1050 Mount Airy Rd · Waverly Hall, GA 31831

$303,300

3 bd · 2.0 ba · 1,440 sqft · Other · 139 Days on market

Built 1960 1.04 ac lot $211/sqft · at area comps Est $305k · 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 +9.8/30.0
• ARV discount +7.7/15.0
• Appreciation +6.1/10.0
• Schools +3.8/10.0
• Livability +3.1/5.0
• 1% rule +2.9/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this brand-new construction home at 1050 Mount Airy Road, Waverly Hall, GA 31831, perfectly situated in Harris County on a private 1.04-acre wooded lot. This 3-bedroom, 2 full bathroom home offers 1,440 sq ft of thoughtfully designed living space with an open-concept living room, kitchen, and dining area, ideal for modern living and entertaining. Inside, enjoy beautiful vaulted ceilings that enhance the home's bright, spacious feel. Step outside to a stunning covered porch, perfect for relaxing and enjoying the peaceful surroundings. The property also features a half-moon driveway, adding both curb appeal and convenient access. Surrounded by nature yet still accessible to nearby amenities, this home provides the perfect balance of privacy, space, and new construction quality. A rare opportunity to own a brand-new home on acreage in desirable Harris County!

Key facts

• Covered porch
• Open concept living
• Half moon driveway

Tags

• BRAND NEW CONSTRUCTION
• PRIVATE WOODED LOT
• OPEN CONCEPT LIVING
• VAULTED CEILINGS
• COVERED PORCH
• HALF MOON DRIVEWAY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $303k.

Deal economics

• At list price, monthly cash flow is $-193 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $275k (9.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (20.6% below list).
• Recommended offer: $241k (20.6% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.7% in Waverly Hall — 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 (#346 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, schools D-, amenities F.
• Harris County (rural): math 41% / reading 43% proficiency, ranked #27 of 174 in GA (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 99 active listings in the ZIP; 189 units permitted in Harris County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($2k loan paydown + $7k appreciation (2.2% local appreciation)).
• Harris County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $303k implies a 2933% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; major wind risk, 67% chance of damaging wind over 30y; moderate 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 $240,831 (20.6% 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 139 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — 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 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?
7. Crime grade is D 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: 0.79% ✗
• Cap rate: 5.53%
• Cash-on-cash: -2.73%
• DSCR: 0.88
• GRM: 10.5

CMA / ARV

• ARV (median comp): $304,979
• List price: $303,300
• Delta: -0.55%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

2.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.5%
• Equity multiple: 1.13×
• Total profit: $11,399
• Equity at exit: $122,704

10-year hold

• IRR: 6.3%
• Equity multiple: 1.88×
• Total profit: $74,478
• Equity at exit: $179,089

Cash invested: $84,924 (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 31831

• Home prices YoY: 1.1%
• Active inventory: 99
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,408 medium
• Mortgage (P&I): −$1,591
• Tax est. 1.5%: −$379 /mo · $4,550/yr
• Insurance: −$126
• HOA: −$0
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $-193

Break-even live

Break-even rent $2,653

Max offer price $275,304

Occupancy floor —

Sensitivity live

Price	-10% $16	-5% $-89	+0% $-193	+5% $-298	+10% $-403
Rent	-10% $-384	-5% $-289	+0% $-193	+5% $-98	+10% $-3
Rate	-1.0pp $-41	-0.5pp $-116	base $-193	+0.5pp $-272	+1.0pp $-352

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: $75,825
• Closing costs: $9,099
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $303,300 Active 139 DOM
2. 2026-06-17
   days on market $303,300 Active 138 DOM
3. 2026-06-16
   days on market $303,300 Active 137 DOM
4. 2026-06-15
   days on market $303,300 Active 136 DOM
5. 2026-06-14
   days on market $303,300 Active 134 DOM
6. 2026-06-13
   pricedays on market $303,300 Active 133 DOM
7. 2026-06-10
   days on market $305,900 Active 131 DOM
8. 2026-06-09
   days on market $305,900 Active 130 DOM
9. 2026-06-08
   days on market $305,900 Active 129 DOM
10. 2026-06-07
    days on market $305,900 Active 128 DOM
11. 2026-06-05
    days on market $305,900 Active 125 DOM
12. 2026-06-03
    days on market $305,900 Active 124 DOM
13. 2026-06-02
    days on market $305,900 Active 123 DOM
14. 2026-06-01
    days on market $305,900 Active 122 DOM
15. 2026-05-31
    days on market $305,900 Active 121 DOM
16. 2026-05-30
    days on market $305,900 Active 120 DOM
17. 2026-05-11
    price $309,900 879-char remark

    Show marketing remark (879 chars)

    Welcome to this brand-new construction home at 1050 Mount Airy Road, Waverly Hall, GA 31831, perfectly situated in Harris County on a private 1.04-acre wooded lot. This 3-bedroom, 2 full bathroom home offers 1,440 sq ft of thoughtfully designed living space with an open-concept living room, kitchen, and dining area, ideal for modern living and entertaining. Inside, enjoy beautiful vaulted ceilings that enhance the home's bright, spacious feel. Step outside to a stunning covered porch, perfect for relaxing and enjoying the peaceful surroundings. The property also features a half-moon driveway, adding both curb appeal and convenient access. Surrounded by nature yet still accessible to nearby amenities, this home provides the perfect balance of privacy, space, and new construction quality. A rare opportunity to own a brand-new home on acreage in desirable Harris County!

