215 Sherwood Loop · McDonough, GA 30253

$134,500

4 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 48 Days on market

Built 1993 $129/sqft · 5% below area Est $191k · 29% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity knocks! This 4-bedroom, 1-bath home is situated on a quiet cul-de-sac and is ready for a complete transformation. Featuring a functional layout with a living room, formal dining room, kitchen, and dedicated laundry room, the bones are here for a stunning renovation. The property requires repair throughout, including the exterior siding, making it the perfect project for an investor or a handy homeowner looking to build instant equity. Enjoy a spacious backyard and the peace of a no-thru street. Being sold as-is-bring your vision and your toolbelt!

Key facts

• Built 1993
• Listed 47 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $134k.

Deal economics

• At list price, monthly cash flow is $514 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $134k).
• Recommended offer: $130k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 3.9% in McDonough — 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 (#279 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: schools D, crime D, amenities F.
• Henry County (rural): math 24% / reading 33% proficiency, ranked #89 of 174 in GA (top 51%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents soft (-0.3%/yr); 663 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,989 units permitted in Henry County in 2024 (92 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $930 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Henry County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($130k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask has dropped $35k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $114k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• 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 $130,465 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.49% ✓
• Cap rate: 10.88%
• Cash-on-cash: 16.39%
• DSCR: 1.73
• GRM: 5.6

CMA / ARV

• ARV (median comp): $190,710
• List price: $134,500
• Delta: -29.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 Sherwood Loop	0.07mi	3/1.0 (-1)	975 (-6%)	9mo	$177,000	$182	74
40 Sherwood Loop	0.19mi	3/2.0 (-1)	1,056 (+2%)	9mo	$149,900	$142	72
114 W Independence Cir	0.06mi	3/1.0 (-1)	1,020 (-2%)	21mo	$140,000	$137	72
174 Sherwood Loop	0.19mi	3/2.0 (-1)	1,056 (+2%)	11mo	$76,500	$72	70
155 Greenview Ter	0.30mi	3/1.0 (-1)	1,008 (-3%)	10mo	$197,000	$195	68
204 Sherwood Loop	0.09mi	3/1.5 (-1)	1,168 (+12%)	15mo	$190,000	$163	56

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 3.7%
• Equity multiple: 1.14×
• Total profit: $5,217
• Equity at exit: $20,054

10-year hold

• IRR: 9.9%
• Equity multiple: 1.65×
• Total profit: $24,537
• Equity at exit: $11,629

Cash invested: $37,660 (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 30253

• Home prices YoY: -29.4%
• Rents YoY: -0.3%
• Active inventory: 663
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,000 high
• Mortgage (P&I): −$705
• Tax from tax record: −$304 /mo · $3,649/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $514

