1562 Grindle Bridge Rd · Cleveland, GA 30533

$210,000

3 bd · 2.0 ba · 1,040 sqft · Other · 88 Days on market

Built 1998 2.02 ac lot $202/sqft · 15% below area Est $246k · 15% under

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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 +21.8/30.0
• ARV discount +14.1/15.0
• DSCR +7.0/10.0
• 1% rule +4.5/10.0
• Livability +4.0/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 bedroom 2 bath property was previously updated by and featured on an episode of a Netflix home remodel show. See private remarks for the link. Located in a quiet rural area, this house has desirable details such as LVT flooring throughout, built in bookcases and shiplap walls in the master bedroom. The kitchen has generous cabinet space with a pretty backsplash. The laundry room doubles as a mudroom coming in from the back deck. This property has been a long term rental, and rent rolls are available upon request. ADJACENT PROPERTY 1560 GRINDLE BRIDGE ROAD IS ALSO AVAILABLE FOR A COMBINED SALE.

Key facts

• Laundry room mudroom
• Built in bookcases
• Quiet rural area

Tags

• BUILT IN BOOKCASES
• SHIPLAP WALLS
• GENEROUS CABINET SPACE
• LAUNDRY ROOM MUDROOM
• QUIET RURAL AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $210k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/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 $199k (5.5% below list).
• Recommended offer: $197k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 2.3% in Cleveland — 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 79/100 on livability (#17 in GA, #2,292 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Lumpkin County (rural): math 38% / reading 45% proficiency, ranked #41 of 174 in GA (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 384 active listings in the ZIP; 277 units permitted in Lumpkin County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($74k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Lumpkin 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 88 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $197,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 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. 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.
5. 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.
6. 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: 0.95% ✗
• Cap rate: 8.16%
• Cash-on-cash: 6.66%
• DSCR: 1.30
• GRM: 8.8

CMA / ARV

• ARV (median comp): $246,273
• List price: $210,000
• Delta: -14.73%
• Verdict: UNDERPRICED
• Comps: 15 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -6.1%
• Equity multiple: 0.77×
• Total profit: $-13,340
• Equity at exit: $31,312

10-year hold

• IRR: 3.5%
• Equity multiple: 1.25×
• Total profit: $14,750
• Equity at exit: $18,157

Cash invested: $58,800 (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 30533

• Home prices YoY: -3.3%
• Active inventory: 384
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,985 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$53 /mo · $638/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $326

Break-even live

Break-even rent $1,572

Max offer price $210,000

Occupancy floor 79%

Sensitivity live

Price	-10% $445	-5% $386	+0% $326	+5% $267	+10% $208
Rent	-10% $170	-5% $248	+0% $326	+5% $405	+10% $483
Rate	-1.0pp $432	-0.5pp $380	base $326	+0.5pp $272	+1.0pp $217

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-07
   statusdays on market $210,000 Pending 88 DOM
2. 2026-06-05
   days on market $210,000 Active Under Contract 86 DOM
3. 2026-06-03
   days on market $210,000 Active Under Contract 85 DOM
4. 2026-06-02
   days on market $210,000 Active Under Contract 84 DOM
5. 2026-06-01
   days on market $210,000 Active Under Contract 83 DOM
6. 2026-05-31
   days on market $210,000 Active Under Contract 82 DOM
7. 2026-05-31
   days on market $210,000 Active Under Contract 81 DOM
8. 2026-05-17
   price $210,000 613-char remark

   Show marketing remark (610 chars)

   This 3 bedroom 2 bath property was previously updated by and featured on an episode of a Netflix home remodel show. See private remarks for the link. Located in a quiet rural area, this house has desirable details such as LVT flooring throughout, built in bookcases and shiplap walls in the master bedroom. The kitchen has generous cabinet space with a pretty backsplash. The laundry room doubles as a mudroom coming in from the back deck. This property has been a long term rental, and rent rolls are available upon request. ADJACENT PROPERTY 1560 GRINDLE BRIDGE ROAD IS ALSO AVAILABLE FOR A COMBINED SALE.

9. 2026-05-17
   price $210,000 610-char remark

   Show marketing remark (610 chars)

   This 3 bedroom 2 bath property was previously updated by and featured on an episode of a Netflix home remodel show. See private remarks for the link. Located in a quiet rural area, this house has desirable details such as LVT flooring throughout, built in bookcases and shiplap walls in the master bedroom. The kitchen has generous cabinet space with a pretty backsplash. The laundry room doubles as a mudroom coming in from the back deck. This property has been a long term rental, and rent rolls are available upon request. ADJACENT PROPERTY 1560 GRINDLE BRIDGE ROAD IS ALSO AVAILABLE FOR A COMBINED SALE.

10. 2026-04-10
    price $225,000 613-char remark

    Show marketing remark (610 chars)

    This 3 bedroom 2 bath property was previously updated by and featured on an episode of a Netflix home remodel show. See private remarks for the link. Located in a quiet rural area, this house has desirable details such as LVT flooring throughout, built in bookcases and shiplap walls in the master bedroom. The kitchen has generous cabinet space with a pretty backsplash. The laundry room doubles as a mudroom coming in from the back deck. This property has been a long term rental, and rent rolls are available upon request. ADJACENT PROPERTY 1560 GRINDLE BRIDGE ROAD IS ALSO AVAILABLE FOR A COMBINED SALE.

