2200 Emerald Dr · Walnut Grove, GA 30052

$325,000

4 bd · 2.5 ba · 1,970 sqft · SingleFamily public records · 67 Days on market

Built 1993 1.09 ac lot $165/sqft · at area comps Est $377k · 14% 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 +13.7/15.0
• Cash flow +9.6/30.0
• Schools +3.7/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this well-maintained traditional nestled in a sought-after swim/tennis community featuring a lake and playground! Inside, you'll find beautiful hardwood floors in the kitchen and dining room, along with granite countertops throughout the home, creating a clean and cohesive look across the main living spaces. The spacious layout includes an arched entryway into the dining area, a tray ceiling in the primary suite, and a bright, oversized sunroom filled with windows - the perfect spot to enjoy your morning coffee while overlooking your private backyard. Downstairs, the partially finished basement offers a finished bonus room ideal for a media space, office, or playroom, plus an additional unfinished area perfect for storage or a workshop. The backyard is partially fenced and backs up to Walnut Grove Park, offering added privacy and direct access to additional green space. Residents enjoy neighborhood amenities including swim, tennis, a lake, and a playground, making this a wonderful place to call home.

Key facts

• Finished bonus room
• Arched entryway
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• ARCHED ENTRYWAY
• BRIGHT OVERSIZED SUNROOM
• PARTIALLY FINISHED BASEMENT
• FINISHED BONUS ROOM
• PARTIALLY FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-221 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $286k (12.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $252k (22.5% below list).
• Recommended offer: $252k (22.5% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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; 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 32% 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 $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 67 days — a 6% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $35k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $228k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $251,892 (22.5% 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 67 days. Have you received any prior offers? Is the seller open to a 22% 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: 0.78% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.91%
• DSCR: 0.87
• GRM: 10.8

CMA / ARV

• ARV (median comp): $376,818
• List price: $325,000
• Delta: -13.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2340 Emerald Dr	0.12mi	3/2.0 (-1)	1,842 (-6%)	2mo	$385,000	$209	75
2380 Emerald Dr	0.20mi	3/2.0 (-1)	1,802 (-8%)	13mo	$370,000	$205	59
4539 Old Hwy 138	0.59mi	4/2.0	1,828 (-7%)	2mo	$340,000	$186	56
1060 Highway 81	0.64mi	3/2.5 (-1)	2,000 (+2%)	8mo	$320,000	$160	56
2061 Emerald Dr	0.27mi	4/2.5	2,258 (+15%)	12mo	$396,000	$175	53
2021 Emerald Dr	0.34mi	3/2.0 (-1)	1,682 (-15%)	12mo	$345,000	$205	42
2631 Leone Ave	0.42mi	3/2.0 (-1)	1,754 (-11%)	17mo	$325,000	$185	41

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: -21.0%
• Equity multiple: 0.27×
• Total profit: $-66,408
• Equity at exit: $48,459

10-year hold

• IRR: -14.2%
• Equity multiple: 0.18×
• Total profit: $-74,619
• Equity at exit: $28,100

Cash invested: $91,000 (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: 10.8×

Monthly cashflow live

• Estimated rent: $2,519 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$371 /mo · $4,452/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $-221

Break-even live

Break-even rent $2,798

Max offer price $285,989

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4980 New Horizon Dr Loganville, GA	3.0	2.0	1668	$1,973	$1.18	20d	1	1.09mi

Listing history 14 events

1. 2026-05-12
   status Under Contract 1032-char remark

   Show marketing remark (1032 chars)

   Welcome home to this well-maintained traditional nestled in a sought-after swim/tennis community featuring a lake and playground! Inside, you'll find beautiful hardwood floors in the kitchen and dining room, along with granite countertops throughout the home, creating a clean and cohesive look across the main living spaces. The spacious layout includes an arched entryway into the dining area, a tray ceiling in the primary suite, and a bright, oversized sunroom filled with windows - the perfect spot to enjoy your morning coffee while overlooking your private backyard. Downstairs, the partially finished basement offers a finished bonus room ideal for a media space, office, or playroom, plus an additional unfinished area perfect for storage or a workshop. The backyard is partially fenced and backs up to Walnut Grove Park, offering added privacy and direct access to additional green space. Residents enjoy neighborhood amenities including swim, tennis, a lake, and a playground, making this a wonderful place to call home.