Break-even live

Break-even rent $1,349

Max offer price $134,500

Occupancy floor 69%

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: $33,625
• Closing costs: $4,035
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 W Independence Cir McDonough, GA	4.0	2.0	1148	$1,761	$1.53	43d	1	0.06mi
7 Sherwood Loop McDonough, GA	3.0	1.0	1080	$1,650	$1.53	18d	1	0.19mi
34 Birch Ct McDonough, GA	3.0	2.0	1389	$1,485	$1.07	16d	1	0.21mi
209 Swindon Dr McDonough, GA	3.0	2.5	1476	$1,795	$1.22	24d	1	0.21mi
177 Swindon Dr McDonough, GA	3.0	2.5	1488	$1,825	$1.23	15d	1	0.23mi
173 Swindon Dr McDonough, GA	3.0	2.5	1488	$1,900	$1.28	5d	1	0.23mi
173 Swindon Dr McDonough, GA	3.0	2.5	1476	$1,925	$1.30	24d	1	0.23mi
408 Kendall Ln McDonough, GA	3.0	2.5	1395	$1,695	$1.22	12d	1	0.46mi
100 Preston Creek Dr McDonough, GA	1.0–3.0	1.0–2.0	1117	$2,709	$2.43	43d	13	0.62mi
100 Preston Creek Dr McDonough, GA	1.0–3.0	1.0–2.0	1117	$1,870	$1.67	3d	17	0.62mi
820 Hampton Rd McDonough, GA	1.0–3.0	1.0–2.0	1149	$1,938	$1.69	1d	15	0.69mi
449 Kara Ln McDonough, GA	3.0	2.5	1299	$800	$0.62	18d	1	0.76mi
241 Coral Cir McDonough, GA	3.0	2.5	1440	$1,950	$1.35	24d	1	0.77mi
311 Coral Cir McDonough, GA	3.0	2.5	1421	$1,595	$1.12	2d	1	0.79mi
348 Coral Cir McDonough, GA	3.0	2.5	1296	$1,880	$1.45	43d	1	0.83mi
204 Adam Cir McDonough, GA	3.0	2.0	1139	$1,695	$1.49	1d	1	0.85mi
122 Samanthas Way McDonough, GA	3.0	2.0	1118	$1,600	$1.43	43d	1	0.88mi
132 Samanthas Way McDonough, GA	3.0	2.0	1139	$1,600	$1.40	43d	1	0.90mi
300 Highway 81 W McDonough, GA	3.0	1.0–2.0	926	$2,404	$2.60	1d	37	0.91mi
740 McDonough Pkwy McDonough, GA	1.0–3.0	1.0–2.0	1128	$2,024	$1.79	1d	17	1.06mi
1535 Hydrangea Ln McDonough, GA	3.0	2.5	1446	$1,761	$1.22	24d	1	1.08mi
172 Regency Park Dr McDonough, GA	3.0	2.0	1283	$1,875	$1.46	24d	1	1.10mi
337 Autumn Lake Dr McDonough, GA	3.0	2.0	1225	$1,795	$1.47	43d	1	1.10mi
325 Southpoint Blvd McDonough, GA	3.0	2.0	1334	$2,516	$1.89	24d	1	1.13mi
1322 Sweetwater Ct McDonough, GA	3.0	2.0	1385	$1,900	$1.37	5d	1	1.18mi
570 McDonough Pkwy McDonough, GA	1.0–3.0	1.0–2.0	1066	$1,955	$1.83	1d	27	1.19mi
91 Mount Carmel Rd McDonough, GA	3.0	1.0–2.0	1050	$1,948	$1.85	1d	14	1.19mi
851 Sweetwater Way McDonough, GA	3.0	2.0	1293	$1,820	$1.41	12d	1	1.19mi
235 Jonesboro Rd McDonough, GA	1.0–3.0	1.0–2.0	996	$1,999	$2.01	1d	3	1.23mi
420 Autumn Lake Ct McDonough, GA	3.0	2.0	1238	$1,626	$1.31	22d	1	1.23mi
635 Beaver Run Trce McDonough, GA	3.0	2.0	1246	$1,850	$1.48	43d	1	1.32mi
105 Dailey Mill Rd McDonough, GA	3.0	1.5	1278	$1,795	$1.40	5d	1	1.41mi
205 Bridges Rd McDonough, GA	1.0–3.0	1.0–2.0	1083	$2,166	$2.00	2d	31	1.41mi
102 Sable Chase Blvd McDonough, GA	1.0–3.0	1.0–2.0	980	$1,734	$1.77	2d	22	1.42mi
1116 Whisper Wind Dr McDonough, GA	3.0	2.0	1118	$1,890	$1.69	43d	1	1.47mi

Listing history 26 events

1. 2026-06-03
   days on market $134,500 Active 48 DOM
2. 2026-06-02
   days on market $134,500 Active 47 DOM
3. 2026-06-01
   days on market $134,500 Active 46 DOM
4. 2026-05-31
   days on market $134,500 Active 45 DOM
5. 2026-05-12
   price $149,900 565-char remark

   Show marketing remark (565 chars)

   Opportunity knocks! This 4-bedroom, 1-bath home is situated on a quiet cul-de-sac and is ready for a complete transformation. Featuring a functional layout with a living room, formal dining room, kitchen, and dedicated laundry room, the bones are here for a stunning renovation. The property requires repair throughout, including the exterior siding, making it the perfect project for an investor or a handy homeowner looking to build instant equity. Enjoy a spacious backyard and the peace of a no-thru street. Being sold as-is-bring your vision and your toolbelt!

