65 Indian Hills Dr · White, GA 30171

$359,900

3 bd · 2.0 ba · 1,741 sqft · SingleFamily public records · 50 Days on market

Built 1999 0.82 ac lot $207/sqft · 53% above area Est $403k · 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 +12.3/15.0
• Appreciation +10.0/10.0
• Cash flow +5.3/30.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.1/10.0
• DSCR +0.0/10.0

Listing remarks MLS

This meticulously maintained 4-bedroom, 3-bath home showcases true pride of ownership, offering peace of mind with thoughtful upgrades and consistent care throughout for the next owner to enjoy! The lower level features a private bedroom, full bath, and a separate living area-perfect for guests, in-laws, or a teen suite. This space opens directly to your outdoor retreat, complete with an above-ground pool with a newer liner and a well-maintained hot tub, creating the perfect setting for relaxation and entertaining. The backyard is fully fenced and includes a large lofted storage building for added convenience. Upstairs, you'll find a spacious living room with a cozy fireplace, ideal for gathering with family and friends. The remodeled eat-in kitchen (2014) offers ample cabinetry, a pantry, and all appliances remain-making this home truly move-in ready. The adjacent dining area provides the perfect space for everyday meals or special occasions. The oversized primary suite features custom cabinetry with quartz countertops that seamlessly flow into the updated en-suite bath, complete with upgraded sinks and a tub/shower combination. Additional highlights include: Fresh interior paint throughout Newer tilt-in vinyl windows (2015) Low-maintenance vinyl siding Gasoline/propane generator for peace of mind during power outages Decks re-stained in Fall 2022

Key facts

• Private bedroom
• Hot tub
• Separate living area

Tags

• PRIVATE BEDROOM
• FULL BATH
• SEPARATE LIVING AREA
• OUTDOOR RETREAT
• ABOVE-GROUND POOL
• HOT TUB

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $-805 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $218k (39.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (49.0% below list).
• Recommended offer: $184k (49.0% below list) — sets the bar for 1% rule.
• Cap rate 3.6% vs local median 3.0% in White — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 69/100 on livability (#120 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: employment C-, crime D+, schools F.
• Bartow County (rural): math 33% / reading 34% proficiency, ranked #70 of 174 in GA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 82 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,618 units permitted in Bartow County in 2024 (265 in 5+ unit buildings).

Forward outlook

• In year one you build about $38k of equity ($2k loan paydown + $36k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$62k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($349k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago 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 $168k; list at $360k implies a 114% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,600 (49.0% 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 50 days. Have you received any prior offers? Is the seller open to a 49% 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. 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?
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: 0.51% ✗
• Cap rate: 3.61%
• Cash-on-cash: -9.58%
• DSCR: 0.57
• GRM: 16.3

CMA / ARV

• ARV (median comp): $403,163
• List price: $359,900
• Delta: -10.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13 Indian Valley Way	0.15mi	3/2.0	1,760 (+1%)	3mo	$325,000	$185	89
56 Indian Hills Dr	0.12mi	3/2.0	1,632 (-6%)	14mo	$334,900	$205	73
64 Indian Hills Dr	0.05mi	4/3.0 (+1)	1,698 (-2%)	23mo	$300,000	$177	66
61 Indian Springs Dr NE	0.46mi	4/3.0 (+1)	1,641 (-6%)	2mo	$300,000	$183	58
22 Indian Hills Dr	0.34mi	3/2.0	1,508 (-13%)	8mo	$327,000	$217	55
64 Indian Springs Dr NE	0.51mi	4/2.5 (+1)	1,738 (-0%)	23mo	$310,000	$178	50
65 Indian Springs Dr NE	0.47mi	3/2.0	1,558 (-10%)	13mo	$334,000	$214	50
29 Indian Springs Dr NE	0.37mi	3/2.5	1,603 (-8%)	22mo	$305,000	$190	49

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: 17.5%
• Equity multiple: 2.44×
• Total profit: $144,647
• Equity at exit: $324,226