2. 2026-04-21
   price $325,000 1032-char remark

   Show marketing remark (1032 chars)

   Welcome home to this well-maintained traditional nestled in a sought-after swim/tennis community featuring a lake and playground! Inside, you'll find beautiful hardwood floors in the kitchen and dining room, along with granite countertops throughout the home, creating a clean and cohesive look across the main living spaces. The spacious layout includes an arched entryway into the dining area, a tray ceiling in the primary suite, and a bright, oversized sunroom filled with windows - the perfect spot to enjoy your morning coffee while overlooking your private backyard. Downstairs, the partially finished basement offers a finished bonus room ideal for a media space, office, or playroom, plus an additional unfinished area perfect for storage or a workshop. The backyard is partially fenced and backs up to Walnut Grove Park, offering added privacy and direct access to additional green space. Residents enjoy neighborhood amenities including swim, tennis, a lake, and a playground, making this a wonderful place to call home.

3. 2026-04-07
   price $330,000 1032-char remark

   Show marketing remark (1032 chars)

   Welcome home to this well-maintained traditional nestled in a sought-after swim/tennis community featuring a lake and playground! Inside, you'll find beautiful hardwood floors in the kitchen and dining room, along with granite countertops throughout the home, creating a clean and cohesive look across the main living spaces. The spacious layout includes an arched entryway into the dining area, a tray ceiling in the primary suite, and a bright, oversized sunroom filled with windows - the perfect spot to enjoy your morning coffee while overlooking your private backyard. Downstairs, the partially finished basement offers a finished bonus room ideal for a media space, office, or playroom, plus an additional unfinished area perfect for storage or a workshop. The backyard is partially fenced and backs up to Walnut Grove Park, offering added privacy and direct access to additional green space. Residents enjoy neighborhood amenities including swim, tennis, a lake, and a playground, making this a wonderful place to call home.

4. 2026-03-25
   price $340,000 1032-char remark

   Show marketing remark (1032 chars)

   Welcome home to this well-maintained traditional nestled in a sought-after swim/tennis community featuring a lake and playground! Inside, you'll find beautiful hardwood floors in the kitchen and dining room, along with granite countertops throughout the home, creating a clean and cohesive look across the main living spaces. The spacious layout includes an arched entryway into the dining area, a tray ceiling in the primary suite, and a bright, oversized sunroom filled with windows - the perfect spot to enjoy your morning coffee while overlooking your private backyard. Downstairs, the partially finished basement offers a finished bonus room ideal for a media space, office, or playroom, plus an additional unfinished area perfect for storage or a workshop. The backyard is partially fenced and backs up to Walnut Grove Park, offering added privacy and direct access to additional green space. Residents enjoy neighborhood amenities including swim, tennis, a lake, and a playground, making this a wonderful place to call home.

5. 2026-03-13
   price $350,000 1032-char remark

   Show marketing remark (1032 chars)

   Welcome home to this well-maintained traditional nestled in a sought-after swim/tennis community featuring a lake and playground! Inside, you'll find beautiful hardwood floors in the kitchen and dining room, along with granite countertops throughout the home, creating a clean and cohesive look across the main living spaces. The spacious layout includes an arched entryway into the dining area, a tray ceiling in the primary suite, and a bright, oversized sunroom filled with windows - the perfect spot to enjoy your morning coffee while overlooking your private backyard. Downstairs, the partially finished basement offers a finished bonus room ideal for a media space, office, or playroom, plus an additional unfinished area perfect for storage or a workshop. The backyard is partially fenced and backs up to Walnut Grove Park, offering added privacy and direct access to additional green space. Residents enjoy neighborhood amenities including swim, tennis, a lake, and a playground, making this a wonderful place to call home.

6. 2026-03-02
   listed $360,000 New 1032-char remark

   Show marketing remark (1032 chars)

   Welcome home to this well-maintained traditional nestled in a sought-after swim/tennis community featuring a lake and playground! Inside, you'll find beautiful hardwood floors in the kitchen and dining room, along with granite countertops throughout the home, creating a clean and cohesive look across the main living spaces. The spacious layout includes an arched entryway into the dining area, a tray ceiling in the primary suite, and a bright, oversized sunroom filled with windows - the perfect spot to enjoy your morning coffee while overlooking your private backyard. Downstairs, the partially finished basement offers a finished bonus room ideal for a media space, office, or playroom, plus an additional unfinished area perfect for storage or a workshop. The backyard is partially fenced and backs up to Walnut Grove Park, offering added privacy and direct access to additional green space. Residents enjoy neighborhood amenities including swim, tennis, a lake, and a playground, making this a wonderful place to call home.

