163 Nicki Ct · Hampton, GA 30228

$239,900

3 bd · 2.0 ba · 1,342 sqft · SingleFamily public records · 15 Days on market

Built 1996 2,613 sqft lot Est $256k · 6% 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).

• Cash flow +15.1/30.0
• ARV discount +10.4/15.0
• DSCR +4.6/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• 1% rule +2.8/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Single-level, open floor plan, freshly professionally painted and move-in ready. Large stunning renovated owner's bath with oversized shower and double vanities with large walk-in closet. Abundant storage including two large closets in side-entry garage. Rear patio overlooking the large wooded yard with garden shed. Low maintenance vinyl siding & gutter guards for easy maintenance. Quiet neighborhood, convenient to shopping and schools. Lot is large - 79 x 219 x 176 x 281, and extends far beyond the fenced portion of the rear yard. Recent exterior HVAC unit and water heater. Meticulously maintained and priced to sell!!!

Key facts

• Garden shed
• Abundant storage
• 2,613 sq ft lot

Tags

• OPEN STYLE FLOOR PLAN
• RENOVATED OWNER'S BATH
• ABUNDANT STORAGE
• LARGE WOODED REAR YARD
• GARDEN SHED
• RECENT EXTERIOR HVAC UNIT

Property features AI

Finance

• HOA & community: Community sidewalks

Exterior

• Parking: Attached garage; 2 garage spaces; Total 5 parking spaces; Garage with door opener and side-facing garage
• Utilities: Public water; Public sewer; 110V and 220V electrical service; Sewer available
• Home design: One-level home
• Construction: Aluminum siding; Vinyl siding; Composition roof; Slab foundation; Resale condition
• Exterior features: Private entrance; Private yard; Rain gutters; Front porch; Patio; Chain-link fencing; Asphalt road frontage on a county road; Sidewalks in the community

Interior

• Kitchen: Dishwasher; Gas range; Refrigerator; Self-cleaning oven; Stained cabinets; Laminate counters; Pantry; Open view to family room
• Bedrooms: Three bedrooms on the main level; Oversized master; Master on main
• Flooring: Ceramic tile; Hardwood
• Bathrooms: Two full bathrooms; Two main-level bathrooms; Master bath with double vanity
• Heating & cooling: Central heating (forced air); Central electric air conditioning
• Interior features: Disappearing attic stairs; Tray ceilings; Walk-in closets; Double vanity(s); One fireplace (factory-built) serving family/great room; Double-pane windows; No shared/common walls
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $79 ($950/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 $188k (21.5% below list).
• Recommended offer: $188k (21.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.5% in Hampton — 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 65/100 on livability (#213 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety 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.
• Zoned schools: Hampton Elementary School (math 17% / reading 17%, grade F, #936 of 1,228 statewide, top 79%, 447 students, 70% FRL); Hampton Middle School (math 18% / reading 33%, grade F, #288 of 470 statewide, top 62%, 850 students, 62% FRL); Hampton High School (math 22% / reading 34%, grade F, #151 of 424 statewide, top 36%, 1,265 students, 50% FRL) — zoned schools average 60% FRL vs 43% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.2%/yr); 561 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $2k of loan paydown is wiped out by about $7k 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 15 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $118k; list at $240k implies a 103% 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 $188,209 (21.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 6.69%
• Cash-on-cash: 1.41%
• DSCR: 1.06
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $256,322
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
218 Nicki Ct	0.10mi	3/2.5	1,281 (-4%)	4mo	$257,000	$201	83
171 Nicki Ct	0.02mi	3/2.0	1,310 (-2%)	18mo	$240,000	$183	80
187 Nicki Ct	0.06mi	3/2.0	1,318 (-2%)	18mo	$251,500	$191	80
35 Hampton Oaks Dr	0.60mi	3/2.5	1,305 (-3%)	6mo	$180,000	$138	60
12 Bonnie Glen Ln	0.48mi	3/2.0	1,270 (-5%)	12mo	$263,000	$207	59
4 Bonnie Glen Ln	0.53mi	3/2.0	1,294 (-4%)	13mo	$270,000	$209	58
139 Hampton Oaks Dr	0.52mi	3/2.0	1,304 (-3%)	15mo	$214,900	$165	58
106 June Ct	0.72mi	3/2.0	1,398 (+4%)	11mo	$270,000	$193	50
110 June Ct	0.75mi	3/2.0	1,248 (-7%)	6mo	$170,000	$136	48
25 Georgia Ave	0.71mi	3/2.0	1,518 (+13%)	1mo	$195,000	$128	44

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 · 2.2% rent growth · sell at horizon

