3442 Wildwood Ave · Patterson, GA 31557

$195,000

3 bd · 2.0 ba · 1,320 sqft · SingleFamily public records · 95 Days on market

Built 2021 0.37 ac lot Est $164k · 19% over

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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).

• Appreciation +10.0/10.0
• Cash flow +6.1/30.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.0/10.0
• DSCR +0.4/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Wonderful new construction in the city limits of Patterson, GA. This 3 bedroom, 2 bath home features a split bedroom floor plan, open kitchen and living room concept, and LVP flooring throughout. Coming into the home from the spacious double carport, you have a nice sized laundry room leading into the kitchen. The eat-in kitchen features plenty of cabinet space, granite counters, and all new SS appliances. The nice sized master bedroom is off the living room with a large master bathroom featuring double sinks, large tile shower and huge walk in closet w/ wood shelving. Bedrooms two and three are nice sized with spacious closets. Bathroom two features granite countertops and a tub/shower combo. The back yard of the home features an open patio perfect for grilling. Call today!

Key facts

• Split floor plan
• City water and sewer
• Prime location

Tags

• SPLIT FLOOR PLAN
• OPEN-CONCEPT LIVING AREA
• CITY WATER AND SEWER
• CONVENIENT CARPORT
• PRIME LOCATION

Property features AI

Finance

• Other: Property located at 3442 Wildwood Ave, Patterson GA 31557; Lot size approximately 0.37 acre; Directions: Hwy 84 to Wildwood Ave
• HOA & community: No HOA

Exterior

• Parking: Carport; Parking for 4 vehicles
• Utilities: Public water; Public sewer; Electricity available; Cable available; High-speed internet; Sewer connected
• Home design: Single-family residence; House; Resale property; Built in 2021
• Construction: Vinyl siding; Composition roof; Slab foundation
• Exterior features: Cul-de-sac lot; Level lot

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms (all on lower/main level)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Double vanity in baths; Tile baths; One-level living; No basement; Mud room
• Laundry & utility: Mud room for laundry/utility

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-367 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $130k (33.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (40.0% below list).
• Recommended offer: $117k (40.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#110 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: crime D+, amenities F, commute F.
• Pierce County (rural): math 52% / reading 51% proficiency, ranked #15 of 174 in GA (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Patterson Elementary School (math 71% / reading 50%, grade B-, #123 of 1,228 statewide, top 10%, 476 students, 67% FRL) — zoned schools average 67% FRL vs 51% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 27 active listings in the ZIP; 88 units permitted in Pierce County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $14k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe 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 $117,016 (40.0% 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 95 days. Have you received any prior offers? Is the seller open to a 40% 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.60% ✗
• Cap rate: 4.03%
• Cash-on-cash: -8.07%
• DSCR: 0.64
• GRM: 13.9

CMA / ARV

• ARV (on-the-fly): $163,680
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5525 E Railroad Ave	0.15mi	3/2.0	1,416 (+7%)	4mo	$150,000	$106	78
3447 Wildwood Ave	0.03mi	3/2.0	1,251 (-5%)	24mo	$195,000	$156	70
5612 Hickory Dr	0.74mi	3/2.0	1,296 (-2%)	6mo	$160,660	$124	57
5633 E Railroad Ave	0.43mi	3/2.0	1,380 (+4%)	20mo	$70,500	$51	56
3548 Dallas St	0.50mi	3/2.0	1,463 (+11%)	17mo	$265,000	$181	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.6%
• Equity multiple: 2.52×
• Total profit: $82,809
• Equity at exit: $175,671

10-year hold

• IRR: 17.3%
• Equity multiple: 5.80×
• Total profit: $262,208
• Equity at exit: $378,842

Cash invested: $54,600 (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 31557

• Home prices YoY: 12.8%
• Active inventory: 27
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $1,170 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$188 /mo · $2,251/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $-367

Break-even live

Break-even rent $1,635

Max offer price $130,162

Occupancy floor —

Sensitivity live

Price	-10% $-257	-5% $-312	+0% $-367	+5% $-422	+10% $-477
Rent	-10% $-459	-5% $-413	+0% $-367	+5% $-321	+10% $-275
Rate	-1.0pp $-269	-0.5pp $-317	base $-367	+0.5pp $-418	+1.0pp $-469

