943 Clairmont Ave · Comer, GA 30629

$135,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 3 Days on market

Built 1971 0.28 ac lot Est $105k · 29% over

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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 +24.9/30.0
• DSCR +8.1/10.0
• 1% rule +5.2/10.0
• Schools +3.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Full of charm and potential, this cozy 3-bedroom, 1-bath home is a wonderful opportunity to create something truly special. With under 1,000 square feet, the home offers a comfortable layout, classic character, and inviting small-town appeal. Whether you're searching for your first home, an investment opportunity, or a place to make your own, this property offers endless possibilities in a peaceful Comer location. Don't miss your chance to own an affordable home with so much potential and personality!

Key facts

• 0.28 acre lot
• Built 1971
• Listed 3 days

Property features AI

Finance

• HOA & community: Located in Pine Meadows subdivision

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Underground utilities
• Home design: Single-family residence; Single-story
• Construction: Masonite and other exterior materials
• Exterior features: Off-street parking

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace heating; Window unit cooling; No central cooling
• Interior features: Electric water heater; Has a view
• Laundry & utility: Laundry located in hall

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 $292 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Cap rate 8.9% vs local median 2.4% in Comer — 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 60/100 on livability (#367 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: schools C-, 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.
• Market conditions: 41 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 $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% 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 $135,000

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.02% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.26%
• DSCR: 1.41
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $104,640
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
943 Clairmont Ave	0.00mi	3/1.0	960 (0%)	0mo	$105,000	$109	100
858 Clairmont Ave	0.09mi	3/1.0	960 (0%)	6mo	$105,000	$109	91
413 Highway 72 E	0.63mi	3/1.5	912 (-5%)	18mo	$210,999	$231	45

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: -2.4%
• Equity multiple: 0.91×
• Total profit: $-3,366
• Equity at exit: $20,129

10-year hold

• IRR: 7.3%
• Equity multiple: 1.55×
• Total profit: $20,734
• 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 30629

• Home prices YoY: -7.1%
• Active inventory: 41
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,382 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$36 /mo · $435/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $292

Break-even live

Break-even rent $1,013

Max offer price $135,000

Occupancy floor 74%

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 2 events

1. 2026-05-21
   listed $135,000 New 512-char remark

   Show marketing remark (512 chars)

   Full of charm and potential, this cozy 3-bedroom, 1-bath home is a wonderful opportunity to create something truly special. With under 1,000 square feet, the home offers a comfortable layout, classic character, and inviting small-town appeal. Whether you're searching for your first home, an investment opportunity, or a place to make your own, this property offers endless possibilities in a peaceful Comer location. Don't miss your chance to own an affordable home with so much potential and personality!

2. 2026-05-21
   listed $135,000 Active

   Show marketing remark (512 chars)

   Full of charm and potential, this cozy 3-bedroom, 1-bath home is a wonderful opportunity to create something truly special. With under 1,000 square feet, the home offers a comfortable layout, classic character, and inviting small-town appeal. Whether you're searching for your first home, an investment opportunity, or a place to make your own, this property offers endless possibilities in a peaceful Comer location. Don't miss your chance to own an affordable home with so much potential and personality!

ⓘ 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: $435 · $36/mo
• Projected year-2 tax: $1,242 · $104/mo
• Expected delta: +$807/yr (+$67/mo · 185.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,588
• − Mortgage interest: −$7,562
• − Property taxes: −$435
• − Insurance: −$675
• − Repairs & maintenance: −$1,327
• − Management: −$1,327
• − Depreciation: −$3,927
• Taxable income: $1,334
• Est. tax owed @ 24.0%: −$320
• After-tax cash flow: $3,179/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 — Comer

• Score: 60/100
• State rank: #367
• US rank: #18754

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Comer, GA
• Population (ZIP): 5,008

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 (79%)
• Race & ethnicity: White 79% Black 7% Two or more races 6% Asian 6%
• Common ancestry: Serbian 4% Italian 3% Lithuanian 2%
• Foreign-born: 5% · Philippines, China, Vietnam
• Languages at home: 95% English-only · Other Asian/Pacific 3% Vietnamese 1% Chinese 1%

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: ▼ -23.01%
• Current HPI: 300.4243
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-21 Listed $135,000 Hive MLS
• 2026-05-21 Listed $135,000 GAMLS

Property tax history

+13.2%/yr

Latest (2025): $435 · +4.7% YoY. Source: county tax records.