9365 Wilkerson Mill Rd · Chattahoochee Hills, GA 30268

$144,900

3 bd · 2.0 ba · 1,362 sqft · SingleFamily public records · 112 Days on market

Built 1999 1.00 ac lot $106/sqft · 42% below area Est $251k · 42% under ↓ 12% since listing

---

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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Schools +4.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the perfect blend of rural tranquility and modern convenience with this single-family home located at 9365 Wilkerson Mill Road. Nestled on a lush, level one-acre lot, this property offers the breathing room you've been looking for in the Chattahoochee Hills community. Built in 1999, this three bedroom, two bathroom residence spans approximately 1,362 square feet. The thoughtfully designed, single-story floor plan features bright living spaces and is located just minutes from the airport, with quick access to Cochran Mill Park's waterfalls and hiking trails.

Key facts

• One acre lot
• 1 acre lot
• Built 1999

Tags

• ONE ACRE LOT
• SINGLE STORY FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $591 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $132k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 1.4% in Chattahoochee Hills — 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 61/100 on livability (#338 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A; Watch: schools D-, amenities F, commute F.
• Fulton County (suburban): math 49% / reading 53% proficiency, ranked #12 of 174 in GA (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 222 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 11,565 units permitted in Fulton County in 2024 (8,159 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 $4k of value loss. Plan a longer hold.
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,859 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% 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. 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. 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.
6. 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.
7. 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: 1.39% ✓
• Cap rate: 11.18%
• Cash-on-cash: 17.47%
• DSCR: 1.78
• GRM: 6.0

CMA / ARV

• ARV (median comp): $251,153
• List price: $144,900
• Delta: -42.31%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7205 Little Fawn Pkwy	0.48mi	4/2.0 (+1)	1,414 (+4%)	22mo	$286,000	$202	48
7360 Little Fawn Pkwy	0.56mi	4/2.0 (+1)	1,485 (+9%)	7mo	$290,000	$195	48

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: 8.9%
• Equity multiple: 1.35×
• Total profit: $14,162
• Equity at exit: $21,605

10-year hold

• IRR: 18.1%
• Equity multiple: 2.50×
• Total profit: $60,886
• Equity at exit: $12,528

Cash invested: $40,572 (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 30268

• Home prices YoY: -22.1%
• Active inventory: 222
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,015 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,174/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $591

Break-even live

Break-even rent $1,268

Max offer price $144,900

Occupancy floor 66%

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7266 Tiderace Ct Palmetto, GA	4.0	3.0	1500	$1,525	$1.02	2d	1	0.46mi
250 Big Bear Ct Palmetto, GA	3.0	2.5	1568	$1,695	$1.08	43d	1	0.61mi

Listing history 18 events

1. 2026-06-18
   days on market $144,900 Active 112 DOM
2. 2026-06-17
   days on market $144,900 Active 111 DOM
3. 2026-06-16
   days on market $144,900 Active 110 DOM
4. 2026-06-15
   days on market $144,900 Active 109 DOM
5. 2026-06-13
   days on market $144,900 Active 107 DOM
6. 2026-06-09
   days on market $144,900 Active 103 DOM
7. 2026-06-08
   days on market $144,900 Active 102 DOM
8. 2026-06-07
   days on market $144,900 Active 101 DOM
9. 2026-06-04
   days on market $144,900 Active 98 DOM
10. 2026-06-03
    pricedays on market $144,900 Active 97 DOM
11. 2026-06-01
    days on market $157,900 Active 95 DOM
12. 2026-05-31
    days on market $157,900 Active 94 DOM
13. 2026-04-24
    price $157,900 572-char remark

    Show marketing remark (584 chars)

    Discover the perfect blend of rural tranquility and modern convenience with this single-family home located at 9365 Wilkerson Mill Road. Nestled on a lush, level one-acre lot, this property offers the breathing room you’ve been looking for in the Chattahoochee Hills community. Built in 1999, this three bedroom, two bathroom residence spans approximately 1,362 square feet. The thoughtfully designed, single-story floor plan features bright living spaces and is located just minutes from the airport, with quick access to Cochran Mill Park’s waterfalls and hiking trails.

14. 2026-04-24
    price $157,900 584-char remark

    Show marketing remark (584 chars)

    Discover the perfect blend of rural tranquility and modern convenience with this single-family home located at 9365 Wilkerson Mill Road. Nestled on a lush, level one-acre lot, this property offers the breathing room you’ve been looking for in the Chattahoochee Hills community. Built in 1999, this three bedroom, two bathroom residence spans approximately 1,362 square feet. The thoughtfully designed, single-story floor plan features bright living spaces and is located just minutes from the airport, with quick access to Cochran Mill Park’s waterfalls and hiking trails.

