7205 Lakeview Dr · Covington, GA 30014

$154,900

3 bd · 2.0 ba · 1,712 sqft · SingleFamily public records · 56 Days on market

Built 1960 0.36 ac lot $90/sqft · 50% below area

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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 +25.3/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Livability +3.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property is a fantastic opportunity.Whether you're an investor or a homeowner looking to craft your desirable residence this property promises long-term value in a potential for marketable transformation. Discover this inviting 3 bedroom, 2 bath 3 sided brick ranch home with hardwood floors throughout. Prime Location situated in Covington, just 35 miles southeast of downtown Atlanta. Some photos may be virtually staged.

Key facts

• Prime location
• Hardwood floors
• 3 sided brick ranch

Tags

• 3 SIDED BRICK RANCH
• HARDWOOD FLOORS
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $354 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 3.8% in Covington — 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 59/100 on livability (#396 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime F, amenities F, 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: Newton County Theme School At Ficquett (math 49% / reading 65%, grade C+, #151 of 1,228 statewide, top 13%, 977 students, 29% FRL); Clements Middle School (math 6% / reading 17%, grade F, #424 of 470 statewide, top 90%, 754 students, 85% FRL); Newton High School (math 8% / reading 12%, grade F, #365 of 424 statewide, top 88%, 2,472 students, 85% FRL).
• Market conditions: Rents flat; 486 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); 1,480 units permitted in Newton County in 2024 (702 in 5+ unit buildings).
• This rent runs 30% of the median local income ($72k/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 $1k of loan paydown is wiped out by about $5k 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

• It's been on market 56 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 14 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.

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 $150,253 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F 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?
6. 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.
7. 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.
8. 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: 1.17% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.79%
• DSCR: 1.44
• GRM: 7.1

CMA / ARV

• ARV (median comp): $310,779
• List price: $154,900
• Delta: -50.16%
• 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
9010 Jim Purcell Dr	0.53mi	3/2.0	1,822 (+6%)	2mo	$300,000	$165	63
7410 Cranleigh St	0.45mi	3/2.0	1,769 (+3%)	15mo	$319,990	$181	61
7770 Sudbury Cir	0.61mi	3/2.0	1,769 (+3%)	13mo	$324,990	$184	56
5117 Swann St SW	0.63mi	3/2.5	1,854 (+8%)	3mo	$420,000	$227	52
9185 Melody Cir SW	0.72mi	3/3.0	1,801 (+5%)	3mo	$282,000	$157	51
7776 Sudbury Circle Ave	0.62mi	4/2.5 (+1)	1,801 (+5%)	6mo	$309,990	$172	50
7674 Saffron Ave	0.65mi	4/2.5 (+1)	1,801 (+5%)	8mo	$299,990	$167	48
7713 Sudbury Cir	0.50mi	4/2.5 (+1)	1,801 (+5%)	16mo	$314,990	$175	48
7763 Sudbury Cir	0.59mi	4/2.5 (+1)	1,801 (+5%)	13mo	$271,000	$150	46
6387 Avery St SW	0.68mi	3/2.0	1,479 (-14%)	1mo	$205,000	$139	45
5200 Tew Ln SW	0.56mi	3/2.5	1,953 (+14%)	10mo	$210,000	$108	40
9250 Scarlett Dr SW	0.70mi	4/3.0 (+1)	1,485 (-13%)	5mo	$289,000	$195	32

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 · 0.52% rent growth · sell at horizon

5-year hold

• IRR: -4.4%
• Equity multiple: 0.84×
• Total profit: $-6,955
• Equity at exit: $23,096

10-year hold

• IRR: 2.1%
• Equity multiple: 1.13×
• Total profit: $5,830
• Equity at exit: $13,393

Cash invested: $43,372 (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 30014

• Home prices YoY: -19.2%
• Rents YoY: 0.5%
• Active inventory: 486
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,816 high
• Mortgage (P&I): −$812
• Tax from tax record: −$204 /mo · $2,450/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $354

Break-even live

Break-even rent $1,368

Max offer price $154,900

Occupancy floor 76%

Sensitivity live

Price	-10% $441	-5% $398	+0% $354	+5% $310	+10% $266
Rent	-10% $210	-5% $282	+0% $354	+5% $426	+10% $497
Rate	-1.0pp $432	-0.5pp $393	base $354	+0.5pp $314	+1.0pp $273