5-year hold

• IRR: -14.9%
• Equity multiple: 0.47×
• Total profit: $-35,459
• Equity at exit: $35,770

10-year hold

• IRR: -7.5%
• Equity multiple: 0.54×
• Total profit: $-30,961
• Equity at exit: $20,742

Cash invested: $67,172 (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 30228

• Home prices YoY: -24.3%
• Rents YoY: 2.2%
• Active inventory: 561
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,882 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$50 /mo · $596/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $79

Break-even live

Break-even rent $1,782

Max offer price $239,900

Occupancy floor 91%

Sensitivity live

Price	-10% $215	-5% $147	+0% $79	+5% $11	+10% $-57
Rent	-10% $-69	-5% $5	+0% $79	+5% $154	+10% $228
Rate	-1.0pp $200	-0.5pp $140	base $79	+0.5pp $17	+1.0pp $-46

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Jay Ln Unit A Hampton, GA	2.0	1.0	878	$1,175	$1.34	45d	1	0.61mi
110 Jay Ln Unit A Hampton, GA	2.0	1.0	878	$1,275	$1.45	45d	1	0.65mi
637 Lynchburg St Hampton, GA	4.0	2.5	1867	$2,100	$1.12	26d	1	0.97mi
9 W Main St Hampton, GA	3.0	2.0	1560	$1,713	$1.10	26d	1	0.98mi
1905 Elm Park Dr Hampton, GA	3.0	2.5	1739	$1,905	$1.10	3d	1	1.14mi
1299 N Hampton Dr Hampton, GA	3.0	2.0	1232	$1,775	$1.44	1d	1	1.19mi
1514 N Hampton Ct Hampton, GA	3.0	2.0	1208	$1,700	$1.41	14d	1	1.23mi
2074 Boatswain Dr Hampton, GA	3.0	2.5	1490	$1,965	$1.32	22d	1	1.24mi
1323 N Hampton Dr Hampton, GA	3.0	2.0	1208	$1,794	$1.49	45d	1	1.25mi
1330 N Hampton Dr Hampton, GA	3.0	2.0	1228	$1,685	$1.37	14d	1	1.28mi
241 Fern Ct Hampton, GA	3.0	2.0	1306	$1,900	$1.45	1d	1	1.41mi
100 Cottage Way Hampton, GA	2.0–3.0	2.0–3.0	1220	$2,342	$1.92	0d	18	1.43mi

Listing history 11 events

1. 2026-06-21
   status $239,900 Pending 15 DOM
2. 2026-06-18
   days on market $239,900 Active Under Contract 15 DOM
3. 2026-06-17
   days on market $239,900 Active Under Contract 14 DOM
4. 2026-06-16
   days on market $239,900 Active Under Contract 13 DOM
5. 2026-06-15
   days on market $239,900 Active Under Contract 12 DOM
6. 2026-06-13
   statusdays on market $239,900 Active Under Contract 10 DOM
7. 2026-06-09
   days on market $239,900 Active 6 DOM
8. 2026-06-08
   days on market $239,900 Active 5 DOM
9. 2026-06-07
   days on market $239,900 Active 4 DOM
10. 2026-06-04
    remarks 629-char remark
11. 2026-06-04
    listed $239,900 Active 1 DOM

ⓘ 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: $596 · $50/mo
• Projected year-2 tax: $2,207 · $184/mo
• Expected delta: +$1,611/yr (+$134/mo · 270.5%)

ⓘ 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 6/10 Major 7 d/yr ≥105°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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,585
• − Mortgage interest: −$13,438
• − Property taxes: −$596
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,807
• − Management: −$1,807
• − Depreciation: −$6,979
• Taxable loss: −$3,241
• Est. tax savings @ 24.0%: +$778
• After-tax cash flow: $1,728/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 — Hampton

• Score: 65/100
• State rank: #213
• US rank: #12664

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hampton, GA
• County: Henry County · 316,359 people
• City population: 52,402
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 52,402
• Household income: $82,619
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 1285.0

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 23% Hispanic / Latino 8% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Hispanic 4% Lithuanian 1% Italian 1%
• Foreign-born: 9% · Canada, Vietnam, Jamaica
• Languages at home: 89% English-only · Spanish 6% 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: ▼ -71.11%
• Current HPI: 222.0357
• Rent YoY: ▲ 2.20%
• 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

+103.3% since first listed

3 events — show timeline

• 2026-06-03 Listed $239,900 GAMLS
• 2026-06-03 Listed $239,900 FMLS
• 2006-12-11 Sold (Public Records) $118,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $596 · -3.5% YoY. Source: county tax records.