175 Wellington Dr · McDonough, GA 30252

$217,999

3 bd · 2.0 ba · 2,288 sqft · SingleFamily public records · 87 Days on market

Built 1974 2,178 sqft lot $95/sqft · 25% below area Est $292k · 25% under

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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 +20.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +5.8/10.0
• 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

Welcome home to this split-level residence tucked within the established Wellington Manor community looking for a buyer who wants to build some sweat equity. The layout offers comfortable separation of space, featuring multiple living areas ideal for everyday living or entertaining. The kitchen provides ample workspace and opens easily to the main living areas, creating a natural flow throughout the home. Bedrooms are well-proportioned, and the overall design offers flexibility for a variety of lifestyle needs. Enjoy outdoor living with a deck overlooking the private backyard, while still being conveniently located near shopping, dining, and major roadways for easy commuting. This property combines function, comfort, and accessibility in a well-situated McDonough location.

Key facts

• 2,178 sq ft lot
• 2 garage spots
• Built 1974

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $218k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $218k).
• Recommended offer: $205k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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); 582 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).

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 87 days — a 6% lower offer ($205k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y ago; this cycle's ask has dropped $32k (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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $204,919 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.08% ✓
• Cap rate: 7.84%
• Cash-on-cash: 5.53%
• DSCR: 1.25
• GRM: 7.7

CMA / ARV

• ARV (median comp): $291,717
• List price: $217,999
• Delta: -25.27%
• 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
5 Wellington Dr	0.37mi	4/2.0 (+1)	2,252 (-2%)	6mo	$329,500	$146	70
105 Overlook Dr	0.32mi	3/2.5	2,416 (+6%)	11mo	$302,000	$125	65
332 Capri Ct	0.58mi	3/2.5	2,446 (+7%)	1mo	$365,000	$149	58
633 Vidalia Park Way	0.66mi	3/2.5	2,390 (+4%)	2mo	$383,205	$160	58
517 Elkwood Ln	0.66mi	3/2.5	2,538 (+11%)	8mo	$397,850	$157	42
509 Elkwood Ln	0.66mi	3/2.5	2,538 (+11%)	14mo	$414,990	$164	37
605 Vidalia Pkwy	0.74mi	3/2.5	2,538 (+11%)	11mo	$419,990	$165	36
520 Elkwood Ln	0.70mi	3/2.5	2,622 (+15%)	7mo	$369,250	$141	35
512 Elkwood Ln	0.70mi	4/2.5 (+1)	2,622 (+15%)	6mo	$384,870	$147	30
165 Delilah St	0.67mi	4/2.5 (+1)	2,622 (+15%)	13mo	$411,410	$157	26
617 Vidalia Pkwy	0.73mi	4/2.5 (+1)	2,622 (+15%)	11mo	$399,990	$153	25
609 Vidalia Pkwy	0.74mi	4/2.5 (+1)	2,622 (+15%)	12mo	$422,990	$161	24

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: -9.4%
• Equity multiple: 0.66×
• Total profit: $-20,777
• Equity at exit: $32,504

10-year hold

• IRR: -2.2%
• Equity multiple: 0.86×
• Total profit: $-8,448
• Equity at exit: $18,849

Cash invested: $61,040 (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: 582
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,354 high
• Mortgage (P&I): −$1,143
• Tax from tax record: −$344 /mo · $4,126/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $281

Break-even live

Break-even rent $1,997

Max offer price $217,999

Occupancy floor 83%

Sensitivity live

Price	-10% $405	-5% $343	+0% $281	+5% $220	+10% $158
Rent	-10% $95	-5% $188	+0% $281	+5% $374	+10% $467
Rate	-1.0pp $391	-0.5pp $337	base $281	+0.5pp $225	+1.0pp $167

