728 Sycamore Dr · Villa Rica, GA 30180

$329,900

4 bd · 2.5 ba · 2,104 sqft · SingleFamily public records · 38 Days on market

Built 2007 10,018 sqft lot $157/sqft · 10% above area Est $356k · 7% under $49/mo HOA · 2% of rent

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Why this score? — see what drove the F 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 +10.9/15.0
• Cash flow +7.7/30.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 728 Sycamore, a 4-bedroom, 3 full bath home offering comfort, convenience, and room to grow. The open-concept living and kitchen area creates a bright, connected space that is perfect for everyday living and entertaining. Enjoy front and back porches, a fully fenced yard, garage, and minimal steps to enter the home. The full unfinished basement is a blank canvas ready to become whatever fits your needs best-home gym, media room, workshop, extra living space, or storage. Located in the Villa Rica Middle and High School district, this home also offers easy access to I-20, is approximately 39 miles from Truist Park, and only about 20 miles from the University of West Georgia.

Key facts

• Open-concept living
• Fully fenced yard
• Easy access to i-20

Tags

• OPEN-CONCEPT LIVING
• FULLY FENCED YARD
• FRONT AND BACK PORCHES
• FULL UNFINISHED BASEMENT
• EASY ACCESS TO I-20

Property features AI

Finance

• Other: Accessible approach with ramp, accessible full bath, and customized wheelchair accessibility; Asphalt road frontage on a city street; Located in Carroll County, GA
• HOA & community: Homeowners association with annual fee of $585; Sidewalks and street lights

Exterior

• Parking: Attached garage with 2 spaces (total parking 2)
• Utilities: Public water; Public sewer; Electric service (other); Cable available; Water available
• Home design: Two levels; Resale property; Fee simple ownership
• Construction: Brick, cedar, and wood siding exterior; Composition roof; Combination foundation; Below-grade unfinished area
• Exterior features: Balcony; Patio; Wood privacy fencing in backyard

Interior

• Kitchen: Eat-in kitchen with island; Dishwasher; Microwave; Electric water heater
• Bedrooms: Four upper-level bedrooms; Oversized master bedroom
• Flooring: Carpet; Ceramic tile; Hardwood; Other
• Bathrooms: Three full bathrooms; One full bathroom on the main level; Two full bathrooms on the upper level; Master bath with double vanity, shower only, soaking tub, and vaulted ceiling
• Heating & cooling: Central air (electric); Electric forced-air heating
• Interior features: High-speed internet; Walk-in closets; Window treatments; No common walls; One fireplace in the living room; Daylight, full, unfinished basement
• Laundry & utility: Laundry room on the main level; Mud room

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-383 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $262k (20.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (29.3% below list).
• Recommended offer: $233k (29.3% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 4.0% in Villa Rica — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 65/100 on livability (#224 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: amenities F, commute F, health & safety F.
• Carroll County (rural): math 42% / reading 41% proficiency, ranked #38 of 174 in GA (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Villa Rica Elementary School (math 42% / reading 32%, grade F, #485 of 1,228 statewide, top 41%, 432 students, 69% FRL); Villa Rica Middle (math 25% / reading 32%, grade F, #260 of 470 statewide, top 56%, 464 students, 70% FRL); Villa Rica High School (math 16% / reading 34%, grade F, #181 of 424 statewide, top 43%, 1,807 students, 56% FRL).
• Market conditions: Rents rising (+2.4%/yr); 669 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 876 units permitted in Carroll County in 2024 (150 in 5+ unit buildings).
• This rent runs 32% of the median local income ($89k/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.
• Carroll County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $25k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $165k; list at $330k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $233,088 (29.3% 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 38 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.71% ✗
• Cap rate: 4.90%
• Cash-on-cash: -4.98%
• DSCR: 0.78
• GRM: 11.8

CMA / ARV

• ARV (median comp): $356,499
• List price: $329,900
• Delta: -0.45%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
133 Reid Plantation Dr	0.20mi	4/2.0	2,131 (+1%)	19mo	$350,000	$164	70
1302 Gardenia Ct	0.25mi	4/2.5	2,220 (+6%)	11mo	$365,000	$164	70
125 Reid Plantation Dr	0.25mi	4/2.0	2,169 (+3%)	21mo	$355,000	$164	63
1108 Red Bud Cir	0.30mi	4/2.0	1,944 (-8%)	15mo	$335,000	$172	59
349 Bonnie Sue Dr	0.67mi	4/2.5	2,356 (+12%)	3mo	$337,000	$143	46

