720 Woodland Cir · Walnut Grove, GA 30052

$295,900

3 bd · 2.0 ba · 780 sqft · Other public records · 114 Days on market

Built 2025 0.50 ac lot $379/sqft · 55% above area Est $330k · 10% 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).

• ARV discount +12.1/15.0
• Cash flow +11.6/30.0
• Schools +3.7/10.0
• DSCR +3.4/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand New 3-Bedroom Home - Eligible for Conventional, FHA & VA Financing! Welcome to this beautifully crafted, brand-new 3 bedroom, 2 bathroom home designed for modern living and everyday comfort. Featuring an open-concept layout, quality finishes, and energy-efficient construction, this home is move-in ready and built to last. The spacious kitchen flows seamlessly into the living and dining areas, making it perfect for entertaining or relaxing at home. The primary suite offers a private retreat with an en-suite bath and generous closet space, while two additional bedrooms provide flexibility for guests, family, or a home office. This property qualifies for Conventional, FHA, and VA loans, offering excellent financing options for a wide range of buyers. Bonus tax benefit: Buyers 65 years and older qualify for an exemption from school taxes in Walton County, potentially resulting in significant savings (buyer to verify eligibility). Don't miss the opportunity to own a brand-new home with modern features, flexible financing, and valuable long-term benefits. Schedule your showing today!

Key facts

• 0.5 acre lot
• Built 2025
• Listed 114 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $296k.

Deal economics

• At list price, monthly cash flow is $-95 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $279k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (30.2% below list).
• Recommended offer: $207k (30.2% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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 $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 114 days — a 9% lower offer ($269k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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 $150k; list at $296k implies a 97% 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 $206,529 (30.2% 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 114 days. Have you received any prior offers? Is the seller open to a 30% 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: 0.70% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.37%
• DSCR: 0.94
• GRM: 11.9

CMA / ARV

• ARV (median comp): $329,873
• List price: $295,900
• Delta: -10.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -18.5%
• Equity multiple: 0.35×
• Total profit: $-53,896
• Equity at exit: $44,120

10-year hold

• IRR: -10.8%
• Equity multiple: 0.34×
• Total profit: $-54,342
• Equity at exit: $25,584

Cash invested: $82,852 (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: 11.9×

Monthly cashflow live

• Estimated rent: $2,065 medium
• Mortgage (P&I): −$1,552
• Tax from tax record: −$51 /mo · $615/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $-95

Break-even live

Break-even rent $2,185

Max offer price $279,167

Occupancy floor 100%

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: $73,975
• Closing costs: $8,877
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $295,900 Active 114 DOM
2. 2026-06-17
   days on market $295,900 Active 113 DOM
3. 2026-06-16
   days on market $295,900 Active 112 DOM
4. 2026-06-15
   days on market $295,900 Active 111 DOM
5. 2026-06-13
   days on market $295,900 Active 109 DOM
6. 2026-06-13
   days on market $295,900 Active 108 DOM
7. 2026-06-09
   days on market $295,900 Active 105 DOM
8. 2026-06-08
   days on market $295,900 Active 104 DOM
9. 2026-06-07
   days on market $295,900 Active 103 DOM
10. 2026-06-04
    days on market $295,900 Active 100 DOM
11. 2026-06-03
    days on market $295,900 Active 99 DOM
12. 2026-06-02
    days on market $295,900 Active 98 DOM
13. 2026-06-01
    days on market $295,900 Active 97 DOM
14. 2026-05-31
    days on market $295,900 Active 96 DOM
15. 2026-02-24
    listed $295,900 New 1104-char remark

    Show marketing remark (1104 chars)

    Brand New 3-Bedroom Home - Eligible for Conventional, FHA & VA Financing! Welcome to this beautifully crafted, brand-new 3 bedroom, 2 bathroom home designed for modern living and everyday comfort. Featuring an open-concept layout, quality finishes, and energy-efficient construction, this home is move-in ready and built to last. The spacious kitchen flows seamlessly into the living and dining areas, making it perfect for entertaining or relaxing at home. The primary suite offers a private retreat with an en-suite bath and generous closet space, while two additional bedrooms provide flexibility for guests, family, or a home office. This property qualifies for Conventional, FHA, and VA loans, offering excellent financing options for a wide range of buyers. Bonus tax benefit: Buyers 65 years and older qualify for an exemption from school taxes in Walton County, potentially resulting in significant savings (buyer to verify eligibility). Don't miss the opportunity to own a brand-new home with modern features, flexible financing, and valuable long-term benefits. Schedule your showing today!

16. 2026-02-24
    listed $295,900 Active 1104-char remark

    Show marketing remark (1104 chars)

    Brand New 3-Bedroom Home - Eligible for Conventional, FHA & VA Financing! Welcome to this beautifully crafted, brand-new 3 bedroom, 2 bathroom home designed for modern living and everyday comfort. Featuring an open-concept layout, quality finishes, and energy-efficient construction, this home is move-in ready and built to last. The spacious kitchen flows seamlessly into the living and dining areas, making it perfect for entertaining or relaxing at home. The primary suite offers a private retreat with an en-suite bath and generous closet space, while two additional bedrooms provide flexibility for guests, family, or a home office. This property qualifies for Conventional, FHA, and VA loans, offering excellent financing options for a wide range of buyers. Bonus tax benefit: Buyers 65 years and older qualify for an exemption from school taxes in Walton County, potentially resulting in significant savings (buyer to verify eligibility). Don't miss the opportunity to own a brand-new home with modern features, flexible financing, and valuable long-term benefits. Schedule your showing today!

17. 2014-10-24
    soldstatus $150,000
18. 2014-09-11
    historical
19. 2014-08-12
    listed $24,900 New
20. 2005-11-29
    soldstatus $25,000

ⓘ 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: $615 · $51/mo
• Projected year-2 tax: $2,722 · $227/mo
• Expected delta: +$2,107/yr (+$176/mo · 342.4%)

ⓘ 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 6/10 Major 27% 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: $24,783
• − Mortgage interest: −$16,575
• − Property taxes: −$615
• − Insurance: −$1,480
• − Repairs & maintenance: −$1,983
• − Management: −$1,983
• − Depreciation: −$8,608
• Taxable loss: −$6,460
• Est. tax savings @ 24.0%: +$1,550
• After-tax cash flow: $414/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

+1083.6% since first listed

6 events — show timeline

• 2026-02-24 Listed $295,900 FMLS
• 2026-02-24 Listed $295,900 GAMLS
• 2014-10-24 Sold (Public Records) $150,000 Public Records
• 2014-09-11 Listing Removed — GAMLS
• 2014-08-12 Listed $24,900 GAMLS
• 2005-11-29 Sold (Public Records) $25,000 Public Records

Property tax history

+15.7%/yr

Latest (2025): $615 · +17.7% YoY. Source: county tax records.