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: $54,500
• Closing costs: $6,540
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
308 Meeting St McDonough, GA	3.0	3.5	2108	$1,690	$0.80	14d	1	0.64mi
633 Vidalia Pkwy McDonough, GA	4.0	2.5	2622	$3,300	$1.26	44d	1	0.71mi
1218 Polk Xing McDonough, GA	4.0	3.0	2715	$2,349	$0.87	44d	1	0.75mi
174 Daisy Cir McDonough, GA	4.0	2.5	1783	$2,075	$1.16	11d	1	0.92mi
517 Tulip Ln McDonough, GA	4.0	2.5	2320	$1,950	$0.84	44d	1	0.94mi
111 Daisy Cir McDonough, GA	4.0	2.0	2800	$2,088	$0.75	44d	1	0.96mi
104 Daisy Cir McDonough, GA	3.0	2.5	1920	$1,950	$1.02	25d	1	0.98mi
213 Daisy Cir McDonough, GA	4.0	2.5	1866	$2,095	$1.12	44d	1	1.03mi
166 Everett Sq McDonough, GA	4.0	2.5	2401	$2,659	$1.11	6d	1	1.07mi
1967 King Mill Rd McDonough, GA	3.0	2.0	1896	$1,800	$0.95	14d	1	1.12mi
413 Freeport Way McDonough, GA	4.0	3.5	2655	$2,729	$1.03	0d	1	1.13mi
312 Fairmont Ave McDonough, GA	4.0	3.0	1916	$2,499	$1.30	25d	1	1.16mi
356 Madison Grace Ave McDonough, GA	4.0	2.5	2968	$2,401	$0.81	6d	1	1.26mi
5160 Towne Park Dr McDonough, GA	4.0	2.5	1911	$2,140	$1.12	0d	1	1.30mi
220 Warm Springs Trl Unit MC McDonough, GA	4.0	2.5	2825	$2,550	$0.90	44d	1	1.33mi
6410 Winston Trce McDonough, GA	3.0	2.0	1625	$1,850	$1.14	18d	1	1.40mi
5285 Yellow Pine Dr McDonough, GA	3.0	2.0	1652	$1,931	$1.17	44d	1	1.46mi
362 Interlake Pass McDonough, GA	4.0	2.5	2788	$2,500	$0.90	11d	1	1.47mi
5280 Yellow Pine Dr McDonough, GA	3.0	2.0	1645	$1,900	$1.16	3d	1	1.49mi
100 Petunia Ct McDonough, GA	4.0	2.5	2573	$2,850	$1.11	44d	1	1.50mi

Listing history 37 events

1. 2026-06-21
   days on market $217,999 Active 87 DOM
2. 2026-06-18
   price $217,999 Active 84 DOM
3. 2026-06-18
   days on market $219,999 Active 84 DOM
4. 2026-06-17
   days on market $219,999 Active 83 DOM
5. 2026-06-16
   days on market $219,999 Active 82 DOM
6. 2026-06-15
   days on market $219,999 Active 81 DOM
7. 2026-06-13
   days on market $219,999 Active 79 DOM
8. 2026-06-09
   days on market $219,999 Active 75 DOM
9. 2026-06-08
   days on market $219,999 Active 74 DOM
10. 2026-06-07
    days on market $219,999 Active 73 DOM
11. 2026-06-04
    pricedays on market $219,999 Active 70 DOM
12. 2026-06-03
    days on market $229,950 Active 69 DOM
13. 2026-06-02
    days on market $229,950 Active 68 DOM
14. 2026-06-01
    days on market $229,950 Active 67 DOM
15. 2026-05-31
    days on market $229,950 Active 66 DOM
16. 2026-05-18
    price $229,950 783-char remark

    Show marketing remark (783 chars)

    Welcome home to this split-level residence tucked within the established Wellington Manor community looking for a buyer who wants to build some sweat equity. The layout offers comfortable separation of space, featuring multiple living areas ideal for everyday living or entertaining. The kitchen provides ample workspace and opens easily to the main living areas, creating a natural flow throughout the home. Bedrooms are well-proportioned, and the overall design offers flexibility for a variety of lifestyle needs. Enjoy outdoor living with a deck overlooking the private backyard, while still being conveniently located near shopping, dining, and major roadways for easy commuting. This property combines function, comfort, and accessibility in a well-situated McDonough location.

17. 2026-05-18
    price $229,950 783-char remark

    Show marketing remark (783 chars)

    Welcome home to this split-level residence tucked within the established Wellington Manor community looking for a buyer who wants to build some sweat equity. The layout offers comfortable separation of space, featuring multiple living areas ideal for everyday living or entertaining. The kitchen provides ample workspace and opens easily to the main living areas, creating a natural flow throughout the home. Bedrooms are well-proportioned, and the overall design offers flexibility for a variety of lifestyle needs. Enjoy outdoor living with a deck overlooking the private backyard, while still being conveniently located near shopping, dining, and major roadways for easy commuting. This property combines function, comfort, and accessibility in a well-situated McDonough location.

18. 2026-05-05
    price $239,950 783-char remark

    Show marketing remark (783 chars)

    Welcome home to this split-level residence tucked within the established Wellington Manor community looking for a buyer who wants to build some sweat equity. The layout offers comfortable separation of space, featuring multiple living areas ideal for everyday living or entertaining. The kitchen provides ample workspace and opens easily to the main living areas, creating a natural flow throughout the home. Bedrooms are well-proportioned, and the overall design offers flexibility for a variety of lifestyle needs. Enjoy outdoor living with a deck overlooking the private backyard, while still being conveniently located near shopping, dining, and major roadways for easy commuting. This property combines function, comfort, and accessibility in a well-situated McDonough location.

