4856 Town Creek Rd · Cleveland, GA 30528

$210,000

3 bd · 2.0 ba · 1,798 sqft · SingleFamily public records · 34 Days on market

Built 1972 1.08 ac lot $117/sqft · 30% below area Est $301k · 30% 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
• Cash flow +9.8/30.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• 1% rule +2.9/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Country charm in this home nestled in wine country. This 3 bedroom 2 bath is a clean slate for your imagination to design your dreams. So much sqft for the money! 2 living rooms, Large country kitchen with solid wood cabinets and large eating area for the entire family. Covered front and back porch with view of the valley and country setting. Detached workshop for the man cave. Property will not finance- cash buyer only. Sold as is with no disclosures, no inspection contingency. Buyer must provide proof of funds with offer.

Key facts

• Private lot
• Remodeled kitchen
• Updated bathrooms

Tags

• PRIVATE LOT
• REMODELED KITCHEN
• UPDATED BATHROOMS
• SCREENED PORCH
• SEPARATE STORAGE BUILDING

Property features AI

Finance

• Other: Property sits on about 1.08 acres
• HOA & community: No HOA

Exterior

• Parking: Garage
• Utilities: Well water; Septic tank; Electricity available; Phone available; Propane available; Water available
• Home design: Manufactured single-family residence; One level; Resale condition
• Construction: Built in 1972; Vinyl siding; Metal roof; Pillar/post/pier foundation; Additional garages on property
• Exterior features: Porch; Screened porch; Level, private, and sloped lot

Interior

• Kitchen: Convection oven; Dishwasher; Ice maker; Refrigerator; Stainless steel appliances
• Bedrooms: 3 bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Propane heating; Ceiling fans; Window air conditioning units
• Interior features: Tile baths; Walk-in closets; Den; Great room
• Laundry & utility: Laundry room; Other laundry features

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-134 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (9.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (20.6% below list).
• Recommended offer: $167k (20.6% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 2.2% 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: amenities F, commute F.
• White County (rural): math 43% / reading 42% proficiency, ranked #35 of 174 in GA (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Tesnatee Gap Elementary (Old White Co. Intermediate) (math 50% / reading 46%, grade D, #289 of 1,228 statewide, top 24%, 509 students, 53% FRL); White County Middle School (math 41% / reading 45%, grade D-, #116 of 470 statewide, top 26%, 858 students, 52% FRL); White County High School (math 33% / reading 30%, grade F, #122 of 424 statewide, top 30%, 1,176 students, 43% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: 444 active listings in the ZIP; 180 units permitted in White County in 2024 (0 in 5+ unit buildings).

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.
• White County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,766 (20.6% 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 34 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.79% ✗
• Cap rate: 5.53%
• Cash-on-cash: -2.73%
• DSCR: 0.88
• GRM: 10.5

CMA / ARV

• ARV (median comp): $301,241
• List price: $210,000
• Delta: -30.29%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4856 Town Creek Rd	0.00mi	3/2.0	1,798 (0%)	0mo	$190,000	$106	100

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: -20.8%
• Equity multiple: 0.28×
• Total profit: $-42,526
• Equity at exit: $31,312

10-year hold

• IRR: -14.1%
• Equity multiple: 0.19×
• Total profit: $-47,903
• 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 30528

• Home prices YoY: -10.6%
• Active inventory: 444
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,668 medium
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $-134

Break-even live

Break-even rent $1,837

Max offer price $190,637

Occupancy floor —

Sensitivity live

Price	-10% $11	-5% $-61	+0% $-134	+5% $-206	+10% $-279
Rent	-10% $-266	-5% $-200	+0% $-134	+5% $-68	+10% $-2
Rate	-1.0pp $-28	-0.5pp $-80	base $-134	+0.5pp $-188	+1.0pp $-244

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 8 events

1. 2026-06-02
   status $210,000 Under Contract 34 DOM
2. 2026-06-01
   days on market $210,000 Active 34 DOM
3. 2026-05-31
   days on market $210,000 Active 33 DOM
4. 2026-05-31
   days on market $210,000 Active 32 DOM
5. 2026-04-24
   listed $220,000 New 993-char remark
6. 2018-06-29
   soldstatus $40,000 529-char remark

   Show marketing remark (529 chars)

   Country charm in this home nestled in wine country. This 3 bedroom 2 bath is a clean slate for your imagination to design your dreams. So much sqft for the money! 2 living rooms, Large country kitchen with solid wood cabinets and large eating area for the entire family. Covered front and back porch with view of the valley and country setting. Detached workshop for the man cave. Property will not finance- cash buyer only. Sold as is with no disclosures, no inspection contingency. Buyer must provide proof of funds with offer.

7. 2018-04-25
   listed $53,900 529-char remark

   Show marketing remark (529 chars)

   Country charm in this home nestled in wine country. This 3 bedroom 2 bath is a clean slate for your imagination to design your dreams. So much sqft for the money! 2 living rooms, Large country kitchen with solid wood cabinets and large eating area for the entire family. Covered front and back porch with view of the valley and country setting. Detached workshop for the man cave. Property will not finance- cash buyer only. Sold as is with no disclosures, no inspection contingency. Buyer must provide proof of funds with offer.

8. 1987-07-01
   soldstatus $13,000

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 20 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: $20,012
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,601
• − Management: −$1,601
• − Depreciation: −$6,109
• Taxable loss: −$5,262
• Est. tax savings @ 24.0%: +$1,263
• After-tax cash flow: $-343/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: White County
• NCES district ID: 1305670
• Math proficiency: 43% ▼ -12.00%
• Reading proficiency: 42% ▼ -11.00%
• Median HH income: $41,998
• Composite: 35.81/100
• National rank: #4829
• State rank: #35 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

• Population (ZIP): 23,757

Population outlook (White County) Hauer SSP2

• Today (2025): 30,911 people
• By 2030: 32,024 · +3.6%
• By 2040: 33,803 · +9.4%
• By 2050: 35,049 · +13.4%
• By 2075: 37,962 · +22.8%
• By 2100: 38,244 · +23.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 4% Black 2%
• Common ancestry: Slovak 4% Romanian 2% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · White

• 2024 margin: Solid R (+68.5) · D 15.5% · R 84.0%
• 2008→2024 swing: -10.0pp toward R · 2008: -58.5pp · 2024: -68.5pp
• All cycles: 2024: R+68.5 2020: R+66.2 2016: R+68.6 2012: R+66.6 2008: R+58.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.32%
• Current HPI: 265.3183
• 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

+1361.5% since first listed

7 events — show timeline

• 2026-06-15 Sold (MLS) $190,000 GAMLS
• 2026-06-01 Pending — GAMLS
• 2026-05-22 Price Changed $210,000 GAMLS
• 2026-04-24 Listed $220,000 GAMLS
• 2018-06-29 Sold (MLS) $40,000 GAMLS
• 2018-04-25 Listed $53,900 GAMLS
• 1987-07-01 Sold (Public Records) $13,000 Public Records

Property tax history

-0.6%/yr

Latest (2024): $256 · +2.9% YoY. Source: county tax records.