10-year hold

• IRR: 16.5%
• Equity multiple: 5.62×
• Total profit: $466,035
• Equity at exit: $699,207

Cash invested: $100,772 (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 30171

• Home prices YoY: 6.7%
• Active inventory: 82
• Price-to-rent: 16.3×

Monthly cashflow live

• Estimated rent: $1,836 medium
• Mortgage (P&I): −$1,887
• Tax from tax record: −$218 /mo · $2,613/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $-805

Break-even live

Break-even rent $2,855

Max offer price $217,753

Occupancy floor —

Sensitivity live

Price	-10% $-601	-5% $-703	+0% $-805	+5% $-907	+10% $-1,008
Rent	-10% $-950	-5% $-877	+0% $-805	+5% $-732	+10% $-660
Rate	-1.0pp $-623	-0.5pp $-713	base $-805	+0.5pp $-898	+1.0pp $-993

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: $89,975
• Closing costs: $10,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
87 Indian Hills Dr Rydal, GA	4.0	3.0	2209	$1,836	$0.83	6d	1	0.21mi

Listing history 15 events

1. 2026-06-03
   status $359,900 Pending 50 DOM
2. 2026-06-02
   days on market $359,900 Active Under Contract 50 DOM
3. 2026-06-01
   days on market $359,900 Active Under Contract 49 DOM
4. 2026-05-31
   days on market $359,900 Active Under Contract 48 DOM
5. 2026-05-04
   status Under Contract 1379-char remark

   Show marketing remark (1397 chars)

   This meticulously maintained 4-bedroom, 3-bath home showcases true pride of ownership, offering peace of mind with thoughtful upgrades and consistent care throughout for the next owner to enjoy! The lower level features a private bedroom, full bath, and a separate living area—perfect for guests, in-laws, or a teen suite. This space opens directly to your outdoor retreat, complete with an above-ground pool with a newer liner and a well-maintained hot tub, creating the perfect setting for relaxation and entertaining. The backyard is fully fenced and includes a large lofted storage building for added convenience. Upstairs, you’ll find a spacious living room with a cozy fireplace, ideal for gathering with family and friends. The remodeled eat-in kitchen (2014) offers ample cabinetry, a pantry, and all appliances remain—making this home truly move-in ready. The adjacent dining area provides the perfect space for everyday meals or special occasions. The oversized primary suite features custom cabinetry with quartz countertops that seamlessly flow into the updated en-suite bath, complete with upgraded sinks and a tub/shower combination. Additional highlights include: Fresh interior paint throughout Newer tilt-in vinyl windows (2015) Low-maintenance vinyl siding Gasoline/propane generator for peace of mind during power outages Decks re-stained in Fall 2022

6. 2026-05-04
   historical Active Under Contract 1397-char remark

   Show marketing remark (1397 chars)

   This meticulously maintained 4-bedroom, 3-bath home showcases true pride of ownership, offering peace of mind with thoughtful upgrades and consistent care throughout for the next owner to enjoy! The lower level features a private bedroom, full bath, and a separate living area—perfect for guests, in-laws, or a teen suite. This space opens directly to your outdoor retreat, complete with an above-ground pool with a newer liner and a well-maintained hot tub, creating the perfect setting for relaxation and entertaining. The backyard is fully fenced and includes a large lofted storage building for added convenience. Upstairs, you’ll find a spacious living room with a cozy fireplace, ideal for gathering with family and friends. The remodeled eat-in kitchen (2014) offers ample cabinetry, a pantry, and all appliances remain—making this home truly move-in ready. The adjacent dining area provides the perfect space for everyday meals or special occasions. The oversized primary suite features custom cabinetry with quartz countertops that seamlessly flow into the updated en-suite bath, complete with upgraded sinks and a tub/shower combination. Additional highlights include: Fresh interior paint throughout Newer tilt-in vinyl windows (2015) Low-maintenance vinyl siding Gasoline/propane generator for peace of mind during power outages Decks re-stained in Fall 2022

