1740 Brushcreek Dr · Monroe, GA 30655

$220,000

3 bd · 2.0 ba · 1,522 sqft · SingleFamily public records · 15 Days on market

Built 2001 0.83 ac lot $145/sqft · 32% below area Est $324k · 32% 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 +15.0/15.0
• Cash flow +8.3/30.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special or dream renovation opportunity! This 3-bedroom, 2-bath home welcomes you with a front porch and features a spacious great room with a cozy brick fireplace. The ideal roommate floor plan offers both privacy and functionality, complemented by a warm country kitchen. Step outside to a large fenced backyard, perfect for entertaining, pets, or future improvements.

Key facts

• Country kitchen
• Spacious great room
• Front porch

Tags

• FRONT PORCH
• SPACIOUS GREAT ROOM
• COZY BRICK FIREPLACE
• COUNTRY KITCHEN
• LARGE FENCED BACKYARD

Property features AI

Finance

• Other: Property listed as fixer condition; Fee simple ownership

Exterior

• Parking: Two-car garage (garage faces side); Driveway with level access; Additional parking for a total of up to six vehicles; Open parking available
• Utilities: Public water; Septic tank (sewer) and other sewer connections noted; Cable, electricity, phone, and water available; Underground utilities available
• Home design: Single-story (one level) home; Brick front with vinyl siding; Crawl space foundation; Facing/entry information not specified
• Construction: Composition shingle roof; Block and brick/mortar foundation; Brick front construction
• Exterior features: Private entrance; Front porch and deck; Rain gutters; Fenced backyard with wood privacy fencing

Interior

• Kitchen: Eat-in country kitchen with white cabinets; Breakfast area and pantry; Laminate countertops; Open view to the family room; Microwave and refrigerator included
• Bedrooms: Three main-level bedrooms; Primary suite located on the main level; Roommate floor plan and split bedroom layout
• Flooring: Hardwood and ceramic/tile flooring; Additional unspecified tile/other flooring
• Bathrooms: Two full bathrooms; Primary bathroom with double vanity, separate tub and shower, and soaking tub
• Heating & cooling: Central heating (electric); Central air conditioning with ceiling fans; Electric service (110 volts)
• Interior features: Cathedral ceilings with tray and vaulted details; High 9-ft ceilings on the main level; Double-pane windows; One factory-built masonry fireplace in the great room; No shared/common walls
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-267 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (21.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (22.6% below list).
• Recommended offer: $170k (22.6% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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: 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).
• Zoned-school proficiency averages 27% at this address vs 42% district-wide (-15 pts) — the specific schools serving this property underperform the Walton County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.7%/yr); 314 active listings in the ZIP; 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 $7k 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 15 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 4 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 $160k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $170,234 (22.6% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
6. 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.
7. 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.
8. 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: 0.77% ✗
• Cap rate: 5.20%
• Cash-on-cash: -3.91%
• DSCR: 0.83
• GRM: 10.8

CMA / ARV

• ARV (median comp): $324,216
• List price: $220,000
• Delta: -32.14%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1740 Brushcreek Dr	0.00mi	3/2.0	1,522 (0%)	1mo	$160,000	$105	99

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 · 1.68% rent growth · sell at horizon

5-year hold

• IRR: -26.7%
• Equity multiple: 0.11×
• Total profit: $-54,814
• Equity at exit: $32,803

10-year hold

• IRR: -29.5%
• Equity multiple: -0.27×
• Total profit: $-78,224
• Equity at exit: $19,022

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 30655

• Rents YoY: 1.7%
• Active inventory: 314
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,702 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$300 /mo · $3,602/yr
• Insurance: −$92
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $-267

Break-even live

Break-even rent $2,040

Max offer price $172,808

Occupancy floor —

Sensitivity live

Price	-10% $-143	-5% $-205	+0% $-267	+5% $-329	+10% $-392
Rent	-10% $-402	-5% $-334	+0% $-267	+5% $-200	+10% $-133
Rate	-1.0pp $-156	-0.5pp $-211	base $-267	+0.5pp $-324	+1.0pp $-382

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 12 events

1. 2026-05-08
   status Under Contract 379-char remark

   Show marketing remark (379 chars)

   Investor special or dream renovation opportunity! This 3-bedroom, 2-bath home welcomes you with a front porch and features a spacious great room with a cozy brick fireplace. The ideal roommate floor plan offers both privacy and functionality, complemented by a warm country kitchen. Step outside to a large fenced backyard, perfect for entertaining, pets, or future improvements.

2. 2026-05-08
   status Pending 379-char remark

   Show marketing remark (379 chars)

   Investor special or dream renovation opportunity! This 3-bedroom, 2-bath home welcomes you with a front porch and features a spacious great room with a cozy brick fireplace. The ideal roommate floor plan offers both privacy and functionality, complemented by a warm country kitchen. Step outside to a large fenced backyard, perfect for entertaining, pets, or future improvements.

