6791 Highway 114 · Lyerly, GA 30730

$180,000

4 bd · 1.0 ba · 2,580 sqft · SingleFamily public records · 76 Days on market

Built 1947 2.00 ac lot $70/sqft · 26% below area Est $242k · 26% under ↓ 27% since listing

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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 +16.1/30.0
• ARV discount +15.0/15.0
• Appreciation +5.8/10.0
• DSCR +5.0/10.0
• 1% rule +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Welcome to 6791 Highway 114, Lyerly, GA 30730! This beautiful 4-bedroom, 2-bathroom brick home blends timeless charm with thoughtful modern updates throughout. Offering 2,580 square feet of living space, this spacious two-story home provides plenty of room to spread out and make it your own. The main level features a large living room, a well-appointed kitchen, two bedrooms, and a full bathroom. Upstairs, you'll find a cozy den area, two additional bedrooms, and generous storage space. Outside, enjoy a fully paved driveway and ample storage options-perfect for everyday convenience. This home offers character, space, and functionality all in one inviting package!

Key facts

• Fully paved driveway
• Cozy den area
• Brick home

Tags

• BRICK HOME
• TWO STORY HOME
• WELL APPOINTED KITCHEN
• COZY DEN AREA
• FULLY PAVED DRIVEWAY
• AMPLE STORAGE OPTIONS

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/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 $147k (18.4% below list).
• Recommended offer: $147k (18.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#299 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: schools F, crime F, amenities F.
• Chattooga County (rural): math 18% / reading 26% proficiency, ranked #140 of 174 in GA (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 24 active listings in the ZIP; 2 units permitted in Chattooga County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (1.6% local appreciation)).
• Chattooga County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.6% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $65k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• 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 $146,881 (18.4% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is F 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?
7. 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.
8. 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.
9. 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: 6.91%
• Cash-on-cash: 2.22%
• DSCR: 1.10
• GRM: 10.2

CMA / ARV

• ARV (median comp): $241,815
• List price: $180,000
• Delta: -25.56%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

1.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.5%
• Equity multiple: 1.29×
• Total profit: $14,694
• Equity at exit: $67,274

10-year hold

• IRR: 9.3%
• Equity multiple: 2.21×
• Total profit: $60,812
• Equity at exit: $94,093

Cash invested: $50,400 (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 30730

• Home prices YoY: 1.6%
• Active inventory: 24
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,469 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$48 /mo · $578/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $93

Break-even live

Break-even rent $1,351

Max offer price $180,000

Occupancy floor 89%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-07
   status Under Contract 670-char remark

   Show marketing remark (670 chars)

   Welcome to 6791 Highway 114, Lyerly, GA 30730! This beautiful 4-bedroom, 2-bathroom brick home blends timeless charm with thoughtful modern updates throughout. Offering 2,580 square feet of living space, this spacious two-story home provides plenty of room to spread out and make it your own. The main level features a large living room, a well-appointed kitchen, two bedrooms, and a full bathroom. Upstairs, you'll find a cozy den area, two additional bedrooms, and generous storage space. Outside, enjoy a fully paved driveway and ample storage options-perfect for everyday convenience. This home offers character, space, and functionality all in one inviting package!

2. 2026-05-04
   price $180,000 670-char remark

   Show marketing remark (670 chars)

   Welcome to 6791 Highway 114, Lyerly, GA 30730! This beautiful 4-bedroom, 2-bathroom brick home blends timeless charm with thoughtful modern updates throughout. Offering 2,580 square feet of living space, this spacious two-story home provides plenty of room to spread out and make it your own. The main level features a large living room, a well-appointed kitchen, two bedrooms, and a full bathroom. Upstairs, you'll find a cozy den area, two additional bedrooms, and generous storage space. Outside, enjoy a fully paved driveway and ample storage options-perfect for everyday convenience. This home offers character, space, and functionality all in one inviting package!

3. 2026-04-21
   price $220,000 670-char remark

   Show marketing remark (670 chars)

   Welcome to 6791 Highway 114, Lyerly, GA 30730! This beautiful 4-bedroom, 2-bathroom brick home blends timeless charm with thoughtful modern updates throughout. Offering 2,580 square feet of living space, this spacious two-story home provides plenty of room to spread out and make it your own. The main level features a large living room, a well-appointed kitchen, two bedrooms, and a full bathroom. Upstairs, you'll find a cozy den area, two additional bedrooms, and generous storage space. Outside, enjoy a fully paved driveway and ample storage options-perfect for everyday convenience. This home offers character, space, and functionality all in one inviting package!

