3207 Salem Cove Way SE · Conyers, GA 30013

$150,000

2 bd · 1.5 ba · 1,290 sqft · Townhouse public records · 9 Days on market

Built 1987 4,356 sqft lot Est $203k · 26% 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 +23.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +5.7/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 2 bed 2.5 bath two story townhome with an attached one car garage and No HOA fee! The furnace, roof, and the water heater have all been recently replaced! This townhome features tall vaulted ceilings in the living room, a large fenced backyard, and spacious bedrooms with a walk in closet in the master bedroom. With the right cosmetic renovations, this property would be perfect for an investor looking for a long term rental or for a primary occupant looking for built in equity. Property sold as is and has been priced accordingly.

Key facts

• Garage
• Built 1987
• Listed 9 days

Tags

• TALL VAULTED CEILINGS
• LARGE FENCED BACKYARD
• RECENTLY REPLACED FURNACE
• RECENTLY REPLACED ROOF
• RECENTLY REPLACED WATER HEATER

Property features AI

Finance

• Financial info: Single-unit property in the community (not a multi-unit complex)

Exterior

• Parking: One garage space; Two total parking spaces; Driveway available; Garage parking with additional open parking
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Two levels; Fee simple ownership
• Construction: Stucco construction; Slab foundation; Resale property; Other roof type
• Exterior features: Private yard; Back yard fenced for privacy

Interior

• Kitchen: Dishwasher; Gas cooktop; Gas oven; Refrigerator
• Bedrooms: Two upper-level bedrooms; Roommate floor plan
• Bathrooms: Two full bathrooms; One half bathroom (main level); Master bath with shower-only configuration
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s); One fireplace serving family and living rooms; 2+ common walls; no one above or below (attached unit/duplex-style); Open concept flow with a separate dining room
• Laundry & utility: Laundry located in hall

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $150k.

Deal economics

• At list price, monthly cash flow is $265 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 8.4% vs local median 4.4% in Conyers — 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 67/100 on livability (#167 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, amenities D, commute F.
• Newton County (suburban): math 17% / reading 26% proficiency, ranked #137 of 174 in GA (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: West Newton Elementary School (math 17% / reading 17%, grade F, #936 of 1,228 statewide, top 79%, 638 students, 85% FRL); Veterans Memorial Middle School (math 12% / reading 27%, grade F, #356 of 470 statewide, top 78%, 637 students, 85% FRL); Newton High School (math 8% / reading 12%, grade F, #365 of 424 statewide, top 88%, 2,472 students, 85% FRL) — zoned schools average 85% FRL vs 59% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.3%/yr); 367 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 1,480 units permitted in Newton County in 2024 (702 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 $4k of value loss. Plan a longer hold.
• Newton County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• Current owner paid $106k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $150,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.07% ✓
• Cap rate: 8.42%
• Cash-on-cash: 7.58%
• DSCR: 1.34
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $202,530
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3216 Salem Cove Way	0.07mi	2/2.0	1,306 (+1%)	9mo	$205,000	$157	85
3206 Salem Cove Way SE	0.05mi	2/1.5	1,290 (0%)	21mo	$199,000	$154	81
20 Highgate Trl	0.75mi	3/2.5 (+1)	1,222 (-5%)	13mo	$225,000	$184	37
825 Lakeside Cir	0.66mi	3/2.5 (+1)	1,480 (+15%)	22mo	$227,000	$153	17

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: -8.1%
• Equity multiple: 0.71×
• Total profit: $-12,122
• Equity at exit: $22,365

10-year hold

• IRR: -2.9%
• Equity multiple: 0.83×
• Total profit: $-7,004
• Equity at exit: $12,969

Cash invested: $42,000 (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 30013

• Home prices YoY: -29.5%
• Rents YoY: -1.3%
• Active inventory: 367
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,609 high
• Mortgage (P&I): −$787
• Tax from tax record: −$157 /mo · $1,884/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $265

Break-even live

Break-even rent $1,274

Max offer price $150,000

Occupancy floor 79%

Sensitivity live

Price	-10% $350	-5% $308	+0% $265	+5% $223	+10% $180
Rent	-10% $138	-5% $202	+0% $265	+5% $329	+10% $392
Rate	-1.0pp $341	-0.5pp $303	base $265	+0.5pp $226	+1.0pp $187

