8282 Ga Highway 0085 · Waverly Hall, GA 31831

$220,000

2 bd · 2.0 ba · 1,224 sqft · SingleFamily public records · 14 Days on market

Built 1948 1.00 ac lot Est $224k · at est.

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Why this score? — see what drove the B- 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 +26.5/30.0
• DSCR +9.0/10.0
• ARV discount +8.3/15.0
• Appreciation +6.1/10.0
• 1% rule +5.9/10.0
• Schools +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 2 bedroom, 1 bathroom home sits on a spacious 1-acre lot in the quiet town of Waverly Hall. Ideal for investors or handy homeowners, this property offers endless potential. Renovations were started but not completed, giving you the perfect blank slate to make it your own. In addition to the main living area, there's a cute, light and bright bonus room—perfect for a home office, playroom, or creative space. Step out onto the back porch and imagine sipping coffee while overlooking your future garden—there's plenty of space in the backyard to plant and grow. An added bonus: the detached shed already includes a bathroom and could be converted into a 1 bed/1 bath apartment—great for rental income or extended family. Enjoy the peace of country living while staying close to everything—just 25 minutes from Columbus and only 15 minutes to the shops and restaurants of Midland Commons. If you're not afraid of a little work, this could be your next great investment! Sold as-is.

Key facts

• Renovated bathroom
• Modern upgrades
• Brand new roof

Tags

• MODERN UPGRADES
• EXTENSIVE RENOVATIONS
• BRAND NEW ROOF
• NEW FLOORING
• RENOVATED BATHROOM
• UPDATED KITCHEN

Property features AI

Exterior

• Parking: Attached parking
• Utilities: Public water; Septic tank sewer
• Home design: Single-family residence; Residential property
• Construction: Frame construction
• Exterior features: Level lot; Outbuilding on the property

Interior

• Kitchen: Dishwasher; Electric range
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating
• Interior features: Living room fireplace
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $582 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Cap rate 9.5% 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 $6k of equity ($2k loan paydown + $5k appreciation (2.2% local appreciation)).
• Harris County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (2.2% appreciation + 3.0% rent growth), your $62k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y 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 $90k; list at $220k implies a 144% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 73% 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 $220,000

Questions for the listing agent

1. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.09% ✓
• Cap rate: 9.47%
• Cash-on-cash: 11.34%
• DSCR: 1.50
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $223,992
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6925 Ga Highway 0208	0.42mi	3/2.0 (+1)	1,206 (-2%)	6mo	$221,000	$183	68
6965 Ga Hwy 0208	0.41mi	2/2.0	1,148 (-6%)	20mo	$190,000	$166	54

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

Projected returns pro-forma

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

5-year hold

• IRR: 16.1%
• Equity multiple: 1.88×
• Total profit: $54,171
• Equity at exit: $89,004

10-year hold

• IRR: 18.4%
• Equity multiple: 3.48×
• Total profit: $152,790
• Equity at exit: $129,903

Cash invested: $61,600 (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 31831

• Home prices YoY: 1.1%
• Active inventory: 99
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,409 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$75 /mo · $902/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $582

Break-even live

Break-even rent $1,672

Max offer price $220,000

Occupancy floor 71%

Sensitivity live

Price	-10% $707	-5% $644	+0% $582	+5% $520	+10% $458
Rent	-10% $392	-5% $487	+0% $582	+5% $677	+10% $772
Rate	-1.0pp $693	-0.5pp $638	base $582	+0.5pp $525	+1.0pp $467

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $220,000 Active 14 DOM
2. 2026-06-17
   days on market $220,000 Active 13 DOM
3. 2026-06-16
   days on market $220,000 Active 12 DOM
4. 2026-06-15
   days on market $220,000 Active 11 DOM
5. 2026-06-14
   days on market $220,000 Active 9 DOM
6. 2026-06-13
   days on market $220,000 Active 8 DOM
7. 2026-06-10
   statusdays on market $220,000 Active 6 DOM
8. 2026-04-29
   status Pending
9. 2026-04-24
   listed $220,000 Active
10. 2025-06-24
    soldstatus $90,000 Closed 1009-char remark

    Show marketing remark (1009 chars)

    This 2 bedroom, 1 bathroom home sits on a spacious 1-acre lot in the quiet town of Waverly Hall. Ideal for investors or handy homeowners, this property offers endless potential. Renovations were started but not completed, giving you the perfect blank slate to make it your own. In addition to the main living area, there's a cute, light and bright bonus room—perfect for a home office, playroom, or creative space. Step out onto the back porch and imagine sipping coffee while overlooking your future garden—there's plenty of space in the backyard to plant and grow. An added bonus: the detached shed already includes a bathroom and could be converted into a 1 bed/1 bath apartment—great for rental income or extended family. Enjoy the peace of country living while staying close to everything—just 25 minutes from Columbus and only 15 minutes to the shops and restaurants of Midland Commons. If you're not afraid of a little work, this could be your next great investment! Sold as-is.

