166 Evergreen Dr · Villa Rica, GA 30180

$199,900

3 bd · 2.0 ba · 1,475 sqft · Other · 48 Days on market

Built 2026 0.45 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).

• Cash flow +11.0/30.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• 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

Brand New Clayton TRU Home on Nearly Half Acre! Welcome to affordable living with modern convenience, with this brand new mobile home on nearly a half-acre. This three-bedroom, two-bath home sits on a spacious 0.45-acre lot offering room to enjoy outdoor living or future improvements. Inside you'll find a three-bedroom, two-bath, open-concept floorplan with a bright living area, modern kitchen, ample cabinet space, energy-efficient features, and a private primary suite with an ensuite bath. Conveniently located just minutes from schools, shopping, dining, and Interstate I-20, making commuting to Douglasville, Carrollton, or Atlanta easy. Move in ready!

Key facts

• Spacious lot
• Open-concept plan
• Nearly half acre

Tags

• NEARLY HALF ACRE
• SPACIOUS LOT
• OPEN-CONCEPT PLAN
• MODERN KITCHEN
• ENERGY-EFFICIENT FEATURES
• PRIVATE PRIMARY SUITE

Property features AI

Exterior

• Parking: Driveway with level access; Open parking available
• Utilities: Public water; Septic tank; Cable available; Electricity available; Phone available; Water available
• Home design: Double wide mobile home; One level; New construction
• Construction: Vinyl siding; Composition roof; Block foundation; Green building features including energy-efficient appliances and construction
• Exterior features: Deck; Front porch; Rear porch

Interior

• Kitchen: Eat-in kitchen; Kitchen island; Dishwasher; Electric range; Refrigerator
• Bedrooms: Three main-level bedrooms; Master on main; Split bedroom plan
• Flooring: Luxury vinyl
• Bathrooms: Two full bathrooms; Master bathroom with separate tub and shower
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Vaulted ceilings; No common walls
• Laundry & utility: Laundry room; Hall access to laundry

🏗️ New construction. The $199,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $260,538.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $200k.

Deal economics

• At list price, monthly cash flow is $-108 ($-1k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 5.8% 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: Villa Rica Elementary School (math 42% / reading 32%, grade F, #485 of 1,228 statewide, top 41%, 432 students, 69% FRL); Villa Rica Middle (math 25% / reading 32%, grade F, #260 of 470 statewide, top 56%, 464 students, 70% FRL); Villa Rica High School (math 16% / reading 34%, grade F, #181 of 424 statewide, top 43%, 1,807 students, 56% FRL).
• Market conditions: Rents rising (+2.4%/yr); 653 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of loan paydown is wiped out by about $8k 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

• It's been on market 48 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $8k; list at $200k implies a 2399% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,903 (3.0% 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. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 0.82% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.77%
• DSCR: 0.92
• GRM: 10.1

CMA / ARV

• ARV (median comp): $260,538
• List price: $199,900
• Delta: -23.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.42% rent growth · sell at horizon

5-year hold

• IRR: -19.9%
• Equity multiple: 0.31×
• Total profit: $-50,299
• Equity at exit: $38,847

10-year hold

• IRR: -14.0%
• Equity multiple: 0.21×
• Total profit: $-57,557
• Equity at exit: $22,527

Cash invested: $72,951 (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: 7.8×

Monthly cashflow live

• Estimated rent: $2,143 high
• Mortgage (P&I): −$1,366
• Tax est. 1.5%: −$326 /mo · $3,908/yr
• Insurance: −$109
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $-108

Break-even live

Break-even rent $2,279

Max offer price $244,930

Occupancy floor —

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: $65,134
• Closing costs: $7,816
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	0.29mi
211 Cypress Ln Villa Rica, GA	2.0	2.5	1404	$2,037	$1.45	5d	9	0.33mi
191 Commerce Dr Villa Rica, GA	1.0–3.0	1.0–2.0	1063	$2,641	$2.48	2d	31	0.90mi
347 Augusta Woods Dr Villa Rica, GA	3.0	2.5	1800	$1,845	$1.02	44d	1	1.12mi
24 Azalea Dr Villa Rica, GA	3.0	2.0	1268	$1,750	$1.38	44d	1	1.27mi
731 Parker St Villa Rica, GA	4.0	2.0	1474	$1,765	$1.20	44d	1	1.37mi
730 Parker St Villa Rica, GA	3.0	1.5	1474	$1,415	$0.96	4d	1	1.40mi

