707 Hot Springs Trl · McDonough, GA 30252

$308,700

3 bd · 2.0 ba · 2,739 sqft · SingleFamily public records · 119 Days on market

Built 2005 0.28 ac lot $113/sqft · 19% below area Est $383k · 19% under ↓ 58% since listing

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Why this score? — see what drove the C- 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 +16.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming conventional home offers comfortable living spaces with classic design elements and thoughtful layout throughout. This well-appointed home features elegant tray ceilings that add architectural interest throughout the living spaces. The heart of the home showcases beautiful granite countertops paired with modern stainless steel appliances, creating an ideal environment for daily meals and entertaining guests. The generous primary suite provides a private retreat with ample space for relaxation. The thoughtful design elements throughout the home create a comfortable and inviting atmosphere for everyday living. Location convenience adds significant value, with Publix at Lake Dow positioned nearby for easy grocery shopping and daily errands. This prime positioning offers residents quick access to essential services while maintaining the peaceful residential setting that makes this property particularly appealing. Contact us today to arrange a viewing and experience the comfort and convenience this well-maintained conventional home has to offer. Move-in ready.

Key facts

• Built-in station
• Cozy fireplace
• Granite counter tops

Tags

• CORNER LOT
• COZY FIREPLACE
• GRANITE COUNTER TOPS
• STAINLESS STEEL APPLIANCES
• BUILT-IN STATION
• SEPARATE SITTING ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $309k.

Deal economics

• At list price, monthly cash flow is $170 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $256k (17.2% below list).
• Recommended offer: $256k (17.2% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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 rising (+1.5%/yr); 569 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,989 units permitted in Henry County in 2024 (92 in 5+ unit buildings).
• This rent runs 30% of the median local income ($101k/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 $9k 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 119 days — a 9% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts; this cycle's ask has dropped $46k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $255,637 (17.2% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.83% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.36%
• DSCR: 1.10
• GRM: 10.1

CMA / ARV

• ARV (median comp): $383,214
• List price: $308,700
• Delta: -19.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
707 Hot Springs Trl	0.00mi	3/2.0	2,739 (0%)	1mo	$308,700	$113	99
1006 Harbor View Ln	0.09mi	3/2.0	2,691 (-2%)	2mo	$310,000	$115	92
133 Babbling Brook Dr	0.32mi	4/3.5 (+1)	2,759 (+1%)	4mo	$390,000	$141	70
1309 Lower Falls Dr	0.27mi	4/2.5 (+1)	2,920 (+7%)	8mo	$350,000	$120	63
124 Sparkling Spring Trl	0.14mi	3/2.0	2,366 (-14%)	9mo	$310,000	$131	63
377 Parker Rd	0.57mi	3/2.5	2,632 (-4%)	11mo	$564,000	$214	56
369 Parker Rd	0.61mi	4/2.5 (+1)	2,544 (-7%)	4mo	$453,000	$178	50
1262 Polk Xing	0.66mi	4/3.0 (+1)	2,567 (-6%)	2mo	$386,250	$150	48
1243 Polk Xing	0.66mi	4/3.0 (+1)	2,597 (-5%)	11mo	$421,000	$162	42
1143 Mcgarity Rd	0.48mi	4/3.5 (+1)	2,458 (-10%)	10mo	$550,000	$224	41
101 Lakesprings Dr	0.71mi	4/3.0 (+1)	3,020 (+10%)	0mo	$302,000	$100	40
237 Kindness Cir	0.64mi	4/3.5 (+1)	3,128 (+14%)	8mo	$513,035	$164	29

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 · 1.52% rent growth · sell at horizon

5-year hold

• IRR: -14.1%
• Equity multiple: 0.50×
• Total profit: $-43,095
• Equity at exit: $46,028

10-year hold

• IRR: -7.6%
• Equity multiple: 0.55×
• Total profit: $-39,095
• Equity at exit: $26,691

Cash invested: $86,436 (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 30252

• Home prices YoY: -31.4%
• Rents YoY: 1.5%
• Active inventory: 569
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,556 high
• Mortgage (P&I): −$1,619
• Tax from tax record: −$102 /mo · $1,227/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$537
• Net cashflow: $170