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 · 2.42% rent growth · sell at horizon

5-year hold

• IRR: -25.4%
• Equity multiple: 0.14×
• Total profit: $-79,201
• Equity at exit: $49,189

10-year hold

• IRR: -23.4%
• Equity multiple: -0.15×
• Total profit: $-105,855
• Equity at exit: $28,524

Cash invested: $92,372 (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 30180

• Home prices YoY: -12.8%
• Rents YoY: 2.4%
• Active inventory: 669
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,331 high
• Mortgage (P&I): −$1,730
• Tax from tax record: −$308 /mo · $3,694/yr
• Insurance: −$137
• HOA: −$49
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $-383

Break-even live

Break-even rent $2,816

Max offer price $262,248

Occupancy floor —

Sensitivity live

Price	-10% $-196	-5% $-290	+0% $-383	+5% $-476	+10% $-570
Rent	-10% $-567	-5% $-475	+0% $-383	+5% $-291	+10% $-199
Rate	-1.0pp $-217	-0.5pp $-299	base $-383	+0.5pp $-468	+1.0pp $-555

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
615 Hemlock Ct Villa Rica, GA	5.0	2.5	2686	$2,750	$1.02	45d	1	0.16mi
313 Kenmore Ct Villa Rica, GA	4.0	2.5	2313	$2,145	$0.93	14d	1	0.68mi
78 Brookside Way Villa Rica, GA	3.0	2.5	1799	$1,985	$1.10	26d	1	0.81mi
338 Ridge Dr Villa Rica, GA	4.0	2.0	2080	$2,000	$0.96	13d	1	0.85mi
1064 Dallas Hwy Villa Rica, GA	4.0	2.5	2009	$1,850	$0.92	7d	1	1.04mi
45 Cedars Glen Way Villa Rica, GA	4.0	2.5	1400	$1,779	$1.27	45d	1	1.09mi
106 Whitney Ln Villa Rica, GA	4.0	3.0	2332	$2,245	$0.96	26d	1	1.13mi
216 Indian Lake Trl Villa Rica, GA	4.0	2.0	2040	$1,850	$0.91	45d	1	1.17mi
224 Indian Lake Trl Villa Rica, GA	4.0	3.0	1811	$1,945	$1.07	45d	1	1.17mi
115 Old Stone Rd Villa Rica, GA	3.0	2.0	1767	$1,800	$1.02	45d	1	1.21mi
188 Whitney Ln Villa Rica, GA	3.0	2.0	2027	$1,669	$0.82	4d	1	1.22mi
249 Indian Lake Trl Villa Rica, GA	4.0	4.0	2509	$2,229	$0.89	18d	1	1.22mi
278 Indian Lake Trl Villa Rica, GA	3.0	2.0	1556	$1,975	$1.27	7d	1	1.26mi
106 Maple St Villa Rica, GA	3.0	2.0	1585	$1,700	$1.07	26d	1	1.43mi
1002 Merritt Dr Unit 2 Villa Rica, GA	3.0	2.5	1695	$1,850	$1.09	0d	1	1.44mi
1004 Merritt Dr Villa Rica, GA	3.0	2.5	1695	$2,100	$1.24	46d	1	1.45mi

HOA detail

• Monthly dues: $49 · $588/yr
• Likely covers: gym

Listing history 35 events

1. 2026-06-21
   days on market $329,900 Active 38 DOM
2. 2026-06-18
   days on market $329,900 Active 35 DOM
3. 2026-06-17
   days on market $329,900 Active 34 DOM
4. 2026-06-16
   days on market $329,900 Active 33 DOM
5. 2026-06-15
   pricedays on market $329,900 Active 32 DOM
6. 2026-06-13
   days on market $349,900 Active 30 DOM
7. 2026-06-09
   days on market $349,900 Active 26 DOM
8. 2026-06-08
   days on market $349,900 Active 25 DOM
9. 2026-06-07
   days on market $349,900 Active 24 DOM
10. 2026-06-04
    pricedays on market $349,900 Active 21 DOM
11. 2026-06-03
    days on market $354,900 Active 20 DOM

    Show marketing remark (692 chars)

    Welcome to 728 Sycamore, a 4-bedroom, 3 full bath home offering comfort, convenience, and room to grow. The open-concept living and kitchen area creates a bright, connected space that is perfect for everyday living and entertaining. Enjoy front and back porches, a fully fenced yard, garage, and minimal steps to enter the home. The full unfinished basement is a blank canvas ready to become whatever fits your needs best-home gym, media room, workshop, extra living space, or storage. Located in the Villa Rica Middle and High School district, this home also offers easy access to I-20, is approximately 39 miles from Truist Park, and only about 20 miles from the University of West Georgia.

