379 Warwoman Rd · Clayton, GA 30525

$345,900

3 bd · 1.0 ba · 1,801 sqft · SingleFamily public records · 17 Days on market

Built 1950 10,018 sqft lot Est $331k · at est.

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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 +20.1/30.0
• DSCR +6.4/10.0
• ARV discount +5.5/15.0
• Appreciation +5.3/10.0
• 1% rule +4.0/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

WELCOME TO 379 WARWOMAN. THIS INTOWN HOME CLOSE TO SHOPPING, DINING, ENTERTAINMENT, AND EVERYTHING DOWNTOWN CLAYTON HAS TO OFFER. THIS HOME FEATURES A SPACIOUS LIVINGROOM, SEPARATE DINING ROOM, SCREENED IN PORCH, AND A COMMERICAL TYPE STOVE MADE FOR ENTERTAINING. THIS HOME WAS A 3 BEDROOM 2 BATH HOME CONVERTED TO A TWO BEDROOM MAKING A LARGER MASTER CAN BE EASILY CHANGED BACK. EXTERIOR OF THE HOUSE HAS NICE FRONT YARD, PARKING AT THE REAR WITH A 2 CAR CARPORT, AND STORAGE SHED. COMEAND SEE THE POTENTIAL OF MAKING THIS YOUR HOME.

Key facts

• Parking at the rear
• Screened in porch
• Storage shed

Tags

• SCREENED IN PORCH
• COMMERCIAL TYPE STOVE
• PARKING AT THE REAR
• STORAGE SHED

Property features AI

Finance

• Other: Estate-owned listing
• HOA & community: No HOA; Community near shopping

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; High-speed internet available; Sewer connected; Water available
• Home design: Single family residence (house); Resale property; Facing/entry level: One story
• Construction: Built in 1950; Composition roof; Other construction materials
• Exterior features: Other exterior features; City lot

Interior

• Kitchen: Cooktop; Ice maker
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Hardwood
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: One-level layout; Fireplace (1); Dining room is a separate room; Basement: None; Other room types
• 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 $346k.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $312k (9.9% below list).
• Recommended offer: $312k (9.9% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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, schools F, amenities 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.
• Market conditions: 260 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $5k of equity ($2k loan paydown + $2k 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.
• At projected returns (0.7% appreciation + 3.0% rent growth), your $97k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 7, 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 17 days — a 2% lower offer ($341k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $112k; list at $346k implies a 209% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $311,609 (9.9% below list)

Questions for the listing agent

1. Built in 1950 — 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. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.90% ✗
• Cap rate: 7.78%
• Cash-on-cash: 5.30%
• DSCR: 1.24
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $331,384
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
582 Polly Gap Rd	0.14mi	3/2.5	1,876 (+4%)	7mo	$390,000	$208	75
218 Prime Hill Dr	0.13mi	3/3.0	1,738 (-4%)	13mo	$320,000	$184	69
41 Mike Foster Ln	0.56mi	4/2.5 (+1)	1,728 (-4%)	4mo	$250,000	$145	53
331 Duggan Hill Dr	0.42mi	3/2.0	1,598 (-11%)	6mo	$250,000	$156	52
15 Stekoa Mls	0.62mi	3/2.0	1,680 (-7%)	13mo	$276,500	$165	45
55 Stekoa Mills Dr	0.59mi	3/2.0	1,578 (-12%)	8mo	$424,000	$269	41
114 Chechero Valley Ln	0.57mi	3/2.5	1,952 (+8%)	18mo	$465,000	$238	38
559 Curt Dotson Dr	0.64mi	3/2.0	1,624 (-10%)	23mo	$125,000	$77	31

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: 5.8%
• Equity multiple: 1.29×
• Total profit: $28,095
• Equity at exit: $112,316

10-year hold

• IRR: 10.3%
• Equity multiple: 2.21×
• Total profit: $117,188
• Equity at exit: $144,894

Cash invested: $96,852 (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: 260
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $3,116 medium
• Mortgage (P&I): −$1,814
• Tax from tax record: −$76 /mo · $915/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$654
• Net cashflow: $427

Break-even live

Break-even rent $2,575

Max offer price $345,900

Occupancy floor 81%

Sensitivity live

Price	-10% $623	-5% $525	+0% $427	+5% $329	+10% $232
Rent	-10% $181	-5% $304	+0% $427	+5% $550	+10% $674
Rate	-1.0pp $602	-0.5pp $515	base $427	+0.5pp $338	+1.0pp $247

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: $86,475
• Closing costs: $10,377
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
122 Cannon St Clayton, GA	3.0	2.0	1650	$3,250	$1.97	15d	1	0.30mi
38 Bulldog Ln Clayton, GA	2.0	2.0	2030	$2,500	$1.23	24d	1	0.66mi
233 Orchid Trl Clayton, GA	3.0	2.0	1920	$3,500	$1.82	24d	1	0.85mi

Listing history 13 events

1. 2026-06-21
   days on market $345,900 Active 17 DOM
2. 2026-06-18
   days on market $345,900 Active 15 DOM
3. 2026-06-17
   statusdays on market $345,900 Active 14 DOM
4. 2026-06-16
   days on market $345,900 New 13 DOM
5. 2026-06-15
   days on market $345,900 New 12 DOM
6. 2026-06-13
   days on market $345,900 New 10 DOM
7. 2026-06-12
   days on market $345,900 New 9 DOM
8. 2026-06-09
   days on market $345,900 New 6 DOM
9. 2026-06-08
   days on market $345,900 New 5 DOM
10. 2026-06-07
    days on market $345,900 New 4 DOM
11. 2026-06-07
    days on market $345,900 New 3 DOM
12. 2026-06-04
    remarks 534-char remark
13. 2026-06-04
    listed $345,900 New 1 DOM

ⓘ 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: $915 · $76/mo
• Projected year-2 tax: $3,182 · $265/mo
• Expected delta: +$2,267/yr (+$189/mo · 247.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 20 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: $37,393
• − Mortgage interest: −$19,376
• − Property taxes: −$915
• − Insurance: −$1,730
• − Repairs & maintenance: −$2,991
• − Management: −$2,991
• − Depreciation: −$10,063
• Taxable loss: −$673
• Est. tax savings @ 24.0%: +$161
• After-tax cash flow: $5,290/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

• Census place: Clayton, GA
• 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

+1472.3% since first listed

9 events — show timeline

• 2026-06-03 Listed $345,900 GAMLS
• 2011-12-05 Sold (Public Records) $112,000 Public Records
• 2005-08-01 Sold (Public Records) $155,000 Public Records
• 2003-04-01 Sold (Public Records) $130,000 Public Records
• 2000-10-01 Sold (Public Records) $105,000 Public Records
• 1997-02-01 Sold (Public Records) $65,000 Public Records
• 1995-08-01 Sold (Public Records) $62,500 Public Records
• 1989-05-01 Sold (Public Records) $36,500 Public Records
• 1980-04-01 Sold (Public Records) $22,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $915 · -1.0% YoY. Source: county tax records.