Break-even live

Break-even rent $2,341

Max offer price $308,700

Occupancy floor 88%

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: $77,175
• Closing costs: $9,261
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1209 Creek Crossing Dr McDonough, GA	4.0	2.5	2400	$2,380	$0.99	24d	1	0.11mi
362 Interlake Pass McDonough, GA	4.0	2.5	2788	$2,500	$0.90	10d	1	0.24mi
220 Warm Springs Trl Unit MC McDonough, GA	4.0	2.5	2825	$2,550	$0.90	43d	1	0.34mi
312 Fairmont Ave McDonough, GA	4.0	3.0	1916	$2,499	$1.30	24d	1	0.50mi
166 Everett Sq McDonough, GA	4.0	2.5	2401	$2,659	$1.11	5d	1	0.57mi
1218 Polk Xing McDonough, GA	4.0	3.0	2715	$2,349	$0.87	43d	1	0.86mi
633 Vidalia Pkwy McDonough, GA	4.0	2.5	2622	$3,300	$1.26	43d	1	0.92mi

Listing history 32 events

1. 2026-05-14
   status Under Contract 1097-char remark

   Show marketing remark (1097 chars)

   This charming conventional home offers comfortable living spaces with classic design elements and thoughtful layout throughout. This well-appointed home features elegant tray ceilings that add architectural interest throughout the living spaces. The heart of the home showcases beautiful granite countertops paired with modern stainless steel appliances, creating an ideal environment for daily meals and entertaining guests. The generous primary suite provides a private retreat with ample space for relaxation. The thoughtful design elements throughout the home create a comfortable and inviting atmosphere for everyday living. Location convenience adds significant value, with Publix at Lake Dow positioned nearby for easy grocery shopping and daily errands. This prime positioning offers residents quick access to essential services while maintaining the peaceful residential setting that makes this property particularly appealing. Contact us today to arrange a viewing and experience the comfort and convenience this well-maintained conventional home has to offer. Move-in ready.

2. 2026-04-01
   price $308,700 1097-char remark

   Show marketing remark (1097 chars)

   This charming conventional home offers comfortable living spaces with classic design elements and thoughtful layout throughout. This well-appointed home features elegant tray ceilings that add architectural interest throughout the living spaces. The heart of the home showcases beautiful granite countertops paired with modern stainless steel appliances, creating an ideal environment for daily meals and entertaining guests. The generous primary suite provides a private retreat with ample space for relaxation. The thoughtful design elements throughout the home create a comfortable and inviting atmosphere for everyday living. Location convenience adds significant value, with Publix at Lake Dow positioned nearby for easy grocery shopping and daily errands. This prime positioning offers residents quick access to essential services while maintaining the peaceful residential setting that makes this property particularly appealing. Contact us today to arrange a viewing and experience the comfort and convenience this well-maintained conventional home has to offer. Move-in ready.

3. 2026-03-10
   price $319,700 1097-char remark

   Show marketing remark (1097 chars)

   This charming conventional home offers comfortable living spaces with classic design elements and thoughtful layout throughout. This well-appointed home features elegant tray ceilings that add architectural interest throughout the living spaces. The heart of the home showcases beautiful granite countertops paired with modern stainless steel appliances, creating an ideal environment for daily meals and entertaining guests. The generous primary suite provides a private retreat with ample space for relaxation. The thoughtful design elements throughout the home create a comfortable and inviting atmosphere for everyday living. Location convenience adds significant value, with Publix at Lake Dow positioned nearby for easy grocery shopping and daily errands. This prime positioning offers residents quick access to essential services while maintaining the peaceful residential setting that makes this property particularly appealing. Contact us today to arrange a viewing and experience the comfort and convenience this well-maintained conventional home has to offer. Move-in ready.

4. 2026-02-10
   price $338,700 1097-char remark

   Show marketing remark (1097 chars)

   This charming conventional home offers comfortable living spaces with classic design elements and thoughtful layout throughout. This well-appointed home features elegant tray ceilings that add architectural interest throughout the living spaces. The heart of the home showcases beautiful granite countertops paired with modern stainless steel appliances, creating an ideal environment for daily meals and entertaining guests. The generous primary suite provides a private retreat with ample space for relaxation. The thoughtful design elements throughout the home create a comfortable and inviting atmosphere for everyday living. Location convenience adds significant value, with Publix at Lake Dow positioned nearby for easy grocery shopping and daily errands. This prime positioning offers residents quick access to essential services while maintaining the peaceful residential setting that makes this property particularly appealing. Contact us today to arrange a viewing and experience the comfort and convenience this well-maintained conventional home has to offer. Move-in ready.

5. 2026-01-14
   listed $354,900 New 1097-char remark

   Show marketing remark (1097 chars)

   This charming conventional home offers comfortable living spaces with classic design elements and thoughtful layout throughout. This well-appointed home features elegant tray ceilings that add architectural interest throughout the living spaces. The heart of the home showcases beautiful granite countertops paired with modern stainless steel appliances, creating an ideal environment for daily meals and entertaining guests. The generous primary suite provides a private retreat with ample space for relaxation. The thoughtful design elements throughout the home create a comfortable and inviting atmosphere for everyday living. Location convenience adds significant value, with Publix at Lake Dow positioned nearby for easy grocery shopping and daily errands. This prime positioning offers residents quick access to essential services while maintaining the peaceful residential setting that makes this property particularly appealing. Contact us today to arrange a viewing and experience the comfort and convenience this well-maintained conventional home has to offer. Move-in ready.

