1194 J D Walton Rd · Grantville, GA 30263

$225,000

3 bd · 2.0 ba · 1,874 sqft · SingleFamily public records · 109 Days on market

Built 1973 4.88 ac lot $120/sqft · 28% below area Est $312k · 28% under

---

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 +13.6/30.0
• DSCR +4.1/10.0
• Schools +3.6/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CASH SALE ONLY - a portion of the property is manufactured and due to the age, it does not qualify for financing. 1194 JD Walton Rd. offers peaceful country living on nearly 5 beautiful acres with scenic views and room to breathe. Tucked away in a quiet setting, this charming one-level home provides the perfect blend of comfort, functionality, and natural beauty. Inside, you'll find 2 bedrooms and 2 full baths, including a spacious owner's suite on the main level featuring a double vanity. The sunroom offers flexibility and could easily serve as a bonus space, office, or hobby room. The inviting living room showcases a masonry wood-burning fireplace, creating a warm and cozy focal point. The kitchen is designed for both everyday living and entertaining, complete with butcher block countertops, a farmhouse sink, breakfast bar, breakfast area, and solid surface counters. New carpet has been installed in the front bedroom, and the home features a combination of carpet and laminate flooring throughout. Laundry is conveniently located in the mud room area. Step outside and enjoy the peaceful surroundings from the covered porch-perfect for relaxing on the porch swing-or unwind on the patio while taking in the beautiful backyard view. A small creek runs along the back of the property, adding to the charm and tranquility of this private retreat. In the spring, the property truly shines with lush green bushes lining the driveway, vibrant flowers blooming along the center drive, and stunning azaleas under the front windows. Additional features include a garage, detached outbuilding for extra storage or workspace (seller is still in the process of clearing items from the garage), newer roof, and no basement. Enjoy the privacy of country living while still being conveniently located - approximately 20 minutes to Carrollton, 20 minutes to Newnan, and about 15 minutes to Franklin - giving you easy access to shopping, dining, and everyday conveniences.

Key facts

• One-level home
• Sunroom
• Nearly 5 acres

Tags

• NEARLY 5 ACRES
• ONE-LEVEL HOME
• OWNER'S SUITE
• SUNROOM
• MASONRY WOOD-BURNING FIREPLACE
• BUTCHER BLOCK COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $12 ($138/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (22.2% below list).
• Recommended offer: $175k (22.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.5% in Grantville — 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 64/100 on livability (#242 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• Coweta County (rural): math 37% / reading 43% proficiency, ranked #36 of 174 in GA (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.9%/yr); 529 active listings in the ZIP; solid renter incomes; 963 units permitted in Coweta County in 2024 (8 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.
• Coweta County population projected at +31% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($205k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $60k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $225k implies a 309% 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; 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 $175,139 (22.2% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.78% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.22%
• DSCR: 1.01
• GRM: 10.7

CMA / ARV

• ARV (median comp): $311,720
• List price: $225,000
• Delta: -27.82%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
189 & 191 W Plantation Dr	0.43mi	3/2.0	1,614 (-14%)	6mo	$290,000	$180	52

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 · 2.87% rent growth · sell at horizon

5-year hold

• IRR: -16.1%
• Equity multiple: 0.43×
• Total profit: $-36,040
• Equity at exit: $33,548

10-year hold

• IRR: -8.1%
• Equity multiple: 0.50×
• Total profit: $-31,723
• Equity at exit: $19,454

Cash invested: $63,000 (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 30263

• Home prices YoY: -34.5%
• Rents YoY: 2.9%
• Active inventory: 529
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,751 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$98 /mo · $1,181/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $12