11. 2026-04-10
    price $225,000 610-char remark

    Show marketing remark (610 chars)

    This 3 bedroom 2 bath property was previously updated by and featured on an episode of a Netflix home remodel show. See private remarks for the link. Located in a quiet rural area, this house has desirable details such as LVT flooring throughout, built in bookcases and shiplap walls in the master bedroom. The kitchen has generous cabinet space with a pretty backsplash. The laundry room doubles as a mudroom coming in from the back deck. This property has been a long term rental, and rent rolls are available upon request. ADJACENT PROPERTY 1560 GRINDLE BRIDGE ROAD IS ALSO AVAILABLE FOR A COMBINED SALE.

12. 2026-03-10
    listed $260,000 Active 613-char remark

    Show marketing remark (613 chars)

    This 3 bedroom 2 bath property was previously updated by and featured on an episode of a Netflix home remodel show. See private remarks for the link. Located in a quiet rural area, this house has desirable details such as LVT flooring throughout, built in bookcases and shiplap walls in the master bedroom. The kitchen has generous cabinet space with a pretty backsplash. The laundry room doubles as a mudroom coming in from the back deck. This property has been a long term rental, and rent rolls are available upon request. ADJACENT PROPERTY 1560 GRINDLE BRIDGE ROAD IS ALSO AVAILABLE FOR A COMBINED SALE.

13. 2026-03-09
    listed $260,000 New 610-char remark

    Show marketing remark (610 chars)

    This 3 bedroom 2 bath property was previously updated by and featured on an episode of a Netflix home remodel show. See private remarks for the link. Located in a quiet rural area, this house has desirable details such as LVT flooring throughout, built in bookcases and shiplap walls in the master bedroom. The kitchen has generous cabinet space with a pretty backsplash. The laundry room doubles as a mudroom coming in from the back deck. This property has been a long term rental, and rent rolls are available upon request. ADJACENT PROPERTY 1560 GRINDLE BRIDGE ROAD IS ALSO AVAILABLE FOR A COMBINED SALE.

14. 2019-12-12
    soldstatus $240,000
15. 2007-09-10
    soldstatus $80,000
16. 2000-11-06
    soldstatus $30,000

ⓘ 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: $638 · $53/mo
• Projected year-2 tax: $1,932 · $161/mo
• Expected delta: +$1,294/yr (+$108/mo · 202.7%)

ⓘ 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 ≥99°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,823
• − Mortgage interest: −$11,763
• − Property taxes: −$638
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,906
• − Management: −$1,906
• − Depreciation: −$6,109
• Taxable income: $451
• Est. tax owed @ 24.0%: −$108
• After-tax cash flow: $3,808/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: Lumpkin County
• NCES district ID: 1303420
• Math proficiency: 38% ▼ -10.00%
• Reading proficiency: 45% ▼ -3.00%
• Median HH income: $43,380
• Composite: 35.08/100
• National rank: #5023
• State rank: #41 of 174 in GA

Livability — Cleveland

• Score: 79/100
• State rank: #17
• US rank: #2292

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lumpkin County · 28,049 people
• Metro: nan
• Population (ZIP): 28,049
• Household income: $74,035
• Rent vs Own: 24.6% rent · 75.4% own
• Severe rent burden: 710.0

Population outlook (Lumpkin County) Hauer SSP2

• Today (2025): 33,244 people
• By 2030: 34,108 · +2.6%
• By 2040: 35,346 · +6.3%
• By 2050: 36,017 · +8.3%
• By 2075: 38,305 · +15.2%
• By 2100: 38,739 · +16.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 4% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 3% Italian 3% Serbian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 1% French/Haitian/Cajun 1%

Political lean MEDSL · Lumpkin

• 2024 margin: Solid R (+61.7) · D 18.9% · R 80.5%
• 2008→2024 swing: -9.8pp toward R · 2008: -51.8pp · 2024: -61.7pp
• All cycles: 2024: R+61.7 2020: R+58.2 2016: R+60.0 2012: R+60.5 2008: R+51.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -10.95%
• Current HPI: 316.4948
• Rent YoY: —
• Metro: nan
• 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

+600.0% since first listed

9 events — show timeline

• 2026-05-17 Price Changed $210,000 FMLS
• 2026-05-17 Price Changed $210,000 GAMLS
• 2026-04-10 Price Changed $225,000 FMLS
• 2026-04-10 Price Changed $225,000 GAMLS
• 2026-03-10 Listed $260,000 FMLS
• 2026-03-09 Listed $260,000 GAMLS
• 2019-12-12 Sold (Public Records) $240,000 Public Records
• 2007-09-10 Sold (Public Records) $80,000 Public Records
• 2000-11-06 Sold (Public Records) $30,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $638 · +2.7% YoY. Source: county tax records.