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8189 Spillers Dr SW Covington, GA	2.0	2.5	1080	$1,395	$1.29	7d	1	0.24mi
8247 Spillers Dr SW Covington, GA	3.0	1.5	1530	$1,500	$0.98	14d	1	0.34mi
6126 Avery St SW Covington, GA	3.0	2.5	1600	$1,831	$1.14	0d	1	0.35mi
9220 Spillers Dr SW Covington, GA	3.0	2.0	1192	$1,455	$1.22	7d	1	0.55mi
9136 Tara Dr SW Covington, GA	3.0	2.5	1530	$2,040	$1.33	7d	1	0.58mi
4173 Raphael St SW Covington, GA	2.0	2.0	2068	$2,700	$1.31	20d	1	0.61mi
9159 Tara Dr SW Covington, GA	3.0	2.0	2204	$1,949	$0.88	7d	1	0.62mi
9166 Tara Dr SW Covington, GA	3.0	2.0	1381	$1,650	$1.19	45d	1	0.62mi
9270 Scarlett Dr SW Covington, GA	3.0	2.0	1438	$1,795	$1.25	26d	1	0.77mi
65 Kenzi Way SW Covington, GA	3.0	2.0	1217	$1,000	$0.82	7d	1	1.01mi
7900 Kaplan LN Covington, GA	1.0–3.0	1.0–2.0	1048	$2,459	$2.35	0d	68	1.08mi
9161 Thrash St SW Covington, GA	4.0	2.0	1272	$1,481	$1.16	45d	1	1.19mi
8000 Revolution WAY Covington, GA	2.0	2.0	1170	$1,692	$1.45	0d	15	1.21mi
8246 Collier St SW Covington, GA	3.0	1.0	1225	$1,300	$1.06	45d	1	1.27mi
10154 Allen Dr SW Covington, GA	3.0	2.0	1056	$1,800	$1.70	22d	1	1.28mi
10154 Allen Dr SW Covington, GA	3.0	2.0	1056	$1,800	$1.70	7d	1	1.28mi
6103 Oakwood Cir SW Covington, GA	3.0	2.0	1372	$900	$0.66	19d	1	1.29mi

Listing history 50 events

1. 2026-06-21
   days on market $154,900 Active 56 DOM
2. 2026-06-18
   days on market $154,900 Active 53 DOM
3. 2026-06-17
   days on market $154,900 Active 52 DOM
4. 2026-06-16
   days on market $154,900 Active 51 DOM
5. 2026-06-15
   days on market $154,900 Active 50 DOM
6. 2026-06-13
   days on market $154,900 Active 48 DOM
7. 2026-06-13
   days on market $154,900 Active 47 DOM
8. 2026-06-09
   days on market $154,900 Active 44 DOM
9. 2026-06-08
   days on market $154,900 Active 43 DOM
10. 2026-06-07
    days on market $154,900 Active 42 DOM
11. 2026-06-04
    days on market $154,900 Active 39 DOM
12. 2026-06-03
    days on market $154,900 Active 38 DOM
13. 2026-06-02
    days on market $154,900 Active 37 DOM
14. 2026-06-01
    days on market $154,900 Active 36 DOM
15. 2026-05-31
    days on market $154,900 Active 35 DOM
16. 2026-05-05
    status Active 431-char remark

    Show marketing remark (431 chars)

    This property is a fantastic opportunity.Whether you're an investor or a homeowner looking to craft your desirable residence this property promises long-term value in a potential for marketable transformation. Discover this inviting 3 bedroom, 2 bath 3 sided brick ranch home with hardwood floors throughout. Prime Location situated in Covington, just 35 miles southeast of downtown Atlanta. Some photos may be virtually staged.

17. 2026-05-03
    status Back On Market 431-char remark

    Show marketing remark (431 chars)

    This property is a fantastic opportunity.Whether you're an investor or a homeowner looking to craft your desirable residence this property promises long-term value in a potential for marketable transformation. Discover this inviting 3 bedroom, 2 bath 3 sided brick ranch home with hardwood floors throughout. Prime Location situated in Covington, just 35 miles southeast of downtown Atlanta. Some photos may be virtually staged.