6. 2025-12-09
   historical
7. 2025-12-08
   status Active
8. 2025-12-08
   status Pending
9. 2025-12-05
   status Under Contract
10. 2025-12-05
    historical Active Under Contract
11. 2025-12-04
    historical
12. 2025-11-29
    status Back On Market
13. 2025-11-29
    status Active
14. 2025-10-24
    status Pending
15. 2025-10-17
    status Under Contract
16. 2025-10-17
    historical Active Under Contract
17. 2025-09-30
    price $340,000
18. 2025-09-30
    price $340,000
19. 2025-09-18
    status Active
20. 2025-09-17
    status Pending
21. 2025-09-15
    status Back On Market
22. 2025-09-15
    status Active
23. 2025-09-08
    status Under Contract
24. 2025-09-08
    historical Active Under Contract
25. 2025-09-06
    status Back On Market
26. 2025-09-06
    status Active
27. 2025-09-05
    status Pending
28. 2025-08-28
    status Under Contract
29. 2025-08-28
    historical Active Under Contract
30. 2025-08-14
    listed $350,000 Active
31. 2025-08-14
    listed $350,000 New
32. 2004-11-30
    soldstatus $731,500

ⓘ 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: $1,227 · $102/mo
• Projected year-2 tax: $2,840 · $237/mo
• Expected delta: +$1,613/yr (+$134/mo · 131.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 5 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,676
• − Mortgage interest: −$17,292
• − Property taxes: −$1,227
• − Insurance: −$1,544
• − Repairs & maintenance: −$2,454
• − Management: −$2,454
• − Depreciation: −$8,980
• Taxable loss: −$3,275
• Est. tax savings @ 24.0%: +$786
• After-tax cash flow: $2,824/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

• Census place: McDonough, GA
• County: Henry County · 316,359 people
• City population: 114,333
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 49,554
• Household income: $100,770
• Rent vs Own: 10.5% rent · 89.5% own
• Severe rent burden: 343.0

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 0.63)
• Race & ethnicity: White 48% Black 36% Two or more races 11% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4%
• Common ancestry: Hispanic 2% Slovak 1% Italian 1%
• Foreign-born: 7% · Canada, Vietnam, South Korea
• Languages at home: 91% English-only · Spanish 4% French/Haitian/Cajun 2% 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: ▼ -94.97%
• Current HPI: 207.2801
• Rent YoY: ▲ 1.52%
• 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

-57.8% since first listed

32 events — show timeline

• 2026-05-14 Pending — GAMLS
• 2026-04-01 Price Changed $308,700 GAMLS
• 2026-03-10 Price Changed $319,700 GAMLS
• 2026-02-10 Price Changed $338,700 GAMLS
• 2026-01-14 Listed $354,900 GAMLS
• 2025-12-09 Listing Removed — FMLS
• 2025-12-08 Relisted — FMLS
• 2025-12-08 Pending — FMLS
• 2025-12-05 Pending — GAMLS
• 2025-12-05 Contingent — FMLS
• 2025-12-04 Listing Removed — GAMLS
• 2025-11-29 Relisted — GAMLS
• 2025-11-29 Relisted — FMLS
• 2025-10-24 Pending — FMLS
• 2025-10-17 Pending — GAMLS
• 2025-10-17 Contingent — FMLS
• 2025-09-30 Price Changed $340,000 GAMLS
• 2025-09-30 Price Changed $340,000 FMLS
• 2025-09-18 Relisted — FMLS
• 2025-09-17 Pending — FMLS
• 2025-09-15 Relisted — GAMLS
• 2025-09-15 Relisted — FMLS
• 2025-09-08 Pending — GAMLS
• 2025-09-08 Contingent — FMLS
• 2025-09-06 Relisted — GAMLS
• 2025-09-06 Relisted — FMLS
• 2025-09-05 Pending — FMLS
• 2025-08-28 Pending — GAMLS
• 2025-08-28 Contingent — FMLS
• 2025-08-14 Listed $350,000 GAMLS
• 2025-08-14 Listed $350,000 FMLS
• 2004-11-30 Sold (Public Records) $731,500 Public Records

Property tax history

+1.4%/yr

Latest (2025): $1,227 · -1.6% YoY. Source: county tax records.