11. 2025-05-19
    status Pending 1009-char remark

    Show marketing remark (1009 chars)

    This 2 bedroom, 1 bathroom home sits on a spacious 1-acre lot in the quiet town of Waverly Hall. Ideal for investors or handy homeowners, this property offers endless potential. Renovations were started but not completed, giving you the perfect blank slate to make it your own. In addition to the main living area, there's a cute, light and bright bonus room—perfect for a home office, playroom, or creative space. Step out onto the back porch and imagine sipping coffee while overlooking your future garden—there's plenty of space in the backyard to plant and grow. An added bonus: the detached shed already includes a bathroom and could be converted into a 1 bed/1 bath apartment—great for rental income or extended family. Enjoy the peace of country living while staying close to everything—just 25 minutes from Columbus and only 15 minutes to the shops and restaurants of Midland Commons. If you're not afraid of a little work, this could be your next great investment! Sold as-is.

12. 2025-05-09
    listed $119,900 Active 1009-char remark

    Show marketing remark (1009 chars)

    This 2 bedroom, 1 bathroom home sits on a spacious 1-acre lot in the quiet town of Waverly Hall. Ideal for investors or handy homeowners, this property offers endless potential. Renovations were started but not completed, giving you the perfect blank slate to make it your own. In addition to the main living area, there's a cute, light and bright bonus room—perfect for a home office, playroom, or creative space. Step out onto the back porch and imagine sipping coffee while overlooking your future garden—there's plenty of space in the backyard to plant and grow. An added bonus: the detached shed already includes a bathroom and could be converted into a 1 bed/1 bath apartment—great for rental income or extended family. Enjoy the peace of country living while staying close to everything—just 25 minutes from Columbus and only 15 minutes to the shops and restaurants of Midland Commons. If you're not afraid of a little work, this could be your next great investment! Sold as-is.

13. 2019-11-26
    soldstatus $65,000 274-char remark

    Show marketing remark (274 chars)

    3 bed 1 bath home that also has a workshop with a bathroom. Located on an acre in highly sought after Harris county. With a little TLC, this home would make a great first home or rental. It features a screened in porch which overlooks a nice, level backyard. Huge potential!

14. 2019-11-26
    soldstatus $65,000

    Show marketing remark (274 chars)

    3 bed 1 bath home that also has a workshop with a bathroom. Located on an acre in highly sought after Harris county. With a little TLC, this home would make a great first home or rental. It features a screened in porch which overlooks a nice, level backyard. Huge potential!

15. 2019-09-23
    listed $64,900 274-char remark

    Show marketing remark (274 chars)

    3 bed 1 bath home that also has a workshop with a bathroom. Located on an acre in highly sought after Harris county. With a little TLC, this home would make a great first home or rental. It features a screened in porch which overlooks a nice, level backyard. Huge potential!

ⓘ 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: $902 · $75/mo
• Projected year-2 tax: $2,024 · $169/mo
• Expected delta: +$1,122/yr (+$93/mo · 124.3%)

ⓘ 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 6/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $28,902
• − Mortgage interest: −$12,323
• − Property taxes: −$902
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,312
• − Management: −$2,312
• − Depreciation: −$6,400
• Taxable income: $3,552
• Est. tax owed @ 24.0%: −$852
• After-tax cash flow: $6,133/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

• Census place: Waverly Hall, GA
• 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

+239.0% since first listed

8 events — show timeline

• 2026-04-29 Pending — CBOR
• 2026-04-24 Listed $220,000 CBOR
• 2025-06-24 Sold (MLS) $90,000 CBOR
• 2025-05-19 Pending — CBOR
• 2025-05-09 Listed $119,900 CBOR
• 2019-11-26 Sold (Public Records) $65,000 Public Records
• 2019-11-26 Sold (MLS) $65,000 CBOR
• 2019-09-23 Listed $64,900 CBOR

Property tax history

+0.3%/yr

Latest (2025): $902 · +6.5% YoY. Source: county tax records.