1301 Campbell Cres · LaFayette, GA 30728

$135,000

3 bd · 1.0 ba · 1,275 sqft · SingleFamily public records · 128 Days on market

Built 1976 0.72 ac lot $106/sqft · 35% below area Est $209k · 35% 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).

• Cash flow +25.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +6.0/10.0
• Livability +3.1/5.0
• 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 home priced to sell , one level 3 bedroom. Corner lot in great location close to shopping, school and down town area. HOME BEING SOLD AS IS.

Key facts

• 0.72 acre lot
• Built 1976
• Listed 128 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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+, schools F, amenities 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.
• Market conditions: 218 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 $933 of loan paydown is wiped out by about $4k 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 128 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 28y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $56k; list at $135k implies a 141% 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 $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.10% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.51%
• DSCR: 1.42
• GRM: 7.5

CMA / ARV

• ARV (median comp): $208,502
• List price: $135,000
• Delta: -35.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1309 Campbell Cres	0.08mi	3/1.0	1,275 (0%)	1mo	$85,000	$67	95
1306 Fernwood Dr	0.08mi	3/2.0	1,275 (0%)	0mo	$165,500	$130	92
1303 Campbell Cres	0.03mi	3/2.0	1,275 (0%)	4mo	$250,000	$196	92
307 Ridgecrest Dr	0.38mi	3/2.0	1,229 (-4%)	2mo	$225,000	$183	71
203 Darvin Ln	0.46mi	3/2.0	1,251 (-2%)	2mo	$235,900	$189	69
607 Gregory Ln	0.27mi	3/2.0	1,198 (-6%)	7mo	$199,900	$167	68
408 Ridgecrest Drive Dr	0.32mi	3/2.0	1,319 (+4%)	10mo	$224,900	$171	67
393 Wisteria Rd	0.15mi	3/1.5	1,100 (-14%)	2mo	$199,000	$181	67
105 Darvin Ln	0.45mi	3/1.5	1,300 (+2%)	13mo	$235,000	$181	63
605 Gregory Ln	0.26mi	3/2.0	1,194 (-6%)	12mo	$250,000	$209	63
302 Ridgecrest Dr	0.40mi	3/2.0	1,368 (+7%)	6mo	$162,500	$119	60
1112 Probasco St	0.34mi	3/2.0	1,409 (+10%)	7mo	$269,000	$191	57

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: -2.0%
• Equity multiple: 0.93×
• Total profit: $-2,817
• Equity at exit: $20,129

10-year hold

• IRR: 7.7%
• Equity multiple: 1.58×
• Total profit: $22,059
• Equity at exit: $11,672

Cash invested: $37,800 (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 30728

• Home prices YoY: -14.2%
• Active inventory: 218
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,492 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$115 /mo · $1,376/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $299

Break-even live

Break-even rent $1,112

Max offer price $135,000

Occupancy floor 75%

Sensitivity live

Price	-10% $376	-5% $338	+0% $299	+5% $261	+10% $223
Rent	-10% $182	-5% $240	+0% $299	+5% $358	+10% $417
Rate	-1.0pp $367	-0.5pp $334	base $299	+0.5pp $264	+1.0pp $229

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $135,000 Active 128 DOM
2. 2026-06-17
   days on market $135,000 Active 127 DOM
3. 2026-06-16
   days on market $135,000 Active 126 DOM
4. 2026-06-15
   days on market $135,000 Active 125 DOM
5. 2026-06-14
   days on market $135,000 Active 123 DOM
6. 2026-06-13
   days on market $135,000 Active 122 DOM
7. 2026-06-10
   days on market $135,000 Active 120 DOM
8. 2026-06-09
   days on market $135,000 Active 119 DOM
9. 2026-06-08
   days on market $135,000 Active 118 DOM
10. 2026-06-07
    days on market $135,000 Active 117 DOM
11. 2026-06-05
    days on market $135,000 Active 114 DOM
12. 2026-06-03
    days on market $135,000 Active 113 DOM
13. 2026-06-02
    days on market $135,000 Active 112 DOM
14. 2026-06-01
    days on market $135,000 Active 111 DOM
15. 2026-05-31
    days on market $135,000 Active 110 DOM
16. 2026-05-30
    days on market $135,000 Active 109 DOM
17. 2026-04-16
    price $135,000 145-char remark

    Show marketing remark (145 chars)

    This home priced to sell , one level 3 bedroom. Corner lot in great location close to shopping, school and down town area. HOME BEING SOLD AS IS.

18. 2026-03-17
    price $139,900 145-char remark

    Show marketing remark (145 chars)

    This home priced to sell , one level 3 bedroom. Corner lot in great location close to shopping, school and down town area. HOME BEING SOLD AS IS.

19. 2026-03-09
    price $145,000 145-char remark

    Show marketing remark (145 chars)

    This home priced to sell , one level 3 bedroom. Corner lot in great location close to shopping, school and down town area. HOME BEING SOLD AS IS.

20. 2026-02-10
    listed $150,000 Active 145-char remark

    Show marketing remark (145 chars)

    This home priced to sell , one level 3 bedroom. Corner lot in great location close to shopping, school and down town area. HOME BEING SOLD AS IS.

21. 2002-01-24
    soldstatus $56,000
22. 2002-01-24
    soldstatus $10,000
23. 2001-05-26
    listed $63,500
24. 1999-07-16
    listed $66,900
25. 1998-09-14
    listed $68,900

ⓘ 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: $1,376 · $115/mo
• Projected year-2 tax: $1,376 · $115/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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $17,898
• − Mortgage interest: −$7,562
• − Property taxes: −$1,376
• − Insurance: −$675
• − Repairs & maintenance: −$1,432
• − Management: −$1,432
• − Depreciation: −$3,927
• Taxable income: $1,494
• Est. tax owed @ 24.0%: −$359
• After-tax cash flow: $3,234/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

+95.9% since first listed

9 events — show timeline

• 2026-04-16 Price Changed $135,000 GCAR
• 2026-03-17 Price Changed $139,900 GCAR
• 2026-03-09 Price Changed $145,000 GCAR
• 2026-02-10 Listed $150,000 GCAR
• 2002-01-24 Sold (Public Records) $10,000 Public Records
• 2002-01-24 Sold (MLS) $56,000 GCAR
• 2001-05-26 Listed $63,500 GCAR
• 1999-07-16 Listed $66,900 RCAOR
• 1998-09-14 Listed $68,900 RCAOR

Property tax history

+4.7%/yr

Latest (2025): $1,376 · -6.2% YoY. Source: county tax records.