3750 Old Cleveland Rd · Demorest, GA 30531

$239,000

3 bd · 2.0 ba · 2,594 sqft · SingleFamily public records · 27 Days on market

Built 1971 1.26 ac lot

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Why this score? — see what drove the D 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 +16.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• Livability +3.4/5.0
• 1% rule +3.2/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

INVESTMENT OPPORTUNITY!!! DO NOT DISTURB THE OCCUPANT. THIS PROPERTY IS OCCUPIED! This property is a great investment opportunity is a great location. It is a 3 bedroom, 2 bath Ranch Home on a level lot. The property is completely fenced with a gate. It has a Life Estate Resident and the Life Estate will be transferred with the purchase. No showings will be allowed until the start of the negotiation process. Home cannot be occupied until the Life Estate is terminated.

Key facts

• Level lot
• Completely fenced
• Gate

Tags

• INVESTMENT OPPORTUNITY
• COMPLETELY FENCED
• LEVEL LOT
• GATE

Property features AI

Finance

• Other: Lot size: 1.26 acres
• HOA & community: No homeowners association

Exterior

• Parking: Attached garage with room for 3 vehicles
• Utilities: Public water available; Septic tank sewer; Electricity available; Thermostat (energy-efficient feature)
• Home design: Single-family residence (house); Resale property
• Construction: Built in 1971; Wood siding construction; Composition roof; Partial basement foundation
• Exterior features: Level lot

Interior

• Kitchen: Appliances: Other
• Bedrooms: 3 bedrooms on the main level
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Electric central heating; Electric central air conditioning
• Interior features: One-level living; Partial basement; No fireplaces
• Laundry & utility: Laundry features: Other

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $143 ($2k/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 $195k (18.4% below list).
• Recommended offer: $195k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 2.6% in Demorest — 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 67/100 on livability (#162 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: employment C-, amenities F, commute F.
• Habersham County (rural): math 38% / reading 39% proficiency, ranked #53 of 174 in GA (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cornelia Elementary School (math 29% / reading 25%, grade F, #689 of 1,228 statewide, top 58%, 479 students, 84% FRL); South Habersham Middle School (math 35% / reading 41%, grade F, #159 of 470 statewide, top 34%, 459 students, 66% FRL); Habersham Central High School (math 8% / reading 38%, grade F, #209 of 424 statewide, top 49%, 1,525 students, 47% FRL).
• Market conditions: 88 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 215 units permitted in Habersham County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Habersham County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 20 sale attempts since 6y ago; this cycle's ask has dropped $76k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $195,000 (18.4% below list)

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. Schools are D-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.82% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.56%
• DSCR: 1.11
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $503,236
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 Parthenia Dr	0.46mi	4/2.5 (+1)	2,314 (-11%)	3mo	$450,000	$194	51

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: -12.3%
• Equity multiple: 0.56×
• Total profit: $-29,761
• Equity at exit: $35,636

10-year hold

• IRR: -3.3%
• Equity multiple: 0.78×
• Total profit: $-14,721
• Equity at exit: $20,664

Cash invested: $66,920 (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 30531

• Home prices YoY: -4.9%
• Active inventory: 88
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,950 medium
• Mortgage (P&I): −$1,253
• Tax from tax record: −$45 /mo · $538/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $143

Break-even live

Break-even rent $1,769

Max offer price $239,000

Occupancy floor 88%

Sensitivity live

Price	-10% $278	-5% $210	+0% $143	+5% $75	+10% $7
Rent	-10% $-11	-5% $66	+0% $143	+5% $220	+10% $297
Rate	-1.0pp $263	-0.5pp $204	base $143	+0.5pp $81	+1.0pp $18

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
242 Double Springs Rd Demorest, GA	4.0	2.0	1800	$1,950	$1.08	46d	1	1.13mi

Listing history 50 events

1. 2026-06-22
   days on market $239,000 Active 27 DOM
2. 2026-06-21
   days on market $239,000 Active 26 DOM
3. 2026-06-19
   days on market $239,000 Active 24 DOM
4. 2026-06-18
   days on market $239,000 Active 23 DOM
5. 2026-06-17
   days on market $239,000 Active 22 DOM
6. 2026-06-16
   days on market $239,000 Active 21 DOM
7. 2026-06-15
   days on market $239,000 Active 20 DOM
8. 2026-06-14
   days on market $239,000 Active 18 DOM
9. 2026-06-12
   days on market $239,000 Active 17 DOM
10. 2026-06-09
    statusdays on market $239,000 Active 14 DOM
11. 2026-06-08
    days on market $239,000 New 13 DOM
12. 2026-06-07
    days on market $239,000 New 12 DOM
13. 2026-06-07
    days on market $239,000 New 11 DOM
14. 2026-06-02
    days on market $239,000 New 7 DOM
15. 2026-06-01
    days on market $239,000 New 6 DOM
16. 2026-05-31
    days on market $239,000 New 5 DOM
17. 2026-05-31
    days on market $239,000 New 4 DOM
18. 2026-05-01
    price $239,000 473-char remark
19. 2026-04-26
    historical
20. 2026-03-27
    historical
21. 2026-03-24
    price $289,900
22. 2026-03-01
    historical
23. 2026-01-30
    historical
24. 2026-01-02
    historical
25. 2025-11-21
    listed $289,900 New 473-char remark
26. 2025-11-21
    listed $289,900 New
27. 2025-11-21
    listed $314,900 New
28. 2025-11-21
    listed $314,900 New
29. 2025-11-21
    listed $314,900 New
30. 2025-11-21
    listed $314,900 New
31. 2025-04-29
    soldstatus $353,000
32. 2023-03-31
    historical
33. 2023-01-30
    historical
34. 2022-11-28
    historical
35. 2022-10-27
    historical
36. 2022-09-26
    historical
37. 2022-08-25
    historical
38. 2022-07-24
    listed $174,900 New
39. 2022-07-24
    listed $174,900 New
40. 2022-07-24
    listed $174,900 New
41. 2022-07-24
    listed $174,900 New
42. 2022-07-24
    listed $174,900 New
43. 2022-07-24
    listed $174,900 New
44. 2021-09-16
    historical
45. 2021-08-15
    listed $179,900 New
46. 2021-08-14
    historical
47. 2021-07-13
    price $179,900
48. 2021-07-13
    status Back on Market
49. 2021-07-13
    listed $179,900 New
50. 2021-07-13
    historical

