630 Mill Stone Blf Unit B · Monroe, GA 30655

$129,900

4 bd · 2.5 ba · 1,472 sqft · Townhouse · 56 Days on market

Built 2007 Fair condition 871 sqft lot $88/sqft · 12% above area Est $116k · 12% over

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Why this score? — see what drove the C+ 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• Condition / age +2.2/5.0
• ARV discount +2.1/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity with strong upside potential! This property offers a solid layout and is ready for your vision and updates. Ideal for buyers looking to customize or investors seeking a value-add opportunity. Comparable homes in the area support strong after-repair value. Sold as-is in current condition. Strong renovation opportunity with similar floor plan units in the community having been fully renovated to modern standards. Contact listing agent for investor package and renovation concept examples. Bring your contractor and explore the possibilities. A contractor resource may be available upon request; preliminary feedback suggests the renovation scope is relatively straightforward compared to similar projects. Conveniently located just minutes from downtown Monroe, offering access to local shops, dining, and community charm, with easy access to nearby areas including Athens and the greater Atlanta metro.

Key facts

• Renovation scope
• After-repair value
• Customize

Tags

• SOLID LAYOUT
• CUSTOMIZE
• VALUE-ADD OPPORTUNITY
• AFTER-REPAIR VALUE
• RENOVATION SCOPE
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath townhouse listed at $130k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $511 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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-, schools F, commute 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.
• Market conditions: Rents rising (+1.7%/yr); 314 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 677 units permitted in Walton County in 2024 (17 in 5+ unit buildings).
• This rent runs 31% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 1.7% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $94k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% 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 $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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: 1.37% ✓
• Cap rate: 11.02%
• Cash-on-cash: 16.87%
• DSCR: 1.75
• GRM: 6.1

CMA / ARV

• ARV (median comp): $116,055
• List price: $129,900
• Delta: 11.93%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
725 Wheel House Ln Unit B	0.03mi	4/2.5	1,472 (0%)	5mo	$102,000	$69	94
750 Wheel House Ln Unit B	0.09mi	4/2.5	1,472 (0%)	8mo	$108,000	$73	90
845 Store House Ct Unit B	0.11mi	4/3.0	1,380 (-6%)	3mo	$100,000	$72	80
833 Store House Ct Unit B	0.09mi	4/3.0	1,380 (-6%)	4mo	$106,900	$77	80
842 Store House Ct Unit A	0.13mi	4/3.0	1,380 (-6%)	4mo	$106,000	$77	79
838 Store House Ct Unit A	0.13mi	4/3.0	1,380 (-6%)	4mo	$95,000	$69	79
838 Store House Ct Unit C	0.13mi	4/3.0	1,380 (-6%)	5mo	$108,500	$79	77
829 Store House Ct Unit C	0.08mi	4/2.5	1,608 (+9%)	5mo	$99,000	$62	77
842 Store House Ct Unit B	0.13mi	4/3.0	1,380 (-6%)	7mo	$114,000	$83	76
829 Store House Ct Unit B	0.08mi	4/2.5	1,608 (+9%)	7mo	$112,000	$70	75
1017 Wheel House Ln Unit D	0.12mi	3/2.5 (-1)	1,380 (-6%)	8mo	$109,000	$79	72
1042 Wheel House Ln Unit C	0.20mi	3/2.5 (-1)	1,380 (-6%)	7mo	$108,000	$78	69

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: 6.6%
• Equity multiple: 1.25×
• Total profit: $9,202
• Equity at exit: $19,369

10-year hold

• IRR: 14.8%
• Equity multiple: 2.12×
• Total profit: $40,708
• Equity at exit: $11,231

Cash invested: $36,372 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,784 high
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $511

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 66%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
Wheel House Ln Unit A Monroe, GA	4.0	2.5	1472	$1,450	$0.99	24d	1	0.04mi
711 W Creek Cir Monroe, GA	3.0	2.0	1204	$1,573	$1.31	24d	1	0.16mi
1050 Wheel House Ln Unit A Monroe, GA	4.0	3.0	1556	$1,550	$1.00	16d	1	0.18mi
1007 New Lacy St Unit 8 Monroe, GA	3.0	1.0	1050	$1,500	$1.43	2d	1	0.46mi
501 Pine Park St Unit D Monroe, GA	4.0	3.0	1500	$1,500	$1.00	24d	1	0.52mi
508 Bridgeport Pl Monroe, GA	3.0	2.0	1329	$1,873	$1.41	24d	1	0.78mi
248 Bridgeport Ln Monroe, GA	3.0	2.0	1329	$1,958	$1.47	1d	1	0.78mi
506 Chestnut Ln Monroe, GA	3.0	2.0	1248	$1,853	$1.48	5d	1	0.83mi
431 Bridgeport Pl Monroe, GA	4.0	2.0	1535	$1,949	$1.27	2d	1	0.86mi
319 Bridgeport Ln Monroe, GA	3.0	2.0	1329	$1,953	$1.47	12d	1	0.90mi
508 Landers St Monroe, GA	3.0	1.0	1008	$1,758	$1.74	5d	1	0.93mi
233 Alcovy St Monroe, GA	4.0	2.0	1660	$1,850	$1.11	24d	1	1.00mi
410 Red Oak Ct Monroe, GA	3.0	2.0	1310	$1,849	$1.41	1d	1	1.26mi

