1227 Bronco Rd · LaFayette, GA 30728

$135,000

4 bd · 2.0 ba · 1,664 sqft · Manufactured public records · 51 Days on market

Built 2004 2.26 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 +27.7/30.0
• DSCR +9.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• 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

Located in peaceful La Fayette, this 4 bedroom, 2 bathroom home sits on 2.27 spacious acres and offers the perfect mix of privacy, functionality, and value. Built in the 2000s, the home features 1,664 sq ft of comfortable living space with a practical layout and solid major systems throughout. One of the bathrooms has already been renovated, giving the home an updated touch, and the roof has been recently replaced for added peace of mind. The property is fully livable as-is and has been well maintained overall, making it ideal for an owner-occupant, rental investment, or someone looking for acreage without taking on a major rehab project. The large lot provides plenty of room for outdoor activities, additional structures, storage, animals, or simply enjoying the quiel country setting. With a combination of usable land, solid condition, and recent updates, this property offers strong value and flexibility in a desirable North Georgia location

Key facts

• 2.26 acre lot
• Built 2004
• Listed 51 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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+, schools F, amenities 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.
• Market conditions: 218 active listings in the ZIP; 347 units permitted in Walker County in 2024 (24 in 5+ unit buildings).
• This rent runs 34% 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 $933 of loan paydown is wiped out by about $4k 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 $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $19k; list at $135k implies a 609% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.16% ✓
• Cap rate: 9.92%
• Cash-on-cash: 12.95%
• DSCR: 1.58
• GRM: 7.2

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: 2.8%
• Equity multiple: 1.11×
• Total profit: $4,064
• Equity at exit: $20,129

10-year hold

• IRR: 12.3%
• Equity multiple: 1.97×
• Total profit: $36,825
• 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 30728

• Home prices YoY: -14.2%
• Active inventory: 218
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,563 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$63 /mo · $751/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $408

Break-even live

Break-even rent $1,047

Max offer price $135,000

Occupancy floor 69%

Sensitivity live

Price	-10% $484	-5% $446	+0% $408	+5% $370	+10% $332
Rent	-10% $284	-5% $346	+0% $408	+5% $470	+10% $531
Rate	-1.0pp $476	-0.5pp $442	base $408	+0.5pp $373	+1.0pp $337

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 23 events

1. 2026-06-18
   days on market $135,000 Active 51 DOM
2. 2026-06-17
   days on market $135,000 Active 50 DOM
3. 2026-06-16
   days on market $135,000 Active 49 DOM
4. 2026-06-15
   days on market $135,000 Active 48 DOM
5. 2026-06-14
   days on market $135,000 Active 46 DOM
6. 2026-06-13
   days on market $135,000 Active 45 DOM
7. 2026-06-10
   pricedays on market $135,000 Active 43 DOM
8. 2026-06-09
   days on market $143,000 Active 42 DOM
9. 2026-06-08
   days on market $143,000 Active 41 DOM
10. 2026-06-07
    days on market $143,000 Active 40 DOM
11. 2026-06-05
    days on market $143,000 Active 37 DOM
12. 2026-06-03
    days on market $143,000 Active 36 DOM
13. 2026-06-02
    days on market $143,000 Active 35 DOM
14. 2026-06-01
    days on market $143,000 Active 34 DOM
15. 2026-05-31
    days on market $143,000 Active 33 DOM
16. 2026-05-30
    days on market $143,000 Active 32 DOM
17. 2026-05-14
    price $143,000 955-char remark

    Show marketing remark (955 chars)

    Located in peaceful La Fayette, this 4 bedroom, 2 bathroom home sits on 2.27 spacious acres and offers the perfect mix of privacy, functionality, and value. Built in the 2000s, the home features 1,664 sq ft of comfortable living space with a practical layout and solid major systems throughout. One of the bathrooms has already been renovated, giving the home an updated touch, and the roof has been recently replaced for added peace of mind. The property is fully livable as-is and has been well maintained overall, making it ideal for an owner-occupant, rental investment, or someone looking for acreage without taking on a major rehab project. The large lot provides plenty of room for outdoor activities, additional structures, storage, animals, or simply enjoying the quiel country setting. With a combination of usable land, solid condition, and recent updates, this property offers strong value and flexibility in a desirable North Georgia location

18. 2026-05-06
    price $150,000 955-char remark

    Show marketing remark (955 chars)

