102 Oak Pl · Villa Rica, GA 30180

$175,000

2 bd · 2.0 ba · 1,042 sqft · Townhouse public records · 14 Days on market

Built 1985 1,742 sqft lot Est $168k · at est. $168/mo HOA · 8% of rent

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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 +23.1/30.0
• DSCR +7.4/10.0
• 1% rule +6.4/10.0
• ARV discount +5.6/15.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

!!BACK ON THE MARKET!! Discover this charming and well-maintained 2 bed, 1.5 bath renovated townhouse located in the sought-after Fairfield subdivision. This updated home offers a cozy, move-in ready living space perfect for comfortable everyday living or weekend getaways. Enjoy all the community has to offer, including lake access, boating, a marina, swimming pool, tennis courts, and more—all just steps from your door. Whether you’re looking for a primary residence or a low-maintenance retreat, this home blends convenience, charm, and a lifestyle full of amenities.

Key facts

• Private back porch
• Gated communities
• Granite countertops

Tags

• GATED COMMUNITIES
• RESORT STYLE AMENITIES
• BEAUTIFULLY APPOINTED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• PRIVATE BACK PORCH

Property features AI

Finance

• Other: Community features: Clubhouse, Fitness Center, Gated, Golf, Lake, Marina, Playground, Pool, Tennis Courts
• HOA & community: Community association with monthly fees (association provides structure and grounds maintenance, pool, tennis, swimming, and other amenities); Initiation fee applies

Exterior

• Parking: Parking pad; Open parking available
• Utilities: Public water; Public sewer; Electricity available; Sewer connected; Water available; High speed internet available; Cable available; Phone available
• Home design: Attached residential townhouse; Built in 1985; Two stories
• Construction: Vinyl siding construction; Built in 1985; Crawl space foundation
• Exterior features: Sloped lot; Vinyl siding; Other roof type

Interior

• Kitchen: Dishwasher; Refrigerator; Stainless steel appliances
• Bedrooms: 2 bedrooms (upper level laundry)
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Two-level layout; Foyer entry; 2+ common walls (townhome); Crawl space basement
• Laundry & utility: Washer and dryer included; Laundry on upper level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $175k.

Deal economics

• At list price, monthly cash flow is $314 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 8.4% vs local median 4.0% in Villa Rica — 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 (#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: Sand Hill Elementary School (math 48% / reading 33%, grade F, #419 of 1,228 statewide, top 35%, 696 students, 58% FRL); Bay Springs Middle School (math 42% / reading 42%, grade D-, #126 of 470 statewide, top 28%, 930 students, 57% FRL); Villa Rica High School (math 16% / reading 34%, grade F, #181 of 424 statewide, top 43%, 1,807 students, 56% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: Rents rising (+2.4%/yr); 653 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 876 units permitted in Carroll County in 2024 (150 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 5y ago 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.

Recommended offer $175,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.14% ✓
• Cap rate: 8.45%
• Cash-on-cash: 7.69%
• DSCR: 1.34
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $167,762
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 Oak Pl	0.00mi	2/1.5	1,042 (0%)	7mo	$168,000	$161	92

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: -5.2%
• Equity multiple: 0.81×
• Total profit: $-9,448
• Equity at exit: $26,093

10-year hold

• IRR: 3.8%
• Equity multiple: 1.27×
• Total profit: $13,088
• Equity at exit: $15,131

Cash invested: $49,000 (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: 653
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,001 high
• Mortgage (P&I): −$918
• Tax from tax record: −$108 /mo · $1,300/yr
• Insurance: −$73
• HOA: −$168
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $314

Break-even live

Break-even rent $1,604

Max offer price $175,000

Occupancy floor 79%

Sensitivity live

Price	-10% $413	-5% $364	+0% $314	+5% $265	+10% $215
Rent	-10% $156	-5% $235	+0% $314	+5% $393	+10% $472
Rate	-1.0pp $402	-0.5pp $359	base $314	+0.5pp $269	+1.0pp $223