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Salem Glen Way Conyers, GA	2.0–3.0	2.0–2.5	1101	$1,350	$1.23	2d	7	0.14mi
215 Colser Dr Covington, GA	3.0	2.5	1549	$2,175	$1.40	4d	1	0.19mi
305 Barshay Dr Covington, GA	3.0	2.5	1660	$1,810	$1.09	6d	1	0.22mi
75 Colser Dr Covington, GA	3.0	2.5	1380	$1,790	$1.30	45d	1	0.27mi
50 Greenleaf Rd Conyers, GA	1.0–3.0	1.0–2.0	970	$1,482	$1.53	2d	29	0.30mi
2075 Pinewood Dr Covington, GA	3.0	2.0	1757	$1,975	$1.12	3d	1	0.34mi
125 Lakeview Trl Covington, GA	3.0	2.0	1548	$1,495	$0.97	44d	1	0.37mi
1882 Kirkland Rd Unit B Covington, GA	2.0	2.0	1139	$1,350	$1.19	44d	1	0.40mi
1843 Kirkland Rd Covington, GA	3.0	1.0	1356	$1,500	$1.11	25d	1	0.47mi
30 Gross Lake Pkwy Covington, GA	2.0	2.0	1119	$1,619	$1.45	25d	1	0.60mi
30 Gross Lake Pkwy Covington, GA	2.0	2.0	1119	$1,599	$1.43	44d	1	0.60mi
3080 Lakeside Cir Covington, GA	3.0	2.0	1508	$1,731	$1.15	6d	1	0.68mi
155 Meadowridge Dr Covington, GA	3.0	2.5	1300	$1,615	$1.24	6d	1	0.70mi
175 Meadowridge Dr Covington, GA	3.0	2.0	1508	$1,719	$1.14	3d	1	0.70mi
145 Meadowridge Dr Covington, GA	3.0	2.0	1708	$1,790	$1.05	2d	1	0.70mi
15 Lakeside Cir Covington, GA	2.0	2.5	1222	$1,575	$1.29	44d	1	0.75mi
43 Gum Tree Ct Covington, GA	2.0	2.0	1120	$1,300	$1.16	6d	1	0.75mi
2387 Country Club Dr SE Conyers, GA	3.0	2.0	1700	$1,545	$0.91	0d	1	0.81mi
2206 Country Club Dr SE Conyers, GA	3.0	2.5	1723	$1,950	$1.13	25d	1	0.84mi
185 Summer Walk Dr Covington, GA	3.0	2.0	1713	$2,085	$1.22	13d	1	0.85mi
345 Lakeside Cir Covington, GA	3.0	2.5	1410	$1,571	$1.11	2d	1	0.86mi
110 Chandler Cir Covington, GA	3.0	2.5	1469	$1,795	$1.22	25d	1	0.90mi
45 Sunset Ct Covington, GA	3.0	2.0	1525	$1,846	$1.21	13d	1	0.94mi
267 Limestone Cir Conyers, GA	3.0	2.5	1770	$1,500	$0.85	22d	1	1.06mi
267 Limestone Cir Conyers, GA	3.0	2.0	1770	$1,295	$0.73	25d	1	1.06mi
2644 Fieldstone View Ln SE Apt A Conyers, GA	2.0	2.0	1296	$1,450	$1.12	44d	1	1.06mi
2644 Fieldstone View Ln SE Unit C Conyers, GA	2.0	1.5	1296	$1,350	$1.04	44d	1	1.06mi
2644 Fieldstone View Ln SE Unit B Conyers, GA	2.0	2.0	1296	$1,350	$1.04	19d	1	1.06mi
2782 Country Ct SE Unit B Conyers, GA	2.0	2.5	1218	$1,340	$1.10	0d	1	1.08mi
2782 Country Ct SE Unit B Conyers, GA	2.0	2.5	1218	$1,340	$1.10	25d	1	1.08mi
2783 Coventry Grn SE Unit b Conyers, GA	3.0	2.0	1328	$1,575	$1.19	0d	1	1.10mi
2784 Coventry Grn SE Unit c Conyers, GA	3.0	2.0	1305	$1,595	$1.22	0d	1	1.10mi
2130 Fieldstone View Ct SE Unit B Conyers, GA	2.0	2.0	1322	$1,325	$1.00	44d	1	1.16mi
2120 Fieldstone View Ct SE Conyers, GA	3.0	2.0	1600	$1,700	$1.06	25d	1	1.16mi
3401 Salem Mill Trl SE Conyers, GA	3.0	2.0	1664	$1,949	$1.17	3d	1	1.18mi
1695 Underwood Dr SE Conyers, GA	3.0	2.0	1396	$1,900	$1.36	25d	1	1.18mi
3530 Southgate Way SE Unit A Conyers, GA	2.0	1.5	1365	$1,295	$0.95	44d	1	1.21mi
3472 Salem Mill Trl SE Conyers, GA	3.0	2.0	1334	$1,505	$1.13	21d	1	1.21mi
565 Womack Rd Covington, GA	3.0	1.0	1056	$1,295	$1.23	25d	1	1.22mi
2136 Golfview Dr SE Conyers, GA	3.0	3.0	1200	$1,800	$1.50	44d	1	1.22mi