4. 2026-03-27
   status Back On Market 670-char remark

   Show marketing remark (670 chars)

   Welcome to 6791 Highway 114, Lyerly, GA 30730! This beautiful 4-bedroom, 2-bathroom brick home blends timeless charm with thoughtful modern updates throughout. Offering 2,580 square feet of living space, this spacious two-story home provides plenty of room to spread out and make it your own. The main level features a large living room, a well-appointed kitchen, two bedrooms, and a full bathroom. Upstairs, you'll find a cozy den area, two additional bedrooms, and generous storage space. Outside, enjoy a fully paved driveway and ample storage options-perfect for everyday convenience. This home offers character, space, and functionality all in one inviting package!

5. 2026-03-23
   status Under Contract 670-char remark

   Show marketing remark (670 chars)

   Welcome to 6791 Highway 114, Lyerly, GA 30730! This beautiful 4-bedroom, 2-bathroom brick home blends timeless charm with thoughtful modern updates throughout. Offering 2,580 square feet of living space, this spacious two-story home provides plenty of room to spread out and make it your own. The main level features a large living room, a well-appointed kitchen, two bedrooms, and a full bathroom. Upstairs, you'll find a cozy den area, two additional bedrooms, and generous storage space. Outside, enjoy a fully paved driveway and ample storage options-perfect for everyday convenience. This home offers character, space, and functionality all in one inviting package!

6. 2026-02-12
   listed $245,000 New 670-char remark

   Show marketing remark (670 chars)

   Welcome to 6791 Highway 114, Lyerly, GA 30730! This beautiful 4-bedroom, 2-bathroom brick home blends timeless charm with thoughtful modern updates throughout. Offering 2,580 square feet of living space, this spacious two-story home provides plenty of room to spread out and make it your own. The main level features a large living room, a well-appointed kitchen, two bedrooms, and a full bathroom. Upstairs, you'll find a cozy den area, two additional bedrooms, and generous storage space. Outside, enjoy a fully paved driveway and ample storage options-perfect for everyday convenience. This home offers character, space, and functionality all in one inviting package!

ⓘ 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: $578 · $48/mo
• Projected year-2 tax: $1,656 · $138/mo
• Expected delta: +$1,078/yr (+$90/mo · 186.5%)

ⓘ 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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,626
• − Mortgage interest: −$10,083
• − Property taxes: −$578
• − Insurance: −$900
• − Repairs & maintenance: −$1,410
• − Management: −$1,410
• − Depreciation: −$5,236
• Taxable loss: −$1,992
• Est. tax savings @ 24.0%: +$478
• After-tax cash flow: $1,597/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: Chattooga County
• NCES district ID: 1301080
• Math proficiency: 18% ▼ -15.00%
• Reading proficiency: 26% ▼ -9.00%
• Median HH income: $33,123
• Composite: 17.93/100
• National rank: #8996
• State rank: #140 of 174 in GA

Livability — Lyerly

• Score: 62/100
• State rank: #299
• US rank: #16248

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,104

Population outlook (Chattooga County) Hauer SSP2

• Today (2025): 23,451 people
• By 2030: 22,595 · -3.7%
• By 2040: 20,808 · -11.3%
• By 2050: 19,079 · -18.6%
• By 2075: 15,131 · -35.5%
• By 2100: 10,904 · -53.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Black 5%
• Common ancestry: Slovak 2% Italian 1% Iranian 1%
• Foreign-born: 0% · South Korea

Political lean MEDSL · Chattooga

• 2024 margin: Solid R (+64.2) · D 17.7% · R 81.9%
• 2008→2024 swing: -28.4pp toward R · 2008: -35.8pp · 2024: -64.2pp
• All cycles: 2024: R+64.2 2020: R+61.8 2016: R+58.8 2012: R+41.3 2008: R+35.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.61%
• Current HPI: 101.1495
• 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

-26.5% since first listed

6 events — show timeline

• 2026-05-07 Pending — GAMLS
• 2026-05-04 Price Changed $180,000 GAMLS
• 2026-04-21 Price Changed $220,000 GAMLS
• 2026-03-27 Relisted — GAMLS
• 2026-03-23 Pending — GAMLS
• 2026-02-12 Listed $245,000 GAMLS

Property tax history

-3.0%/yr

Latest (2025): $578 · -5.2% YoY. Source: county tax records.