None · Social Circle, GA 30025

$320,000

4 bd · 2.5 ba · 2,207 sqft · SingleFamily public records · 64 Days on market

Built 2021 0.36 ac lot $145/sqft · 21% below area Est $407k · 21% under $25/mo HOA · 1% of rent

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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 +8.7/30.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2-story home located in the desirable Winding community in Social Circle, a Swim/Tennis golf cart friendly neighborhood. Spacious and functional open concept layout with the kitchen overlooking the family room. Kitchen features include a large island with seating, granite countertops, stainless steel appliances, and popular shanker style cabinetry. Separate formal dining room with judge's paneling. Upstairs the primary suite includes a large walk-in closet, double vanities, soaking tub and separate shower. Three additional bedrooms are generously sized with good closet space.

Key facts

• Formal dining room
• Large island
• Granite countertops

Tags

• OPEN CONCEPT LAYOUT
• LARGE ISLAND
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SHAKER STYLE CABINETRY
• FORMAL DINING ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-271 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $272k (15.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (32.8% below list).
• Recommended offer: $215k (32.8% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 2.7% in Social Circle — 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 65/100 on livability (#230 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools D, amenities F, commute F.
• Social Circle City (town): math 33% / reading 38% proficiency, ranked #60 of 174 in GA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 166 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $10k 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 64 days — a 6% lower offer ($301k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $214,900 (32.8% 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 64 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.67% ✗
• Cap rate: 5.28%
• Cash-on-cash: -3.63%
• DSCR: 0.84
• GRM: 12.4

CMA / ARV

• ARV (median comp): $406,528
• List price: $320,000
• Delta: -21.28%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
967 Park Place St	0.13mi	3/2.5 (-1)	2,246 (+2%)	2mo	$345,000	$154	84
900 Park Place St	0.20mi	3/2.5 (-1)	2,274 (+3%)	3mo	$411,900	$181	78
1224 Morrow Dr	0.14mi	5/3.0 (+1)	2,111 (-4%)	2mo	$320,000	$152	77
650 Park Place Way	0.24mi	3/2.0 (-1)	2,242 (+2%)	9mo	$390,000	$174	72
237 Park Place Trl	0.21mi	3/2.0 (-1)	2,288 (+4%)	10mo	$370,000	$162	69
453 Crossroads Dr	0.30mi	3/2.0 (-1)	2,130 (-4%)	12mo	$396,000	$186	63
711 Park Place Way	0.17mi	3/2.0 (-1)	2,028 (-8%)	13mo	$395,900	$195	61
700 Park Place Way	0.20mi	3/2.0 (-1)	2,028 (-8%)	13mo	$395,900	$195	60
509 Cowpens Rd	0.57mi	4/3.5	2,259 (+2%)	12mo	$375,000	$166	55
684 N Cherokee Rd N	0.47mi	3/2.0 (-1)	2,036 (-8%)	6mo	$315,000	$155	53
226 Rogue Rd	0.70mi	3/2.0 (-1)	2,016 (-9%)	4mo	$340,000	$169	43
181 W Hightower Trl	0.71mi	3/2.0 (-1)	2,014 (-9%)	10mo	$497,500	$247	37

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -22.5%
• Equity multiple: 0.23×
• Total profit: $-69,249
• Equity at exit: $47,713

10-year hold

• IRR: -16.7%
• Equity multiple: 0.07×
• Total profit: $-83,024
• Equity at exit: $27,668

Cash invested: $89,600 (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 30025

• Home prices YoY: -20.6%
• Active inventory: 166
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $2,149 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$133 /mo · $1,591/yr
• Insurance: −$133
• HOA: −$25
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $-271

Break-even live

Break-even rent $2,492

Max offer price $272,074

Occupancy floor —

Sensitivity live

Price	-10% $-90	-5% $-181	+0% $-271	+5% $-362	+10% $-452
Rent	-10% $-441	-5% $-356	+0% $-271	+5% $-186	+10% $-102
Rate	-1.0pp $-110	-0.5pp $-190	base $-271	+0.5pp $-354	+1.0pp $-439

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
701 Jackson Ct Social Circle, GA	4.0	2.5	1865	$2,149	$1.15	11d	1	0.11mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 22 events