    Located in peaceful La Fayette, this 4 bedroom, 2 bathroom home sits on 2.27 spacious acres and offers the perfect mix of privacy, functionality, and value. Built in the 2000s, the home features 1,664 sq ft of comfortable living space with a practical layout and solid major systems throughout. One of the bathrooms has already been renovated, giving the home an updated touch, and the roof has been recently replaced for added peace of mind. The property is fully livable as-is and has been well maintained overall, making it ideal for an owner-occupant, rental investment, or someone looking for acreage without taking on a major rehab project. The large lot provides plenty of room for outdoor activities, additional structures, storage, animals, or simply enjoying the quiel country setting. With a combination of usable land, solid condition, and recent updates, this property offers strong value and flexibility in a desirable North Georgia location

19. 2026-05-06
    status Active 955-char remark

    Show marketing remark (955 chars)

    Located in peaceful La Fayette, this 4 bedroom, 2 bathroom home sits on 2.27 spacious acres and offers the perfect mix of privacy, functionality, and value. Built in the 2000s, the home features 1,664 sq ft of comfortable living space with a practical layout and solid major systems throughout. One of the bathrooms has already been renovated, giving the home an updated touch, and the roof has been recently replaced for added peace of mind. The property is fully livable as-is and has been well maintained overall, making it ideal for an owner-occupant, rental investment, or someone looking for acreage without taking on a major rehab project. The large lot provides plenty of room for outdoor activities, additional structures, storage, animals, or simply enjoying the quiel country setting. With a combination of usable land, solid condition, and recent updates, this property offers strong value and flexibility in a desirable North Georgia location

20. 2026-05-06
    listed $150,000 Active

    Show marketing remark (955 chars)

    Located in peaceful La Fayette, this 4 bedroom, 2 bathroom home sits on 2.27 spacious acres and offers the perfect mix of privacy, functionality, and value. Built in the 2000s, the home features 1,664 sq ft of comfortable living space with a practical layout and solid major systems throughout. One of the bathrooms has already been renovated, giving the home an updated touch, and the roof has been recently replaced for added peace of mind. The property is fully livable as-is and has been well maintained overall, making it ideal for an owner-occupant, rental investment, or someone looking for acreage without taking on a major rehab project. The large lot provides plenty of room for outdoor activities, additional structures, storage, animals, or simply enjoying the quiel country setting. With a combination of usable land, solid condition, and recent updates, this property offers strong value and flexibility in a desirable North Georgia location

21. 2026-01-13
    listed $110,000 Active 955-char remark

    Show marketing remark (955 chars)

    Located in peaceful La Fayette, this 4 bedroom, 2 bathroom home sits on 2.27 spacious acres and offers the perfect mix of privacy, functionality, and value. Built in the 2000s, the home features 1,664 sq ft of comfortable living space with a practical layout and solid major systems throughout. One of the bathrooms has already been renovated, giving the home an updated touch, and the roof has been recently replaced for added peace of mind. The property is fully livable as-is and has been well maintained overall, making it ideal for an owner-occupant, rental investment, or someone looking for acreage without taking on a major rehab project. The large lot provides plenty of room for outdoor activities, additional structures, storage, animals, or simply enjoying the quiel country setting. With a combination of usable land, solid condition, and recent updates, this property offers strong value and flexibility in a desirable North Georgia location

22. 2014-06-27
    soldstatus $19,050
23. 2014-04-28
    listed $18,000

ⓘ 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: $751 · $63/mo
• Projected year-2 tax: $1,242 · $104/mo
• Expected delta: +$491/yr (+$41/mo · 65.5%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $18,755
• − Mortgage interest: −$7,562
• − Property taxes: −$751
• − Insurance: −$675
• − Repairs & maintenance: −$1,500
• − Management: −$1,500
• − Depreciation: −$3,927
• Taxable income: $2,839
• Est. tax owed @ 24.0%: −$681
• After-tax cash flow: $4,214/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

+694.4% since first listed

7 events — show timeline

• 2026-05-14 Price Changed $143,000 GCAR
• 2026-05-06 Price Changed $150,000 GCAR
• 2026-05-06 Relisted — GCAR
• 2026-05-06 Listed $150,000 GCAR
• 2026-01-13 Listed $110,000 GCAR
• 2014-06-27 Sold (MLS) $19,050 CCARMLS
• 2014-04-28 Listed $18,000 CCARMLS

Property tax history

+3.4%/yr

Latest (2025): $751 · -1.0% YoY. Source: county tax records.