Listing history 18 events

1. 2026-06-18
   days on market $199,900 Active 48 DOM
2. 2026-06-17
   days on market $199,900 Active 47 DOM
3. 2026-06-16
   days on market $199,900 Active 46 DOM
4. 2026-06-15
   days on market $199,900 Active 45 DOM
5. 2026-06-13
   pricedays on market $199,900 Active 43 DOM
6. 2026-06-09
   days on market $209,900 Active 39 DOM
7. 2026-06-08
   days on market $209,900 Active 38 DOM
8. 2026-06-07
   days on market $209,900 Active 37 DOM
9. 2026-06-04
   days on market $209,900 Active 34 DOM
10. 2026-06-03
    days on market $209,900 Active 33 DOM
11. 2026-06-02
    days on market $209,900 Active 32 DOM
12. 2026-06-01
    days on market $209,900 Active 31 DOM
13. 2026-05-31
    days on market $209,900 Active 30 DOM
14. 2026-05-18
    price $227,900 615-char remark

    Show marketing remark (665 chars)

    Brand New Clayton TRU Home on Nearly Half Acre! Welcome to affordable living with modern convenience, with this brand new mobile home on nearly a half-acre. This three-bedroom, two-bath home sits on a spacious 0.45-acre lot offering room to enjoy outdoor living or future improvements. Inside you'll find a three-bedroom, two-bath, open-concept floorplan with a bright living area, modern kitchen, ample cabinet space, energy-efficient features, and a private primary suite with an ensuite bath. Conveniently located just minutes from schools, shopping, dining, and Interstate I-20, making commuting to Douglasville, Carrollton, or Atlanta easy. Move in ready!

15. 2026-05-18
    price $227,900 665-char remark

    Show marketing remark (665 chars)

    Brand New Clayton TRU Home on Nearly Half Acre! Welcome to affordable living with modern convenience, with this brand new mobile home on nearly a half-acre. This three-bedroom, two-bath home sits on a spacious 0.45-acre lot offering room to enjoy outdoor living or future improvements. Inside you'll find a three-bedroom, two-bath, open-concept floorplan with a bright living area, modern kitchen, ample cabinet space, energy-efficient features, and a private primary suite with an ensuite bath. Conveniently located just minutes from schools, shopping, dining, and Interstate I-20, making commuting to Douglasville, Carrollton, or Atlanta easy. Move in ready!

16. 2026-05-01
    listed $234,900 New 665-char remark

    Show marketing remark (665 chars)

    Brand New Clayton TRU Home on Nearly Half Acre! Welcome to affordable living with modern convenience, with this brand new mobile home on nearly a half-acre. This three-bedroom, two-bath home sits on a spacious 0.45-acre lot offering room to enjoy outdoor living or future improvements. Inside you'll find a three-bedroom, two-bath, open-concept floorplan with a bright living area, modern kitchen, ample cabinet space, energy-efficient features, and a private primary suite with an ensuite bath. Conveniently located just minutes from schools, shopping, dining, and Interstate I-20, making commuting to Douglasville, Carrollton, or Atlanta easy. Move in ready!

17. 2026-05-01
    listed $234,900 Active 615-char remark

    Show marketing remark (665 chars)

    Brand New Clayton TRU Home on Nearly Half Acre! Welcome to affordable living with modern convenience, with this brand new mobile home on nearly a half-acre. This three-bedroom, two-bath home sits on a spacious 0.45-acre lot offering room to enjoy outdoor living or future improvements. Inside you'll find a three-bedroom, two-bath, open-concept floorplan with a bright living area, modern kitchen, ample cabinet space, energy-efficient features, and a private primary suite with an ensuite bath. Conveniently located just minutes from schools, shopping, dining, and Interstate I-20, making commuting to Douglasville, Carrollton, or Atlanta easy. Move in ready!

18. 2009-12-31
    soldstatus $8,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,711
• − Mortgage interest: −$14,594
• − Property taxes: −$3,908
• − Insurance: −$1,303
• − Repairs & maintenance: −$2,057
• − Management: −$2,057
• − Depreciation: −$7,579
• Taxable loss: −$5,787
• Est. tax savings @ 24.0%: +$1,389
• After-tax cash flow: $94/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

+2398.8% since first listed

9 events — show timeline

• 2026-06-11 Price Changed $199,900 FMLS
• 2026-06-11 Price Changed $199,900 GAMLS
• 2026-05-24 Price Changed $209,900 GAMLS
• 2026-05-24 Price Changed $209,900 FMLS
• 2026-05-18 Price Changed $227,900 FMLS
• 2026-05-18 Price Changed $227,900 GAMLS
• 2026-05-01 Listed $234,900 FMLS
• 2026-05-01 Listed $234,900 GAMLS
• 2009-12-31 Sold (Public Records) $8,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $246 · +87.5% YoY. Source: county tax records.