526 Hamilton Way Way · Chatsworth, GA 30705

$219,000

3 bd · 2.5 ba · 1,715 sqft · Condo public records · 130 Days on market

Built 2006 $128/sqft · 17% below area Est $265k · 17% under $225/mo HOA · 12% of rent

---

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 +9.9/30.0
• Livability +3.7/5.0
• 1% rule +3.2/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

New Price $219,000- 1715 sf of comfortable living space in a desirable gated community. This spacious home offers an open concept layout with a bright living and dining area perfect for entertaining. The main level provides convenience and privacy, while two additional bedrooms offer flexibility for guests, a home office, or a growing household. Enjoy low maintenance living with HOA covering exterior maintenance and access to the community pool just steps away. Conveniently located near shopping, dining and everyday amenities. Don't miss this opportunity to own in a sought after community at an affordable price! Recently replaced added new Trane heating. air unit and water heater. Washer and dryer included in the price.

Key facts

• Gated community
• Community pool
• Open concept layout

Tags

• GATED COMMUNITY
• OPEN CONCEPT LAYOUT
• COMMUNITY POOL
• LOW MAINTENANCE LIVING
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $219k.

Deal economics

• At list price, monthly cash flow is $-138 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $195k (11.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (17.7% below list).
• Recommended offer: $180k (17.7% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.6% in Chatsworth — 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 74/100 on livability (#37 in GA, #4,588 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Murray County (other): math 25% / reading 31% proficiency, ranked #107 of 174 in GA (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Chatsworth Elementary School (math 21% / reading 24%, grade F, #803 of 1,228 statewide, top 66%, 679 students, 72% FRL); Gladden Middle School (math 26% / reading 30%, grade F, #265 of 470 statewide, top 57%, 548 students, 68% FRL); Murray County High School (math 10% / reading 32%, grade F, #225 of 424 statewide, top 54%, 1,102 students, 65% FRL) — zoned schools at 68% FRL track the district average.
• Market conditions: 281 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 125 units permitted in Murray County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Murray County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $19k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $135k; list at $219k implies a 62% 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 $180,149 (17.7% 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 130 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.82% ✗
• Cap rate: 5.54%
• Cash-on-cash: -2.70%
• DSCR: 0.88
• GRM: 10.1

CMA / ARV

• ARV (median comp): $264,605
• List price: $219,000
• Delta: -17.24%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

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: $-44,207
• Equity at exit: $32,654

10-year hold

• IRR: -14.0%
• Equity multiple: 0.19×
• Total profit: $-49,566
• Equity at exit: $18,935

Cash invested: $61,320 (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 30705

• Home prices YoY: -11.2%
• Active inventory: 281
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,801 medium
• Mortgage (P&I): −$1,148
• Tax from tax record: −$96 /mo · $1,155/yr
• Insurance: −$91
• HOA: −$225
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $-138

Break-even live

Break-even rent $1,976

Max offer price $194,659

Occupancy floor —

Sensitivity live

Price	-10% $-14	-5% $-76	+0% $-138	+5% $-200	+10% $-262
Rent	-10% $-280	-5% $-209	+0% $-138	+5% $-67	+10% $5
Rate	-1.0pp $-27	-0.5pp $-82	base $-138	+0.5pp $-195	+1.0pp $-252

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
128 Quail Run Chatsworth, GA	3.0	3.5	2000	$1,890	$0.94	45d	1	1.27mi
6 Quail Run Chatsworth, GA	3.0	3.0	2000	$1,712	$0.86	20d	1	1.27mi

HOA detail condo

• Monthly dues: $225 · $2,700/yr
• Likely covers: waterexterior maint.poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-22
   days on market $219,000 Active 130 DOM
2. 2026-06-19
   days on market $219,000 Active 128 DOM
3. 2026-06-18
   days on market $219,000 Active 127 DOM
4. 2026-06-17
   days on market $219,000 Active 126 DOM
5. 2026-06-16
   days on market $219,000 Active 125 DOM
6. 2026-06-15
   days on market $219,000 Active 124 DOM
7. 2026-06-14
   days on market $219,000 Active 122 DOM
8. 2026-06-13
   days on market $219,000 Active 121 DOM
9. 2026-06-10
   days on market $219,000 Active 119 DOM
10. 2026-06-09
    days on market $219,000 Active 118 DOM
11. 2026-06-08
    days on market $219,000 Active 117 DOM
12. 2026-06-07
    days on market $219,000 Active 116 DOM
13. 2026-06-05
    days on market $219,000 Active 113 DOM
14. 2026-06-02
    days on market $219,000 Active 111 DOM
15. 2026-06-01
    days on market $219,000 Active 110 DOM
16. 2026-05-31
    remarks 699-char remark
17. 2026-05-31
    listing id $219,000 Active 109 DOM
18. 2026-05-31
    days on market $219,000 Active 109 DOM
19. 2026-05-30
    days on market $219,000 Active 108 DOM
20. 2026-05-08
    price $219,000 729-char remark

    Show marketing remark (729 chars)

    New Price $219,000- 1715 sf of comfortable living space in a desirable gated community. This spacious home offers an open concept layout with a bright living and dining area perfect for entertaining. The main level provides convenience and privacy, while two additional bedrooms offer flexibility for guests, a home office, or a growing household. Enjoy low maintenance living with HOA covering exterior maintenance and access to the community pool just steps away. Conveniently located near shopping, dining and everyday amenities. Don't miss this opportunity to own in a sought after community at an affordable price! Recently replaced added new Trane heating. air unit and water heater. Washer and dryer included in the price.

