302 Mountberry Ct · Walnut Grove, GA 30052

$300,000

3 bd · 2.5 ba · 1,601 sqft · SingleFamily public records · 105 Days on market

Built 1997 0.50 ac lot Est $328k · 9% 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).

• Cash flow +12.2/30.0
• ARV discount +11.4/15.0
• Schools +3.7/10.0
• DSCR +3.6/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 3-bedroom, 2.5-bath home situated on a spacious 1/2-acre corner lot in Cambridge Chase. This property features a rocking chair front porch, two-car garage, extended driveway, newer roof, and newer HVAC system. Inside, you'll find cathedral ceilings that provide abundant natural light, a formal dining room, and an open country kitchen with granite countertops. The kitchen also includes a breakfast nook with a large bay window overlooking the deck and fenced backyard. The living room offers high ceilings and a wood-burning fireplace. The primary suite includes a soaking tub, separate walk-in shower, updated vanity and lighting, and a walk-in closet with window. Chain-link fenced backyard. No HOA. Schedule your showing today.

Key facts

• Newer roof
• Cathedral ceilings
• Extended driveway

Tags

• ROCKING CHAIR FRONT PORCH
• EXTENDED DRIVEWAY
• NEWER ROOF
• NEWER HVAC SYSTEM
• CATHEDRAL CEILINGS
• OPEN COUNTRY KITCHEN

Property features AI

Exterior

• Parking: Attached garage with 2 spaces; Garage door opener; Garage faces rear
• Utilities: Public water; Septic tank sewer; Electric service available (includes 220V in laundry)
• Home design: Two-story home; Resale property; Pillar/post/pier foundation; Composition roof
• Construction: Built with lap siding; Composition roofing; Pillar/post/pier foundation
• Exterior features: Lap siding; Rain gutters; Deck; Rear porch; Back yard fenced with chain link

Interior

• Kitchen: White cabinets with country-style design; Eat-in kitchen; Solid surface and other surface counters; Dishwasher; Disposal; Electric cooktop; Electric oven; Microwave
• Bedrooms: Three upper-level bedrooms
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms; One half bathroom (main level); Master bath with separate tub and shower
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans; Electric cooling components
• Interior features: Cathedral ceilings; Bay windows with double pane glass; No shared/common walls; One fireplace with raised hearth in the family room (wood-burning stove)
• Laundry & utility: Upper-level laundry in hall; Electric dryer hookup; 220V outlet for laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-59 ($-703/yr) — negative.
• To cash-flow at today's rent, offer at most $290k (3.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (20.0% below list).
• Recommended offer: $240k (20.0% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: amenities F, commute F, health & safety 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: Youth Middle School (math 40% / reading 41%, grade F, #140 of 470 statewide, top 30%, 1,236 students, 37% FRL); Walnut Grove High School (math 38% / reading 50%, grade F, #49 of 424 statewide, top 11%, 1,450 students, 28% FRL).
• Market conditions: Rents rising (+3.1%/yr); 847 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 677 units permitted in Walton County in 2024 (17 in 5+ unit buildings).
• This rent runs 31% of the median local income ($94k/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 $2k of loan paydown is wiped out by about $9k 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 105 days — a 9% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% 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 $240,128 (20.0% 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 105 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
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. 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: 0.80% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.84%
• DSCR: 0.96
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $328,205
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
406 Vista Way	0.11mi	3/2.0	1,496 (-7%)	15mo	$315,675	$211	69
231 Cambridge Dr	0.35mi	3/2.0	1,600 (-0%)	15mo	$300,000	$188	69
4539 Old Hwy 138	0.17mi	4/2.0 (+1)	1,828 (+14%)	2mo	$340,000	$186	60
2021 Emerald Dr	0.46mi	3/2.0	1,682 (+5%)	12mo	$345,000	$205	58
2320 Crystal Ct	0.60mi	3/2.5	1,664 (+4%)	10mo	$305,000	$183	58
4541 Old Highway 138 SW	0.17mi	3/2.0	1,378 (-14%)	12mo	$325,000	$236	57
645 Magnolia Dr	0.59mi	3/2.0	1,624 (+1%)	17mo	$290,000	$179	54
640 Magnolia Dr	0.64mi	3/2.0	1,518 (-5%)	9mo	$333,000	$219	52
2400 Emerald Dr	0.67mi	3/2.0	1,576 (-2%)	16mo	$313,500	$199	51
652 Magnolia Dr	0.49mi	3/2.0	1,403 (-12%)	7mo	$322,500	$230	49
2631 Leone Ave	0.44mi	3/2.0	1,754 (+10%)	17mo	$325,000	$185	47
2380 Emerald Dr	0.64mi	3/2.0	1,802 (+13%)	13mo	$370,000	$205	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 · 3.12% rent growth · sell at horizon

