4199 Wagon Trl · Walnut Grove, GA 30052

$99,999

3 bd · 2.0 ba · 780 sqft · Other · 410 Days on market

Built 1971 0.70 ac lot $128/sqft · 33% above area Est $75k · 33% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.7/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE REDUCED $10,000!!!!Perfect Starter Home or even a great investment property! This mobile home is located in a great school district in Walnut Grove. The home features 3 bedrooms and 2 baths. There is new carpet throughout the mobile home. There is vinyl flooring in the kitchen. Nice huge front yard so kids can play. There is also a vacant lot next to this property that is available for sale as well. As an investment property this will rent for $1500 per month. Seller/Agent

Key facts

• Vinyl flooring
• New carpet
• Huge front yard

Tags

• NEW CARPET
• VINYL FLOORING
• HUGE FRONT YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.7% vs local median 2.9% in Walnut Grove — 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 63/100 on livability (#289 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities 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 (+3.1%/yr); 847 active listings in the ZIP; solid renter incomes; 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 $691 of loan paydown is wiped out by about $3k 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 + 3.1% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 410 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 6y ago; this cycle's ask has dropped $50k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $66k; list at $100k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 410 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 2.07% ✓
• Cap rate: 18.71%
• Cash-on-cash: 44.35%
• DSCR: 2.97
• GRM: 4.0

CMA / ARV

• ARV (median comp): $75,077
• List price: $99,999
• Delta: 33.20%
• Verdict: OVERPRICED
• Comps: 9 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.12% rent growth · sell at horizon

5-year hold

• IRR: 41.5%
• Equity multiple: 2.78×
• Total profit: $49,932
• Equity at exit: $14,910

10-year hold

• IRR: 47.7%
• Equity multiple: 5.62×
• Total profit: $129,272
• Equity at exit: $8,646

Cash invested: $28,000 (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 30052

• Home prices YoY: -31.8%
• Rents YoY: 3.1%
• Active inventory: 847
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $2,065 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$31 /mo · $367/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $1,035

Break-even live

Break-even rent $755

Max offer price $99,999

Occupancy floor 45%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 42 events

1. 2026-06-18
   days on market $99,999 Active 410 DOM
2. 2026-06-17
   days on market $99,999 Active 409 DOM
3. 2026-06-16
   days on market $99,999 Active 408 DOM
4. 2026-06-15
   days on market $99,999 Active 407 DOM
5. 2026-06-13
   days on market $99,999 Active 405 DOM
6. 2026-06-13
   days on market $99,999 Active 404 DOM
7. 2026-06-09
   days on market $99,999 Active 401 DOM
8. 2026-06-08
   days on market $99,999 Active 400 DOM
9. 2026-06-07
   days on market $99,999 Active 399 DOM
10. 2026-06-04
    days on market $99,999 Active 396 DOM
11. 2026-06-03
    days on market $99,999 Active 395 DOM
12. 2026-06-02
    days on market $99,999 Active 394 DOM
13. 2026-06-01
    days on market $99,999 Active 393 DOM
14. 2026-05-31
    days on market $99,999 Active 392 DOM
15. 2026-05-07
    status Back On Market 488-char remark

    Show marketing remark (488 chars)

    PRICE REDUCED $10,000!!!!Perfect Starter Home or even a great investment property! This mobile home is located in a great school district in Walnut Grove. The home features 3 bedrooms and 2 baths. There is new carpet throughout the mobile home. There is vinyl flooring in the kitchen. Nice huge front yard so kids can play. There is also a vacant lot next to this property that is available for sale as well. As an investment property this will rent for $1500 per month. Seller/Agent

16. 2026-04-30
    historical 488-char remark

    Show marketing remark (488 chars)

    PRICE REDUCED $10,000!!!!Perfect Starter Home or even a great investment property! This mobile home is located in a great school district in Walnut Grove. The home features 3 bedrooms and 2 baths. There is new carpet throughout the mobile home. There is vinyl flooring in the kitchen. Nice huge front yard so kids can play. There is also a vacant lot next to this property that is available for sale as well. As an investment property this will rent for $1500 per month. Seller/Agent

17. 2026-03-05
    status Back On Market 488-char remark

    Show marketing remark (488 chars)

    PRICE REDUCED $10,000!!!!Perfect Starter Home or even a great investment property! This mobile home is located in a great school district in Walnut Grove. The home features 3 bedrooms and 2 baths. There is new carpet throughout the mobile home. There is vinyl flooring in the kitchen. Nice huge front yard so kids can play. There is also a vacant lot next to this property that is available for sale as well. As an investment property this will rent for $1500 per month. Seller/Agent

