263 Waverly Cir · Waverly Hall, GA 31831

$310,000

3 bd · 2.0 ba · 1,403 sqft · SingleFamily · 46 Days on market

Built 2026 1.19 ac lot

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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).

• Cash flow +9.6/30.0
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• Schools +3.8/10.0
• Livability +3.1/5.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this brand-new 3-bedroom, 2-bath home that offers 1,403 sq ft of comfortable, easy living space with a great open layout. With 1.19 acres to call your own, there's plenty of space to relax, garden, or just enjoy a little extra breathing room while settling into a home that's ready for its very first owners.

Key facts

• Open layout
• 1.19 acres
• 1.19 acre lot

Tags

• OPEN LAYOUT
• 1.19 ACRES

Property features AI

Finance

• Other: Home warranty included
• HOA & community: No HOA

Exterior

• Parking: Attached garage; Garage with parking pad; Open parking
• Utilities: Public water available; Septic sewer; Electricity available
• Home design: Single-family residence (house); New construction; One level
• Construction: Built in 2026; Concrete construction; Other roof
• Exterior features: Level lot

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: 3 bedrooms on the main level
• Flooring: Laminate
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Electric heating; Electric cooling; Ceiling fan(s)
• Interior features: Double vanity; Separate shower; Walk-in closet(s); Family room
• Laundry & utility: Laundry in hall

🏗️ New construction. The $310,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $304,451.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-207 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $274k (11.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (22.6% below list).
• Recommended offer: $240k (22.6% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.8% 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+, amenities F, commute 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.
• Zoned schools: Pine Ridge Elementary School (math 40% / reading 41%, grade F, #419 of 1,228 statewide, top 35%, 639 students, 30% FRL); Creekside School (math 39% / reading 43%, grade F, #135 of 470 statewide, top 29%, 858 students, 30% FRL); Harris County High School (math 30% / reading 39%, grade F, #88 of 424 statewide, top 22%, 1,703 students, 25% FRL) — zoned schools at 28% FRL track the district average.
• Market conditions: 103 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 $9k of equity ($2k loan paydown + $7k appreciation (2.2% local appreciation)).
• Harris County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($301k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $240,075 (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. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.92%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $304,451
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
263 Waverly Cir	0.00mi	3/2.0	1,403 (0%)	1mo	$305,000	$217	99
187 Waverly Cir	0.11mi	3/2.0	1,530 (+9%)	10mo	$271,100	$177	71

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: 2.3%
• Equity multiple: 1.12×
• Total profit: $10,602
• Equity at exit: $123,170

10-year hold

• IRR: 6.1%
• Equity multiple: 1.86×
• Total profit: $72,946
• Equity at exit: $179,769

Cash invested: $85,246 (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: 103
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,401 medium
• Mortgage (P&I): −$1,597
• Tax est. 1.5%: −$381 /mo · $4,567/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $-207

Break-even live

Break-even rent $2,663

Max offer price $274,440

Occupancy floor —

Sensitivity live

Price	-10% $3	-5% $-102	+0% $-207	+5% $-313	+10% $-418
Rent	-10% $-397	-5% $-302	+0% $-207	+5% $-113	+10% $-18
Rate	-1.0pp $-54	-0.5pp $-130	base $-207	+0.5pp $-286	+1.0pp $-367

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: $76,113
• Closing costs: $9,134
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-18
   status Under Contract

   Show marketing remark (319 chars)

   Welcome to this brand-new 3-bedroom, 2-bath home that offers 1,403 sq ft of comfortable, easy living space with a great open layout. With 1.19 acres to call your own, there's plenty of space to relax, garden, or just enjoy a little extra breathing room while settling into a home that's ready for its very first owners.

2. 2026-04-18
   status Pending 319-char remark

   Show marketing remark (319 chars)

   Welcome to this brand-new 3-bedroom, 2-bath home that offers 1,403 sq ft of comfortable, easy living space with a great open layout. With 1.19 acres to call your own, there's plenty of space to relax, garden, or just enjoy a little extra breathing room while settling into a home that's ready for its very first owners.

3. 2026-03-03
   listed $310,000 New

   Show marketing remark (319 chars)

   Welcome to this brand-new 3-bedroom, 2-bath home that offers 1,403 sq ft of comfortable, easy living space with a great open layout. With 1.19 acres to call your own, there's plenty of space to relax, garden, or just enjoy a little extra breathing room while settling into a home that's ready for its very first owners.

4. 2026-03-03
   listed $310,000 Active 319-char remark

   Show marketing remark (319 chars)

   Welcome to this brand-new 3-bedroom, 2-bath home that offers 1,403 sq ft of comfortable, easy living space with a great open layout. With 1.19 acres to call your own, there's plenty of space to relax, garden, or just enjoy a little extra breathing room while settling into a home that's ready for its very first owners.

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

Taxation est. · year 1

• Rental income: $28,809
• − Mortgage interest: −$17,054
• − Property taxes: −$4,567
• − Insurance: −$1,522
• − Repairs & maintenance: −$2,305
• − Management: −$2,305
• − Depreciation: −$8,857
• Taxable loss: −$7,800
• Est. tax savings @ 24.0%: +$1,872
• After-tax cash flow: $-617/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

+0.0% since first listed

4 events — show timeline

• 2026-04-18 Pending — GAMLS
• 2026-04-18 Pending — CBOR
• 2026-03-03 Listed $310,000 CBOR
• 2026-03-03 Listed $310,000 GAMLS