0.5pp $-59	+1.0pp $-108

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: $47,000
• Closing costs: $5,640
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $188,000 Active 102 DOM
2. 2026-06-18
   days on market $188,000 Active 99 DOM
3. 2026-06-17
   days on market $188,000 Active 98 DOM
4. 2026-06-16
   days on market $188,000 Active 97 DOM
5. 2026-06-15
   days on market $188,000 Active 96 DOM
6. 2026-06-14
   days on market $188,000 Active 94 DOM
7. 2026-06-13
   days on market $188,000 Active 93 DOM
8. 2026-06-10
   days on market $188,000 Active 91 DOM
9. 2026-06-09
   days on market $188,000 Active 90 DOM
10. 2026-06-08
    days on market $188,000 Active 89 DOM
11. 2026-06-07
    days on market $188,000 Active 88 DOM
12. 2026-06-05
    days on market $188,000 Active 85 DOM
13. 2026-06-03
    days on market $188,000 Active 84 DOM
14. 2026-06-03
    price $188,000 Active 83 DOM
15. 2026-06-02
    days on market $198,000 Active 83 DOM
16. 2026-06-01
    days on market $198,000 Active 82 DOM
17. 2026-05-31
    days on market $198,000 Active 81 DOM
18. 2026-05-30
    pricedays on market $198,000 Active 80 DOM
19. 2026-04-27
    price $199,000 1220-char remark

    Show marketing remark (1219 chars)

    This solid 3-bedroom, 1.5-bath home in Lafayette offers a great foundation for personal or rental potential, with some recent improvements and room left for personalization. The interior has been freshly painted throughout, and new flooring has been installed, giving it a bright, clean feel. The layout includes three bedrooms , one full and one half bath for convenience. A partially fenced backyard that's ideal for play or outdoor relaxation. That said, the home would benefit from additional updates-particularly in the kitchen and appliances, along with some cosmetic refreshes-to bring it fully up to modern standards. This presents a practical opportunity for buyers looking to add their own style and potentially increase value through straightforward improvements. The real standout is the location: you're just minutes from a variety of restaurants, shopping, and daily conveniences, making errands and outings easy and enjoyable. Priced accordingly for the work needed, this property is a straightforward option in a desirable area. If you're handy or seeking a project with strong bones and prime convenience, come take a look-it's ready for the right buyer to make it their own! Schedule your tour today.

20. 2026-04-27
    price $199,000 1219-char remark

    Show marketing remark (1219 chars)

    This solid 3-bedroom, 1.5-bath home in Lafayette offers a great foundation for personal or rental potential, with some recent improvements and room left for personalization. The interior has been freshly painted throughout, and new flooring has been installed, giving it a bright, clean feel. The layout includes three bedrooms , one full and one half bath for convenience. A partially fenced backyard that's ideal for play or outdoor relaxation. That said, the home would benefit from additional updates-particularly in the kitchen and appliances, along with some cosmetic refreshes-to bring it fully up to modern standards. This presents a practical opportunity for buyers looking to add their own style and potentially increase value through straightforward improvements. The real standout is the location: you're just minutes from a variety of restaurants, shopping, and daily conveniences, making errands and outings easy and enjoyable. Priced accordingly for the work needed, this property is a straightforward option in a desirable area. If you're handy or seeking a project with strong bones and prime convenience, come take a look-it's ready for the right buyer to make it their own! Schedule your tour today.

21. 2026-03-11
    listed $205,000 Active 1219-char remark

    Show marketing remark (1219 chars)

    This solid 3-bedroom, 1.5-bath home in Lafayette offers a great foundation for personal or rental potential, with some recent improvements and room left for personalization. The interior has been freshly painted throughout, and new flooring has been installed, giving it a bright, clean feel. The layout includes three bedrooms , one full and one half bath for convenience. A partially fenced backyard that's ideal for play or outdoor relaxation. That said, the home would benefit from additional updates-particularly in the kitchen and appliances, along with some cosmetic refreshes-to bring it fully up to modern standards. This presents a practical opportunity for buyers looking to add their own style and potentially increase value through straightforward improvements. The real standout is the location: you're just minutes from a variety of restaurants, shopping, and daily conveniences, making errands and outings easy and enjoyable. Priced accordingly for the work needed, this property is a straightforward option in a desirable area. If you're handy or seeking a project with strong bones and prime convenience, come take a look-it's ready for the right buyer to make it their own! Schedule your tour today.

