1519 New Hope Church Rd · Between, GA 30052

$375,000

4 bd · 2.0 ba · 1,921 sqft · SingleFamily public records · 35 Days on market

Built 1930 1.50 ac lot $195/sqft · 26% below area Est $509k · 26% under ↓ 3% since listing

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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 +9.6/30.0
• Schools +3.7/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you've been looking for something with character, space, and everything already done for you, this one checks all the boxes. This fully remodeled four bedroom, two bathroom farmhouse sits on a large lot and has that comfortable, lived-in feel in the best way, with hardwood floors, a great farmhouse kitchen, and a screened-in front porch that's perfect for slow mornings or winding down in the evenings. The primary suite is on the main level and has been thoughtfully updated to feel spacious and relaxing. Out back, you've got a big fenced yard with room to play, garden, or entertain, plus a powered workshop that gives you flexibility for whatever you need. The location makes it even better, tucked between downtown Monroe and Loganville with quick access to local shops, restaurants, and everything you need day to day!

Key facts

• Farmhouse kitchen
• Fenced yard
• Remodeled farmhouse

Tags

• REMODELED FARMHOUSE
• HARDWOOD FLOORS
• FARMHOUSE KITCHEN
• SCREENED-IN FRONT PORCH
• FENCED YARD
• POWERED WORKSHOP

Property features AI

Finance

• Other: Approximately 1.50 acres lot; Crawl space basement

Exterior

• Parking: Driveway with open parking
• Utilities: Public water; Septic tank; 110V and 220V electrical service; Cable available; Electricity available
• Home design: Single-level (one story)
• Construction: Frame and other construction materials; Metal roof; Block foundation; Resale condition
• Exterior features: Private entrance; Private yard; Storage; Front screened porch; Wood fencing in back yard; Outbuilding, storage shed, and workshop on property

Interior

• Kitchen: White cabinets; Walk-in pantry; Open view to family room; Dishwasher; Electric cooktop; Electric oven
• Bedrooms: Master bedroom on the main level; Four main-level bedrooms
• Flooring: Hardwood; Tile
• Bathrooms: Three full bathrooms; Master bath with shower-only and additional features
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Walk-in closets; Decorative living room fireplace
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $-256 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $330k (12.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $259k (30.9% below list).
• Recommended offer: $259k (30.9% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 2.4% in Between — 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 (#217 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment 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: Walker Park Elementary School (math 44% / reading 38%, grade F, #411 of 1,228 statewide, top 34%, 715 students, 40% FRL); Carver Middle School (math 20% / reading 25%, grade F, #327 of 470 statewide, top 70%, 801 students, 59% FRL); Monroe Area High School (math 30% / reading 34%, grade F, #110 of 424 statewide, top 28%, 1,158 students, 48% FRL).
• Market conditions: Rents rising (+3.1%/yr); 847 active listings in the ZIP; 1 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 33% 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 $3k of loan paydown is wiped out by about $11k 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 35 days — a 3% lower offer ($364k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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.
• Current owner paid $140k; list at $375k implies a 168% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $259,017 (30.9% 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 35 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.69% ✗
• Cap rate: 5.47%
• Cash-on-cash: -2.93%
• DSCR: 0.87
• GRM: 12.1

CMA / ARV

• ARV (median comp): $508,945
• List price: $375,000
• Delta: -26.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1730 Lee Peters Rd	0.68mi	3/2.0 (-1)	1,848 (-4%)	7mo	$340,000	$184	51
1210 Lee Peters Rd	0.65mi	4/2.0	1,650 (-14%)	4mo	$170,000	$103	43
1533 Maddox Ln	0.45mi	4/3.0	2,180 (+14%)	22mo	$415,000	$190	34

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: -21.1%
• Equity multiple: 0.27×
• Total profit: $-76,904
• Equity at exit: $55,914

10-year hold

• IRR: -14.5%
• Equity multiple: 0.17×
• Total profit: $-87,247
• Equity at exit: $32,423

Cash invested: $105,000 (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: 12.1×

Monthly cashflow live

• Estimated rent: $2,590 medium
• Mortgage (P&I): −$1,967
• Tax from tax record: −$180 /mo · $2,155/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $-256

Break-even live

Break-even rent $2,914

Max offer price $329,755

Occupancy floor —

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2121 Oakridge Ave Monroe, GA	4.0	2.0	2485	$2,400	$0.97	24d	1	0.81mi

Listing history 24 events

1. 2026-06-18
   days on market $375,000 Active 35 DOM
2. 2026-06-17
   days on market $375,000 Active 34 DOM
3. 2026-06-16
   days on market $375,000 Active 33 DOM
4. 2026-06-15
   days on market $375,000 Active 32 DOM
5. 2026-06-13
   days on market $375,000 Active 30 DOM
6. 2026-06-13
   days on market $375,000 Active 29 DOM
7. 2026-06-09
   days on market $375,000 Active 26 DOM
8. 2026-06-08
   days on market $375,000 Active 25 DOM
9. 2026-06-07
   days on market $375,000 Active 24 DOM
10. 2026-06-04
    days on market $375,000 Active 21 DOM
11. 2026-06-03
    days on market $375,000 Active 20 DOM
12. 2026-06-02
    days on market $375,000 Active 19 DOM
13. 2026-06-01
    days on market $375,000 Active 18 DOM
14. 2026-05-31
    days on market $375,000 Active 17 DOM
15. 2026-05-14
    listed $375,000 Active 847-char remark

    Show marketing remark (829 chars)

    If you've been looking for something with character, space, and everything already done for you, this one checks all the boxes. This fully remodeled four bedroom, two bathroom farmhouse sits on a large lot and has that comfortable, lived-in feel in the best way, with hardwood floors, a great farmhouse kitchen, and a screened-in front porch that's perfect for slow mornings or winding down in the evenings. The primary suite is on the main level and has been thoughtfully updated to feel spacious and relaxing. Out back, you've got a big fenced yard with room to play, garden, or entertain, plus a powered workshop that gives you flexibility for whatever you need. The location makes it even better, tucked between downtown Monroe and Loganville with quick access to local shops, restaurants, and everything you need day to day!