19. 2026-05-05
    price $239,950 783-char remark

    Show marketing remark (783 chars)

    Welcome home to this split-level residence tucked within the established Wellington Manor community looking for a buyer who wants to build some sweat equity. The layout offers comfortable separation of space, featuring multiple living areas ideal for everyday living or entertaining. The kitchen provides ample workspace and opens easily to the main living areas, creating a natural flow throughout the home. Bedrooms are well-proportioned, and the overall design offers flexibility for a variety of lifestyle needs. Enjoy outdoor living with a deck overlooking the private backyard, while still being conveniently located near shopping, dining, and major roadways for easy commuting. This property combines function, comfort, and accessibility in a well-situated McDonough location.

20. 2026-03-26
    listed $250,000 New 783-char remark

    Show marketing remark (783 chars)

    Welcome home to this split-level residence tucked within the established Wellington Manor community looking for a buyer who wants to build some sweat equity. The layout offers comfortable separation of space, featuring multiple living areas ideal for everyday living or entertaining. The kitchen provides ample workspace and opens easily to the main living areas, creating a natural flow throughout the home. Bedrooms are well-proportioned, and the overall design offers flexibility for a variety of lifestyle needs. Enjoy outdoor living with a deck overlooking the private backyard, while still being conveniently located near shopping, dining, and major roadways for easy commuting. This property combines function, comfort, and accessibility in a well-situated McDonough location.

21. 2026-03-26
    listed $250,000 Active 783-char remark

    Show marketing remark (783 chars)

    Welcome home to this split-level residence tucked within the established Wellington Manor community looking for a buyer who wants to build some sweat equity. The layout offers comfortable separation of space, featuring multiple living areas ideal for everyday living or entertaining. The kitchen provides ample workspace and opens easily to the main living areas, creating a natural flow throughout the home. Bedrooms are well-proportioned, and the overall design offers flexibility for a variety of lifestyle needs. Enjoy outdoor living with a deck overlooking the private backyard, while still being conveniently located near shopping, dining, and major roadways for easy commuting. This property combines function, comfort, and accessibility in a well-situated McDonough location.

22. 2021-11-15
    soldstatus $630,517
23. 2019-01-04
    historical
24. 2018-12-26
    price $149,900
25. 2018-12-07
    listed $152,900 New
26. 2018-09-27
    soldstatus $95,000
27. 2018-09-25
    soldstatus $95,000 Sold
28. 2018-08-10
    status Pending Offer Approval
29. 2018-08-08
    status Back on Market
30. 2018-07-22
    status Pending Offer Approval
31. 2018-07-20
    price $95,000
32. 2018-07-19
    status Back on Market
33. 2018-04-15
    status Pending Offer Approval
34. 2018-04-06
    listed $73,470 New
35. 2004-05-28
    soldstatus $136,000
36. 1997-09-18
    soldstatus $94,900
37. 1983-05-01
    soldstatus $25,500

ⓘ 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: $4,126 · $344/mo
• Projected year-2 tax: $4,126 · $344/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 ≥107°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: $28,242
• − Mortgage interest: −$12,211
• − Property taxes: −$4,126
• − Insurance: −$1,090
• − Repairs & maintenance: −$2,259
• − Management: −$2,259
• − Depreciation: −$6,342
• Taxable loss: −$46
• Est. tax savings @ 24.0%: +$11
• After-tax cash flow: $3,388/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): 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

+801.8% since first listed

22 events — show timeline

• 2026-05-18 Price Changed $229,950 GAMLS
• 2026-05-18 Price Changed $229,950 FMLS
• 2026-05-05 Price Changed $239,950 GAMLS
• 2026-05-05 Price Changed $239,950 FMLS
• 2026-03-26 Listed $250,000 FMLS
• 2026-03-26 Listed $250,000 GAMLS
• 2021-11-15 Sold (Public Records) $630,517 Public Records
• 2019-01-04 Listing Removed — GAMLS
• 2018-12-26 Price Changed $149,900 GAMLS
• 2018-12-07 Listed $152,900 GAMLS
• 2018-09-27 Sold (Public Records) $95,000 Public Records
• 2018-09-25 Sold (MLS) $95,000 GAMLS
• 2018-08-10 Pending — GAMLS
• 2018-08-08 Relisted — GAMLS
• 2018-07-22 Pending — GAMLS
• 2018-07-20 Price Changed $95,000 GAMLS
• 2018-07-19 Relisted — GAMLS
• 2018-04-15 Pending — GAMLS
• 2018-04-06 Listed $73,470 GAMLS
• 2004-05-28 Sold (Public Records) $136,000 Public Records
• 1997-09-18 Sold (Public Records) $94,900 Public Records
• 1983-05-01 Sold (Public Records) $25,500 Public Records

Property tax history

+5.7%/yr

Latest (2025): $4,126 · -6.0% YoY. Source: county tax records.