18. 2026-02-28
    historical 488-char remark

    Show marketing remark (488 chars)

    PRICE REDUCED $10,000!!!!Perfect Starter Home or even a great investment property! This mobile home is located in a great school district in Walnut Grove. The home features 3 bedrooms and 2 baths. There is new carpet throughout the mobile home. There is vinyl flooring in the kitchen. Nice huge front yard so kids can play. There is also a vacant lot next to this property that is available for sale as well. As an investment property this will rent for $1500 per month. Seller/Agent

19. 2026-01-06
    status Back On Market 488-char remark

    Show marketing remark (488 chars)

    PRICE REDUCED $10,000!!!!Perfect Starter Home or even a great investment property! This mobile home is located in a great school district in Walnut Grove. The home features 3 bedrooms and 2 baths. There is new carpet throughout the mobile home. There is vinyl flooring in the kitchen. Nice huge front yard so kids can play. There is also a vacant lot next to this property that is available for sale as well. As an investment property this will rent for $1500 per month. Seller/Agent

20. 2025-12-31
    historical 488-char remark

    Show marketing remark (488 chars)

    PRICE REDUCED $10,000!!!!Perfect Starter Home or even a great investment property! This mobile home is located in a great school district in Walnut Grove. The home features 3 bedrooms and 2 baths. There is new carpet throughout the mobile home. There is vinyl flooring in the kitchen. Nice huge front yard so kids can play. There is also a vacant lot next to this property that is available for sale as well. As an investment property this will rent for $1500 per month. Seller/Agent

21. 2025-10-02
    status Back On Market 488-char remark

    Show marketing remark (488 chars)

    PRICE REDUCED $10,000!!!!Perfect Starter Home or even a great investment property! This mobile home is located in a great school district in Walnut Grove. The home features 3 bedrooms and 2 baths. There is new carpet throughout the mobile home. There is vinyl flooring in the kitchen. Nice huge front yard so kids can play. There is also a vacant lot next to this property that is available for sale as well. As an investment property this will rent for $1500 per month. Seller/Agent

22. 2025-09-30
    historical 488-char remark

    Show marketing remark (488 chars)

    PRICE REDUCED $10,000!!!!Perfect Starter Home or even a great investment property! This mobile home is located in a great school district in Walnut Grove. The home features 3 bedrooms and 2 baths. There is new carpet throughout the mobile home. There is vinyl flooring in the kitchen. Nice huge front yard so kids can play. There is also a vacant lot next to this property that is available for sale as well. As an investment property this will rent for $1500 per month. Seller/Agent

23. 2025-07-13
    price $99,999 488-char remark

    Show marketing remark (488 chars)

    PRICE REDUCED $10,000!!!!Perfect Starter Home or even a great investment property! This mobile home is located in a great school district in Walnut Grove. The home features 3 bedrooms and 2 baths. There is new carpet throughout the mobile home. There is vinyl flooring in the kitchen. Nice huge front yard so kids can play. There is also a vacant lot next to this property that is available for sale as well. As an investment property this will rent for $1500 per month. Seller/Agent

24. 2025-07-04
    status Back On Market 488-char remark

    Show marketing remark (488 chars)

    PRICE REDUCED $10,000!!!!Perfect Starter Home or even a great investment property! This mobile home is located in a great school district in Walnut Grove. The home features 3 bedrooms and 2 baths. There is new carpet throughout the mobile home. There is vinyl flooring in the kitchen. Nice huge front yard so kids can play. There is also a vacant lot next to this property that is available for sale as well. As an investment property this will rent for $1500 per month. Seller/Agent

25. 2025-06-30
    historical 488-char remark

    Show marketing remark (488 chars)

    PRICE REDUCED $10,000!!!!Perfect Starter Home or even a great investment property! This mobile home is located in a great school district in Walnut Grove. The home features 3 bedrooms and 2 baths. There is new carpet throughout the mobile home. There is vinyl flooring in the kitchen. Nice huge front yard so kids can play. There is also a vacant lot next to this property that is available for sale as well. As an investment property this will rent for $1500 per month. Seller/Agent

26. 2025-06-10
    price $109,999 488-char remark

    Show marketing remark (488 chars)