Listing history 24 events

1. 2026-06-17
   status $129,900 Pending 56 DOM
2. 2026-06-17
   days on market $129,900 Active 56 DOM
3. 2026-06-16
   days on market $129,900 Active 55 DOM
4. 2026-06-15
   days on market $129,900 Active 54 DOM
5. 2026-06-13
   days on market $129,900 Active 52 DOM
6. 2026-06-13
   days on market $129,900 Active 51 DOM
7. 2026-06-09
   days on market $129,900 Active 48 DOM
8. 2026-06-08
   days on market $129,900 Active 47 DOM
9. 2026-06-07
   days on market $129,900 Active 46 DOM
10. 2026-06-04
    days on market $129,900 Active 43 DOM
11. 2026-06-03
    days on market $129,900 Active 42 DOM
12. 2026-06-02
    days on market $129,900 Active 41 DOM
13. 2026-06-01
    days on market $129,900 Active 40 DOM
14. 2026-05-31
    days on market $129,900 Active 39 DOM
15. 2026-04-18
    listed $129,900 New 926-char remark

    Show marketing remark (851 chars)

    Great opportunity with strong upside potential! This property offers a solid layout and is ready for your vision and updates. Ideal for buyers looking to customize or investors seeking a value-add opportunity. Comparable homes in the area support strong after-repair value. Sold as-is in current condition. Strong renovation opportunity with similar floor plan units in the community having been fully renovated to modern standards. Bring your contractor and explore the possibilities. A contractor resource may be available upon request; preliminary feedback suggests the renovation scope is relatively straightforward compared to similar projects. Conveniently located just minutes from downtown Monroe, offering access to local shops, dining, and community charm, with easy access to nearby areas including Athens and the greater Atlanta metro.

16. 2026-04-18
    listed $129,900 Active 851-char remark

    Show marketing remark (851 chars)

    Great opportunity with strong upside potential! This property offers a solid layout and is ready for your vision and updates. Ideal for buyers looking to customize or investors seeking a value-add opportunity. Comparable homes in the area support strong after-repair value. Sold as-is in current condition. Strong renovation opportunity with similar floor plan units in the community having been fully renovated to modern standards. Bring your contractor and explore the possibilities. A contractor resource may be available upon request; preliminary feedback suggests the renovation scope is relatively straightforward compared to similar projects. Conveniently located just minutes from downtown Monroe, offering access to local shops, dining, and community charm, with easy access to nearby areas including Athens and the greater Atlanta metro.

17. 2025-10-01
    soldstatus $94,000 Sold
18. 2025-10-01
    soldstatus $94,000 Closed
19. 2025-08-12
    status Under Contract
20. 2025-08-11
    status Pending
21. 2025-07-30
    price $104,900
22. 2025-07-30
    price $104,900
23. 2025-06-24
    listed $114,900 New
24. 2025-06-24
    listed $114,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% 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: $21,402
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,712
• − Management: −$1,712
• − Depreciation: −$3,779
• Taxable income: $4,324
• Est. tax owed @ 24.0%: −$1,038
• After-tax cash flow: $5,097/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This townhouse requires moderate renovations to bring it up to modern standards, with a focus on kitchen and bathroom updates. The location and layout offer strong potential for value appreciation.

Repairs flagged

• Major Kitchen appliances — Exposed framing, no appliances
• Major Bathroom fixtures — Exposed framing, no fixtures
• Major Flooring — Exposed subfloor

Value-add opportunities

• Resale Paint interior walls — Enhances curb appeal and interior finish
• Both Install kitchen appliances — Completes kitchen and adds functionality
• Both Install bathroom fixtures — Completes bathrooms and adds functionality
• Both Install flooring — Completes living spaces and adds functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen appliances · Exposed framing, no appliances	Major	$15,000–50,000
Bathroom fixtures · Exposed framing, no fixtures	Major	$15,000–50,000
Flooring · Exposed subfloor	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale Paint interior walls — Enhances curb appeal and interior finish ↑
• Both Install kitchen appliances — Completes kitchen and adds functionality ↑
• Both Install bathroom fixtures — Completes bathrooms and adds functionality ↑
• Both Install flooring — Completes living spaces and adds functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• Census place: Monroe, GA
• 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

+13.1% since first listed

10 events — show timeline

• 2026-04-18 Listed $129,900 FMLS
• 2026-04-18 Listed $129,900 GAMLS
• 2025-10-01 Sold (MLS) $94,000 FMLS
• 2025-10-01 Sold (MLS) $94,000 GAMLS
• 2025-08-12 Pending — GAMLS
• 2025-08-11 Pending — FMLS
• 2025-07-30 Price Changed $104,900 FMLS
• 2025-07-30 Price Changed $104,900 GAMLS
• 2025-06-24 Listed $114,900 FMLS
• 2025-06-24 Listed $114,900 GAMLS