Listing history 9 events

1. 2026-06-18
   days on market $150,000 Active 9 DOM
2. 2026-06-17
   days on market $150,000 Active 8 DOM
3. 2026-06-16
   days on market $150,000 Active 7 DOM
4. 2026-06-15
   days on market $150,000 Active 6 DOM
5. 2026-06-13
   remarks 557-char remark
6. 2026-06-13
   days on market $150,000 Active 4 DOM
7. 2026-06-13
   days on market $150,000 Active 3 DOM
8. 2026-06-10
   remarks 543-char remark
9. 2026-06-10
   listed $150,000 Active 1 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: $1,884 · $157/mo
• Projected year-2 tax: $1,884 · $157/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°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 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,312
• − Mortgage interest: −$8,402
• − Property taxes: −$1,884
• − Insurance: −$750
• − Repairs & maintenance: −$1,545
• − Management: −$1,545
• − Depreciation: −$4,364
• Taxable income: $822
• Est. tax owed @ 24.0%: −$197
• After-tax cash flow: $2,986/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: Newton County
• NCES district ID: 1303930
• Math proficiency: 17% ▼ -13.00%
• Reading proficiency: 26% ▼ -8.00%
• Median HH income: $50,768
• Composite: 19.2/100
• National rank: #8816
• State rank: #137 of 174 in GA

Livability — Conyers

• Score: 67/100
• State rank: #167
• US rank: #10533

Category grades

Amenities D Commute F Cost of living A+ Crime D Employment F Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Rockdale County · 96,534 people
• City population: 96,534
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 28,297
• Household income: $74,691
• Rent vs Own: 36.5% rent · 63.5% own
• Severe rent burden: 1197.0

Population outlook (Newton County) Hauer SSP2

• Today (2025): 118,372 people
• By 2030: 124,234 · +5.0%
• By 2040: 135,550 · +14.5%
• By 2050: 145,309 · +22.8%
• By 2075: 166,843 · +40.9%
• By 2100: 175,800 · +48.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (70%)
• Race & ethnicity: Black 70% White 17% Two or more races 6% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 11% · Canada, Vietnam, China
• Languages at home: 92% English-only · Spanish 3% Vietnamese 1% Other Indo-European 1%

Political lean MEDSL · Newton

• 2024 margin: D (+15.1) · D 57.3% · R 42.2%
• 2008→2024 swing: +14.0pp toward D · 2008: 1.2pp · 2024: 15.1pp
• All cycles: 2024: D+15.1 2020: D+10.9 2016: D+2.4 2012: D+2.0 2008: D+1.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -80.27%
• Current HPI: 192.1705
• Rent YoY: ▼ -1.33%
• 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

+74.4% since first listed

5 events — show timeline

• 2026-06-09 Listed $150,000 GAMLS
• 2026-06-09 Listed $150,000 FMLS
• 2007-08-09 Sold (Public Records) $105,500 Public Records
• 2001-07-10 Sold (Public Records) $93,900 Public Records
• 1999-05-17 Sold (Public Records) $86,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,884 · +0.7% YoY. Source: county tax records.