5-year hold

• IRR: -17.6%
• Equity multiple: 0.38×
• Total profit: $-52,088
• Equity at exit: $44,731

10-year hold

• IRR: -9.5%
• Equity multiple: 0.42×
• Total profit: $-49,112
• Equity at exit: $25,939

Cash invested: $84,000 (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: 10.4×

Monthly cashflow live

• Estimated rent: $2,401 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$257 /mo · $3,088/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $-59

Break-even live

Break-even rent $2,475

Max offer price $289,656

Occupancy floor 97%

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4946 Emmett Still Rd Loganville, GA	3.0	2.0	1213	$1,700	$1.40	43d	1	1.18mi
4980 New Horizon Dr Loganville, GA	3.0	2.0	1668	$1,973	$1.18	20d	1	1.46mi

Listing history 12 events

1. 2026-04-07
   historical Active Under Contract 751-char remark

   Show marketing remark (751 chars)

   Beautiful 3-bedroom, 2.5-bath home situated on a spacious 1/2-acre corner lot in Cambridge Chase. This property features a rocking chair front porch, two-car garage, extended driveway, newer roof, and newer HVAC system. Inside, you'll find cathedral ceilings that provide abundant natural light, a formal dining room, and an open country kitchen with granite countertops. The kitchen also includes a breakfast nook with a large bay window overlooking the deck and fenced backyard. The living room offers high ceilings and a wood-burning fireplace. The primary suite includes a soaking tub, separate walk-in shower, updated vanity and lighting, and a walk-in closet with window. Chain-link fenced backyard. No HOA. Schedule your showing today.

2. 2026-04-06
   historical Active Under Contract
3. 2026-04-01
   price $300,000 751-char remark

   Show marketing remark (751 chars)

   Beautiful 3-bedroom, 2.5-bath home situated on a spacious 1/2-acre corner lot in Cambridge Chase. This property features a rocking chair front porch, two-car garage, extended driveway, newer roof, and newer HVAC system. Inside, you'll find cathedral ceilings that provide abundant natural light, a formal dining room, and an open country kitchen with granite countertops. The kitchen also includes a breakfast nook with a large bay window overlooking the deck and fenced backyard. The living room offers high ceilings and a wood-burning fireplace. The primary suite includes a soaking tub, separate walk-in shower, updated vanity and lighting, and a walk-in closet with window. Chain-link fenced backyard. No HOA. Schedule your showing today.

4. 2026-04-01
   price $300,000

   Show marketing remark (751 chars)

   Beautiful 3-bedroom, 2.5-bath home situated on a spacious 1/2-acre corner lot in Cambridge Chase. This property features a rocking chair front porch, two-car garage, extended driveway, newer roof, and newer HVAC system. Inside, you'll find cathedral ceilings that provide abundant natural light, a formal dining room, and an open country kitchen with granite countertops. The kitchen also includes a breakfast nook with a large bay window overlooking the deck and fenced backyard. The living room offers high ceilings and a wood-burning fireplace. The primary suite includes a soaking tub, separate walk-in shower, updated vanity and lighting, and a walk-in closet with window. Chain-link fenced backyard. No HOA. Schedule your showing today.

5. 2026-03-26
   price $310,000 751-char remark

   Show marketing remark (751 chars)

   Beautiful 3-bedroom, 2.5-bath home situated on a spacious 1/2-acre corner lot in Cambridge Chase. This property features a rocking chair front porch, two-car garage, extended driveway, newer roof, and newer HVAC system. Inside, you'll find cathedral ceilings that provide abundant natural light, a formal dining room, and an open country kitchen with granite countertops. The kitchen also includes a breakfast nook with a large bay window overlooking the deck and fenced backyard. The living room offers high ceilings and a wood-burning fireplace. The primary suite includes a soaking tub, separate walk-in shower, updated vanity and lighting, and a walk-in closet with window. Chain-link fenced backyard. No HOA. Schedule your showing today.