18. 2026-04-10
    price $319,900 879-char remark

    Show marketing remark (879 chars)

    Welcome to this brand-new construction home at 1050 Mount Airy Road, Waverly Hall, GA 31831, perfectly situated in Harris County on a private 1.04-acre wooded lot. This 3-bedroom, 2 full bathroom home offers 1,440 sq ft of thoughtfully designed living space with an open-concept living room, kitchen, and dining area, ideal for modern living and entertaining. Inside, enjoy beautiful vaulted ceilings that enhance the home's bright, spacious feel. Step outside to a stunning covered porch, perfect for relaxing and enjoying the peaceful surroundings. The property also features a half-moon driveway, adding both curb appeal and convenient access. Surrounded by nature yet still accessible to nearby amenities, this home provides the perfect balance of privacy, space, and new construction quality. A rare opportunity to own a brand-new home on acreage in desirable Harris County!

19. 2026-03-05
    price $324,900 879-char remark

    Show marketing remark (879 chars)

    Welcome to this brand-new construction home at 1050 Mount Airy Road, Waverly Hall, GA 31831, perfectly situated in Harris County on a private 1.04-acre wooded lot. This 3-bedroom, 2 full bathroom home offers 1,440 sq ft of thoughtfully designed living space with an open-concept living room, kitchen, and dining area, ideal for modern living and entertaining. Inside, enjoy beautiful vaulted ceilings that enhance the home's bright, spacious feel. Step outside to a stunning covered porch, perfect for relaxing and enjoying the peaceful surroundings. The property also features a half-moon driveway, adding both curb appeal and convenient access. Surrounded by nature yet still accessible to nearby amenities, this home provides the perfect balance of privacy, space, and new construction quality. A rare opportunity to own a brand-new home on acreage in desirable Harris County!

20. 2026-01-30
    listed $329,900 Active 879-char remark

    Show marketing remark (879 chars)

    Welcome to this brand-new construction home at 1050 Mount Airy Road, Waverly Hall, GA 31831, perfectly situated in Harris County on a private 1.04-acre wooded lot. This 3-bedroom, 2 full bathroom home offers 1,440 sq ft of thoughtfully designed living space with an open-concept living room, kitchen, and dining area, ideal for modern living and entertaining. Inside, enjoy beautiful vaulted ceilings that enhance the home's bright, spacious feel. Step outside to a stunning covered porch, perfect for relaxing and enjoying the peaceful surroundings. The property also features a half-moon driveway, adding both curb appeal and convenient access. Surrounded by nature yet still accessible to nearby amenities, this home provides the perfect balance of privacy, space, and new construction quality. A rare opportunity to own a brand-new home on acreage in desirable Harris County!

21. 2024-03-22
    soldstatus $10,000
22. 2024-03-22
    soldstatus $100,000

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 65% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,900
• − Mortgage interest: −$16,990
• − Property taxes: −$4,550
• − Insurance: −$1,516
• − Repairs & maintenance: −$2,312
• − Management: −$2,312
• − Depreciation: −$8,823
• Taxable loss: −$7,603
• Est. tax savings @ 24.0%: +$1,825
• After-tax cash flow: $-497/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: Harris County
• NCES district ID: 1302700
• Math proficiency: 41% ▼ -10.00%
• Reading proficiency: 43% ▼ -9.00%
• Median HH income: $66,705
• Composite: 37.75/100
• National rank: #4350
• State rank: #27 of 174 in GA

Livability — Waverly Hall

• Score: 61/100
• State rank: #346
• US rank: #17925

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,709

Population outlook (Harris County) Hauer SSP2

• Today (2025): 35,683 people
• By 2030: 36,673 · +2.8%
• By 2040: 38,038 · +6.6%
• By 2050: 38,782 · +8.7%
• By 2075: 41,279 · +15.7%
• By 2100: 41,103 · +15.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Black 14% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Iranian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 1% · South Korea
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Harris

• 2024 margin: Solid R (+46.1) · D 26.7% · R 72.8%
• 2008→2024 swing: -2.8pp toward R · 2008: -43.4pp · 2024: -46.1pp
• All cycles: 2024: R+46.1 2020: R+44.3 2016: R+47.9 2012: R+45.6 2008: R+43.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.19%
• Current HPI: 205.1007
• 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

+2999.0% since first listed

6 events — show timeline

• 2026-05-11 Price Changed $309,900 CBOR
• 2026-04-10 Price Changed $319,900 CBOR
• 2026-03-05 Price Changed $324,900 CBOR
• 2026-01-30 Listed $329,900 CBOR
• 2024-03-22 Sold (Public Records) $100,000 Public Records
• 2024-03-22 Sold (Public Records) $10,000 Public Records

Property tax history

-8.9%/yr

Latest (2025): $107 · -76.9% YoY. Source: county tax records.