574 Mt Bethel Rd · Commerce, GA 30530

$285,000

3 bd · 2.0 ba · 1,836 sqft · SingleFamily public records · 42 Days on market

Built 2000 1.17 ac lot $155/sqft · 17% below area Est $344k · 17% under

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +5.1/30.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.8/10.0
• DSCR +0.0/10.0

Listing remarks

Welcome home to this charming 3 bedroom, 2 bathroom home situated on a spacious 1.17-acre lot in the highly desirable Commerce area of Banks County! This property offers the perfect blend of comfort, functionality, and convenience with an additional living space that could easily serve as a 4th bedroom, home office, playroom, or flex space to fit your needs. Enjoy relaxing evenings in the hot tub, which will remain with the home, while taking in the peaceful surroundings of your large lot. Outside, you'll also find a storage shed providing extra space for tools, hobbies, or outdoor equipment. Major updates include a roof replacement in 2019, offering peace of mind for years to come. Conveni

Key facts

• Hot tub
• Spacious lot
• Storage shed

Tags

• SPACIOUS LOT
• HOT TUB
• STORAGE SHED
• ROOF REPLACEMENT
• ADDITIONAL LIVING SPACE

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Garage; Parking pad; Open parking; Kitchen-level parking access
• Utilities: Public water; Septic tank; Other utilities
• Home design: Single family residence (house); Resale property; Built in 2000
• Construction: Vinyl siding; Other construction materials; Composition roof; Built in 2000
• Exterior features: Corner lot; Open lot

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Other/unspecified flooring
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One-level living; Media room; Other bonus/flex room
• Laundry & utility: Laundry room (other/unspecified features)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-656 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (33.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (41.7% below list).
• Recommended offer: $166k (41.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#271 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Banks County (rural): math 29% / reading 37% proficiency, ranked #75 of 174 in GA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Banks County Primary School (706 students, 56% FRL); Banks County Middle School (math 29% / reading 40%, grade F, #196 of 470 statewide, top 42%, 641 students, 54% FRL); Banks County High School (math 2% / reading 27%, grade F, #297 of 424 statewide, top 74%, 857 students, 47% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: 73 active listings in the ZIP; 102 units permitted in Banks County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $30k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• Banks County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$49k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $102k; list at $285k implies a 180% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,232 (41.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 42% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.58% ✗
• Cap rate: 3.53%
• Cash-on-cash: -9.87%
• DSCR: 0.56
• GRM: 14.3

CMA / ARV

• ARV (median comp): $344,026
• List price: $285,000
• Delta: -17.16%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1016 Lord Rd	0.52mi	3/2.0	1,830 (-0%)	9mo	$450,000	$246	68

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.4%
• Equity multiple: 2.42×
• Total profit: $113,441
• Equity at exit: $256,751

10-year hold

• IRR: 16.4%
• Equity multiple: 5.60×
• Total profit: $366,988
• Equity at exit: $553,692

Cash invested: $79,800 (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 30530

• Home prices YoY: 12.5%
• Active inventory: 73
• Price-to-rent: 14.3×

Monthly cashflow live

• Estimated rent: $1,662 medium
• Mortgage (P&I): −$1,495
• Tax est. 1.5%: −$356 /mo · $4,275/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $-656

Break-even live

Break-even rent $2,493

Max offer price $190,027

Occupancy floor —

Sensitivity live

Price	-10% $-459	-5% $-558	+0% $-656	+5% $-755	+10% $-853
Rent	-10% $-788	-5% $-722	+0% $-656	+5% $-591	+10% $-525
Rate	-1.0pp $-513	-0.5pp $-584	base $-656	+0.5pp $-730	+1.0pp $-805

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $285,000 Active 42 DOM
2. 2026-06-19
   days on market $285,000 Active 40 DOM
3. 2026-06-18
   days on market $285,000 Active 39 DOM
4. 2026-06-17
   days on market $285,000 Active 38 DOM
5. 2026-06-16
   days on market $285,000 Active 37 DOM
6. 2026-06-15
   days on market $285,000 Active 36 DOM
7. 2026-06-14
   days on market $285,000 Active 34 DOM
8. 2026-06-12
   days on market $285,000 Active 33 DOM
9. 2026-06-09
   days on market $285,000 Active 30 DOM
10. 2026-06-08
    statusdays on market $285,000 Active 29 DOM
11. 2026-06-07
    pricestatusdays on market $285,000 Price Change 28 DOM
12. 2026-06-05
    days on market $299,000 Active 26 DOM
13. 2026-06-03
    days on market $299,000 Active 24 DOM
14. 2026-06-02
    days on market $299,000 Active 23 DOM
15. 2026-06-01
    days on market $299,000 Active 22 DOM
16. 2026-05-31
    days on market $299,000 Active 21 DOM
17. 2026-05-31
    days on market $299,000 Active 20 DOM
18. 2026-05-06
    listed $299,000 New 973-char remark
19. 2000-10-01
    soldstatus $101,900
20. 2000-06-01
    soldstatus $30,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,948
• − Mortgage interest: −$15,964
• − Property taxes: −$4,275
• − Insurance: −$1,425
• − Repairs & maintenance: −$1,596
• − Management: −$1,596
• − Depreciation: −$8,291
• Taxable loss: −$13,199
• Est. tax savings @ 24.0%: +$3,168
• After-tax cash flow: $-4,708/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: Banks County
• NCES district ID: 1300240
• Math proficiency: 29% ▼ -16.00%
• Reading proficiency: 37% ▼ -9.00%
• Median HH income: $41,507
• Composite: 27.85/100
• National rank: #6878
• State rank: #75 of 174 in GA

Livability — Commerce

• Score: 64/100
• State rank: #271
• US rank: #14693

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 12,874
• Population (ZIP): 7,360

Population outlook (Banks County) Hauer SSP2

• Today (2025): 18,448 people
• By 2030: 18,157 · -1.6%
• By 2040: 17,193 · -6.8%
• By 2050: 15,951 · -13.5%
• By 2075: 13,472 · -27.0%
• By 2100: 11,562 · -37.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 7% Hispanic / Latino 6% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 3% Slovak 3% Romanian 1%
• Foreign-born: 4% · Canada, Vietnam, South Korea
• Languages at home: 91% English-only · Spanish 4% German/W. Germanic 3% Vietnamese 1%

Political lean MEDSL · Banks

• 2024 margin: Solid R (+78.2) · D 10.8% · R 89.0%
• 2008→2024 swing: -12.6pp toward R · 2008: -65.6pp · 2024: -78.2pp
• All cycles: 2024: R+78.2 2020: R+78.0 2016: R+78.4 2012: R+73.9 2008: R+65.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 40.98%
• Current HPI: 367.9851
• 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

+850.0% since first listed

4 events — show timeline

• 2026-06-05 Price Changed $285,000 GAMLS
• 2026-05-06 Listed $299,000 GAMLS
• 2000-10-01 Sold (Public Records) $101,900 Public Records
• 2000-06-01 Sold (Public Records) $30,000 Public Records