271 Cemetery Rd · Lyerly, GA 30730

$144,900

7 bd · 1.0 ba · 4,256 sqft · Other public records · 63 Days on market

Built 2023 0.64 ac lot ↓ 21% 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 +24.8/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Appreciation +5.8/10.0
• 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

Turn potential into value in Lyerly, GA. This partially completed home (construction started in 2023) offers a strong head start with a masonry exterior, unfinished hardwood in the home ready for installation, and roughly 90% of the wiring completed. Ideal for a custom build-out or investment project in a great location. Call today to book your private showing.

Key facts

• Investment project
• Unfinished hardwood
• Great location

Tags

• MASONRY EXTERIOR
• UNFINISHED HARDWOOD
• 90% OF THE WIRING COMPLETED
• CUSTOM BUILD-OUT
• INVESTMENT PROJECT
• GREAT LOCATION

What this means for you Summary

Snapshot

• This is a 7-bed/1.0-bath other listed at $145k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $136k (6.0% below list) — sets the bar for market timing.

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 $3k of equity ($1k loan paydown + $2k 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 $41k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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 $120k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $136,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.08% ✓
• Cap rate: 8.82%
• Cash-on-cash: 9.03%
• DSCR: 1.40
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 12.4%
• Equity multiple: 1.65×
• Total profit: $26,538
• Equity at exit: $54,155

10-year hold

• IRR: 15.5%
• Equity multiple: 2.99×
• Total profit: $80,834
• Equity at exit: $75,745

Cash invested: $40,572 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,559 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$106 /mo · $1,269/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $305

Break-even live

Break-even rent $1,172

Max offer price $144,900

Occupancy floor 75%

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-19
   days on market $144,900 Active 63 DOM
2. 2026-06-18
   days on market $144,900 Active 62 DOM
3. 2026-06-17
   days on market $144,900 Active 61 DOM
4. 2026-06-16
   days on market $144,900 Active 60 DOM
5. 2026-06-15
   days on market $144,900 Active 59 DOM
6. 2026-06-14
   days on market $144,900 Active 57 DOM
7. 2026-06-13
   days on market $144,900 Active 56 DOM
8. 2026-06-10
   days on market $144,900 Active 54 DOM
9. 2026-06-09
   days on market $144,900 Active 53 DOM
10. 2026-06-08
    days on market $144,900 Active 52 DOM
11. 2026-06-07
    statusdays on market $144,900 Active 51 DOM
12. 2026-06-05
    pricestatusdays on market $144,900 Price Change 48 DOM
13. 2026-06-03
    days on market $149,900 Active 47 DOM
14. 2026-06-02
    days on market $149,900 Active 46 DOM
15. 2026-06-01
    days on market $149,900 Active 45 DOM
16. 2026-05-31
    days on market $149,900 Active 44 DOM
17. 2026-05-30
    days on market $149,900 Active 43 DOM
18. 2026-04-14
    listed $149,900 New 363-char remark

    Show marketing remark (363 chars)

    Turn potential into value in Lyerly, GA. This partially completed home (construction started in 2023) offers a strong head start with a masonry exterior, unfinished hardwood in the home ready for installation, and roughly 90% of the wiring completed. Ideal for a custom build-out or investment project in a great location. Call today to book your private showing.

19. 2025-07-10
    historical
20. 2025-02-09
    price $169,900
21. 2025-02-05
    price $169,900
22. 2024-12-02
    listed $179,000 New
23. 2024-12-02
    listed $179,000 Active
24. 2024-09-10
    soldstatus $120,000
25. 2024-09-06
    status Pending
26. 2024-09-06
    status Under Contract
27. 2024-09-06
    status Under Contract
28. 2024-09-06
    soldstatus $120,000 Closed
29. 2024-09-06
    soldstatus $120,000 Sold
30. 2024-08-27
    price $149,995
31. 2024-08-27
    price $149,995
32. 2024-08-27
    price $149,995
33. 2024-08-27
    price $149,995
34. 2024-08-18
    price $169,995
35. 2024-08-18
    price $169,995
36. 2024-08-18
    price $169,995
37. 2024-08-18
    price $169,995
38. 2024-08-01
    price $174,500
39. 2024-08-01
    price $174,500
40. 2024-08-01
    price $174,500
41. 2024-08-01
    price $174,500
42. 2024-07-19
    price $189,995
43. 2024-07-19
    price $189,995
44. 2024-07-09
    price $199,995
45. 2024-07-09
    price $199,995
46. 2024-06-22
    price $229,900
47. 2024-06-22
    price $229,900
48. 2024-06-03
    listed $249,900 Active
49. 2024-05-29
    listed $189,995 New
50. 2024-05-29
    listed $249,900 New

ⓘ 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: $1,269 · $106/mo
• Projected year-2 tax: $1,333 · $111/mo
• Expected delta: +$64/yr (+$5/mo · 5.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $18,704
• − Mortgage interest: −$8,117
• − Property taxes: −$1,269
• − Insurance: −$724
• − Repairs & maintenance: −$1,496
• − Management: −$1,496
• − Depreciation: −$4,215
• Taxable income: $1,385
• Est. tax owed @ 24.0%: −$332
• After-tax cash flow: $3,331/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

• Census place: Lyerly, GA
• 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

-21.1% since first listed

33 events — show timeline

• 2026-04-14 Listed $149,900 GAMLS
• 2025-07-10 Listing Removed — GAMLS
• 2025-02-09 Price Changed $169,900 FMLS
• 2025-02-05 Price Changed $169,900 GAMLS
• 2024-12-02 Listed $179,000 FMLS
• 2024-12-02 Listed $179,000 GAMLS
• 2024-09-10 Sold (Public Records) $120,000 Public Records
• 2024-09-06 Pending — FMLS
• 2024-09-06 Pending — GAMLS
• 2024-09-06 Pending — GAMLS
• 2024-09-06 Sold (MLS) $120,000 GAMLS
• 2024-09-06 Sold (MLS) $120,000 FMLS
• 2024-08-27 Price Changed $149,995 FMLS
• 2024-08-27 Price Changed $149,995 FMLS
• 2024-08-27 Price Changed $149,995 GAMLS
• 2024-08-27 Price Changed $149,995 GAMLS
• 2024-08-18 Price Changed $169,995 FMLS
• 2024-08-18 Price Changed $169,995 FMLS
• 2024-08-18 Price Changed $169,995 GAMLS
• 2024-08-18 Price Changed $169,995 GAMLS
• 2024-08-01 Price Changed $174,500 FMLS
• 2024-08-01 Price Changed $174,500 FMLS
• 2024-08-01 Price Changed $174,500 GAMLS
• 2024-08-01 Price Changed $174,500 GAMLS
• 2024-07-19 Price Changed $189,995 FMLS
• 2024-07-19 Price Changed $189,995 GAMLS
• 2024-07-09 Price Changed $199,995 FMLS
• 2024-07-09 Price Changed $199,995 GAMLS
• 2024-06-22 Price Changed $229,900 FMLS
• 2024-06-22 Price Changed $229,900 GAMLS
• 2024-06-03 Listed $249,900 FMLS
• 2024-05-29 Listed $249,900 GAMLS
• 2024-05-29 Listed $189,995 GAMLS

Property tax history

+24.0%/yr

Latest (2025): $1,269 · +1734.0% YoY. Source: county tax records.