12. 2026-06-02
    days on market $354,900 Active 19 DOM
13. 2026-06-01
    days on market $354,900 Active 18 DOM
14. 2026-05-31
    days on market $354,900 Active 17 DOM
15. 2026-05-08
    price $354,900 692-char remark

    Show marketing remark (692 chars)

    Welcome to 728 Sycamore, a 4-bedroom, 3 full bath home offering comfort, convenience, and room to grow. The open-concept living and kitchen area creates a bright, connected space that is perfect for everyday living and entertaining. Enjoy front and back porches, a fully fenced yard, garage, and minimal steps to enter the home. The full unfinished basement is a blank canvas ready to become whatever fits your needs best-home gym, media room, workshop, extra living space, or storage. Located in the Villa Rica Middle and High School district, this home also offers easy access to I-20, is approximately 39 miles from Truist Park, and only about 20 miles from the University of West Georgia.

16. 2026-05-01
    listed $354,900 Active 692-char remark
17. 2026-04-16
    price $359,900 692-char remark

    Show marketing remark (692 chars)

    Welcome to 728 Sycamore, a 4-bedroom, 3 full bath home offering comfort, convenience, and room to grow. The open-concept living and kitchen area creates a bright, connected space that is perfect for everyday living and entertaining. Enjoy front and back porches, a fully fenced yard, garage, and minimal steps to enter the home. The full unfinished basement is a blank canvas ready to become whatever fits your needs best-home gym, media room, workshop, extra living space, or storage. Located in the Villa Rica Middle and High School district, this home also offers easy access to I-20, is approximately 39 miles from Truist Park, and only about 20 miles from the University of West Georgia.

18. 2026-04-04
    listed $368,500 New 692-char remark

    Show marketing remark (692 chars)

    Welcome to 728 Sycamore, a 4-bedroom, 3 full bath home offering comfort, convenience, and room to grow. The open-concept living and kitchen area creates a bright, connected space that is perfect for everyday living and entertaining. Enjoy front and back porches, a fully fenced yard, garage, and minimal steps to enter the home. The full unfinished basement is a blank canvas ready to become whatever fits your needs best-home gym, media room, workshop, extra living space, or storage. Located in the Villa Rica Middle and High School district, this home also offers easy access to I-20, is approximately 39 miles from Truist Park, and only about 20 miles from the University of West Georgia.

19. 2016-07-21
    price $165,000

    Show marketing remark (455 chars)

    Enjoy this 3 BR/2.5 BA home with finished bonus room. Great room with fireplace, eat in kitchen,dining room and foyer have hardwood floors, laundry room on main level. Nice deck with playsetin back yard. Convection/microwave oven plus gas stove makes cooking a breeze. Neighborhood has pool, tennis courts, playground and basketball court. Move in ready. Full unfinished basement with stubbed bath. Fence on two sides; easy to complete to fence back yard.

20. 2016-07-12
    soldstatus $165,000
21. 2016-07-12
    price $165,000
22. 2016-07-07
    price $166,900

    Show marketing remark (455 chars)

    Enjoy this 3 BR/2.5 BA home with finished bonus room. Great room with fireplace, eat in kitchen,dining room and foyer have hardwood floors, laundry room on main level. Nice deck with playsetin back yard. Convection/microwave oven plus gas stove makes cooking a breeze. Neighborhood has pool, tennis courts, playground and basketball court. Move in ready. Full unfinished basement with stubbed bath. Fence on two sides; easy to complete to fence back yard.

23. 2016-07-07
    soldstatus $165,000 Sold

    Show marketing remark (455 chars)

    Enjoy this 3 BR/2.5 BA home with finished bonus room. Great room with fireplace, eat in kitchen,dining room and foyer have hardwood floors, laundry room on main level. Nice deck with playsetin back yard. Convection/microwave oven plus gas stove makes cooking a breeze. Neighborhood has pool, tennis courts, playground and basketball court. Move in ready. Full unfinished basement with stubbed bath. Fence on two sides; easy to complete to fence back yard.

