804 Diamond Cir · LaFayette, GA 30728

$114,000

3 bd · 1.0 ba · 1,828 sqft · SingleFamily public records · 1 Days on market

Built 1980 0.55 ac lot

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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 +28.1/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• 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

Opportunity awaits with this fixer-upper full of potential! This home is truly a diamond in the rough and ready for someone to make it shine again. Featuring a huge fenced backyard, there is plenty of room for pets, play or entertaining. Enjoy the large deck overlooking the yard, perfect for gatherings or relaxing evenings. The above-ground pool needs a little TLS but could become a great summer retreat. With vision and updates this property could be transformed into the perfect place to call home. Inside offers 3 bedrooms, large great room and eat in kitchen. The downstairs is partially finished. Must See

Key facts

• Large deck
• Above-ground pool
• Fenced backyard

Tags

• FENCED BACKYARD
• LARGE DECK
• ABOVE-GROUND POOL

Property features AI

Finance

• Financial info: Property appears to be marketed as a fixer (investor opportunity)
• HOA & community: No community amenities indicated

Exterior

• Parking: Driveway
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity available; Cable available; Phone available
• Home design: Single-family residence; One story; Fixer condition
• Construction: Stone and other exterior materials; Block foundation; Shingle roof
• Exterior features: Private yard; Private entrance; Gas grill; Above-ground pool; Outbuilding; Back and front yard; level lot; Fenced backyard

Interior

• Kitchen: Refrigerator; Microwave; Free-standing electric range; Dishwasher; Eat-in kitchen
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Linoleum; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air; Ceiling fans; Electric cooling
• Interior features: Ceiling fans; Eat-in kitchen; Aluminum window frames with insulated windows and window treatments; Partially finished basement
• Laundry & utility: Washer; Dryer; Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $114k.

Deal economics

• At list price, monthly cash flow is $357 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $114k).
• Cap rate 10.1% 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+, amenities F, commute 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.
• Zoned schools: Rock Spring Elementary School (math 17% / reading 27%, grade F, #810 of 1,228 statewide, top 69%, 412 students, 55% FRL); Lafayette High School (math 5% / reading 15%, grade F, #353 of 424 statewide, top 86%, 1,164 students, 62% FRL) — zoned schools at 58% FRL track the district average.
• 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 $788 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 14y ago 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.
• Current owner paid $95k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major 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 $114,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.28% ✓
• Cap rate: 10.05%
• Cash-on-cash: 13.42%
• DSCR: 1.60
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $297,964
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
422 Diamond Cir	0.18mi	3/2.0	1,780 (-3%)	16mo	$223,000	$125	70
358 Diamond Cir	0.15mi	3/2.5	1,556 (-15%)	8mo	$253,000	$163	55
524 Diamond Cir	0.26mi	3/2.5	1,686 (-8%)	20mo	$295,000	$175	52

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: 3.5%
• Equity multiple: 1.13×
• Total profit: $4,292
• Equity at exit: $16,998

10-year hold

• IRR: 13.0%
• Equity multiple: 2.04×
• Total profit: $33,122
• Equity at exit: $9,857

Cash invested: $31,920 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,457 medium
• Mortgage (P&I): −$598
• Tax from tax record: −$149 /mo · $1,787/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $357

Break-even live

Break-even rent $1,005

Max offer price $114,000

Occupancy floor 70%

Sensitivity live

Price	-10% $422	-5% $389	+0% $357	+5% $325	+10% $292
Rent	-10% $242	-5% $299	+0% $357	+5% $415	+10% $472
Rate	-1.0pp $414	-0.5pp $386	base $357	+0.5pp $327	+1.0pp $297

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: $28,500
• Closing costs: $3,420
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-30
   status $114,000 Pending 1 DOM
2. 2026-05-29
   listed $114,000 Active

   Show marketing remark (613 chars)

   Opportunity awaits with this fixer-upper full of potential! This home is truly a diamond in the rough and ready for someone to make it shine again. Featuring a huge fenced backyard, there is plenty of room for pets, play or entertaining. Enjoy the large deck overlooking the yard, perfect for gatherings or relaxing evenings. The above-ground pool needs a little TLS but could become a great summer retreat. With vision and updates this property could be transformed into the perfect place to call home. Inside offers 3 bedrooms, large great room and eat in kitchen. The downstairs is partially finished. Must See

3. 2026-05-29
   listed $114,000 New 613-char remark

   Show marketing remark (613 chars)

   Opportunity awaits with this fixer-upper full of potential! This home is truly a diamond in the rough and ready for someone to make it shine again. Featuring a huge fenced backyard, there is plenty of room for pets, play or entertaining. Enjoy the large deck overlooking the yard, perfect for gatherings or relaxing evenings. The above-ground pool needs a little TLS but could become a great summer retreat. With vision and updates this property could be transformed into the perfect place to call home. Inside offers 3 bedrooms, large great room and eat in kitchen. The downstairs is partially finished. Must See

4. 2015-10-29
   soldstatus $95,000
5. 2015-10-23
   soldstatus $95,000
6. 2015-10-23
   soldstatus $95,000
7. 2013-09-21
   historical
8. 2013-02-19
   listed $93,900
9. 2012-09-24
   historical
10. 2012-03-26
    listed $99,500
11. 2012-03-24
    listed $93,900

ⓘ 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: $1,787 · $149/mo
• Projected year-2 tax: $1,787 · $149/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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°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: $17,487
• − Mortgage interest: −$6,386
• − Property taxes: −$1,787
• − Insurance: −$570
• − Repairs & maintenance: −$1,399
• − Management: −$1,399
• − Depreciation: −$3,316
• Taxable income: $2,630
• Est. tax owed @ 24.0%: −$631
• After-tax cash flow: $3,653/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

• 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

+21.4% since first listed

10 events — show timeline

• 2026-05-29 Listed $114,000 GAMLS
• 2026-05-29 Listed $114,000 GCAR
• 2015-10-29 Sold (Public Records) $95,000 Public Records
• 2015-10-23 Sold (MLS) $95,000 GAMLS
• 2015-10-23 Sold (MLS) $95,000 GCAR
• 2013-09-21 Listing Removed — GAMLS
• 2013-02-19 Listed $93,900 GAMLS
• 2012-09-24 Listing Removed — GAMLS
• 2012-03-26 Listed $99,500 GAMLS
• 2012-03-24 Listed $93,900 RCAOR

Property tax history

+7.0%/yr

Latest (2025): $1,787 · -3.3% YoY. Source: county tax records.