22. 2026-03-07
    listed $205,000 New 1220-char remark

    Show marketing remark (1220 chars)

    This solid 3-bedroom, 1.5-bath home in Lafayette offers a great foundation for personal or rental potential, with some recent improvements and room left for personalization. The interior has been freshly painted throughout, and new flooring has been installed, giving it a bright clean feel. The layout includes three bedrooms, one full and one half bath for convenience. Partially fenced backyard that's ideal for play, or outdoor relaxation. That said, the home would benefit from additional updates-particularly in the kitchen and appliances, along with some cosmetic refreshes-to bring it fully up to modern standards. This presents a practical opportunity for buyers looking to add their own style and potentially increase value through straightforward improvements. The real standout is the location: you're just minutes from a variety of restaurants, shopping, and daily conveniences, making errands and outings easy and enjoyable. Priced accordingly for the work needed, this property is a straightforward option in a desirable area. If you're handy or seeking a project with strong bones and prime convenience, come take a look-it's ready for the right buyer to make it their own! Schedule your tour today.

23. 2002-10-18
    soldstatus $75,900
24. 2002-10-18
    soldstatus $10,000
25. 2001-11-15
    listed $75,900

ⓘ 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: $1,453 · $121/mo
• Projected year-2 tax: $1,730 · $144/mo
• Expected delta: +$277/yr (+$23/mo · 19.1%)

ⓘ 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 ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,850
• − Mortgage interest: −$10,531
• − Property taxes: −$1,453
• − Insurance: −$940
• − Repairs & maintenance: −$1,428
• − Management: −$1,428
• − Depreciation: −$5,469
• Taxable loss: −$3,399
• Est. tax savings @ 24.0%: +$816
• After-tax cash flow: $694/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: Walker County
• NCES district ID: 1305370
• Math proficiency: 25% ▼ -10.00%
• Reading proficiency: 29% ▼ -10.00%
• Median HH income: $39,889
• Composite: 22.74/100
• National rank: #8035
• State rank: #114 of 174 in GA

Livability — LaFayette

• Score: 61/100
• State rank: #345
• US rank: #17893

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: LaFayette, GA
• County: Walker County · 48,831 people
• City population: 18,790
• Metro: Chattanooga, TN-GA
• Population (ZIP): 18,790
• Household income: $55,455
• Rent vs Own: 26.6% rent · 73.4% own
• Severe rent burden: 233.0

Population outlook (Walker County) Hauer SSP2

• Today (2025): 66,050 people
• By 2030: 64,305 · -2.6%
• By 2040: 60,127 · -9.0%
• By 2050: 55,551 · -15.9%
• By 2075: 44,886 · -32.0%
• By 2100: 34,015 · -48.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Black 3% Hispanic / Latino 2% Asian 1%
• Common ancestry: Slovak 3% Lithuanian 2% Iranian 2%
• Foreign-born: 2% · South Korea
• Languages at home: 97% English-only · Spanish 2% Korean 1%

Political lean MEDSL · Walker

• 2024 margin: Solid R (+59.3) · D 20.1% · R 79.4%
• 2008→2024 swing: -12.5pp toward R · 2008: -46.8pp · 2024: -59.3pp
• All cycles: 2024: R+59.3 2020: R+59.3 2016: R+61.5 2012: R+50.2 2008: R+46.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.02%
• Current HPI: 271.2944
• Rent YoY: —
• Metro: Chattanooga, TN-GA
• 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

+162.2% since first listed

7 events — show timeline

• 2026-04-27 Price Changed $199,000 GAMLS
• 2026-04-27 Price Changed $199,000 GCAR
• 2026-03-11 Listed $205,000 GCAR
• 2026-03-07 Listed $205,000 GAMLS
• 2002-10-18 Sold (Public Records) $10,000 Public Records
• 2002-10-18 Sold (MLS) $75,900 GCAR
• 2001-11-15 Listed $75,900 GCAR

Property tax history

+4.4%/yr

Latest (2025): $1,453 · -4.3% YoY. Source: county tax records.