7. 2026-04-28
   price $359,900 1397-char remark

   Show marketing remark (1379 chars)

   This meticulously maintained 4-bedroom, 3-bath home showcases true pride of ownership, offering peace of mind with thoughtful upgrades and consistent care throughout for the next owner to enjoy! The lower level features a private bedroom, full bath, and a separate living area-perfect for guests, in-laws, or a teen suite. This space opens directly to your outdoor retreat, complete with an above-ground pool with a newer liner and a well-maintained hot tub, creating the perfect setting for relaxation and entertaining. The backyard is fully fenced and includes a large lofted storage building for added convenience. Upstairs, you'll find a spacious living room with a cozy fireplace, ideal for gathering with family and friends. The remodeled eat-in kitchen (2014) offers ample cabinetry, a pantry, and all appliances remain-making this home truly move-in ready. The adjacent dining area provides the perfect space for everyday meals or special occasions. The oversized primary suite features custom cabinetry with quartz countertops that seamlessly flow into the updated en-suite bath, complete with upgraded sinks and a tub/shower combination. Additional highlights include: Fresh interior paint throughout Newer tilt-in vinyl windows (2015) Low-maintenance vinyl siding Gasoline/propane generator for peace of mind during power outages Decks re-stained in Fall 2022

8. 2026-04-28
   price $359,900 1379-char remark

   Show marketing remark (1379 chars)

   This meticulously maintained 4-bedroom, 3-bath home showcases true pride of ownership, offering peace of mind with thoughtful upgrades and consistent care throughout for the next owner to enjoy! The lower level features a private bedroom, full bath, and a separate living area-perfect for guests, in-laws, or a teen suite. This space opens directly to your outdoor retreat, complete with an above-ground pool with a newer liner and a well-maintained hot tub, creating the perfect setting for relaxation and entertaining. The backyard is fully fenced and includes a large lofted storage building for added convenience. Upstairs, you'll find a spacious living room with a cozy fireplace, ideal for gathering with family and friends. The remodeled eat-in kitchen (2014) offers ample cabinetry, a pantry, and all appliances remain-making this home truly move-in ready. The adjacent dining area provides the perfect space for everyday meals or special occasions. The oversized primary suite features custom cabinetry with quartz countertops that seamlessly flow into the updated en-suite bath, complete with upgraded sinks and a tub/shower combination. Additional highlights include: Fresh interior paint throughout Newer tilt-in vinyl windows (2015) Low-maintenance vinyl siding Gasoline/propane generator for peace of mind during power outages Decks re-stained in Fall 2022

9. 2026-04-13
   listed $369,900 New 1379-char remark

   Show marketing remark (1397 chars)

   This meticulously maintained 4-bedroom, 3-bath home showcases true pride of ownership, offering peace of mind with thoughtful upgrades and consistent care throughout for the next owner to enjoy! The lower level features a private bedroom, full bath, and a separate living area—perfect for guests, in-laws, or a teen suite. This space opens directly to your outdoor retreat, complete with an above-ground pool with a newer liner and a well-maintained hot tub, creating the perfect setting for relaxation and entertaining. The backyard is fully fenced and includes a large lofted storage building for added convenience. Upstairs, you’ll find a spacious living room with a cozy fireplace, ideal for gathering with family and friends. The remodeled eat-in kitchen (2014) offers ample cabinetry, a pantry, and all appliances remain—making this home truly move-in ready. The adjacent dining area provides the perfect space for everyday meals or special occasions. The oversized primary suite features custom cabinetry with quartz countertops that seamlessly flow into the updated en-suite bath, complete with upgraded sinks and a tub/shower combination. Additional highlights include: Fresh interior paint throughout Newer tilt-in vinyl windows (2015) Low-maintenance vinyl siding Gasoline/propane generator for peace of mind during power outages Decks re-stained in Fall 2022

10. 2026-04-13
    listed $369,900 Active 1397-char remark

    Show marketing remark (1397 chars)