Break-even live

Break-even rent $1,737

Max offer price $225,000

Occupancy floor 94%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $225,000 Active 109 DOM
2. 2026-06-17
   days on market $225,000 Active 108 DOM
3. 2026-06-16
   days on market $225,000 Active 107 DOM
4. 2026-06-15
   days on market $225,000 Active 106 DOM
5. 2026-06-13
   days on market $225,000 Active 104 DOM
6. 2026-06-09
   days on market $225,000 Active 100 DOM
7. 2026-06-08
   days on market $225,000 Active 99 DOM
8. 2026-06-07
   days on market $225,000 Active 98 DOM
9. 2026-06-04
   days on market $225,000 Active 95 DOM
10. 2026-06-03
    days on market $225,000 Active 94 DOM
11. 2026-06-02
    days on market $225,000 Active 93 DOM
12. 2026-06-01
    days on market $225,000 Active 92 DOM
13. 2026-05-31
    days on market $225,000 Active 91 DOM
14. 2026-04-18
    price $225,000 1999-char remark

    Show marketing remark (1999 chars)

    CASH SALE ONLY - a portion of the property is manufactured and due to the age, it does not qualify for financing. 1194 JD Walton Rd. offers peaceful country living on nearly 5 beautiful acres with scenic views and room to breathe. Tucked away in a quiet setting, this charming one-level home provides the perfect blend of comfort, functionality, and natural beauty. Inside, you'll find 2 bedrooms and 2 full baths, including a spacious owner's suite on the main level featuring a double vanity. The sunroom offers flexibility and could easily serve as a bonus space, office, or hobby room. The inviting living room showcases a masonry wood-burning fireplace, creating a warm and cozy focal point. The kitchen is designed for both everyday living and entertaining, complete with butcher block countertops, a farmhouse sink, breakfast bar, breakfast area, and solid surface counters. New carpet has been installed in the front bedroom, and the home features a combination of carpet and laminate flooring throughout. Laundry is conveniently located in the mud room area. Step outside and enjoy the peaceful surroundings from the covered porch-perfect for relaxing on the porch swing-or unwind on the patio while taking in the beautiful backyard view. A small creek runs along the back of the property, adding to the charm and tranquility of this private retreat. In the spring, the property truly shines with lush green bushes lining the driveway, vibrant flowers blooming along the center drive, and stunning azaleas under the front windows. Additional features include a garage, detached outbuilding for extra storage or workspace (seller is still in the process of clearing items from the garage), newer roof, and no basement. Enjoy the privacy of country living while still being conveniently located - approximately 20 minutes to Carrollton, 20 minutes to Newnan, and about 15 minutes to Franklin - giving you easy access to shopping, dining, and everyday conveniences.

15. 2026-03-04
    status Back On Market 1999-char remark

    Show marketing remark (1999 chars)

    CASH SALE ONLY - a portion of the property is manufactured and due to the age, it does not qualify for financing. 1194 JD Walton Rd. offers peaceful country living on nearly 5 beautiful acres with scenic views and room to breathe. Tucked away in a quiet setting, this charming one-level home provides the perfect blend of comfort, functionality, and natural beauty. Inside, you'll find 2 bedrooms and 2 full baths, including a spacious owner's suite on the main level featuring a double vanity. The sunroom offers flexibility and could easily serve as a bonus space, office, or hobby room. The inviting living room showcases a masonry wood-burning fireplace, creating a warm and cozy focal point. The kitchen is designed for both everyday living and entertaining, complete with butcher block countertops, a farmhouse sink, breakfast bar, breakfast area, and solid surface counters. New carpet has been installed in the front bedroom, and the home features a combination of carpet and laminate flooring throughout. Laundry is conveniently located in the mud room area. Step outside and enjoy the peaceful surroundings from the covered porch-perfect for relaxing on the porch swing-or unwind on the patio while taking in the beautiful backyard view. A small creek runs along the back of the property, adding to the charm and tranquility of this private retreat. In the spring, the property truly shines with lush green bushes lining the driveway, vibrant flowers blooming along the center drive, and stunning azaleas under the front windows. Additional features include a garage, detached outbuilding for extra storage or workspace (seller is still in the process of clearing items from the garage), newer roof, and no basement. Enjoy the privacy of country living while still being conveniently located - approximately 20 minutes to Carrollton, 20 minutes to Newnan, and about 15 minutes to Franklin - giving you easy access to shopping, dining, and everyday conveniences.