ⓘ 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: $538 · $45/mo
• Projected year-2 tax: $2,199 · $183/mo
• Expected delta: +$1,661/yr (+$138/mo · 309.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,400
• − Mortgage interest: −$13,388
• − Property taxes: −$538
• − Insurance: −$1,195
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − Depreciation: −$6,953
• Taxable loss: −$2,417
• Est. tax savings @ 24.0%: +$580
• After-tax cash flow: $2,293/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: Habersham County
• NCES district ID: 1302580
• Math proficiency: 38% ▼ -16.00%
• Reading proficiency: 39% ▼ -8.00%
• Median HH income: $41,838
• Composite: 32.48/100
• National rank: #5709
• State rank: #53 of 174 in GA

Livability — Demorest

• Score: 67/100
• State rank: #162
• US rank: #10338

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,044

Population outlook (Habersham County) Hauer SSP2

• Today (2025): 45,697 people
• By 2030: 46,571 · +1.9%
• By 2040: 48,157 · +5.4%
• By 2050: 49,492 · +8.3%
• By 2075: 52,546 · +15.0%
• By 2100: 52,752 · +15.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 24% Two or more races 12% Asian 4% Black 3%
• Hispanic origin (detail): Mexican 17% Puerto Rican 4%
• Common ancestry: Serbian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 11% · Canada
• Languages at home: 78% English-only · Spanish 16% Other Asian/Pacific 3% Tagalog/Filipino 1%

Political lean MEDSL · Habersham

• 2024 margin: Solid R (+64.9) · D 17.3% · R 82.2%
• 2008→2024 swing: -5.0pp toward R · 2008: -59.9pp · 2024: -64.9pp
• All cycles: 2024: R+64.9 2020: R+64.0 2016: R+66.3 2012: R+67.5 2008: R+59.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -13.30%
• Current HPI: 256.1205
• 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

+171.7% since first listed

47 events — show timeline

• 2026-05-26 Listing Removed — GAMLS
• 2026-05-01 Price Changed $239,000 GAMLS
• 2026-04-26 Listing Removed — GAMLS
• 2026-03-27 Listing Removed — GAMLS
• 2026-03-24 Price Changed $289,900 GAMLS
• 2026-03-01 Listing Removed — GAMLS
• 2026-01-30 Listing Removed — GAMLS
• 2026-01-02 Listing Removed — GAMLS
• 2025-11-21 Listed $314,900 GAMLS
• 2025-11-21 Listed $314,900 GAMLS
• 2025-11-21 Listed $314,900 GAMLS
• 2025-11-21 Listed $314,900 GAMLS
• 2025-11-21 Listed $289,900 GAMLS
• 2025-11-21 Listed $289,900 GAMLS
• 2025-11-21 Listed $239,000 GAMLS
• 2025-04-29 Sold (Public Records) $353,000 Public Records
• 2023-03-31 Listing Removed — GAMLS
• 2023-01-30 Listing Removed — GAMLS
• 2022-11-28 Listing Removed — GAMLS
• 2022-10-27 Listing Removed — GAMLS
• 2022-09-26 Listing Removed — GAMLS
• 2022-08-25 Listing Removed — GAMLS
• 2022-07-24 Listed $174,900 GAMLS
• 2022-07-24 Listed $174,900 GAMLS
• 2022-07-24 Listed $174,900 GAMLS
• 2022-07-24 Listed $174,900 GAMLS
• 2022-07-24 Listed $174,900 GAMLS
• 2022-07-24 Listed $174,900 GAMLS
• 2021-09-16 Listing Removed — GAMLS
• 2021-08-15 Listed $179,900 GAMLS
• 2021-08-14 Listing Removed — GAMLS
• 2021-07-13 Price Changed $179,900 GAMLS
• 2021-07-13 Relisted — GAMLS
• 2021-07-13 Listing Removed — GAMLS
• 2021-07-13 Listed $179,900 GAMLS
• 2021-06-30 Sold (Public Records) $354,000 Public Records
• 2021-04-14 Pending — GAMLS
• 2021-04-10 Listing Removed — GAMLS
• 2021-04-10 Listed $129,900 GAMLS
• 2021-03-09 Listing Removed — GAMLS
• 2021-03-09 Listed $129,900 GAMLS
• 2021-02-08 Listed $129,900 GAMLS
• 2020-11-07 Sold (Public Records) $75,500 Public Records
• 2020-10-29 Sold (MLS) $75,500 GAMLS
• 2020-08-10 Sold (Public Records) $95,800 Public Records
• 2020-07-22 Listed $75,500 GAMLS
• 2016-09-21 Sold (Public Records) $87,980 Public Records

Property tax history

+6.0%/yr

Latest (2025): $538 · +8.2% YoY. Source: county tax records.