15. 2026-03-31
    price $164,900 584-char remark

    Show marketing remark (572 chars)

    Discover the perfect blend of rural tranquility and modern convenience with this single-family home located at 9365 Wilkerson Mill Road. Nestled on a lush, level one-acre lot, this property offers the breathing room you've been looking for in the Chattahoochee Hills community. Built in 1999, this three bedroom, two bathroom residence spans approximately 1,362 square feet. The thoughtfully designed, single-story floor plan features bright living spaces and is located just minutes from the airport, with quick access to Cochran Mill Park's waterfalls and hiking trails.

16. 2026-03-31
    price $164,900 572-char remark

    Show marketing remark (572 chars)

    Discover the perfect blend of rural tranquility and modern convenience with this single-family home located at 9365 Wilkerson Mill Road. Nestled on a lush, level one-acre lot, this property offers the breathing room you've been looking for in the Chattahoochee Hills community. Built in 1999, this three bedroom, two bathroom residence spans approximately 1,362 square feet. The thoughtfully designed, single-story floor plan features bright living spaces and is located just minutes from the airport, with quick access to Cochran Mill Park's waterfalls and hiking trails.

17. 2026-02-24
    listed $179,900 New 572-char remark

    Show marketing remark (584 chars)

    Discover the perfect blend of rural tranquility and modern convenience with this single-family home located at 9365 Wilkerson Mill Road. Nestled on a lush, level one-acre lot, this property offers the breathing room you’ve been looking for in the Chattahoochee Hills community. Built in 1999, this three bedroom, two bathroom residence spans approximately 1,362 square feet. The thoughtfully designed, single-story floor plan features bright living spaces and is located just minutes from the airport, with quick access to Cochran Mill Park’s waterfalls and hiking trails.

18. 2026-02-24
    listed $179,900 Active 584-char remark

    Show marketing remark (584 chars)

    Discover the perfect blend of rural tranquility and modern convenience with this single-family home located at 9365 Wilkerson Mill Road. Nestled on a lush, level one-acre lot, this property offers the breathing room you’ve been looking for in the Chattahoochee Hills community. Built in 1999, this three bedroom, two bathroom residence spans approximately 1,362 square feet. The thoughtfully designed, single-story floor plan features bright living spaces and is located just minutes from the airport, with quick access to Cochran Mill Park’s waterfalls and hiking trails.

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,181
• − Mortgage interest: −$8,117
• − Property taxes: −$2,174
• − Insurance: −$724
• − Repairs & maintenance: −$1,934
• − Management: −$1,934
• − Depreciation: −$4,215
• Taxable income: $5,082
• Est. tax owed @ 24.0%: −$1,220
• After-tax cash flow: $5,867/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: Fulton County
• NCES district ID: 1302280
• Math proficiency: 49% ▼ -2.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $68,035
• Composite: 45.33/100
• National rank: #2640
• State rank: #12 of 174 in GA

Livability — Chattahoochee Hills

• Score: 61/100
• State rank: #338
• US rank: #17608

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chattahoochee Hills, GA
• County: Fulton County · 1,094,430 people
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 10,874
• Household income: $91,349
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 206.0

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 1,203,707 people
• By 2030: 1,299,706 · +8.0%
• By 2040: 1,488,256 · +23.6%
• By 2050: 1,664,580 · +38.3%
• By 2075: 2,036,072 · +69.2%
• By 2100: 2,222,402 · +84.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Black 42% White 36% Hispanic / Latino 18% Two or more races 5%
• Hispanic origin (detail): Mexican 13% Puerto Rican 3%
• Common ancestry: Iranian 1% Serbian 1% Romanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 84% English-only · Spanish 14% Russian/Polish/Slavic 1%

Political lean MEDSL · Fulton

• 2024 margin: Solid D (+44.9) · D 71.9% · R 27.0% · Other 1.1%
• 2008→2024 swing: +9.8pp toward D · 2008: 35.0pp · 2024: 44.9pp
• All cycles: 2024: D+44.9 2020: D+46.4 2016: D+42.1 2012: D+29.6 2008: D+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.29%
• Current HPI: 258.4993
• Rent YoY: —
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• 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

-12.2% since first listed

6 events — show timeline

• 2026-04-24 Price Changed $157,900 GAMLS
• 2026-04-24 Price Changed $157,900 FMLS
• 2026-03-31 Price Changed $164,900 FMLS
• 2026-03-31 Price Changed $164,900 GAMLS
• 2026-02-24 Listed $179,900 FMLS
• 2026-02-24 Listed $179,900 GAMLS

Property tax history

-41.0%/yr

Latest (2015): $1 · -50.0% YoY. Source: county tax records.