1. 2026-06-16
   days on market $320,000 Active 64 DOM
2. 2026-06-15
   days on market $320,000 Active 63 DOM
3. 2026-06-13
   days on market $320,000 Active 61 DOM
4. 2026-06-12
   days on market $320,000 Active 60 DOM
5. 2026-06-09
   days on market $320,000 Active 57 DOM
6. 2026-06-08
   days on market $320,000 Active 56 DOM
7. 2026-06-07
   days on market $320,000 Active 55 DOM
8. 2026-06-05
   days on market $320,000 Active 53 DOM
9. 2026-06-04
   days on market $320,000 Active 51 DOM
10. 2026-06-02
    days on market $320,000 Active 50 DOM
11. 2026-06-01
    days on market $320,000 Active 49 DOM
12. 2026-05-31
    days on market $320,000 Active 48 DOM
13. 2026-05-31
    days on market $320,000 Active 47 DOM
14. 2026-04-10
    listed $320,000 New 582-char remark

    Show marketing remark (582 chars)

    2-story home located in the desirable Winding community in Social Circle, a Swim/Tennis golf cart friendly neighborhood. Spacious and functional open concept layout with the kitchen overlooking the family room. Kitchen features include a large island with seating, granite countertops, stainless steel appliances, and popular shanker style cabinetry. Separate formal dining room with judge's paneling. Upstairs the primary suite includes a large walk-in closet, double vanities, soaking tub and separate shower. Three additional bedrooms are generously sized with good closet space.

15. 2026-04-10
    listed $320,000 Active 582-char remark

    Show marketing remark (582 chars)

    2-story home located in the desirable Winding community in Social Circle, a Swim/Tennis golf cart friendly neighborhood. Spacious and functional open concept layout with the kitchen overlooking the family room. Kitchen features include a large island with seating, granite countertops, stainless steel appliances, and popular shanker style cabinetry. Separate formal dining room with judge's paneling. Upstairs the primary suite includes a large walk-in closet, double vanities, soaking tub and separate shower. Three additional bedrooms are generously sized with good closet space.

16. 2021-12-20
    soldstatus $336,900 Closed
17. 2021-12-20
    soldstatus $336,900 Sold
18. 2021-11-17
    status Under Contract
19. 2021-11-17
    status Pending
20. 2021-10-04
    listed $336,900 New
21. 2021-10-04
    listed $336,900 Active
22. 2018-12-18
    soldstatus $29,000

ⓘ 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: $1,591 · $133/mo
• Projected year-2 tax: $2,944 · $245/mo
• Expected delta: +$1,353/yr (+$113/mo · 85.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,788
• − Mortgage interest: −$17,925
• − Property taxes: −$1,591
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,063
• − Management: −$2,063
• − HOA: −$300
• − Depreciation: −$9,309
• Taxable loss: −$9,063
• Est. tax savings @ 24.0%: +$2,175
• After-tax cash flow: $-1,080/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: Social Circle City
• NCES district ID: 1304540
• Math proficiency: 33% ▼ -9.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $45,926
• Composite: 30.36/100
• National rank: #6257
• State rank: #60 of 174 in GA

Livability — Social Circle

• Score: 65/100
• State rank: #230
• US rank: #13263

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Social Circle, GA
• City population: 11,343
• Population (ZIP): 11,343

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: Predominantly White (76%)
• Race & ethnicity: White 76% Black 18% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Portuguese 2% Slovak 2% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% French/Haitian/Cajun 1% Other Asian/Pacific 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: ▼ -61.17%
• Current HPI: 235.1005
• 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

+1003.4% since first listed

9 events — show timeline

• 2026-04-10 Listed $320,000 FMLS
• 2026-04-10 Listed $320,000 GAMLS
• 2021-12-20 Sold (MLS) $336,900 GAMLS
• 2021-12-20 Sold (MLS) $336,900 FMLS
• 2021-11-17 Pending — GAMLS
• 2021-11-17 Pending — FMLS
• 2021-10-04 Listed $336,900 GAMLS
• 2021-10-04 Listed $336,900 FMLS
• 2018-12-18 Sold (Public Records) $29,000 Public Records

Property tax history

+16.7%/yr

Latest (2025): $1,591 · +17.9% YoY. Source: county tax records.