285 Twilight Ln · Clayton, GA 30576

$275,000

3 bd · 2.0 ba · 1,458 sqft · SingleFamily public records · 16 Days on market

Built 1983 1.30 ac lot $189/sqft · 12% below area Est $314k · 12% under

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Why this score? — see what drove the C- 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 +13.1/15.0
• Cash flow +12.6/30.0
• Appreciation +10.0/10.0
• DSCR +3.8/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks

Flip this all one level home into extra income opportunity, resale or your forever home. 3 bedrooms, 2 full bathrooms, large living room with high ceilings and floor to ceiling masonry fireplace, sunroom, hardwood, tile and linoleum flooring throughout, spacious front porch and a smaller back deck perfect for grilling. An attached 2 car garage, gazebo and workshop and whole house generator on 1.3 acres in the beautiful tiger area.

Key facts

• Hardwood flooring
• Large living room
• Sunroom

Tags

• LARGE LIVING ROOM
• SUNROOM
• HARDWOOD FLOORING
• TILE FLOORING
• LINOLEUM FLOORING
• SPACIOUS FRONT PORCH

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Attached garage
• Utilities: Private well water; Septic tank sewage; Electricity available
• Home design: Single-family house; Residential property; Resale; One story
• Construction: Built in 1983; Wood siding; Composition roof; Crawl space foundation
• Exterior features: Deck; Porch; Steep slope lot

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Hardwood; Vinyl
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Heat pump; Wood heating; Central air conditioning
• Interior features: Vaulted ceilings; Sun room; Crawl space basement; One-level living; Fireplace (1)
• Laundry & utility: Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-33 ($-394/yr) — negative.
• To cash-flow at today's rent, offer at most $269k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (25.9% below list).
• Recommended offer: $204k (25.9% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.7% 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: 50 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 $29k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• Rabun County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $77k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $203,752 (25.9% 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. 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. 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?
5. 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.
6. 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.
7. 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: 0.74% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.51%
• DSCR: 0.98
• GRM: 11.2

CMA / ARV

• ARV (median comp): $313,764
• List price: $275,000
• Delta: -12.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1627 Old 441 S	0.26mi	3/2.0	1,352 (-7%)	15mo	$230,000	$170	64
224 Buckshot Ln	0.26mi	3/3.0	1,645 (+13%)	10mo	$372,500	$226	54
247 Hillside Dr	0.56mi	2/1.0 (-1)	1,408 (-3%)	14mo	$197,500	$140	48
345 Leaning Chimney Dr	0.67mi	3/2.0	1,581 (+8%)	11mo	$440,000	$278	46

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.9%
• Equity multiple: 2.92×
• Total profit: $147,556
• Equity at exit: $247,742

10-year hold

• IRR: 21.2%
• Equity multiple: 6.66×
• Total profit: $435,916
• Equity at exit: $534,265

Cash invested: $77,000 (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 30576

• Home prices YoY: 5.5%
• Active inventory: 50
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,038 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$86 /mo · $1,029/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $-33

Break-even live

Break-even rent $2,079

Max offer price $269,207

Occupancy floor 97%

Sensitivity live

Price	-10% $123	-5% $45	+0% $-33	+5% $-111	+10% $-188
Rent	-10% $-194	-5% $-113	+0% $-33	+5% $48	+10% $128
Rate	-1.0pp $106	-0.5pp $37	base $-33	+0.5pp $-104	+1.0pp $-177

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-13
   status Under Contract 434-char remark
2. 2026-04-19
   listed $275,000 New 434-char remark
3. 1997-08-01
   soldstatus $107,500
4. 1984-02-01
   soldstatus $67,500

ⓘ 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: $1,029 · $86/mo
• Projected year-2 tax: $2,530 · $211/mo
• Expected delta: +$1,501/yr (+$125/mo · 146.0%)

ⓘ 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 4/10 Moderate 7 d/yr ≥99°F today · 17 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: $24,450
• − Mortgage interest: −$15,404
• − Property taxes: −$1,029
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,956
• − Management: −$1,956
• − Depreciation: −$8,000
• Taxable loss: −$5,270
• Est. tax savings @ 24.0%: +$1,265
• After-tax cash flow: $871/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): 3,142

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 14% Two or more races 8%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Serbian 5% Italian 3% Iranian 1%
• Foreign-born: 8% · Canada
• Languages at home: 89% English-only · Spanish 11%

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: ▲ 16.24%
• Current HPI: 312.8372
• 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

+307.4% since first listed

5 events — show timeline

• 2026-06-15 Sold (MLS) $275,000 GAMLS
• 2026-05-13 Pending — GAMLS
• 2026-04-19 Listed $275,000 GAMLS
• 1997-08-01 Sold (Public Records) $107,500 Public Records
• 1984-02-01 Sold (Public Records) $67,500 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,029 · -1.6% YoY. Source: county tax records.