16. 2026-03-01
    status Under Contract 1999-char remark

    Show marketing remark (1999 chars)

    CASH SALE ONLY - a portion of the property is manufactured and due to the age, it does not qualify for financing. 1194 JD Walton Rd. offers peaceful country living on nearly 5 beautiful acres with scenic views and room to breathe. Tucked away in a quiet setting, this charming one-level home provides the perfect blend of comfort, functionality, and natural beauty. Inside, you'll find 2 bedrooms and 2 full baths, including a spacious owner's suite on the main level featuring a double vanity. The sunroom offers flexibility and could easily serve as a bonus space, office, or hobby room. The inviting living room showcases a masonry wood-burning fireplace, creating a warm and cozy focal point. The kitchen is designed for both everyday living and entertaining, complete with butcher block countertops, a farmhouse sink, breakfast bar, breakfast area, and solid surface counters. New carpet has been installed in the front bedroom, and the home features a combination of carpet and laminate flooring throughout. Laundry is conveniently located in the mud room area. Step outside and enjoy the peaceful surroundings from the covered porch-perfect for relaxing on the porch swing-or unwind on the patio while taking in the beautiful backyard view. A small creek runs along the back of the property, adding to the charm and tranquility of this private retreat. In the spring, the property truly shines with lush green bushes lining the driveway, vibrant flowers blooming along the center drive, and stunning azaleas under the front windows. Additional features include a garage, detached outbuilding for extra storage or workspace (seller is still in the process of clearing items from the garage), newer roof, and no basement. Enjoy the privacy of country living while still being conveniently located - approximately 20 minutes to Carrollton, 20 minutes to Newnan, and about 15 minutes to Franklin - giving you easy access to shopping, dining, and everyday conveniences.

17. 2026-02-24
    listed $285,000 New 1999-char remark

    Show marketing remark (1999 chars)

    CASH SALE ONLY - a portion of the property is manufactured and due to the age, it does not qualify for financing. 1194 JD Walton Rd. offers peaceful country living on nearly 5 beautiful acres with scenic views and room to breathe. Tucked away in a quiet setting, this charming one-level home provides the perfect blend of comfort, functionality, and natural beauty. Inside, you'll find 2 bedrooms and 2 full baths, including a spacious owner's suite on the main level featuring a double vanity. The sunroom offers flexibility and could easily serve as a bonus space, office, or hobby room. The inviting living room showcases a masonry wood-burning fireplace, creating a warm and cozy focal point. The kitchen is designed for both everyday living and entertaining, complete with butcher block countertops, a farmhouse sink, breakfast bar, breakfast area, and solid surface counters. New carpet has been installed in the front bedroom, and the home features a combination of carpet and laminate flooring throughout. Laundry is conveniently located in the mud room area. Step outside and enjoy the peaceful surroundings from the covered porch-perfect for relaxing on the porch swing-or unwind on the patio while taking in the beautiful backyard view. A small creek runs along the back of the property, adding to the charm and tranquility of this private retreat. In the spring, the property truly shines with lush green bushes lining the driveway, vibrant flowers blooming along the center drive, and stunning azaleas under the front windows. Additional features include a garage, detached outbuilding for extra storage or workspace (seller is still in the process of clearing items from the garage), newer roof, and no basement. Enjoy the privacy of country living while still being conveniently located - approximately 20 minutes to Carrollton, 20 minutes to Newnan, and about 15 minutes to Franklin - giving you easy access to shopping, dining, and everyday conveniences.

18. 2014-12-30
    soldstatus $55,000
19. 2014-12-18
    soldstatus $55,000 Sold 387-char remark

    Show marketing remark (387 chars)

    Great Home located in the country. Large lot has over 200 foot of road Frontage, over 4 acres, branch, out building and much more. Three bedroom home has plenty of room for family life at its best. The home originally was a mobile home, rebuilt and added onto for comfort and quality. Great investment, enough area to play on in desired neighborhood. Call Agent to schedule your showing.

