6204 Highway 72 E · Carlton, GA 30627

$55,000

1 bd · 1.0 ba · 640 sqft · SingleFamily public records · 43 Days on market

Built 1970 0.50 ac lot

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Appreciation +3.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to Carlton Georgia! This home is a tear down, but will make the perfect home site for someone ready to get their hands on a project, or someone wanting to place the perfect modular home in a area that is poised for Situated near the South Fork of the Broad River and Watson Mill Bridge State Park, it offers a rural environment characterized by early 1960s homes and close proximity to outdoor recreation. The town is located approximately 5 miles east of Comer.

Key facts

• Outdoor recreation
• Home site
• Modular home

Tags

• HOME SITE
• MODULAR HOME
• RURAL ENVIRONMENT
• OUTDOOR RECREATION

Property features AI

Finance

• Other: Approximately 0.5-acre lot (level)
• HOA & community: No HOA; No association fees

Exterior

• Parking: Assigned parking
• Utilities: Well water; Septic tank sewer; Electricity available on property
• Home design: Single family residence (house); Residential property; Fixer condition; Built in 1970
• Construction: Concrete construction; Other roof
• Exterior features: Level lot

Interior

• Kitchen: No appliances included
• Bedrooms: 1 bedroom on the main level
• Flooring: Other flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: No heating; No cooling
• Interior features: Other interior features; One level
• Laundry & utility: Laundry features: other

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $187 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($802 rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#517 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, amenities F, commute F.
• Madison County (rural): math 46% / reading 42% proficiency, ranked #29 of 174 in GA (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Comer Elementary School (math 57% / reading 47%, grade C-, #227 of 1,228 statewide, top 19%, 386 students, 61% FRL).
• Market conditions: 22 active listings in the ZIP; 189 units permitted in Madison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; moderate wind risk, 23% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.46% ✓
• Cap rate: 11.83%
• Cash-on-cash: 19.78%
• DSCR: 1.88
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 5.1%
• Equity multiple: 1.20×
• Total profit: $3,074
• Equity at exit: $8,201

10-year hold

• IRR: 14.6%
• Equity multiple: 2.19×
• Total profit: $18,259
• Equity at exit: $4,755

Cash invested: $15,400 (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 30627

• Home prices YoY: -1.1%
• Active inventory: 22
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $802 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$169
• Net cashflow: $187

Break-even live

Break-even rent $565

Max offer price $55,000

Occupancy floor 72%

Sensitivity live

Price	-10% $225	-5% $206	+0% $187	+5% $168	+10% $149
Rent	-10% $124	-5% $156	+0% $187	+5% $219	+10% $251
Rate	-1.0pp $215	-0.5pp $201	base $187	+0.5pp $173	+1.0pp $159

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $55,000 Active 43 DOM
2. 2026-06-18
   days on market $55,000 Active 42 DOM
3. 2026-06-17
   days on market $55,000 Active 41 DOM
4. 2026-06-16
   days on market $55,000 Active 40 DOM
5. 2026-06-15
   days on market $55,000 Active 39 DOM
6. 2026-06-14
   days on market $55,000 Active 37 DOM
7. 2026-06-13
   days on market $55,000 Active 36 DOM
8. 2026-06-10
   days on market $55,000 Active 34 DOM
9. 2026-06-09
   days on market $55,000 Active 33 DOM
10. 2026-06-08
    days on market $55,000 Active 32 DOM
11. 2026-06-07
    days on market $55,000 Active 31 DOM
12. 2026-06-02
    days on market $55,000 Active 26 DOM
13. 2026-06-01
    days on market $55,000 Active 25 DOM
14. 2026-05-31
    days on market $55,000 Active 24 DOM
15. 2026-05-30
    days on market $55,000 Active 23 DOM
16. 2026-05-07
    listed $55,000 New 470-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,629
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$1,072
• − Repairs & maintenance: −$770
• − Management: −$770
• − Depreciation: −$1,600
• Taxable income: $1,510
• Est. tax owed @ 24.0%: −$362
• After-tax cash flow: $1,886/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: Madison County
• NCES district ID: 1303480
• Math proficiency: 46% ▼ -10.00%
• Reading proficiency: 42% ▼ -9.00%
• Median HH income: $43,465
• Composite: 37.21/100
• National rank: #4469
• State rank: #29 of 174 in GA

Livability — Carlton

• Score: 55/100
• State rank: #517
• US rank: #23384

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carlton, GA
• Population (ZIP): 2,304

Population outlook (Madison County) Hauer SSP2

• Today (2025): 28,986 people
• By 2030: 28,972 · +-0.0%
• By 2040: 28,711 · -0.9%
• By 2050: 28,282 · -2.4%
• By 2075: 28,346 · -2.2%
• By 2100: 28,189 · -2.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 11% Hispanic / Latino 9% Two or more races 5%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Slovak 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Madison

• 2024 margin: Solid R (+54.8) · D 22.4% · R 77.2%
• 2008→2024 swing: -8.4pp toward R · 2008: -46.4pp · 2024: -54.8pp
• All cycles: 2024: R+54.8 2020: R+53.0 2016: R+56.7 2012: R+53.8 2008: R+46.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.18%
• Current HPI: 290.5906
• 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

1 event — show timeline

• 2026-05-07 Listed $55,000 GAMLS

Property tax history

-22.1%/yr

Latest (2025): $11 · -0.7% YoY. Source: county tax records.