44 Juniper Trl · Clayton, GA 30525

$419,900

3 bd · 2.0 ba · 1,704 sqft · SingleFamily public records · 95 Days on market

Built 2003 0.54 ac lot $246/sqft · at area comps Est $418k · at est.

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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 +10.4/30.0
• ARV discount +7.3/15.0
• Appreciation +5.3/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0

Listing remarks MLS

Welcome to your peaceful North Georgia retreat! Nestled in the scenic surroundings of Clayton, this charming one-level home offers comfort, simplicity and beautiful mountain views. Featuring 3 bedrooms and 2 baths, this home is perfect for full-time living or a weekend getaway. The single-level layout provides easy accessibility and a functional flow throughout the home. Enjoy quiet mornings and relaxing evenings while taking in the natural beauty that surrounds you. During the glorious autumn and cooler months, the property opens up to reveal picturesque seasonal mountain views-an added bonus that truly captures the essence of mountain living. Located just minutes from downtown Clayton, you'll have convenient access to local shops, dining, hiking trails and outdoor recreation, all while enjoying the privacy of your own retreat. Highlights: ~ One-level living ~ 3 bedrooms, 2 baths ~ Seasonal mountain views ~ Peaceful, private setting ~ Additional lot included for privacy or a build. Close to downtown Clayton and outdoor attractions Don't miss this opportunity to own a slice of North Georgia charm!

Key facts

• One-level living
• Outdoor attractions
• 0.54 acre lot

Tags

• ONE-LEVEL LIVING
• SEASONAL MOUNTAIN VIEWS
• PEACEFUL PRIVATE SETTING
• ADDITIONAL LOT INCLUDED
• CLOSE TO DOWNTOWN CLAYTON
• OUTDOOR ATTRACTIONS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $420k.

Deal economics

• At list price, monthly cash flow is $-219 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $381k (9.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $292k (30.5% below list).
• Recommended offer: $292k (30.5% 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, amenities F, commute 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.
• Zoned schools: Rabun County Elementary School (math 37% / reading 42%, grade F, #435 of 1,228 statewide, top 37%, 660 students, 58% FRL); Rabun County Middle School (math 47% / reading 46%, grade D+, #94 of 470 statewide, top 20%, 342 students, 59% FRL); Rabun County High School (math 57% / reading 47%, grade D+, #26 of 424 statewide, top 6%, 653 students, 48% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: 261 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 147 units permitted in Rabun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($3k loan paydown + $3k 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 6, 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 95 days — a 9% lower offer ($382k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $30k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $365k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $291,707 (30.5% 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 95 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
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. 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?
8. 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.
9. 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.
10. 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: 5.67%
• Cash-on-cash: -2.24%
• DSCR: 0.90
• GRM: 12.0

CMA / ARV

• ARV (median comp): $418,038
• List price: $419,900
• Delta: 0.45%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
319 Mystic View Ln	0.19mi	3/2.0	1,488 (-13%)	1mo	$475,000	$319	69
559 Curt Dotson Dr	0.18mi	3/2.0	1,624 (-5%)	23mo	$125,000	$77	65
190 Merrydale Ln	0.41mi	3/2.5	1,672 (-2%)	22mo	$230,000	$138	57
41 Mike Foster Ln	0.72mi	4/2.5 (+1)	1,728 (+1%)	4mo	$250,000	$145	54
331 Duggan Hill Dr	0.68mi	3/2.0	1,598 (-6%)	6mo	$250,000	$156	53
465 Confederate Dr	0.71mi	3/2.5	1,728 (+1%)	19mo	$345,000	$200	47
114 Chechero Valley Ln	0.30mi	3/2.5	1,952 (+15%)	18mo	$465,000	$238	44
29 Winston Ln	0.35mi	4/2.0 (+1)	1,454 (-15%)	16mo	$139,900	$96	41
582 Polly Gap Rd	0.75mi	3/2.5	1,876 (+10%)	7mo	$390,000	$208	41
233 Orchid Trl	0.48mi	2/2.0 (-1)	1,920 (+13%)	13mo	$415,000	$216	40
4 Earnhardt Ln	0.75mi	3/2.0	1,798 (+6%)	22mo	$370,000	$206	37

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: -2.2%
• Equity multiple: 0.89×
• Total profit: $-12,868
• Equity at exit: $136,344

10-year hold

• IRR: 3.0%
• Equity multiple: 1.35×
• Total profit: $40,924
• Equity at exit: $175,892

Cash invested: $117,572 (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: 261
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,917 medium
• Mortgage (P&I): −$2,202
• Tax from tax record: −$147 /mo · $1,758/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$613
• Net cashflow: $-219

