27 Mcleod St · Lyerly, GA 30730

$150,000

3 bd · 1.0 ba · 1,026 sqft · SingleFamily public records · 99 Days on market

Built 1957 0.37 ac lot $146/sqft · at area comps Est $154k · at est.

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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).

• Cash flow +12.7/30.0
• ARV discount +8.6/15.0
• Appreciation +5.8/10.0
• DSCR +3.8/10.0
• Livability +3.1/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Welcome to 27 McLeod Street in Lyerly, GA 30730! This charming 3-bedroom, 1-bath brick ranch on a 0.37 acre lot is move-in ready and waiting for its new owner. Perfect for first-time homebuyers, someone looking to downsize, or families, this home offers comfort, convenience, and modern updates throughout. Enjoy stylish LVP flooring, fresh paint, and a functional layout designed for everyday living. The kitchen comes fully equipped with a refrigerator, oven, and dishwasher, and the home also includes a washing machine and water heater-making your move that much easier. Central heating and air provide year-round comfort. Located just a short 1-2-minute walk to Lyerly School, this property offers small-town convenience in a great setting. The home is connected to city water, city sewer, and city garbage service for added ease and reliability. Step outside to a fully fenced backyard complete with an outbuilding for additional storage and an above-ground pool that has never been used. (If the buyer prefers, the seller is willing to have the pool removed.) Property is being sold AS-IS. Seller is highly motivated-don't miss this opportunity to make it yours!

Key facts

• Move-in ready
• Modern updates
• Above-ground pool

Tags

• FULLY FENCED BACKYARD
• OUTBUILDING FOR STORAGE
• ABOVE-GROUND POOL
• MOVE-IN READY
• MODERN UPDATES
• CENTRAL HEATING AND AIR

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-16 ($-188/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (24.3% below list).
• Recommended offer: $114k (24.3% 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: crime F, amenities F, commute 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.
• Zoned schools: Lyerly Elementary School (math 32% / reading 35%, grade F, #562 of 1,228 statewide, top 46%, 334 students, 76% FRL); Summerville Middle School (math 12% / reading 23%, grade F, #377 of 470 statewide, top 81%, 384 students, 80% FRL); Chattooga High School (math 17% / reading 32%, grade F, #184 of 424 statewide, top 48%, 713 students, 65% FRL) — zoned schools at 74% FRL track the district average.
• Market conditions: 28 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 $42k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $150k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $113,554 (24.3% 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 99 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.76% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.45%
• DSCR: 0.98
• GRM: 11.0

CMA / ARV

• ARV (median comp): $153,915
• List price: $150,000
• Delta: -2.54%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
183 Tennessee Ave	0.11mi	3/2.0	1,040 (+1%)	9mo	$125,000	$120	81
241 Mill Village Rd	0.59mi	2/1.0 (-1)	1,056 (+3%)	16mo	$142,500	$135	49

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

Projected returns pro-forma

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

5-year hold

• IRR: 2.9%
• Equity multiple: 1.15×
• Total profit: $6,311
• Equity at exit: $56,061

10-year hold

• IRR: 6.9%
• Equity multiple: 1.90×
• Total profit: $37,904
• Equity at exit: $78,411

Cash invested: $42,000 (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: 28
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,136 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$64 /mo · $764/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $-16

Break-even live

Break-even rent $1,155

Max offer price $147,232

Occupancy floor 96%

Sensitivity live

Price	-10% $69	-5% $27	+0% $-16	+5% $-58	+10% $-101
Rent	-10% $-105	-5% $-61	+0% $-16	+5% $29	+10% $74
Rate	-1.0pp $60	-0.5pp $22	base $-16	+0.5pp $-55	+1.0pp $-94

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-13
   status $150,000 Under Contract 99 DOM
2. 2026-06-10
   days on market $150,000 Active 99 DOM
3. 2026-06-09
   days on market $150,000 Active 98 DOM
4. 2026-06-08
   days on market $150,000 Active 97 DOM
5. 2026-06-07
   days on market $150,000 Active 96 DOM
6. 2026-06-05
   days on market $150,000 Active 93 DOM
7. 2026-06-03
   days on market $150,000 Active 92 DOM
8. 2026-06-02
   days on market $150,000 Active 91 DOM
9. 2026-06-01
   days on market $150,000 Active 90 DOM
10. 2026-05-31
    days on market $150,000 Active 89 DOM
11. 2026-05-30
    days on market $150,000 Active 88 DOM
12. 2026-05-18
    price $150,000 1169-char remark

    Show marketing remark (1169 chars)

