741 Roscoe Davis Rd · Monroe, GA 30656

$289,999

4 bd · 2.0 ba · 1,540 sqft · SingleFamily public records · 72 Days on market

Built 1998 1.00 ac lot $188/sqft · 11% below area Est $326k · 11% under

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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).

• ARV discount +12.5/15.0
• Cash flow +9.7/30.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious one-story home featuring 4 bedrooms and 2 bathrooms with a functional and inviting layout. The living area is filled with natural light and flows into the kitchen, offering ample cabinet and counter space for everyday living. The primary suite provides a comfortable retreat, while additional bedrooms offer flexibility for guests, office space, or hobbies. Enjoy a deck overlooking the backyard, perfect for relaxing or entertaining. Driveway parking and practical features throughout complete this home. One or more photo(s) was virtually staged.

Key facts

• 1 acre lot
• Built 1998
• Listed 72 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-192 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (11.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (27.2% below list).
• Recommended offer: $211k (27.2% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 2.5% in Monroe — 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 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: Walker Park Elementary School (math 44% / reading 38%, grade F, #411 of 1,228 statewide, top 34%, 715 students, 40% 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).
• Market conditions: 256 active listings in the ZIP; solid renter incomes; 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 $9k 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 72 days — a 6% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $211,133 (27.2% 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 72 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
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 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?
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: 0.73% ✗
• Cap rate: 5.50%
• Cash-on-cash: -2.83%
• DSCR: 0.87
• GRM: 11.4

CMA / ARV

• ARV (median comp): $326,419
• List price: $289,999
• Delta: -11.16%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1527 Roscoe Davis Rd SW	0.61mi	3/2.0 (-1)	1,447 (-6%)	14mo	$349,500	$242	44
1553 Roscoe Davis Rd	0.60mi	3/2.5 (-1)	1,567 (+2%)	21mo	$334,000	$213	44
407 Roscoe Davis Rd	0.69mi	4/2.0	1,352 (-12%)	20mo	$290,000	$214	30

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: -21.0%
• Equity multiple: 0.27×
• Total profit: $-59,247
• Equity at exit: $43,240

10-year hold

• IRR: -14.5%
• Equity multiple: 0.17×
• Total profit: $-67,530
• Equity at exit: $25,074

Cash invested: $81,200 (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 30656

• Home prices YoY: -32.0%
• Active inventory: 256
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,111 medium
• Mortgage (P&I): −$1,521
• Tax from tax record: −$218 /mo · $2,614/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $-192

Break-even live

Break-even rent $2,354

Max offer price $256,167

Occupancy floor —

Sensitivity live

Price	-10% $-27	-5% $-109	+0% $-192	+5% $-274	+10% $-356
Rent	-10% $-358	-5% $-275	+0% $-192	+5% $-108	+10% $-25
Rate	-1.0pp $-45	-0.5pp $-118	base $-192	+0.5pp $-267	+1.0pp $-343

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $289,999 Active 72 DOM
2. 2026-06-18
   days on market $289,999 Active 69 DOM
3. 2026-06-17
   days on market $289,999 Active 68 DOM
4. 2026-06-16
   days on market $289,999 Active 67 DOM
5. 2026-06-15
   days on market $289,999 Active 66 DOM
6. 2026-06-13
   days on market $289,999 Active 64 DOM
7. 2026-06-13
   days on market $289,999 Active 63 DOM
8. 2026-06-09
   days on market $289,999 Active 60 DOM
9. 2026-06-08
   days on market $289,999 Active 59 DOM
10. 2026-06-07
    days on market $289,999 Active 58 DOM
11. 2026-06-04
    days on market $289,999 Active 55 DOM
12. 2026-06-03
    days on market $289,999 Active 54 DOM
13. 2026-06-02
    days on market $289,999 Active 53 DOM
14. 2026-06-01
    days on market $289,999 Active 52 DOM
15. 2026-05-31
    days on market $289,999 Active 51 DOM
16. 2026-05-18
    price $289,999 557-char remark

    Show marketing remark (557 chars)

    Spacious one-story home featuring 4 bedrooms and 2 bathrooms with a functional and inviting layout. The living area is filled with natural light and flows into the kitchen, offering ample cabinet and counter space for everyday living. The primary suite provides a comfortable retreat, while additional bedrooms offer flexibility for guests, office space, or hobbies. Enjoy a deck overlooking the backyard, perfect for relaxing or entertaining. Driveway parking and practical features throughout complete this home. One or more photo(s) was virtually staged.

17. 2026-05-18
    price $289,999 557-char remark

    Show marketing remark (557 chars)

    Spacious one-story home featuring 4 bedrooms and 2 bathrooms with a functional and inviting layout. The living area is filled with natural light and flows into the kitchen, offering ample cabinet and counter space for everyday living. The primary suite provides a comfortable retreat, while additional bedrooms offer flexibility for guests, office space, or hobbies. Enjoy a deck overlooking the backyard, perfect for relaxing or entertaining. Driveway parking and practical features throughout complete this home. One or more photo(s) was virtually staged.

18. 2026-04-08
    listed $294,900 New 557-char remark

    Show marketing remark (557 chars)

    Spacious one-story home featuring 4 bedrooms and 2 bathrooms with a functional and inviting layout. The living area is filled with natural light and flows into the kitchen, offering ample cabinet and counter space for everyday living. The primary suite provides a comfortable retreat, while additional bedrooms offer flexibility for guests, office space, or hobbies. Enjoy a deck overlooking the backyard, perfect for relaxing or entertaining. Driveway parking and practical features throughout complete this home. One or more photo(s) was virtually staged.

19. 2026-04-08
    listed $294,900 Active 557-char remark

    Show marketing remark (557 chars)

    Spacious one-story home featuring 4 bedrooms and 2 bathrooms with a functional and inviting layout. The living area is filled with natural light and flows into the kitchen, offering ample cabinet and counter space for everyday living. The primary suite provides a comfortable retreat, while additional bedrooms offer flexibility for guests, office space, or hobbies. Enjoy a deck overlooking the backyard, perfect for relaxing or entertaining. Driveway parking and practical features throughout complete this home. One or more photo(s) was virtually staged.

20. 2022-06-14
    soldstatus $2,181,455

ⓘ 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: $2,614 · $218/mo
• Projected year-2 tax: $2,668 · $222/mo
• Expected delta: +$54/yr (+$4/mo · 2.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $25,336
• − Mortgage interest: −$16,244
• − Property taxes: −$2,614
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,027
• − Management: −$2,027
• − Depreciation: −$8,436
• Taxable loss: −$7,463
• Est. tax savings @ 24.0%: +$1,791
• After-tax cash flow: $-507/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

• County: Walton County · 128,246 people
• City population: 48,435
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 18,650
• Household income: $93,428
• Rent vs Own: 13.0% rent · 87.0% own
• Severe rent burden: 164.0

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: Predominantly White (76%)
• Race & ethnicity: White 76% Black 15% Hispanic / Latino 5% Two or more races 3% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3%
• Common ancestry: Slovak 2% Italian 2% Scandinavian 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% Other Asian/Pacific 1%

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: ▼ -95.32%
• Current HPI: 202.8462
• 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

-86.7% since first listed

5 events — show timeline

• 2026-05-18 Price Changed $289,999 GAMLS
• 2026-05-18 Price Changed $289,999 FMLS
• 2026-04-08 Listed $294,900 FMLS
• 2026-04-08 Listed $294,900 GAMLS
• 2022-06-14 Sold (Public Records) $2,181,455 Public Records

Property tax history

+5.2%/yr

Latest (2025): $2,614 · +7.3% YoY. Source: county tax records.