16. 2026-05-14
    listed $375,000 New 829-char remark

    Show marketing remark (829 chars)

    If you've been looking for something with character, space, and everything already done for you, this one checks all the boxes. This fully remodeled four bedroom, two bathroom farmhouse sits on a large lot and has that comfortable, lived-in feel in the best way, with hardwood floors, a great farmhouse kitchen, and a screened-in front porch that's perfect for slow mornings or winding down in the evenings. The primary suite is on the main level and has been thoughtfully updated to feel spacious and relaxing. Out back, you've got a big fenced yard with room to play, garden, or entertain, plus a powered workshop that gives you flexibility for whatever you need. The location makes it even better, tucked between downtown Monroe and Loganville with quick access to local shops, restaurants, and everything you need day to day!

17. 2020-10-26
    soldstatus $140,000
18. 2020-10-22
    soldstatus $140,000 Closed

    Show marketing remark (327 chars)

    This 3 bedroom 2 bath farmhouse is nestled on approximately 1.5 acres and offer the perfect country setting. Surrounded by wooded acreage but still close enough to Schools, shopping and restaurants for convenience. The two barns offer ample storage as well. Don’t miss this great opportunity for the perfect fixer-upper.

19. 2020-10-22
    soldstatus $140,000 Sold

    Show marketing remark (327 chars)

    This 3 bedroom 2 bath farmhouse is nestled on approximately 1.5 acres and offer the perfect country setting. Surrounded by wooded acreage but still close enough to Schools, shopping and restaurants for convenience. The two barns offer ample storage as well. Don’t miss this great opportunity for the perfect fixer-upper.

20. 2020-09-10
    status Under Contract

    Show marketing remark (327 chars)

    This 3 bedroom 2 bath farmhouse is nestled on approximately 1.5 acres and offer the perfect country setting. Surrounded by wooded acreage but still close enough to Schools, shopping and restaurants for convenience. The two barns offer ample storage as well. Don’t miss this great opportunity for the perfect fixer-upper.

21. 2020-09-10
    status Pending

    Show marketing remark (327 chars)

    This 3 bedroom 2 bath farmhouse is nestled on approximately 1.5 acres and offer the perfect country setting. Surrounded by wooded acreage but still close enough to Schools, shopping and restaurants for convenience. The two barns offer ample storage as well. Don’t miss this great opportunity for the perfect fixer-upper.

22. 2020-08-26
    listed $150,000 Active

    Show marketing remark (327 chars)

    This 3 bedroom 2 bath farmhouse is nestled on approximately 1.5 acres and offer the perfect country setting. Surrounded by wooded acreage but still close enough to Schools, shopping and restaurants for convenience. The two barns offer ample storage as well. Don’t miss this great opportunity for the perfect fixer-upper.

23. 2020-08-26
    listed $150,000 New

    Show marketing remark (327 chars)

    This 3 bedroom 2 bath farmhouse is nestled on approximately 1.5 acres and offer the perfect country setting. Surrounded by wooded acreage but still close enough to Schools, shopping and restaurants for convenience. The two barns offer ample storage as well. Don’t miss this great opportunity for the perfect fixer-upper.

24. 2020-07-20
    soldstatus $385,000

ⓘ 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: $2,155 · $180/mo
• Projected year-2 tax: $3,450 · $288/mo
• Expected delta: +$1,295/yr (+$108/mo · 60.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $31,082
• − Mortgage interest: −$21,006
• − Property taxes: −$2,155
• − Insurance: −$1,875
• − Repairs & maintenance: −$2,487
• − Management: −$2,487
• − Depreciation: −$10,909
• Taxable loss: −$9,836
• Est. tax savings @ 24.0%: +$2,361
• After-tax cash flow: $-713/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 — Between

• Score: 65/100
• State rank: #217
• US rank: #12892

Category grades

Amenities F Commute F Cost of living C+ Crime A+ Employment A+ 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

-2.6% since first listed

10 events — show timeline

• 2026-05-14 Listed $375,000 FMLS
• 2026-05-14 Listed $375,000 GAMLS
• 2020-10-26 Sold (Public Records) $140,000 Public Records
• 2020-10-22 Sold (MLS) $140,000 GAMLS
• 2020-10-22 Sold (MLS) $140,000 FMLS
• 2020-09-10 Pending — GAMLS
• 2020-09-10 Pending — FMLS
• 2020-08-26 Listed $150,000 GAMLS
• 2020-08-26 Listed $150,000 FMLS
• 2020-07-20 Sold (Public Records) $385,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $2,155 · +3.3% YoY. Source: county tax records.