Break-even live

Break-even rent $3,194

Max offer price $381,210

Occupancy floor —

Sensitivity live

Price	-10% $19	-5% $-100	+0% $-219	+5% $-338	+10% $-457
Rent	-10% $-449	-5% $-334	+0% $-219	+5% $-104	+10% $11
Rate	-1.0pp $-8	-0.5pp $-112	base $-219	+0.5pp $-328	+1.0pp $-439

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: $104,975
• Closing costs: $12,597
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
233 Orchid Trl Clayton, GA	3.0	2.0	1920	$3,500	$1.82	25d	1	0.45mi
122 Cannon St Clayton, GA	3.0	2.0	1650	$3,250	$1.97	16d	1	0.71mi
38 Bulldog Ln Clayton, GA	2.0	2.0	2030	$2,500	$1.23	25d	1	0.72mi
92 Bleckley Dr Clayton, GA	2.0	2.0	1081	$1,600	$1.48	23d	1	0.75mi

Listing history 26 events

1. 2026-06-21
   days on market $419,900 Active 95 DOM
2. 2026-06-21
   days on market $419,900 Active 94 DOM
3. 2026-06-18
   days on market $419,900 Active 92 DOM
4. 2026-06-17
   days on market $419,900 Active 91 DOM
5. 2026-06-16
   days on market $419,900 Active 90 DOM
6. 2026-06-15
   days on market $419,900 Active 89 DOM
7. 2026-06-13
   days on market $419,900 Active 87 DOM
8. 2026-06-12
   days on market $419,900 Active 86 DOM
9. 2026-06-09
   days on market $419,900 Active 83 DOM
10. 2026-06-08
    days on market $419,900 Active 82 DOM
11. 2026-06-07
    days on market $419,900 Active 81 DOM
12. 2026-06-07
    days on market $419,900 Active 80 DOM
13. 2026-06-04
    days on market $419,900 Active 77 DOM
14. 2026-06-02
    days on market $419,900 Active 76 DOM
15. 2026-06-01
    days on market $419,900 Active 75 DOM
16. 2026-05-31
    days on market $419,900 Active 74 DOM
17. 2026-05-31
    days on market $419,900 Active 73 DOM
18. 2026-03-18
    listed $449,900 New 1138-char remark

    Show marketing remark (1138 chars)

    Welcome to your peaceful North Georgia retreat! Nestled in the scenic surroundings of Clayton, this charming one-level home offers comfort, simplicity and beautiful mountain views. Featuring 3 bedrooms and 2 baths, this home is perfect for full-time living or a weekend getaway. The single-level layout provides easy accessibility and a functional flow throughout the home. Enjoy quiet mornings and relaxing evenings while taking in the natural beauty that surrounds you. During the glorious autumn and cooler months, the property opens up to reveal picturesque seasonal mountain views-an added bonus that truly captures the essence of mountain living. Located just minutes from downtown Clayton, you'll have convenient access to local shops, dining, hiking trails and outdoor recreation, all while enjoying the privacy of your own retreat. Highlights: ~ One-level living ~ 3 bedrooms, 2 baths ~ Seasonal mountain views ~ Peaceful, private setting ~ Additional lot included for privacy or a build. Close to downtown Clayton and outdoor attractions Don't miss this opportunity to own a slice of North Georgia charm!

19. 2024-04-05
    soldstatus $365,000
20. 2024-03-29
    soldstatus $365,000 Sold 918-char remark

    Show marketing remark (918 chars)

    Welcome to the North Georgia Mountains! This charming 3 bed, 2 full bath ranch cabin is the perfect weekend getaway. As you step inside you are greeted with gorgeous hardwood floors and a vaulted wood ceiling family room. Open concept floor plan is perfect for entertaining and large back deck overlooking the gently sloping yard with seasonal views is perfect for grilling and your pup to enjoy. The oversized primary bedroom with en suite bath encompasses one side of the home covering ultimate privacy, primary bathroom is large with corner jacuzzi tub, separate shower, double vanity and storage cabinets, on the other side of the home are two nice sized bedrooms and the second full bath. Bonuses: Ample covered parking with attached garage (which isn't common in the mountains here), covered carport AND nice storage building painted to match the house. Stand Up crawlspace is great for additional storage, too!