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-01
   status Under Contract
2. 2026-03-23
   price $195,000
3. 2026-02-10
   status Back On Market
4. 2026-01-31
   status Under Contract
5. 2026-01-16
   listed $209,000 New
6. 2022-05-25
   soldstatus $196,500
7. 2022-04-28
   soldstatus $196,500 786-char remark

   Show marketing remark (786 chars)

   Wonderful new construction in the city limits of Patterson, GA. This 3 bedroom, 2 bath home features a split bedroom floor plan, open kitchen and living room concept, and LVP flooring throughout. Coming into the home from the spacious double carport, you have a nice sized laundry room leading into the kitchen. The eat-in kitchen features plenty of cabinet space, granite counters, and all new SS appliances. The nice sized master bedroom is off the living room with a large master bathroom featuring double sinks, large tile shower and huge walk in closet w/ wood shelving. Bedrooms two and three are nice sized with spacious closets. Bathroom two features granite countertops and a tub/shower combo. The back yard of the home features an open patio perfect for grilling. Call today!

8. 2021-11-13
   listed $195,900 786-char remark

   Show marketing remark (786 chars)

   Wonderful new construction in the city limits of Patterson, GA. This 3 bedroom, 2 bath home features a split bedroom floor plan, open kitchen and living room concept, and LVP flooring throughout. Coming into the home from the spacious double carport, you have a nice sized laundry room leading into the kitchen. The eat-in kitchen features plenty of cabinet space, granite counters, and all new SS appliances. The nice sized master bedroom is off the living room with a large master bathroom featuring double sinks, large tile shower and huge walk in closet w/ wood shelving. Bedrooms two and three are nice sized with spacious closets. Bathroom two features granite countertops and a tub/shower combo. The back yard of the home features an open patio perfect for grilling. Call today!

ⓘ 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: $2,251 · $188/mo
• Projected year-2 tax: $2,251 · $188/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,042
• − Mortgage interest: −$10,923
• − Property taxes: −$2,251
• − Insurance: −$975
• − Repairs & maintenance: −$1,123
• − Management: −$1,123
• − Depreciation: −$5,673
• Taxable loss: −$8,027
• Est. tax savings @ 24.0%: +$1,926
• After-tax cash flow: $-2,478/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: Pierce County
• NCES district ID: 1304140
• Math proficiency: 52% ▼ -12.00%
• Reading proficiency: 51% ▼ -7.00%
• Median HH income: $39,523
• Composite: 43.04/100
• National rank: #3097
• State rank: #15 of 174 in GA

Livability — Patterson

• Score: 69/100
• State rank: #110
• US rank: #8413

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Patterson, GA
• Population (ZIP): 3,717

Population outlook (Pierce County) Hauer SSP2

• Today (2025): 19,690 people
• By 2030: 19,886 · +1.0%
• By 2040: 20,140 · +2.3%
• By 2050: 20,113 · +2.1%
• By 2075: 19,166 · -2.7%
• By 2100: 16,296 · -17.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 20% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Lithuanian 1% Slovak 1% Hungarian 1%
• Foreign-born: 1% · Canada, Dominican Republic
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Pierce

• 2024 margin: Solid R (+77.5) · D 11.2% · R 88.7%
• 2008→2024 swing: -15.0pp toward R · 2008: -62.5pp · 2024: -77.5pp
• All cycles: 2024: R+77.5 2020: R+75.1 2016: R+74.0 2012: R+66.4 2008: R+62.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 32.95%
• Current HPI: 289.3963
• 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

-0.5% since first listed

8 events — show timeline

• 2026-05-01 Pending — GAMLS
• 2026-03-23 Price Changed $195,000 GAMLS
• 2026-02-10 Relisted — GAMLS
• 2026-01-31 Pending — GAMLS
• 2026-01-16 Listed $209,000 GAMLS
• 2022-05-25 Sold (Public Records) $196,500 Public Records
• 2022-04-28 Sold (MLS) $196,500 SEGAMLS
• 2021-11-13 Listed $195,900 SEGAMLS

Property tax history

+123.1%/yr

Latest (2025): $2,251 · +6.7% YoY. Source: county tax records.