6. 2026-05-04
   price $159,900 565-char remark

   Show marketing remark (565 chars)

   Opportunity knocks! This 4-bedroom, 1-bath home is situated on a quiet cul-de-sac and is ready for a complete transformation. Featuring a functional layout with a living room, formal dining room, kitchen, and dedicated laundry room, the bones are here for a stunning renovation. The property requires repair throughout, including the exterior siding, making it the perfect project for an investor or a handy homeowner looking to build instant equity. Enjoy a spacious backyard and the peace of a no-thru street. Being sold as-is-bring your vision and your toolbelt!

7. 2026-05-01
   status Back On Market 565-char remark

   Show marketing remark (565 chars)

   Opportunity knocks! This 4-bedroom, 1-bath home is situated on a quiet cul-de-sac and is ready for a complete transformation. Featuring a functional layout with a living room, formal dining room, kitchen, and dedicated laundry room, the bones are here for a stunning renovation. The property requires repair throughout, including the exterior siding, making it the perfect project for an investor or a handy homeowner looking to build instant equity. Enjoy a spacious backyard and the peace of a no-thru street. Being sold as-is-bring your vision and your toolbelt!

8. 2026-03-04
   status Pending Offer Approval 565-char remark

   Show marketing remark (565 chars)

   Opportunity knocks! This 4-bedroom, 1-bath home is situated on a quiet cul-de-sac and is ready for a complete transformation. Featuring a functional layout with a living room, formal dining room, kitchen, and dedicated laundry room, the bones are here for a stunning renovation. The property requires repair throughout, including the exterior siding, making it the perfect project for an investor or a handy homeowner looking to build instant equity. Enjoy a spacious backyard and the peace of a no-thru street. Being sold as-is-bring your vision and your toolbelt!

9. 2026-02-17
   listed $169,900 New 565-char remark

   Show marketing remark (565 chars)

   Opportunity knocks! This 4-bedroom, 1-bath home is situated on a quiet cul-de-sac and is ready for a complete transformation. Featuring a functional layout with a living room, formal dining room, kitchen, and dedicated laundry room, the bones are here for a stunning renovation. The property requires repair throughout, including the exterior siding, making it the perfect project for an investor or a handy homeowner looking to build instant equity. Enjoy a spacious backyard and the peace of a no-thru street. Being sold as-is-bring your vision and your toolbelt!

10. 2026-02-17
    historical $169,900 565-char remark

    Show marketing remark (565 chars)

    Opportunity knocks! This 4-bedroom, 1-bath home is situated on a quiet cul-de-sac and is ready for a complete transformation. Featuring a functional layout with a living room, formal dining room, kitchen, and dedicated laundry room, the bones are here for a stunning renovation. The property requires repair throughout, including the exterior siding, making it the perfect project for an investor or a handy homeowner looking to build instant equity. Enjoy a spacious backyard and the peace of a no-thru street. Being sold as-is-bring your vision and your toolbelt!

11. 2019-10-03
    soldstatus $114,000
12. 2019-09-11
    soldstatus $104,000 Sold 222-char remark

    Show marketing remark (222 chars)

    Newly renovated cozy house perfect for the family!! Brand new flooring, new paint, new granite countertops, new stainless steel appliances, new fixtures, Located on Quiet Cul-De-Sac. Call us today to schedule your showing!

13. 2019-06-08
    status Under Contract 222-char remark

    Show marketing remark (222 chars)

    Newly renovated cozy house perfect for the family!! Brand new flooring, new paint, new granite countertops, new stainless steel appliances, new fixtures, Located on Quiet Cul-De-Sac. Call us today to schedule your showing!

14. 2019-05-29
    listed $114,990 New 222-char remark

    Show marketing remark (222 chars)

    Newly renovated cozy house perfect for the family!! Brand new flooring, new paint, new granite countertops, new stainless steel appliances, new fixtures, Located on Quiet Cul-De-Sac. Call us today to schedule your showing!