24. 2016-07-07
    soldstatus $165,000 Sold

    Show marketing remark (455 chars)

    Enjoy this 3 BR/2.5 BA home with finished bonus room. Great room with fireplace, eat in kitchen,dining room and foyer have hardwood floors, laundry room on main level. Nice deck with playsetin back yard. Convection/microwave oven plus gas stove makes cooking a breeze. Neighborhood has pool, tennis courts, playground and basketball court. Move in ready. Full unfinished basement with stubbed bath. Fence on two sides; easy to complete to fence back yard.

25. 2016-05-20
    status Under Contract
26. 2016-03-21
    status Under Contract

    Show marketing remark (455 chars)

    Enjoy this 3 BR/2.5 BA home with finished bonus room. Great room with fireplace, eat in kitchen,dining room and foyer have hardwood floors, laundry room on main level. Nice deck with playsetin back yard. Convection/microwave oven plus gas stove makes cooking a breeze. Neighborhood has pool, tennis courts, playground and basketball court. Move in ready. Full unfinished basement with stubbed bath. Fence on two sides; easy to complete to fence back yard.

27. 2016-03-21
    historical Pending

    Show marketing remark (455 chars)

    Enjoy this 3 BR/2.5 BA home with finished bonus room. Great room with fireplace, eat in kitchen,dining room and foyer have hardwood floors, laundry room on main level. Nice deck with playsetin back yard. Convection/microwave oven plus gas stove makes cooking a breeze. Neighborhood has pool, tennis courts, playground and basketball court. Move in ready. Full unfinished basement with stubbed bath. Fence on two sides; easy to complete to fence back yard.

28. 2016-03-21
    price $166,900

    Show marketing remark (455 chars)

    Enjoy this 3 BR/2.5 BA home with finished bonus room. Great room with fireplace, eat in kitchen,dining room and foyer have hardwood floors, laundry room on main level. Nice deck with playsetin back yard. Convection/microwave oven plus gas stove makes cooking a breeze. Neighborhood has pool, tennis courts, playground and basketball court. Move in ready. Full unfinished basement with stubbed bath. Fence on two sides; easy to complete to fence back yard.

29. 2016-03-10
    price $166,900
30. 2016-03-09
    price $166,900

    Show marketing remark (455 chars)

    Enjoy this 3 BR/2.5 BA home with finished bonus room. Great room with fireplace, eat in kitchen,dining room and foyer have hardwood floors, laundry room on main level. Nice deck with playsetin back yard. Convection/microwave oven plus gas stove makes cooking a breeze. Neighborhood has pool, tennis courts, playground and basketball court. Move in ready. Full unfinished basement with stubbed bath. Fence on two sides; easy to complete to fence back yard.

31. 2015-11-13
    price $169,900

    Show marketing remark (455 chars)

    Enjoy this 3 BR/2.5 BA home with finished bonus room. Great room with fireplace, eat in kitchen,dining room and foyer have hardwood floors, laundry room on main level. Nice deck with playsetin back yard. Convection/microwave oven plus gas stove makes cooking a breeze. Neighborhood has pool, tennis courts, playground and basketball court. Move in ready. Full unfinished basement with stubbed bath. Fence on two sides; easy to complete to fence back yard.

32. 2015-11-13
    price $169,900

    Show marketing remark (455 chars)

    Enjoy this 3 BR/2.5 BA home with finished bonus room. Great room with fireplace, eat in kitchen,dining room and foyer have hardwood floors, laundry room on main level. Nice deck with playsetin back yard. Convection/microwave oven plus gas stove makes cooking a breeze. Neighborhood has pool, tennis courts, playground and basketball court. Move in ready. Full unfinished basement with stubbed bath. Fence on two sides; easy to complete to fence back yard.

33. 2015-10-06
    listed $172,500 New

    Show marketing remark (455 chars)

    Enjoy this 3 BR/2.5 BA home with finished bonus room. Great room with fireplace, eat in kitchen,dining room and foyer have hardwood floors, laundry room on main level. Nice deck with playsetin back yard. Convection/microwave oven plus gas stove makes cooking a breeze. Neighborhood has pool, tennis courts, playground and basketball court. Move in ready. Full unfinished basement with stubbed bath. Fence on two sides; easy to complete to fence back yard.