20. 2014-11-13
    status Under Contract 387-char remark

    Show marketing remark (387 chars)

    Great Home located in the country. Large lot has over 200 foot of road Frontage, over 4 acres, branch, out building and much more. Three bedroom home has plenty of room for family life at its best. The home originally was a mobile home, rebuilt and added onto for comfort and quality. Great investment, enough area to play on in desired neighborhood. Call Agent to schedule your showing.

21. 2014-11-08
    price $55,000 387-char remark

    Show marketing remark (387 chars)

    Great Home located in the country. Large lot has over 200 foot of road Frontage, over 4 acres, branch, out building and much more. Three bedroom home has plenty of room for family life at its best. The home originally was a mobile home, rebuilt and added onto for comfort and quality. Great investment, enough area to play on in desired neighborhood. Call Agent to schedule your showing.

22. 2014-08-12
    listed $83,500 New 387-char remark

    Show marketing remark (387 chars)

    Great Home located in the country. Large lot has over 200 foot of road Frontage, over 4 acres, branch, out building and much more. Three bedroom home has plenty of room for family life at its best. The home originally was a mobile home, rebuilt and added onto for comfort and quality. Great investment, enough area to play on in desired neighborhood. Call Agent to schedule your showing.

ⓘ 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: $1,181 · $98/mo
• Projected year-2 tax: $2,070 · $172/mo
• Expected delta: +$889/yr (+$74/mo · 75.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°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: $21,017
• − Mortgage interest: −$12,603
• − Property taxes: −$1,181
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,681
• − Management: −$1,681
• − Depreciation: −$6,545
• Taxable loss: −$3,801
• Est. tax savings @ 24.0%: +$912
• After-tax cash flow: $1,051/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: Coweta County
• NCES district ID: 1301500
• Math proficiency: 37% ▼ -16.00%
• Reading proficiency: 43% ▼ -11.00%
• Median HH income: $62,978
• Composite: 35.72/100
• National rank: #4860
• State rank: #36 of 174 in GA

Livability — Grantville

• Score: 64/100
• State rank: #242
• US rank: #13777

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Coweta County · 148,589 people
• City population: 5,366
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 61,695
• Household income: $78,992
• Rent vs Own: 30.9% rent · 69.1% own
• Severe rent burden: 1320.0

Population outlook (Coweta County) Hauer SSP2

• Today (2025): 162,063 people
• By 2030: 173,373 · +7.0%
• By 2040: 194,658 · +20.1%
• By 2050: 212,246 · +31.0%
• By 2075: 246,544 · +52.1%
• By 2100: 257,059 · +58.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 60% Black 25% Hispanic / Latino 9% Two or more races 4% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 8% · Canada, China, Jamaica
• Languages at home: 90% English-only · Spanish 7% Chinese 1% Other Indo-European 1%

Political lean MEDSL · Coweta

• 2024 margin: Solid R (+33.9) · D 32.7% · R 66.6%
• 2008→2024 swing: +7.3pp toward D · 2008: -41.2pp · 2024: -33.9pp
• All cycles: 2024: R+33.9 2020: R+35.5 2016: R+42.3 2012: R+44.1 2008: R+41.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -131.23%
• Current HPI: 249.0207
• Rent YoY: ▲ 2.87%
• 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

+169.5% since first listed

9 events — show timeline

• 2026-04-18 Price Changed $225,000 GAMLS
• 2026-03-04 Relisted — GAMLS
• 2026-03-01 Pending — GAMLS
• 2026-02-24 Listed $285,000 GAMLS
• 2014-12-30 Sold (Public Records) $55,000 Public Records
• 2014-12-18 Sold (MLS) $55,000 GAMLS
• 2014-11-13 Pending — GAMLS
• 2014-11-08 Price Changed $55,000 GAMLS
• 2014-08-12 Listed $83,500 GAMLS

Property tax history

+14.8%/yr

Latest (2025): $1,181 · +3.3% YoY. Source: county tax records.