3. 2026-05-04
   price $220,000 379-char remark

   Show marketing remark (379 chars)

   Investor special or dream renovation opportunity! This 3-bedroom, 2-bath home welcomes you with a front porch and features a spacious great room with a cozy brick fireplace. The ideal roommate floor plan offers both privacy and functionality, complemented by a warm country kitchen. Step outside to a large fenced backyard, perfect for entertaining, pets, or future improvements.

4. 2026-05-04
   price $220,000 379-char remark

   Show marketing remark (379 chars)

   Investor special or dream renovation opportunity! This 3-bedroom, 2-bath home welcomes you with a front porch and features a spacious great room with a cozy brick fireplace. The ideal roommate floor plan offers both privacy and functionality, complemented by a warm country kitchen. Step outside to a large fenced backyard, perfect for entertaining, pets, or future improvements.

5. 2026-04-23
   listed $229,000 New 379-char remark

   Show marketing remark (379 chars)

   Investor special or dream renovation opportunity! This 3-bedroom, 2-bath home welcomes you with a front porch and features a spacious great room with a cozy brick fireplace. The ideal roommate floor plan offers both privacy and functionality, complemented by a warm country kitchen. Step outside to a large fenced backyard, perfect for entertaining, pets, or future improvements.

6. 2026-04-23
   listed $229,000 Active 379-char remark

   Show marketing remark (379 chars)

   Investor special or dream renovation opportunity! This 3-bedroom, 2-bath home welcomes you with a front porch and features a spacious great room with a cozy brick fireplace. The ideal roommate floor plan offers both privacy and functionality, complemented by a warm country kitchen. Step outside to a large fenced backyard, perfect for entertaining, pets, or future improvements.

7. 2007-10-08
   soldstatus $116,500
8. 2007-09-27
   soldstatus $116,500

   Show marketing remark (148 chars)

   CORP OWNED.SOLD AS IS!NO TERMITE/DISCLOSURE.OFFER MUST INCLUDE LENDER PREQUAL OR USE OUR LENDER.MUST USE SELLER ATTY.EM TO BE HELD BY LB,CERT FUNDS!

9. 2007-09-27
   soldstatus $116,500

   Show marketing remark (148 chars)

   CORP OWNED.SOLD AS IS!NO TERMITE/DISCLOSURE.OFFER MUST INCLUDE LENDER PREQUAL OR USE OUR LENDER.MUST USE SELLER ATTY.EM TO BE HELD BY LB,CERT FUNDS!

10. 2007-04-09
    listed $108,900
11. 2007-03-29
    listed $108,900

    Show marketing remark (148 chars)

    CORP OWNED.SOLD AS IS!NO TERMITE/DISCLOSURE.OFFER MUST INCLUDE LENDER PREQUAL OR USE OUR LENDER.MUST USE SELLER ATTY.EM TO BE HELD BY LB,CERT FUNDS!

12. 2004-05-14
    soldstatus $119,000

ⓘ 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: $3,602 · $300/mo
• Projected year-2 tax: $3,602 · $300/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 8/10 Severe FEMA zone X (unshaded) · 97% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,428
• − Mortgage interest: −$12,323
• − Property taxes: −$3,602
• − Insurance: −$1,898
• − Repairs & maintenance: −$1,634
• − Management: −$1,634
• − Depreciation: −$6,400
• Taxable loss: −$7,063
• Est. tax savings @ 24.0%: +$1,695
• After-tax cash flow: $-1,511/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): 29,785
• Household income: $69,148
• Rent vs Own: 32.6% rent · 67.4% own
• Severe rent burden: 877.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 28% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Italian 2% Slovak 2% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -125.19%
• Current HPI: 222.8159
• Rent YoY: ▲ 1.68%
• 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

+34.5% since first listed

15 events — show timeline

• 2026-05-19 Sold (Public Records) $160,000 Public Records
• 2026-05-19 Sold (MLS) $160,000 FMLS
• 2026-05-19 Sold (MLS) $160,000 GAMLS
• 2026-05-08 Pending — GAMLS
• 2026-05-08 Pending — FMLS
• 2026-05-04 Price Changed $220,000 GAMLS
• 2026-05-04 Price Changed $220,000 FMLS
• 2026-04-23 Listed $229,000 FMLS
• 2026-04-23 Listed $229,000 GAMLS
• 2007-10-08 Sold (Public Records) $116,500 Public Records
• 2007-09-27 Sold (MLS) $116,500 Hive MLS
• 2007-09-27 Sold (MLS) $116,500 FMLS
• 2007-04-09 Listed $108,900 Hive MLS
• 2007-03-29 Listed $108,900 FMLS
• 2004-05-14 Sold (Public Records) $119,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $3,602 · +9.8% YoY. Source: county tax records.