    Welcome to 27 McLeod Street in Lyerly, GA 30730! This charming 3-bedroom, 1-bath brick ranch on a 0.37 acre lot is move-in ready and waiting for its new owner. Perfect for first-time homebuyers, someone looking to downsize, or families, this home offers comfort, convenience, and modern updates throughout. Enjoy stylish LVP flooring, fresh paint, and a functional layout designed for everyday living. The kitchen comes fully equipped with a refrigerator, oven, and dishwasher, and the home also includes a washing machine and water heater-making your move that much easier. Central heating and air provide year-round comfort. Located just a short 1-2-minute walk to Lyerly School, this property offers small-town convenience in a great setting. The home is connected to city water, city sewer, and city garbage service for added ease and reliability. Step outside to a fully fenced backyard complete with an outbuilding for additional storage and an above-ground pool that has never been used. (If the buyer prefers, the seller is willing to have the pool removed.) Property is being sold AS-IS. Seller is highly motivated-don't miss this opportunity to make it yours!

13. 2026-04-09
    price $155,000 1169-char remark

    Show marketing remark (1169 chars)

    Welcome to 27 McLeod Street in Lyerly, GA 30730! This charming 3-bedroom, 1-bath brick ranch on a 0.37 acre lot is move-in ready and waiting for its new owner. Perfect for first-time homebuyers, someone looking to downsize, or families, this home offers comfort, convenience, and modern updates throughout. Enjoy stylish LVP flooring, fresh paint, and a functional layout designed for everyday living. The kitchen comes fully equipped with a refrigerator, oven, and dishwasher, and the home also includes a washing machine and water heater-making your move that much easier. Central heating and air provide year-round comfort. Located just a short 1-2-minute walk to Lyerly School, this property offers small-town convenience in a great setting. The home is connected to city water, city sewer, and city garbage service for added ease and reliability. Step outside to a fully fenced backyard complete with an outbuilding for additional storage and an above-ground pool that has never been used. (If the buyer prefers, the seller is willing to have the pool removed.) Property is being sold AS-IS. Seller is highly motivated-don't miss this opportunity to make it yours!

14. 2026-03-03
    listed $160,000 New 1169-char remark

    Show marketing remark (1169 chars)

    Welcome to 27 McLeod Street in Lyerly, GA 30730! This charming 3-bedroom, 1-bath brick ranch on a 0.37 acre lot is move-in ready and waiting for its new owner. Perfect for first-time homebuyers, someone looking to downsize, or families, this home offers comfort, convenience, and modern updates throughout. Enjoy stylish LVP flooring, fresh paint, and a functional layout designed for everyday living. The kitchen comes fully equipped with a refrigerator, oven, and dishwasher, and the home also includes a washing machine and water heater-making your move that much easier. Central heating and air provide year-round comfort. Located just a short 1-2-minute walk to Lyerly School, this property offers small-town convenience in a great setting. The home is connected to city water, city sewer, and city garbage service for added ease and reliability. Step outside to a fully fenced backyard complete with an outbuilding for additional storage and an above-ground pool that has never been used. (If the buyer prefers, the seller is willing to have the pool removed.) Property is being sold AS-IS. Seller is highly motivated-don't miss this opportunity to make it yours!

15. 2014-10-02
    soldstatus $50,000
16. 2014-09-30
    soldstatus $50,000 235-char remark

    Show marketing remark (235 chars)

    Beautifully remodeled all brick rancher on lovely level lot with fenced yard and large outbuilding. 3 bedrooms, 1 bath with manufactured wood floor. This home is very clean and move in ready. New concrete drive. Call today for showing.

17. 2012-04-18
    soldstatus $27,000
18. 2012-03-13
    listed $29,000

ⓘ 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: $764 · $64/mo
• Projected year-2 tax: $1,380 · $115/mo
• Expected delta: +$616/yr (+$51/mo · 80.7%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $13,626
• − Mortgage interest: −$8,402
• − Property taxes: −$764
• − Insurance: −$750
• − Repairs & maintenance: −$1,090
• − Management: −$1,090
• − Depreciation: −$4,364
• Taxable loss: −$2,833
• Est. tax savings @ 24.0%: +$680
• After-tax cash flow: $492/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

+417.2% since first listed

7 events — show timeline

• 2026-05-18 Price Changed $150,000 GAMLS
• 2026-04-09 Price Changed $155,000 GAMLS
• 2026-03-03 Listed $160,000 GAMLS
• 2014-10-02 Sold (Public Records) $50,000 Public Records
• 2014-09-30 Sold (MLS) $50,000 GCAR
• 2012-04-18 Sold (MLS) $27,000 GAMLS
• 2012-03-13 Listed $29,000 GAMLS

Property tax history

+6.7%/yr

Latest (2025): $764 · -5.7% YoY. Source: county tax records.