1889 Harmony Rd · Villa Rica, GA 30179

$413,300

4 bd · 2.0 ba · 2,965 sqft · Land public records · 17 Days on market

Built 1935 12 ac lot

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +5.8/30.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.2/10.0
• 1% rule +0.0/10.0

Listing remarks

Step into this charming 1935 farmhouse on 12 acres of 100 year old, mostly flat land! This 4-bedroom, 3-bath home with an office offers nearly 3,000 square feet. Enjoy stainless steel appliances, a metal roof, and a propane water heater. Relax by the 27-foot above-ground pool with new decking and lights. There's a dome-shaped metal carport, a 12x24 shed with electric, and both county water plus two wells on private septic. A perfect blend of history, space, and potential awaits! SOLD AS IS

Key facts

• 12.05 acre lot
• Pool
• Built 1935

Property features AI

Exterior

• Parking: Covered parking
• Utilities: Public and well water available; Septic tank sewer; Electricity available; Cable available; Phone service available; Water available
• Home design: Two levels
• Construction: Frame construction with wood siding; Metal roof; Slab foundation; Built as existing/resale property
• Exterior features: Private entrance; Private yard; Storage; Covered rear porch; Covered deck; Back yard fencing; Above-ground pool; Deeded access to dock; Gazebo, pergola, outbuilding and shed(s)

Interior

• Kitchen: Country-style kitchen; Dishwasher; Electric range; Microwave; Refrigerator; Kitchen opens to family room
• Bedrooms: One main-level bedroom; Three upper-level bedrooms; Oversized master bedroom
• Flooring: Carpet; Laminate
• Bathrooms: Three full bathrooms; One main-level bathroom; Two full upper-level bathrooms; Master bathroom with tub/shower combination
• Heating & cooling: Ductless heating; Ductless cooling; Gas water heater
• Interior features: One factory-built fireplace; Open view from kitchen to family room; Office; No shared/common walls; Resale condition
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $413k.

Deal economics

• At list price, monthly cash flow is $-833 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (35.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (51.4% below list).
• Recommended offer: $201k (51.4% below list) — sets the bar for 1% rule.

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.
• Paulding County (suburban): math 39% / reading 42% proficiency, ranked #33 of 174 in GA (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Union Elementary School (math 49% / reading 40%, grade F, #336 of 1,228 statewide, top 29%, 465 students, 42% FRL); Carl Scoggins Sr. Middle School (math 29% / reading 40%, grade F, #196 of 470 statewide, top 42%, 760 students, 47% FRL); South Paulding High School (math 20% / reading 32%, grade F, #175 of 424 statewide, top 42%, 1,911 students, 36% FRL).
• Market conditions: 191 active listings in the ZIP; solid renter incomes; 1,458 units permitted in Paulding County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $44k of equity ($3k loan paydown + $41k appreciation (10.0% local appreciation)).
• Paulding County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$71k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($407k) 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.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,053 (51.4% 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. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.49% ✗
• Cap rate: 3.87%
• Cash-on-cash: -8.64%
• DSCR: 0.62
• GRM: 17.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.2%
• Equity multiple: 2.48×
• Total profit: $171,790
• Equity at exit: $372,333

10-year hold

• IRR: 17.0%
• Equity multiple: 5.73×
• Total profit: $547,154
• Equity at exit: $802,951

Cash invested: $115,724 (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 30179

• Home prices YoY: 6.7%
• Active inventory: 191
• Price-to-rent: 17.1×

Monthly cashflow live

• Estimated rent: $2,011 medium
• Mortgage (P&I): −$2,167
• Tax from tax record: −$82 /mo · $983/yr
• Insurance: −$172
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-833

Break-even live

Break-even rent $3,065

Max offer price $266,111

Occupancy floor —

Sensitivity live

Price	-10% $-599	-5% $-716	+0% $-833	+5% $-950	+10% $-1,067
Rent	-10% $-992	-5% $-913	+0% $-833	+5% $-754	+10% $-674
Rate	-1.0pp $-625	-0.5pp $-728	base $-833	+0.5pp $-940	+1.0pp $-1,049

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: $103,325
• Closing costs: $12,399
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-03
   days on market $413,300 Active 17 DOM
2. 2026-06-02
   days on market $413,300 Active 16 DOM
3. 2026-06-01
   days on market $413,300 Active 15 DOM
4. 2026-05-31
   days on market $413,300 Active 14 DOM
5. 2026-05-21
   price $405,000
6. 2026-05-21
   price $405,000 483-char remark
7. 2026-05-17
   listed $413,300 Active
8. 2026-05-16
   historical $413,300
9. 2026-05-16
   listed $413,300 New 483-char remark

ⓘ 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: $983 · $82/mo
• Projected year-2 tax: $3,802 · $317/mo
• Expected delta: +$2,819/yr (+$235/mo · 286.8%)

ⓘ 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 4/10 Moderate 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,126
• − Mortgage interest: −$23,151
• − Property taxes: −$983
• − Insurance: −$2,066
• − Repairs & maintenance: −$1,930
• − Management: −$1,930
• − Depreciation: −$12,023
• Taxable loss: −$17,958
• Est. tax savings @ 24.0%: +$4,310
• After-tax cash flow: $-5,689/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: Paulding County
• NCES district ID: 1304020
• Math proficiency: 39% ▼ -6.00%
• Reading proficiency: 42% ▼ -7.00%
• Median HH income: $61,447
• Composite: 36.0/100
• National rank: #4784
• State rank: #33 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

• County: Carroll County · 124,888 people
• City population: 43,013
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 19,882
• Household income: $76,571
• Rent vs Own: 15.1% rent · 84.9% own
• Severe rent burden: 396.0

Population outlook (Paulding County) Hauer SSP2

• Today (2025): 175,714 people
• By 2030: 186,082 · +5.9%
• By 2040: 204,414 · +16.3%
• By 2050: 217,040 · +23.5%
• By 2075: 236,980 · +34.9%
• By 2100: 238,314 · +35.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 15% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Italian 1% Lithuanian 1% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Paulding

• 2024 margin: Strong R (+24.1) · D 37.6% · R 61.7%
• 2008→2024 swing: +14.4pp toward D · 2008: -38.5pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+29.1 2016: R+41.2 2012: R+43.6 2008: R+38.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 27.16%
• Current HPI: 435.3863
• Rent YoY: —
• 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

+0.0% since first listed

11 events — show timeline

• 2026-06-04 Listing Removed — GAMLS
• 2026-06-03 Listing Removed — FMLS
• 2026-05-28 Price Changed $413,300 FMLS
• 2026-05-28 Price Changed $413,300 GAMLS
• 2026-05-22 Price Changed $397,000 FMLS
• 2026-05-22 Price Changed $397,000 GAMLS
• 2026-05-21 Price Changed $405,000 FMLS
• 2026-05-21 Price Changed $405,000 GAMLS
• 2026-05-17 Listed $413,300 FMLS
• 2026-05-16 Coming Soon — FMLS
• 2026-05-16 Listed $413,300 GAMLS

Property tax history

+2.7%/yr

Latest (2025): $983 · -3.4% YoY. Source: county tax records.