1104 Laflor Way · McDonough, GA 30253

$233,740

5 bd · 3.0 ba · 2,412 sqft · SingleFamily public records · 35 Days on market

Built 2023 Fair condition 0.52 ac lot $97/sqft · 47% below area Est $441k · 47% 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 +17.0/30.0
• ARV discount +15.0/15.0
• 1% rule +6.0/10.0
• DSCR +5.3/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.4/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Offers to be placed on Xome.com. Interior inspections are not available, do not trespass! Forward all inquiries and questions to Xome Customer Service . NO REPRESENTATION TO VALIDITY OF INFORMATION IS MADE, BUYER TO VERIFY ALL INFORMATION WHERIN.

Key facts

• 0.52 acre lot
• 2 garage spots
• Built 2023

Property features AI

Exterior

• Parking: Detached attached garage with 2 covered parking spaces (2 total spaces)
• Utilities: Sewer: Unknown
• Home design: Single-family residence
• Construction: Wood siding and brick exterior; Slab foundation
• Exterior features: Large lot (approximately 0.52 acre); Subdivision: Southern Hills; Directions: Climbing Rose Way to Laflor Way

Interior

• Bathrooms: Three full bathrooms
• Heating & cooling: Heating present
• Interior features: Heating present (see remarks)

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $234k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $159 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $234k).
• Recommended offer: $227k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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: crime D, amenities F, commute 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: Luella Elementary School (math 27% / reading 27%, grade F, #689 of 1,228 statewide, top 58%, 640 students, 58% FRL); Luella Middle School (math 12% / reading 29%, grade F, #345 of 470 statewide, top 74%, 870 students, 53% FRL); Luella High School (math 12% / reading 22%, grade F, #277 of 424 statewide, top 67%, 1,373 students, 44% FRL).
• Market conditions: Rents soft (-0.3%/yr); 663 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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).
• This rent runs 38% of the median local income ($82k/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 $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 35 days — a 3% lower offer ($227k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.

Recommended offer $226,727 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.10% ✓
• Cap rate: 7.11%
• Cash-on-cash: 2.91%
• DSCR: 1.13
• GRM: 7.6

CMA / ARV

• ARV (median comp): $441,463
• List price: $233,740
• Delta: -47.05%
• 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
1224 Hibiscus Way	0.00mi	4/3.0 (-1)	2,315 (-4%)	11mo	$349,900	$151	79
541 Baynes Ct	0.35mi	4/3.0 (-1)	2,400 (-0%)	1mo	$401,999	$167	77
946 Teabiscuit Way	0.14mi	4/2.5 (-1)	2,300 (-5%)	9mo	$364,900	$159	71
1590 Sungrown Way #249	0.19mi	4/3.0 (-1)	2,500 (+4%)	12mo	$418,000	$167	70
1669 Fuma Leaf Way	0.41mi	4/3.0 (-1)	2,500 (+4%)	7mo	$430,510	$172	64
1013 Climbing Rose Way	0.14mi	4/3.0 (-1)	2,746 (+14%)	4mo	$399,500	$145	62
449 Glouchester Dr	0.38mi	4/3.0 (-1)	2,628 (+9%)	0mo	$390,350	$149	62
275 Hawken Trl	0.54mi	4/2.5 (-1)	2,393 (-1%)	6mo	$327,000	$137	62
1586 Sungrown Way #247	0.19mi	4/3.0 (-1)	2,172 (-10%)	13mo	$385,990	$178	59
269 Klinetop Dr	0.31mi	4/2.5 (-1)	2,192 (-9%)	6mo	$280,000	$128	58
120 Hawken Trl	0.51mi	4/3.0 (-1)	2,303 (-4%)	10mo	$305,000	$132	55
315 Ermines Way	0.59mi	4/3.0 (-1)	2,094 (-13%)	3mo	$324,000	$155	43

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.46×
• Total profit: $-35,079
• Equity at exit: $34,851

10-year hold

• IRR: -14.4%
• Equity multiple: 0.30×
• Total profit: $-45,769
• Equity at exit: $20,210

Cash invested: $65,447 (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 30253

• Home prices YoY: -29.4%
• Rents YoY: -0.3%
• Active inventory: 663
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,564 high
• Mortgage (P&I): −$1,226
• Tax from tax record: −$543 /mo · $6,518/yr
• Insurance: −$97
• HOA: −$0
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $159

Break-even live

Break-even rent $2,362

Max offer price $233,740

Occupancy floor 89%

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: $58,435
• Closing costs: $7,012
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
133 Centerra Springs Dr McDonough, GA	4.0	2.5	2012	$1,995	$0.99	15d	1	0.45mi
7000 Lunar Blue Way McDonough, GA	4.0	2.5	3317	$2,900	$0.87	43d	1	0.63mi
4012 Cool Water Cv McDonough, GA	4.0	2.0	1843	$2,081	$1.13	5d	1	0.82mi
108 Rendition Dr McDonough, GA	5.0	3.0	3200	$3,100	$0.97	18d	1	0.86mi
189 Hunters Chase McDonough, GA	4.0	3.0	2377	$2,631	$1.11	12d	1	1.01mi
2001 Reserve Pkwy McDonough, GA	5.0	3.0	2454	$2,660	$1.08	43d	1	1.03mi
1055 Field View Dr McDonough, GA	4.0	2.5	2796	$2,475	$0.89	19d	1	1.23mi
300 Stones Throw Dr McDonough, GA	4.0	3.0	1678	$1,950	$1.16	1d	1	1.44mi
831 White Dove Dr McDonough, GA	5.0	3.0	2746	$2,505	$0.91	24d	1	1.46mi
1714 Bennett Dr McDonough, GA	4.0	2.5	2350	$2,340	$1.00	24d	1	1.47mi

Listing history 1 events

1. 2026-04-23
   listed $233,740 Active 246-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: $6,518 · $543/mo
• Projected year-2 tax: $6,518 · $543/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $30,762
• − Mortgage interest: −$13,093
• − Property taxes: −$6,518
• − Insurance: −$1,169
• − Repairs & maintenance: −$2,461
• − Management: −$2,461
• − Depreciation: −$6,800
• Taxable loss: −$1,740
• Est. tax savings @ 24.0%: +$417
• After-tax cash flow: $2,324/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

The home requires moderate repairs to the exterior and roof, with potential for significant value increase through exterior painting and window replacement.

Repairs flagged

• Major Exterior siding — Significant weathering
• Major Roof — Aged appearance

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace windows — Improves energy efficiency and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Significant weathering	Major	$15,000–50,000
Roof · Aged appearance	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace windows — Improves energy efficiency and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 64,779
• Household income: $81,892
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 2591.0

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 0.57)
• Race & ethnicity: Black 61% White 22% Two or more races 7% Hispanic / Latino 7% Asian 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Hispanic 1% Lithuanian 1% Slovak 1%
• Foreign-born: 10% · Canada, China, Vietnam
• Languages at home: 89% English-only · Spanish 5% French/Haitian/Cajun 1% 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: ▼ -87.51%
• Current HPI: 210.679
• Rent YoY: ▼ -0.35%
• 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

2 events — show timeline

• 2026-05-28 Pending — CGMLS
• 2026-04-23 Listed $233,740 CGMLS

Property tax history

+150.7%/yr

Latest (2025): $6,518 · +1.9% YoY. Source: county tax records.