21. 2024-03-28
    status Under Contract 918-char remark

    Show marketing remark (918 chars)

    Welcome to the North Georgia Mountains! This charming 3 bed, 2 full bath ranch cabin is the perfect weekend getaway. As you step inside you are greeted with gorgeous hardwood floors and a vaulted wood ceiling family room. Open concept floor plan is perfect for entertaining and large back deck overlooking the gently sloping yard with seasonal views is perfect for grilling and your pup to enjoy. The oversized primary bedroom with en suite bath encompasses one side of the home covering ultimate privacy, primary bathroom is large with corner jacuzzi tub, separate shower, double vanity and storage cabinets, on the other side of the home are two nice sized bedrooms and the second full bath. Bonuses: Ample covered parking with attached garage (which isn't common in the mountains here), covered carport AND nice storage building painted to match the house. Stand Up crawlspace is great for additional storage, too!

22. 2024-02-08
    price $379,900 918-char remark

    Show marketing remark (918 chars)

    Welcome to the North Georgia Mountains! This charming 3 bed, 2 full bath ranch cabin is the perfect weekend getaway. As you step inside you are greeted with gorgeous hardwood floors and a vaulted wood ceiling family room. Open concept floor plan is perfect for entertaining and large back deck overlooking the gently sloping yard with seasonal views is perfect for grilling and your pup to enjoy. The oversized primary bedroom with en suite bath encompasses one side of the home covering ultimate privacy, primary bathroom is large with corner jacuzzi tub, separate shower, double vanity and storage cabinets, on the other side of the home are two nice sized bedrooms and the second full bath. Bonuses: Ample covered parking with attached garage (which isn't common in the mountains here), covered carport AND nice storage building painted to match the house. Stand Up crawlspace is great for additional storage, too!

23. 2024-01-04
    price $389,900 918-char remark

    Show marketing remark (918 chars)

    Welcome to the North Georgia Mountains! This charming 3 bed, 2 full bath ranch cabin is the perfect weekend getaway. As you step inside you are greeted with gorgeous hardwood floors and a vaulted wood ceiling family room. Open concept floor plan is perfect for entertaining and large back deck overlooking the gently sloping yard with seasonal views is perfect for grilling and your pup to enjoy. The oversized primary bedroom with en suite bath encompasses one side of the home covering ultimate privacy, primary bathroom is large with corner jacuzzi tub, separate shower, double vanity and storage cabinets, on the other side of the home are two nice sized bedrooms and the second full bath. Bonuses: Ample covered parking with attached garage (which isn't common in the mountains here), covered carport AND nice storage building painted to match the house. Stand Up crawlspace is great for additional storage, too!

24. 2023-11-19
    listed $399,900 New 918-char remark

    Show marketing remark (918 chars)

    Welcome to the North Georgia Mountains! This charming 3 bed, 2 full bath ranch cabin is the perfect weekend getaway. As you step inside you are greeted with gorgeous hardwood floors and a vaulted wood ceiling family room. Open concept floor plan is perfect for entertaining and large back deck overlooking the gently sloping yard with seasonal views is perfect for grilling and your pup to enjoy. The oversized primary bedroom with en suite bath encompasses one side of the home covering ultimate privacy, primary bathroom is large with corner jacuzzi tub, separate shower, double vanity and storage cabinets, on the other side of the home are two nice sized bedrooms and the second full bath. Bonuses: Ample covered parking with attached garage (which isn't common in the mountains here), covered carport AND nice storage building painted to match the house. Stand Up crawlspace is great for additional storage, too!

25. 2019-05-03
    soldstatus $184,000
26. 2017-11-24
    listed $187,000

ⓘ 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: $1,758 · $147/mo
• Projected year-2 tax: $3,863 · $322/mo
• Expected delta: +$2,105/yr (+$175/mo · 119.7%)

ⓘ 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 3/10 Moderate 5 d/yr ≥100°F today · 13 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: $35,005
• − Mortgage interest: −$23,521
• − Property taxes: −$1,758
• − Insurance: −$2,100
• − Repairs & maintenance: −$2,800
• − Management: −$2,800
• − Depreciation: −$12,215
• Taxable loss: −$10,190
• Est. tax savings @ 24.0%: +$2,446
• After-tax cash flow: $-183/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

+140.6% since first listed

9 events — show timeline

• 2026-03-18 Listed $449,900 GAMLS
• 2024-04-05 Sold (Public Records) $365,000 Public Records
• 2024-03-29 Sold (MLS) $365,000 GAMLS
• 2024-03-28 Pending — GAMLS
• 2024-02-08 Price Changed $379,900 GAMLS
• 2024-01-04 Price Changed $389,900 GAMLS
• 2023-11-19 Listed $399,900 GAMLS
• 2019-05-03 Sold (MLS) $184,000 GAMLS
• 2017-11-24 Listed $187,000 GAMLS

Property tax history

+3.8%/yr

Latest (2025): $1,758 · +14.6% YoY. Source: county tax records.