125 King Bird Dr · Clermont, GA 30528

$125,000

4 bd · 2.0 ba · 804 sqft · SingleFamily public records · 2 Days on market

Built 1989 1.98 ac lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very Private lot with a mobile home and two partial built homes on it. Live in the mobile home while you finish the home. Property has a nice small pond on it with a creek in the front of the property.Great deal

Key facts

• Guest house
• Secluded homestead
• Solar panels

Tags

• OFF-GRID POTENTIAL
• SECLUDED HOMESTEAD
• SECOND CABIN
• GUEST HOUSE
• MASSIVE METAL WORKSHOP
• SOLAR PANELS

Property features AI

Finance

• Other: Lot size approximately 1.978 acres (private, partially wooded/wooded/grassed)
• Financial info: Listing is cash only; Sold/Offered As-Is
• HOA & community: No HOA

Exterior

• Parking: No designated parking
• Utilities: Well water; Septic tank; Solar energy generation; Other utilities
• Home design: Manufactured house / single-family residence; Manufactured home subtype; Built in 1989; One story
• Construction: Metal roof; Block foundation; Other construction materials; Outbuilding, shed(s), and workshop on the property
• Exterior features: Porch; Other exterior features; Private lot; Waterfront on a creek

Interior

• Kitchen: Refrigerator included; Other kitchen features
• Bedrooms: 4 bedrooms on the main level
• Flooring: Carpet; Other flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Forced air heating; Cooling: Other
• Interior features: One-level living; Living area approximately 1,646; No basement; Fixer condition; No fireplaces; Other interior features
• Laundry & utility: Washer and Dryer included; Laundry features: Other

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $469 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 10.8% vs local median 1.2% in Clermont — 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 66/100 on livability (#194 in GA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, health & safety D-.
• 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: Mossy Creek Elementary School (math 47% / reading 37%, grade F, #380 of 1,228 statewide, top 33%, 409 students, 65% FRL) — zoned schools average 65% FRL vs 48% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 430 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 $864 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 7y 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 $50k; list at $125k implies a 150% gain — meaningful room to come down on a strong offer.

Recommended offer $125,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.21% ✓
• Cap rate: 10.79%
• Cash-on-cash: 16.06%
• DSCR: 1.71
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 7.0%
• Equity multiple: 1.27×
• Total profit: $9,527
• Equity at exit: $18,638

10-year hold

• IRR: 16.3%
• Equity multiple: 2.33×
• Total profit: $46,478
• Equity at exit: $10,808

Cash invested: $35,000 (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 30528

• Home prices YoY: -10.6%
• Active inventory: 430
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,516 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$21 /mo · $258/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $469

Break-even live

Break-even rent $923

Max offer price $125,000

Occupancy floor 64%

Sensitivity live

Price	-10% $539	-5% $504	+0% $469	+5% $291	+10% $247
Rent	-10% $349	-5% $409	+0% $469	+5% $528	+10% $588
Rate	-1.0pp $531	-0.5pp $500	base $469	+0.5pp $436	+1.0pp $403

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $125,000 Active 2 DOM
2. 2026-06-16
   statusdays on marketlisting id $125,000 Active 1 DOM
3. 2026-06-15
   status $125,000 Back On Market 3 DOM
4. 2026-05-21
   status Under Contract
5. 2025-12-31
   historical
6. 2025-05-14
   listed $125,000 New
7. 2025-05-01
   listed $185,900 New
8. 2019-10-17
   soldstatus $50,000 211-char remark

   Show marketing remark (211 chars)

   Very Private lot with a mobile home and two partial built homes on it. Live in the mobile home while you finish the home. Property has a nice small pond on it with a creek in the front of the property.Great deal

9. 2019-10-17
   soldstatus $50,000

   Show marketing remark (211 chars)

   Very Private lot with a mobile home and two partial built homes on it. Live in the mobile home while you finish the home. Property has a nice small pond on it with a creek in the front of the property.Great deal

10. 2019-05-29
    listed $50,000 211-char remark

    Show marketing remark (211 chars)

    Very Private lot with a mobile home and two partial built homes on it. Live in the mobile home while you finish the home. Property has a nice small pond on it with a creek in the front of the property.Great deal

11. 2019-05-29
    listed $50,000

    Show marketing remark (211 chars)

    Very Private lot with a mobile home and two partial built homes on it. Live in the mobile home while you finish the home. Property has a nice small pond on it with a creek in the front of the property.Great deal

ⓘ 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: $258 · $21/mo
• Projected year-2 tax: $1,150 · $96/mo
• Expected delta: +$892/yr (+$74/mo · 346.3%)

ⓘ 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 ≥101°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,192
• − Mortgage interest: −$7,002
• − Property taxes: −$258
• − Insurance: −$625
• − Repairs & maintenance: −$1,455
• − Management: −$1,455
• − Depreciation: −$3,636
• Taxable income: $3,760
• Est. tax owed @ 24.0%: −$902
• After-tax cash flow: $4,720/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 — Clermont

• Score: 66/100
• State rank: #194
• US rank: #12104

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 3,975
• 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

+150.0% since first listed

8 events — show timeline

• 2026-05-21 Pending — GAMLS
• 2025-12-31 Listing Removed — GAMLS
• 2025-05-14 Listed $125,000 GAMLS
• 2025-05-01 Listed $185,900 GAMLS
• 2019-10-17 Sold (MLS) $50,000 GAMLS
• 2019-10-17 Sold (MLS) $50,000 FMLS
• 2019-05-29 Listed $50,000 GAMLS
• 2019-05-29 Listed $50,000 FMLS

Property tax history

+2.1%/yr

Latest (2025): $258 · -1.3% YoY. Source: county tax records.