6. 2026-03-26
   price $310,000

   Show marketing remark (751 chars)

   Beautiful 3-bedroom, 2.5-bath home situated on a spacious 1/2-acre corner lot in Cambridge Chase. This property features a rocking chair front porch, two-car garage, extended driveway, newer roof, and newer HVAC system. Inside, you'll find cathedral ceilings that provide abundant natural light, a formal dining room, and an open country kitchen with granite countertops. The kitchen also includes a breakfast nook with a large bay window overlooking the deck and fenced backyard. The living room offers high ceilings and a wood-burning fireplace. The primary suite includes a soaking tub, separate walk-in shower, updated vanity and lighting, and a walk-in closet with window. Chain-link fenced backyard. No HOA. Schedule your showing today.

7. 2026-03-11
   price $340,000 751-char remark

   Show marketing remark (751 chars)

   Beautiful 3-bedroom, 2.5-bath home situated on a spacious 1/2-acre corner lot in Cambridge Chase. This property features a rocking chair front porch, two-car garage, extended driveway, newer roof, and newer HVAC system. Inside, you'll find cathedral ceilings that provide abundant natural light, a formal dining room, and an open country kitchen with granite countertops. The kitchen also includes a breakfast nook with a large bay window overlooking the deck and fenced backyard. The living room offers high ceilings and a wood-burning fireplace. The primary suite includes a soaking tub, separate walk-in shower, updated vanity and lighting, and a walk-in closet with window. Chain-link fenced backyard. No HOA. Schedule your showing today.

8. 2026-03-04
   price $340,000
9. 2026-02-11
   listed $350,000 New 751-char remark

   Show marketing remark (751 chars)

   Beautiful 3-bedroom, 2.5-bath home situated on a spacious 1/2-acre corner lot in Cambridge Chase. This property features a rocking chair front porch, two-car garage, extended driveway, newer roof, and newer HVAC system. Inside, you'll find cathedral ceilings that provide abundant natural light, a formal dining room, and an open country kitchen with granite countertops. The kitchen also includes a breakfast nook with a large bay window overlooking the deck and fenced backyard. The living room offers high ceilings and a wood-burning fireplace. The primary suite includes a soaking tub, separate walk-in shower, updated vanity and lighting, and a walk-in closet with window. Chain-link fenced backyard. No HOA. Schedule your showing today.

10. 2026-02-11
    listed $350,000 Active

    Show marketing remark (751 chars)

    Beautiful 3-bedroom, 2.5-bath home situated on a spacious 1/2-acre corner lot in Cambridge Chase. This property features a rocking chair front porch, two-car garage, extended driveway, newer roof, and newer HVAC system. Inside, you'll find cathedral ceilings that provide abundant natural light, a formal dining room, and an open country kitchen with granite countertops. The kitchen also includes a breakfast nook with a large bay window overlooking the deck and fenced backyard. The living room offers high ceilings and a wood-burning fireplace. The primary suite includes a soaking tub, separate walk-in shower, updated vanity and lighting, and a walk-in closet with window. Chain-link fenced backyard. No HOA. Schedule your showing today.

11. 2022-12-20
    soldstatus $320,000
12. 2001-12-26
    soldstatus $128,000

ⓘ 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: $3,088 · $257/mo
• Projected year-2 tax: $3,088 · $257/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,815
• − Mortgage interest: −$16,805
• − Property taxes: −$3,088
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,305
• − Management: −$2,305
• − Depreciation: −$8,727
• Taxable loss: −$5,915
• Est. tax savings @ 24.0%: +$1,420
• After-tax cash flow: $717/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

• Census place: Walnut Grove, GA
• 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

+134.4% since first listed

12 events — show timeline

• 2026-04-07 Contingent — GAMLS
• 2026-04-06 Contingent — FMLS
• 2026-04-01 Price Changed $300,000 GAMLS
• 2026-04-01 Price Changed $300,000 FMLS
• 2026-03-26 Price Changed $310,000 GAMLS
• 2026-03-26 Price Changed $310,000 FMLS
• 2026-03-11 Price Changed $340,000 GAMLS
• 2026-03-04 Price Changed $340,000 FMLS
• 2026-02-11 Listed $350,000 FMLS
• 2026-02-11 Listed $350,000 GAMLS
• 2022-12-20 Sold (Public Records) $320,000 Public Records
• 2001-12-26 Sold (Public Records) $128,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $3,088 · +0.7% YoY. Source: county tax records.