407 Wall St · Monroe, GA 30655

$259,900

3 bd · 2.0 ba · 1,512 sqft · Other · 39 Days on market

Built 2025 0.28 ac lot

---

Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +4.1/30.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +0.3/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 407 Wall Street in Monroe-a beautiful new construction home built in 2025 offering modern style, comfort, and convenience. This move-in ready home features 3 bedrooms, 2 bathrooms, and over 1,500 square feet of thoughtfully designed living space with a bright open layout perfect for everyday living. The stylish kitchen comes complete with all kitchen appliances included, making your move-in seamless and stress-free. Conveniently located near schools, shopping, dining, and everyday essentials, this home offers both comfort and accessibility. Living in Monroe means enjoying a strong sense of community, with local favorites like downtown concerts, seasonal events, and the popular farmers market creating the perfect small-town charm. For qualified first-time home buyers, 100% financing options may be available-making homeownership even more within reach. Don't miss this opportunity to own a brand-new home in one of Georgia's most welcoming communities.

Key facts

• Modern style
• Stylish kitchen
• Conveniently located

Tags

• NEW CONSTRUCTION HOME
• MODERN STYLE
• STYLISH KITCHEN
• KITCHEN APPLIANCES INCLUDED
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: Parking pad
• Utilities: Public water; Public sewer; 220-volt electric; Cable available; Electricity available; Natural gas available; Phone available; Water available
• Home design: One level; Fee simple ownership; New construction
• Construction: Cement siding and concrete construction; Composition roof; Slab foundation; Built as new construction
• Exterior features: Paved city street frontage; GPS-friendly directions

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Other kitchen features
• Bedrooms: 3 bedrooms on the main level; Master suite on main level
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: High-speed internet; No common walls; Den
• Laundry & utility: Laundry room; Laundry closet; Electric water heater

🏗️ New construction. The $259,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $325,350.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $260k.

Deal economics

• At list price, monthly cash flow is $-893 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (10.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (34.0% below list).
• Recommended offer: $172k (34.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#108 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, commute F, employment F.
• Walton County (rural): math 43% / reading 41% proficiency, ranked #31 of 174 in GA (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Harmony Elementary School (math 25% / reading 22%, grade F, #790 of 1,228 statewide, top 65%, 674 students, 73% FRL); Carver Middle School (math 20% / reading 25%, grade F, #327 of 470 statewide, top 70%, 801 students, 59% FRL); Monroe Area High School (math 30% / reading 34%, grade F, #110 of 424 statewide, top 28%, 1,158 students, 48% FRL) — zoned schools average 60% FRL vs 43% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 42% district-wide (-16 pts) — the specific schools serving this property underperform the Walton County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.7%/yr); 323 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 677 units permitted in Walton County in 2024 (17 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 $10k of value loss. Plan a longer hold.
• Walton County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $100k; list at $260k implies a 160% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,603 (34.0% 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 39 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.53% ✗
• Cap rate: 3.00%
• Cash-on-cash: -11.76%
• DSCR: 0.48
• GRM: 15.8

CMA / ARV

• ARV (median comp): $325,350
• List price: $259,900
• Delta: -20.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.68% rent growth · sell at horizon

5-year hold

• IRR: -39.3%
• Equity multiple: -0.23×
• Total profit: $-111,804
• Equity at exit: $48,511

10-year hold

• IRR: -71.0%
• Equity multiple: -0.97×
• Total profit: $-179,458
• Equity at exit: $28,130

Cash invested: $91,098 (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 30655

• Rents YoY: 1.7%
• Active inventory: 323
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $1,716 high
• Mortgage (P&I): −$1,706
• Tax est. 1.5%: −$407 /mo · $4,880/yr
• Insurance: −$136
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $-893

Break-even live

Break-even rent $2,846

Max offer price $231,820

Occupancy floor —

Sensitivity live

Price	-10% $-668	-5% $-780	+0% $-893	+5% $-1,005	+10% $-1,118
Rent	-10% $-1,028	-5% $-961	+0% $-893	+5% $-825	+10% $-757
Rate	-1.0pp $-729	-0.5pp $-810	base $-893	+0.5pp $-977	+1.0pp $-1,063