34. 2015-10-06
    listed $172,500 Active

    Show marketing remark (455 chars)

    Enjoy this 3 BR/2.5 BA home with finished bonus room. Great room with fireplace, eat in kitchen,dining room and foyer have hardwood floors, laundry room on main level. Nice deck with playsetin back yard. Convection/microwave oven plus gas stove makes cooking a breeze. Neighborhood has pool, tennis courts, playground and basketball court. Move in ready. Full unfinished basement with stubbed bath. Fence on two sides; easy to complete to fence back yard.

35. 2005-04-01
    soldstatus $1,008,000

ⓘ 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: $3,694 · $308/mo
• Projected year-2 tax: $3,694 · $308/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 5/10 Major FEMA zone X · 65% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,971
• − Mortgage interest: −$18,480
• − Property taxes: −$3,694
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,238
• − Management: −$2,238
• − HOA: −$588
• − Depreciation: −$9,597
• Taxable loss: −$10,513
• Est. tax savings @ 24.0%: +$2,523
• After-tax cash flow: $-2,072/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: Carroll County
• NCES district ID: 1300840
• Math proficiency: 42% ▼ -7.00%
• Reading proficiency: 41% ▼ -8.00%
• Median HH income: $48,692
• Composite: 35.62/100
• National rank: #4888
• State rank: #38 of 174 in GA

Livability — Villa Rica

• Score: 65/100
• State rank: #224
• US rank: #13182

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment B Housing A+ Health & safety F User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Villa Rica, GA
• County: Carroll County · 124,888 people
• City population: 43,013
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 43,013
• Household income: $88,514
• Rent vs Own: 22.4% rent · 77.6% own
• Severe rent burden: 853.0

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 123,370 people
• By 2030: 127,186 · +3.1%
• By 2040: 133,534 · +8.2%
• By 2050: 137,612 · +11.5%
• By 2075: 142,892 · +15.8%
• By 2100: 136,294 · +10.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 57% Black 29% Hispanic / Latino 7% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: German 1% Slovak 1% Italian 1%
• Foreign-born: 8% · Canada
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 2% French/Haitian/Cajun 1%

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+41.2) · D 29.1% · R 70.3%
• 2008→2024 swing: -8.2pp toward R · 2008: -32.9pp · 2024: -41.2pp
• All cycles: 2024: R+41.2 2020: R+39.0 2016: R+40.1 2012: R+37.7 2008: R+32.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.97%
• Current HPI: 321.1874
• Rent YoY: ▲ 2.42%
• 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

-67.3% since first listed

25 events — show timeline

• 2026-06-14 Price Changed $329,900 FMLS
• 2026-06-14 Price Changed $329,900 GAMLS
• 2026-06-03 Price Changed $349,900 FMLS
• 2026-06-03 Price Changed $349,900 GAMLS
• 2026-05-08 Price Changed $354,900 GAMLS
• 2026-05-01 Listed $354,900 FMLS
• 2026-04-16 Price Changed $359,900 GAMLS
• 2026-04-04 Listed $368,500 GAMLS
• 2016-07-21 Price Changed $165,000 FMLS
• 2016-07-12 Sold (Public Records) $165,000 Public Records
• 2016-07-12 Price Changed $165,000 GAMLS
• 2016-07-07 Sold (MLS) $165,000 GAMLS
• 2016-07-07 Sold (MLS) $165,000 FMLS
• 2016-07-07 Price Changed $166,900 FMLS
• 2016-05-20 Pending — GAMLS
• 2016-03-21 Pending — GAMLS
• 2016-03-21 Contingent — FMLS
• 2016-03-21 Price Changed $166,900 GAMLS
• 2016-03-10 Price Changed $166,900 GAMLS
• 2016-03-09 Price Changed $166,900 FMLS
• 2015-11-13 Price Changed $169,900 GAMLS
• 2015-11-13 Price Changed $169,900 FMLS
• 2015-10-06 Listed $172,500 GAMLS
• 2015-10-06 Listed $172,500 FMLS
• 2005-04-01 Sold (Public Records) $1,008,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $3,694 · -0.9% YoY. Source: county tax records.