    PRICE REDUCED $10,000!!!!Perfect Starter Home or even a great investment property! This mobile home is located in a great school district in Walnut Grove. The home features 3 bedrooms and 2 baths. There is new carpet throughout the mobile home. There is vinyl flooring in the kitchen. Nice huge front yard so kids can play. There is also a vacant lot next to this property that is available for sale as well. As an investment property this will rent for $1500 per month. Seller/Agent

27. 2025-02-28
    historical
28. 2024-12-04
    status Back On Market
29. 2024-11-30
    historical
30. 2024-10-03
    status Back On Market
31. 2024-09-30
    historical
32. 2024-08-23
    price $139,999
33. 2024-07-31
    listed $149,999 New
34. 2024-04-10
    listed $119,999 New 488-char remark

    Show marketing remark (488 chars)

    PRICE REDUCED $10,000!!!!Perfect Starter Home or even a great investment property! This mobile home is located in a great school district in Walnut Grove. The home features 3 bedrooms and 2 baths. There is new carpet throughout the mobile home. There is vinyl flooring in the kitchen. Nice huge front yard so kids can play. There is also a vacant lot next to this property that is available for sale as well. As an investment property this will rent for $1500 per month. Seller/Agent

35. 2021-01-06
    soldstatus $66,000
36. 2021-01-05
    soldstatus $54,000 Sold
37. 2020-12-29
    status Under Contract
38. 2020-12-09
    price $59,900
39. 2020-11-17
    listed $69,900 New
40. 2020-11-12
    historical
41. 2020-10-21
    listed $79,900 New
42. 2005-10-21
    soldstatus $50,604

ⓘ 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: $367 · $31/mo
• Projected year-2 tax: $920 · $77/mo
• Expected delta: +$553/yr (+$46/mo · 150.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $24,783
• − Mortgage interest: −$5,601
• − Property taxes: −$367
• − Insurance: −$500
• − Repairs & maintenance: −$1,983
• − Management: −$1,983
• − Depreciation: −$2,909
• Taxable income: $11,440
• Est. tax owed @ 24.0%: −$2,746
• After-tax cash flow: $9,673/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 — Walnut Grove

• Score: 63/100
• State rank: #289
• US rank: #15862

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Walton County · 128,246 people
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 79,811
• Household income: $93,764
• Rent vs Own: 19.3% rent · 80.7% own
• Severe rent burden: 1174.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 48% Black 33% Hispanic / Latino 13% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 3% Cuban 1%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 1%
• Foreign-born: 13% · Canada, Jamaica, Vietnam
• Languages at home: 84% English-only · Spanish 10% French/Haitian/Cajun 1% Other Indo-European 1%

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: ▼ -98.77%
• Current HPI: 212.1241
• Rent YoY: ▲ 3.12%
• 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

+97.6% since first listed

28 events — show timeline

• 2026-05-07 Relisted — GAMLS
• 2026-04-30 Listing Removed — GAMLS
• 2026-03-05 Relisted — GAMLS
• 2026-02-28 Listing Removed — GAMLS
• 2026-01-06 Relisted — GAMLS
• 2025-12-31 Listing Removed — GAMLS
• 2025-10-02 Relisted — GAMLS
• 2025-09-30 Listing Removed — GAMLS
• 2025-07-13 Price Changed $99,999 GAMLS
• 2025-07-04 Relisted — GAMLS
• 2025-06-30 Listing Removed — GAMLS
• 2025-06-10 Price Changed $109,999 GAMLS
• 2025-02-28 Listing Removed — GAMLS
• 2024-12-04 Relisted — GAMLS
• 2024-11-30 Listing Removed — GAMLS
• 2024-10-03 Relisted — GAMLS
• 2024-09-30 Listing Removed — GAMLS
• 2024-08-23 Price Changed $139,999 GAMLS
• 2024-07-31 Listed $149,999 GAMLS
• 2024-04-10 Listed $119,999 GAMLS
• 2021-01-06 Sold (Public Records) $66,000 Public Records
• 2021-01-05 Sold (MLS) $54,000 GAMLS
• 2020-12-29 Pending — GAMLS
• 2020-12-09 Price Changed $59,900 GAMLS
• 2020-11-17 Listed $69,900 GAMLS
• 2020-11-12 Listing Removed — GAMLS
• 2020-10-21 Listed $79,900 GAMLS
• 2005-10-21 Sold (Public Records) $50,604 Public Records

Property tax history

+1.9%/yr

Latest (2025): $367 · +3.8% YoY. Source: county tax records.