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: $81,337
• Closing costs: $9,760
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1007 New Lacy St Unit 8 Monroe, GA	3.0	1.0	1050	$1,500	$1.43	4d	1	0.07mi
711 W Creek Cir Monroe, GA	3.0	2.0	1204	$1,573	$1.31	26d	1	0.33mi
506 Chestnut Ln Monroe, GA	3.0	2.0	1248	$1,853	$1.48	7d	1	0.34mi
625 Baron Dr Unit B Monroe, GA	2.0	2.5	1120	$1,300	$1.16	45d	1	0.38mi
1050 Wheel House Ln Unit A Monroe, GA	4.0	3.0	1556	$1,550	$1.00	19d	1	0.43mi
501 Pine Park St Unit D Monroe, GA	4.0	3.0	1500	$1,500	$1.00	26d	1	0.44mi
639 Mill Stone Blf Unit A Monroe, GA	4.0	2.5	1472	$1,600	$1.09	0d	1	0.47mi
Wheel House Ln Unit A Monroe, GA	4.0	2.5	1472	$1,450	$0.99	26d	1	0.47mi
702 Radford St Unit B Monroe, GA	2.0	1.0	1250	$1,650	$1.32	45d	1	0.72mi
200 Barrett St Unit 209 Monroe, GA	2.0	2.0	1548	$2,250	$1.45	45d	1	1.02mi
243 Boulevard Unit B Monroe, GA	2.0	1.0	1064	$1,395	$1.31	45d	1	1.06mi
227 Alcovy St Monroe, GA	2.0	1.0	1702	$1,800	$1.06	4d	1	1.10mi
233 Alcovy St Monroe, GA	4.0	2.0	1660	$1,850	$1.11	26d	1	1.12mi
224 Alcovy St Unit A Monroe, GA	2.0	1.0	1500	$1,595	$1.06	26d	1	1.13mi
508 Bridgeport Pl Monroe, GA	3.0	2.0	1329	$1,873	$1.41	26d	1	1.14mi
248 Bridgeport Ln Monroe, GA	3.0	2.0	1329	$1,958	$1.47	4d	1	1.16mi
431 Bridgeport Pl Monroe, GA	4.0	2.0	1535	$1,949	$1.27	4d	1	1.20mi
306 Walker Dr Monroe, GA	2.0	1.0	1068	$1,453	$1.36	45d	1	1.22mi
319 Bridgeport Ln Monroe, GA	3.0	2.0	1329	$1,918	$1.44	0d	1	1.27mi
407 Maple Way Monroe, GA	4.0	3.0	1615	$1,425	$0.88	0d	1	1.27mi
407 Maple Ln Unit E Monroe, GA	4.0	3.0	1615	$1,425	$0.88	0d	1	1.27mi
200 Aycock Ave Monroe, GA	2.0–3.0	2.0	1284	$2,176	$1.69	0d	12	1.43mi

Listing history 26 events

1. 2026-06-21
   days on market $259,900 Active 39 DOM
2. 2026-06-18
   days on market $259,900 Active 36 DOM
3. 2026-06-17
   days on market $259,900 Active 35 DOM
4. 2026-06-16
   days on market $259,900 Active 34 DOM
5. 2026-06-15
   days on market $259,900 Active 33 DOM
6. 2026-06-13
   days on market $259,900 Active 31 DOM
7. 2026-06-13
   days on market $259,900 Active 30 DOM
8. 2026-06-09
   days on market $259,900 Active 27 DOM
9. 2026-06-08
   days on market $259,900 Active 26 DOM
10. 2026-06-07
    days on market $259,900 Active 25 DOM
11. 2026-06-04
    days on market $259,900 Active 22 DOM
12. 2026-06-03
    days on market $259,900 Active 21 DOM
13. 2026-06-02
    days on market $259,900 Active 20 DOM
14. 2026-06-01
    days on market $259,900 Active 19 DOM
15. 2026-05-31
    days on market $259,900 Active 18 DOM
16. 2026-05-13
    listed $259,900 Active 976-char remark

    Show marketing remark (976 chars)

    Welcome to 407 Wall Street in Monroe-a beautiful new construction home built in 2025 offering modern style, comfort, and convenience. This move-in ready home features 3 bedrooms, 2 bathrooms, and over 1,500 square feet of thoughtfully designed living space with a bright open layout perfect for everyday living. The stylish kitchen comes complete with all kitchen appliances included, making your move-in seamless and stress-free. Conveniently located near schools, shopping, dining, and everyday essentials, this home offers both comfort and accessibility. Living in Monroe means enjoying a strong sense of community, with local favorites like downtown concerts, seasonal events, and the popular farmers market creating the perfect small-town charm. For qualified first-time home buyers, 100% financing options may be available-making homeownership even more within reach. Don't miss this opportunity to own a brand-new home in one of Georgia's most welcoming communities.