21. 2026-04-07
    price $232,900 656-char remark

    Show marketing remark (729 chars)

    New Price $219,000- 1715 sf of comfortable living space in a desirable gated community. This spacious home offers an open concept layout with a bright living and dining area perfect for entertaining. The main level provides convenience and privacy, while two additional bedrooms offer flexibility for guests, a home office, or a growing household. Enjoy low maintenance living with HOA covering exterior maintenance and access to the community pool just steps away. Conveniently located near shopping, dining and everyday amenities. Don't miss this opportunity to own in a sought after community at an affordable price! Recently replaced added new Trane heating. air unit and water heater. Washer and dryer included in the price.

22. 2026-04-07
    price $232,900 729-char remark

    Show marketing remark (729 chars)

    New Price $219,000- 1715 sf of comfortable living space in a desirable gated community. This spacious home offers an open concept layout with a bright living and dining area perfect for entertaining. The main level provides convenience and privacy, while two additional bedrooms offer flexibility for guests, a home office, or a growing household. Enjoy low maintenance living with HOA covering exterior maintenance and access to the community pool just steps away. Conveniently located near shopping, dining and everyday amenities. Don't miss this opportunity to own in a sought after community at an affordable price! Recently replaced added new Trane heating. air unit and water heater. Washer and dryer included in the price.

23. 2026-02-11
    listed $237,900 Active 729-char remark

    Show marketing remark (656 chars)

    Welcome to Brookstone Community. 1715 sf of comfortable living space in a desirable gated community. Priced at $ 232,900, this spacious home offers an open concept layout with a bright living and dining area, perfect for entertaining. The main level provides convenience and privacy, while two additional bedrooms offer flexibility for guests, a home office, or a growing household. Enjoy low maintenance living with HOA covering exterior maintenance and access to the community pool just steps away. Conveniently located near shopping, dining and everyday amenities . Don't miss this opportunity to own in a sought after community at an affordable price.

24. 2026-02-11
    listed $237,900 Active 656-char remark

    Show marketing remark (656 chars)

    Welcome to Brookstone Community. 1715 sf of comfortable living space in a desirable gated community. Priced at $ 232,900, this spacious home offers an open concept layout with a bright living and dining area, perfect for entertaining. The main level provides convenience and privacy, while two additional bedrooms offer flexibility for guests, a home office, or a growing household. Enjoy low maintenance living with HOA covering exterior maintenance and access to the community pool just steps away. Conveniently located near shopping, dining and everyday amenities . Don't miss this opportunity to own in a sought after community at an affordable price.

25. 2017-06-30
    soldstatus $134,900
26. 2017-05-17
    listed $136,900

ⓘ 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: $1,155 · $96/mo
• Projected year-2 tax: $2,015 · $168/mo
• Expected delta: +$860/yr (+$72/mo · 74.4%)

ⓘ 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 6/10 Major 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,618
• − Mortgage interest: −$12,267
• − Property taxes: −$1,155
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,729
• − Management: −$1,729
• − HOA: −$2,700
• − Depreciation: −$6,371
• Taxable loss: −$5,429
• Est. tax savings @ 24.0%: +$1,303
• After-tax cash flow: $-350/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: Murray County
• NCES district ID: 1303840
• Math proficiency: 25% ▼ -13.00%
• Reading proficiency: 31% ▼ -6.00%
• Median HH income: $38,127
• Composite: 23.39/100
• National rank: #7901
• State rank: #107 of 174 in GA

Livability — Chatsworth

• Score: 74/100
• State rank: #37
• US rank: #4588

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

• Census place: Chatsworth, GA
• Population (ZIP): 33,078

Population outlook (Murray County) Hauer SSP2

• Today (2025): 39,666 people
• By 2030: 39,301 · -0.9%
• By 2040: 38,248 · -3.6%
• By 2050: 37,015 · -6.7%
• By 2075: 35,253 · -11.1%
• By 2100: 34,727 · -12.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 18% Two or more races 8% Native American 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 2% Romanian 1% Iranian 1%
• Foreign-born: 7% · Canada
• Languages at home: 85% English-only · Spanish 14%

Political lean MEDSL · Murray

• 2024 margin: Solid R (+71.6) · D 14.1% · R 85.7%
• 2008→2024 swing: -26.3pp toward R · 2008: -45.3pp · 2024: -71.6pp
• All cycles: 2024: R+71.6 2020: R+69.2 2016: R+68.8 2012: R+52.6 2008: R+45.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -34.36%
• Current HPI: 271.673
• 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

+60.0% since first listed

7 events — show timeline

• 2026-05-08 Price Changed $219,000 CCARMLS
• 2026-04-07 Price Changed $232,900 GCAR
• 2026-04-07 Price Changed $232,900 CCARMLS
• 2026-02-11 Listed $237,900 CCARMLS
• 2026-02-11 Listed $237,900 GCAR
• 2017-06-30 Sold (MLS) $134,900 CCARMLS
• 2017-05-17 Listed $136,900 CCARMLS

Property tax history

+0.7%/yr

Latest (2025): $1,155 · +0.2% YoY. Source: county tax records.