15. 2019-01-23
    soldstatus $60,000
16. 2019-01-18
    soldstatus $60,000 Sold
17. 2019-01-18
    soldstatus $60,000 Sold
18. 2019-01-14
    status Pending
19. 2019-01-10
    status Under Contract
20. 2019-01-10
    price $65,000
21. 2019-01-09
    price $65,000
22. 2019-01-06
    listed $82,500 Active
23. 2019-01-06
    listed $82,500 New
24. 1993-05-04
    soldstatus $14,300
25. 1987-11-30
    soldstatus $1,277,250
26. 1986-05-01
    soldstatus $800,000

ⓘ 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: $3,649 · $304/mo
• Projected year-2 tax: $3,649 · $304/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 6/10 Major 7 d/yr ≥106°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 4 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,997
• − Mortgage interest: −$7,534
• − Property taxes: −$3,649
• − Insurance: −$672
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$3,913
• Taxable income: $4,389
• Est. tax owed @ 24.0%: −$1,053
• After-tax cash flow: $5,119/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: Henry County
• NCES district ID: 1302820
• Math proficiency: 24% ▼ -9.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $62,594
• Composite: 26.13/100
• National rank: #7279
• State rank: #89 of 174 in GA

Livability — McDonough

• Score: 63/100
• State rank: #279
• US rank: #14962

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Henry County · 316,359 people
• City population: 114,333
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 64,779
• Household income: $81,892
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 2591.0

Population outlook (Henry County) Hauer SSP2

• Today (2025): 249,041 people
• By 2030: 264,369 · +6.2%
• By 2040: 294,459 · +18.2%
• By 2050: 322,249 · +29.4%
• By 2075: 392,310 · +57.5%
• By 2100: 437,836 · +75.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 61% White 22% Two or more races 7% Hispanic / Latino 7% Asian 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Hispanic 1% Lithuanian 1% Slovak 1%
• Foreign-born: 10% · Canada, China, Vietnam
• Languages at home: 89% English-only · Spanish 5% French/Haitian/Cajun 1% Vietnamese 1%

Political lean MEDSL · Henry

• 2024 margin: Strong D (+29.7) · D 64.5% · R 34.9%
• 2008→2024 swing: +37.1pp toward D · 2008: -7.5pp · 2024: 29.7pp
• All cycles: 2024: D+29.7 2020: D+20.5 2016: D+4.3 2012: R+3.2 2008: R+7.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.51%
• Current HPI: 210.679
• Rent YoY: ▼ -0.35%
• 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

-81.3% since first listed

22 events — show timeline

• 2026-05-12 Price Changed $149,900 GAMLS
• 2026-05-04 Price Changed $159,900 GAMLS
• 2026-05-01 Relisted — GAMLS
• 2026-03-04 Pending — GAMLS
• 2026-02-17 Listed $169,900 GAMLS
• 2026-02-17 Coming Soon $169,900 GAMLS
• 2019-10-03 Sold (Public Records) $114,000 Public Records
• 2019-09-11 Sold (MLS) $104,000 GAMLS
• 2019-06-08 Pending — GAMLS
• 2019-05-29 Listed $114,990 GAMLS
• 2019-01-23 Sold (Public Records) $60,000 Public Records
• 2019-01-18 Sold (MLS) $60,000 GAMLS
• 2019-01-18 Sold (MLS) $60,000 FMLS
• 2019-01-14 Pending — FMLS
• 2019-01-10 Pending — GAMLS
• 2019-01-10 Price Changed $65,000 GAMLS
• 2019-01-09 Price Changed $65,000 FMLS
• 2019-01-06 Listed $82,500 GAMLS
• 2019-01-06 Listed $82,500 FMLS
• 1993-05-04 Sold (Public Records) $14,300 Public Records
• 1987-11-30 Sold (Public Records) $1,277,250 Public Records
• 1986-05-01 Sold (Public Records) $800,000 Public Records

Property tax history

+7.6%/yr

Latest (2025): $3,649 · +12.5% YoY. Source: county tax records.