7. 2019-03-12
   soldstatus $228,000 Closed 569-char remark

   Show marketing remark (569 chars)

   Beautiful traditional style home on a partially finished basement. The home has been recently renovated with new flooring throughout, hardwood floors in kitchen and dining room, interior paint, granite countertops in the kitchen and baths. Finished bonus room in the basement, along with an unfinished room for storage or a workshop. Large Sun Room room with ample windows to enjoy your morning coffee with a view of the private backyard. The back yard is partially fenced, and is adjacent to Walnut Grove Park. Upstairs HVAC and dishwasher are less than 2 years old.

8. 2019-03-11
   soldstatus $228,000 Sold
9. 2019-02-06
   status Pending 569-char remark

   Show marketing remark (569 chars)

   Beautiful traditional style home on a partially finished basement. The home has been recently renovated with new flooring throughout, hardwood floors in kitchen and dining room, interior paint, granite countertops in the kitchen and baths. Finished bonus room in the basement, along with an unfinished room for storage or a workshop. Large Sun Room room with ample windows to enjoy your morning coffee with a view of the private backyard. The back yard is partially fenced, and is adjacent to Walnut Grove Park. Upstairs HVAC and dishwasher are less than 2 years old.

10. 2019-01-30
    status Under Contract

    Show marketing remark (569 chars)

    Beautiful traditional style home on a partially finished basement. The home has been recently renovated with new flooring throughout, hardwood floors in kitchen and dining room, interior paint, granite countertops in the kitchen and baths. Finished bonus room in the basement, along with an unfinished room for storage or a workshop. Large Sun Room room with ample windows to enjoy your morning coffee with a view of the private backyard. The back yard is partially fenced, and is adjacent to Walnut Grove Park. Upstairs HVAC and dishwasher are less than 2 years old.

11. 2019-01-30
    status Pending 569-char remark

    Show marketing remark (569 chars)

    Beautiful traditional style home on a partially finished basement. The home has been recently renovated with new flooring throughout, hardwood floors in kitchen and dining room, interior paint, granite countertops in the kitchen and baths. Finished bonus room in the basement, along with an unfinished room for storage or a workshop. Large Sun Room room with ample windows to enjoy your morning coffee with a view of the private backyard. The back yard is partially fenced, and is adjacent to Walnut Grove Park. Upstairs HVAC and dishwasher are less than 2 years old.

12. 2018-11-04
    listed $235,900 Active 569-char remark

    Show marketing remark (569 chars)

    Beautiful traditional style home on a partially finished basement. The home has been recently renovated with new flooring throughout, hardwood floors in kitchen and dining room, interior paint, granite countertops in the kitchen and baths. Finished bonus room in the basement, along with an unfinished room for storage or a workshop. Large Sun Room room with ample windows to enjoy your morning coffee with a view of the private backyard. The back yard is partially fenced, and is adjacent to Walnut Grove Park. Upstairs HVAC and dishwasher are less than 2 years old.

13. 2018-11-04
    listed $235,900 New

    Show marketing remark (569 chars)

    Beautiful traditional style home on a partially finished basement. The home has been recently renovated with new flooring throughout, hardwood floors in kitchen and dining room, interior paint, granite countertops in the kitchen and baths. Finished bonus room in the basement, along with an unfinished room for storage or a workshop. Large Sun Room room with ample windows to enjoy your morning coffee with a view of the private backyard. The back yard is partially fenced, and is adjacent to Walnut Grove Park. Upstairs HVAC and dishwasher are less than 2 years old.

14. 2003-11-03
    soldstatus $158,000

ⓘ 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: $4,452 · $371/mo
• Projected year-2 tax: $4,452 · $371/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: $30,227
• − Mortgage interest: −$18,205
• − Property taxes: −$4,452
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,418
• − Management: −$2,418
• − Depreciation: −$9,455
• Taxable loss: −$8,346
• Est. tax savings @ 24.0%: +$2,003
• After-tax cash flow: $-647/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

+105.7% since first listed

14 events — show timeline

• 2026-05-12 Pending — GAMLS
• 2026-04-21 Price Changed $325,000 GAMLS
• 2026-04-07 Price Changed $330,000 GAMLS
• 2026-03-25 Price Changed $340,000 GAMLS
• 2026-03-13 Price Changed $350,000 GAMLS
• 2026-03-02 Listed $360,000 GAMLS
• 2019-03-12 Sold (MLS) $228,000 FMLS
• 2019-03-11 Sold (MLS) $228,000 GAMLS
• 2019-02-06 Pending — FMLS
• 2019-01-30 Pending — GAMLS
• 2019-01-30 Pending — FMLS
• 2018-11-04 Listed $235,900 GAMLS
• 2018-11-04 Listed $235,900 FMLS
• 2003-11-03 Sold (Public Records) $158,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $4,452 · +4.1% YoY. Source: county tax records.