17. 2026-05-13
    listed $259,900 New 976-char remark

    Show marketing remark (976 chars)

    Welcome to 407 Wall Street in Monroe-a beautiful new construction home built in 2025 offering modern style, comfort, and convenience. This move-in ready home features 3 bedrooms, 2 bathrooms, and over 1,500 square feet of thoughtfully designed living space with a bright open layout perfect for everyday living. The stylish kitchen comes complete with all kitchen appliances included, making your move-in seamless and stress-free. Conveniently located near schools, shopping, dining, and everyday essentials, this home offers both comfort and accessibility. Living in Monroe means enjoying a strong sense of community, with local favorites like downtown concerts, seasonal events, and the popular farmers market creating the perfect small-town charm. For qualified first-time home buyers, 100% financing options may be available-making homeownership even more within reach. Don't miss this opportunity to own a brand-new home in one of Georgia's most welcoming communities.

18. 2026-05-01
    historical
19. 2026-04-30
    price $259,900
20. 2026-02-25
    price $279,900
21. 2026-02-06
    listed $299,900 New
22. 2026-01-30
    historical
23. 2026-01-06
    price $299,900
24. 2025-11-14
    listed $309,900 New
25. 2023-08-31
    soldstatus $100,000
26. 2001-04-02
    soldstatus $13,000

ⓘ 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: $521 · $43/mo
• Projected year-2 tax: $2,391 · $199/mo
• Expected delta: +$1,870/yr (+$156/mo · 359.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,592
• − Mortgage interest: −$18,225
• − Property taxes: −$4,880
• − Insurance: −$1,627
• − Repairs & maintenance: −$1,647
• − Management: −$1,647
• − Depreciation: −$9,465
• Taxable loss: −$16,899
• Est. tax savings @ 24.0%: +$4,056
• After-tax cash flow: $-6,657/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: Walton County
• NCES district ID: 1305390
• Math proficiency: 43% ▼ -10.00%
• Reading proficiency: 41% ▼ -10.00%
• Median HH income: $53,716
• Composite: 36.52/100
• National rank: #4643
• State rank: #31 of 174 in GA

Livability — Monroe

• Score: 69/100
• State rank: #108
• US rank: #8348

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Monroe, GA
• County: Walton County · 128,246 people
• City population: 48,435
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 29,785
• Household income: $69,148
• Rent vs Own: 32.6% rent · 67.4% own
• Severe rent burden: 877.0

Population outlook (Walton County) Hauer SSP2

• Today (2025): 98,098 people
• By 2030: 102,496 · +4.5%
• By 2040: 110,318 · +12.5%
• By 2050: 115,848 · +18.1%
• By 2075: 125,830 · +28.3%
• By 2100: 123,852 · +26.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 28% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Italian 2% Slovak 2% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Walton

• 2024 margin: Solid R (+45.9) · D 26.7% · R 72.6%
• 2008→2024 swing: +6.2pp toward D · 2008: -52.1pp · 2024: -45.9pp
• All cycles: 2024: R+45.9 2020: R+49.2 2016: R+56.4 2012: R+55.6 2008: R+52.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -125.19%
• Current HPI: 222.8159
• Rent YoY: ▲ 1.68%
• 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

+1899.2% since first listed

11 events — show timeline

• 2026-05-13 Listed $259,900 FMLS
• 2026-05-13 Listed $259,900 GAMLS
• 2026-05-01 Listing Removed — GAMLS
• 2026-04-30 Price Changed $259,900 GAMLS
• 2026-02-25 Price Changed $279,900 GAMLS
• 2026-02-06 Listed $299,900 GAMLS
• 2026-01-30 Listing Removed — GAMLS
• 2026-01-06 Price Changed $299,900 GAMLS
• 2025-11-14 Listed $309,900 GAMLS
• 2023-08-31 Sold (Public Records) $100,000 Public Records
• 2001-04-02 Sold (Public Records) $13,000 Public Records

Property tax history

+9.1%/yr

Latest (2025): $521 · +3.3% YoY. Source: county tax records.