    This meticulously maintained 4-bedroom, 3-bath home showcases true pride of ownership, offering peace of mind with thoughtful upgrades and consistent care throughout for the next owner to enjoy! The lower level features a private bedroom, full bath, and a separate living area—perfect for guests, in-laws, or a teen suite. This space opens directly to your outdoor retreat, complete with an above-ground pool with a newer liner and a well-maintained hot tub, creating the perfect setting for relaxation and entertaining. The backyard is fully fenced and includes a large lofted storage building for added convenience. Upstairs, you’ll find a spacious living room with a cozy fireplace, ideal for gathering with family and friends. The remodeled eat-in kitchen (2014) offers ample cabinetry, a pantry, and all appliances remain—making this home truly move-in ready. The adjacent dining area provides the perfect space for everyday meals or special occasions. The oversized primary suite features custom cabinetry with quartz countertops that seamlessly flow into the updated en-suite bath, complete with upgraded sinks and a tub/shower combination. Additional highlights include: Fresh interior paint throughout Newer tilt-in vinyl windows (2015) Low-maintenance vinyl siding Gasoline/propane generator for peace of mind during power outages Decks re-stained in Fall 2022

11. 2007-07-05
    soldstatus $168,000
12. 2007-06-22
    soldstatus $168,000
13. 2007-04-20
    listed $172,900
14. 1999-04-01
    soldstatus $127,900
15. 1997-12-01
    soldstatus $15,000

ⓘ 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: $2,613 · $218/mo
• Projected year-2 tax: $3,311 · $276/mo
• Expected delta: +$698/yr (+$58/mo · 26.7%)

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,032
• − Mortgage interest: −$20,160
• − Property taxes: −$2,613
• − Insurance: −$1,800
• − Repairs & maintenance: −$1,763
• − Management: −$1,763
• − Depreciation: −$10,470
• Taxable loss: −$16,536
• Est. tax savings @ 24.0%: +$3,969
• After-tax cash flow: $-5,687/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: Bartow County
• NCES district ID: 1300330
• Math proficiency: 33% ▼ -8.00%
• Reading proficiency: 34% ▼ -7.00%
• Median HH income: $50,596
• Composite: 29.16/100
• National rank: #6577
• State rank: #70 of 174 in GA

Livability — White

• Score: 69/100
• State rank: #120
• US rank: #8652

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,937

Population outlook (Bartow County) Hauer SSP2

• Today (2025): 107,887 people
• By 2030: 109,594 · +1.6%
• By 2040: 111,038 · +2.9%
• By 2050: 109,046 · +1.1%
• By 2075: 99,484 · -7.8%
• By 2100: 83,431 · -22.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Black 3% Two or more races 2%
• Common ancestry: Romanian 4% Serbian 2% Lithuanian 1%
• Languages at home: 98% English-only · Spanish 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Bartow

• 2024 margin: Solid R (+51.0) · D 24.2% · R 75.2%
• 2008→2024 swing: -5.8pp toward R · 2008: -45.2pp · 2024: -51.0pp
• All cycles: 2024: R+51.0 2020: R+50.7 2016: R+55.2 2012: R+51.7 2008: R+45.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 25.54%
• Current HPI: 406.79
• 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

+2299.3% since first listed

11 events — show timeline

• 2026-05-04 Pending — GAMLS
• 2026-05-04 Contingent — FMLS
• 2026-04-28 Price Changed $359,900 FMLS
• 2026-04-28 Price Changed $359,900 GAMLS
• 2026-04-13 Listed $369,900 FMLS
• 2026-04-13 Listed $369,900 GAMLS
• 2007-07-05 Sold (Public Records) $168,000 Public Records
• 2007-06-22 Sold (MLS) $168,000 FMLS
• 2007-04-20 Listed $172,900 FMLS
• 1999-04-01 Sold (Public Records) $127,900 Public Records
• 1997-12-01 Sold (Public Records) $15,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $2,613 · -8.4% YoY. Source: county tax records.