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
902 Hickory Level Rd Villa Rica, GA	3.0	2.0	1230	$2,150	$1.75	24d	1	0.70mi
211 Cypress Ln Villa Rica, GA	2.0	2.5	1404	$2,037	$1.45	5d	9	0.85mi
191 Commerce Dr Villa Rica, GA	1.0–3.0	1.0–2.0	1063	$2,126	$2.00	3d	31	1.22mi
99 Powers PASS Villa Rica, GA	2.0–3.0	2.0–2.5	1269	$1,825	$1.44	1d	4	1.28mi
49 Melleray Ct Villa Rica, GA	3.0	2.5	1340	$1,970	$1.47	2d	1	1.38mi

HOA detail

• Monthly dues: $168 · $2,016/yr
• Likely covers: pool

Listing history 9 events

1. 2026-06-18
   statusdays on market $175,000 Active 14 DOM
2. 2026-06-17
   days on market $175,000 New 13 DOM
3. 2026-06-16
   days on market $175,000 New 12 DOM
4. 2026-06-15
   days on market $175,000 New 11 DOM
5. 2026-06-13
   days on market $175,000 New 9 DOM
6. 2026-06-09
   days on market $175,000 New 5 DOM
7. 2026-06-08
   days on market $175,000 New 4 DOM
8. 2026-06-07
   remarks 699-char remark
9. 2026-06-07
   listed $175,000 New 3 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: $1,300 · $108/mo
• Projected year-2 tax: $1,610 · $134/mo
• Expected delta: +$310/yr (+$26/mo · 23.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $24,016
• − Mortgage interest: −$9,803
• − Property taxes: −$1,300
• − Insurance: −$875
• − Repairs & maintenance: −$1,921
• − Management: −$1,921
• − HOA: −$2,016
• − Depreciation: −$5,091
• Taxable income: $1,089
• Est. tax owed @ 24.0%: −$261
• After-tax cash flow: $3,508/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

• 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

+189.3% since first listed

33 events — show timeline

• 2026-06-03 Listed $175,000 GAMLS
• 2025-12-08 Sold (Public Records) $168,000 Public Records
• 2025-11-21 Sold (MLS) $168,000 GAMLS
• 2025-11-21 Sold (MLS) $168,000 FMLS
• 2025-11-02 Pending — FMLS
• 2025-10-27 Contingent — FMLS
• 2025-10-27 Pending — GAMLS
• 2025-10-07 Price Changed $170,000 GAMLS
• 2025-10-07 Price Changed $170,000 FMLS
• 2025-10-03 Price Changed $177,500 FMLS
• 2025-10-03 Price Changed $177,500 GAMLS
• 2025-09-19 Price Changed $180,000 GAMLS
• 2025-09-19 Price Changed $180,000 FMLS
• 2025-08-28 Relisted — GAMLS
• 2025-08-28 Relisted — FMLS
• 2025-08-20 Relisted — GAMLS
• 2025-08-20 Delisted — GAMLS
• 2025-07-20 Pending — FMLS
• 2025-07-14 Pending — GAMLS
• 2025-07-14 Contingent — FMLS
• 2025-06-25 Listed $185,000 GAMLS
• 2025-06-25 Listed $185,000 FMLS
• 2022-04-05 Sold (Public Records) $154,000 Public Records
• 2022-03-30 Sold (MLS) $154,000 GAMLS
• 2022-03-04 Pending — GAMLS
• 2022-02-23 Listed $162,500 GAMLS
• 2021-12-15 Sold (Public Records) $140,000 Public Records
• 2021-12-15 Sold (MLS) $140,000 GAMLS
• 2021-12-08 Pending — GAMLS
• 2021-12-04 Listed $140,000 GAMLS
• 2021-10-18 Sold (Public Records) $75,000 Public Records
• 2004-09-01 Sold (Public Records) $67,000 Public Records
• 1984-12-05 Sold (Public Records) $60,500 Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,300 · +5.3% YoY. Source: county tax records.