18. 2026-04-21
    status Pending 431-char remark

    Show marketing remark (431 chars)

    This property is a fantastic opportunity.Whether you're an investor or a homeowner looking to craft your desirable residence this property promises long-term value in a potential for marketable transformation. Discover this inviting 3 bedroom, 2 bath 3 sided brick ranch home with hardwood floors throughout. Prime Location situated in Covington, just 35 miles southeast of downtown Atlanta. Some photos may be virtually staged.

19. 2026-04-21
    status Under Contract 431-char remark

    Show marketing remark (431 chars)

    This property is a fantastic opportunity.Whether you're an investor or a homeowner looking to craft your desirable residence this property promises long-term value in a potential for marketable transformation. Discover this inviting 3 bedroom, 2 bath 3 sided brick ranch home with hardwood floors throughout. Prime Location situated in Covington, just 35 miles southeast of downtown Atlanta. Some photos may be virtually staged.

20. 2026-04-20
    historical Active Under Contract 431-char remark

    Show marketing remark (431 chars)

    This property is a fantastic opportunity.Whether you're an investor or a homeowner looking to craft your desirable residence this property promises long-term value in a potential for marketable transformation. Discover this inviting 3 bedroom, 2 bath 3 sided brick ranch home with hardwood floors throughout. Prime Location situated in Covington, just 35 miles southeast of downtown Atlanta. Some photos may be virtually staged.

21. 2026-04-20
    historical Active Under Contract 431-char remark

    Show marketing remark (431 chars)

    This property is a fantastic opportunity.Whether you're an investor or a homeowner looking to craft your desirable residence this property promises long-term value in a potential for marketable transformation. Discover this inviting 3 bedroom, 2 bath 3 sided brick ranch home with hardwood floors throughout. Prime Location situated in Covington, just 35 miles southeast of downtown Atlanta. Some photos may be virtually staged.

22. 2026-04-08
    listed $154,900 New 431-char remark

    Show marketing remark (431 chars)

    This property is a fantastic opportunity.Whether you're an investor or a homeowner looking to craft your desirable residence this property promises long-term value in a potential for marketable transformation. Discover this inviting 3 bedroom, 2 bath 3 sided brick ranch home with hardwood floors throughout. Prime Location situated in Covington, just 35 miles southeast of downtown Atlanta. Some photos may be virtually staged.

23. 2026-04-08
    listed $154,900 Active 431-char remark

    Show marketing remark (431 chars)

    This property is a fantastic opportunity.Whether you're an investor or a homeowner looking to craft your desirable residence this property promises long-term value in a potential for marketable transformation. Discover this inviting 3 bedroom, 2 bath 3 sided brick ranch home with hardwood floors throughout. Prime Location situated in Covington, just 35 miles southeast of downtown Atlanta. Some photos may be virtually staged.

24. 2026-04-04
    historical
25. 2026-04-04
    historical
26. 2026-02-27
    listed $154,900 Active
27. 2025-12-19
    status Back On Market
28. 2025-12-18
    historical Active Under Contract
29. 2025-12-15
    status Back On Market
30. 2025-12-12
    historical
31. 2025-11-05
    listed $154,900 New
32. 2025-11-04
    historical
33. 2025-11-04
    historical
34. 2025-09-16
    status Back On Market
35. 2025-09-16
    status Active
36. 2025-09-16
    status Pending
37. 2025-09-16
    status Under Contract
38. 2025-09-12
    status Back On Market
39. 2025-09-12
    status Active
40. 2025-09-05
    status Under Contract
41. 2025-08-26
    status Pending
42. 2025-08-23
    historical Active Under Contract
43. 2025-08-23
    historical Active Under Contract
44. 2025-07-22
    price $154,900
45. 2025-07-22
    price $154,900
46. 2025-07-21
    price $159,900
47. 2025-07-21
    price $159,900
48. 2025-05-12
    price $169,900
49. 2025-04-02
    price $174,900
50. 2025-04-02
    price $174,900

ⓘ 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: $2,450 · $204/mo
• Projected year-2 tax: $2,450 · $204/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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,795
• − Mortgage interest: −$8,677
• − Property taxes: −$2,450
• − Insurance: −$774
• − Repairs & maintenance: −$1,744
• − Management: −$1,744
• − Depreciation: −$4,506
• Taxable income: $1,900
• Est. tax owed @ 24.0%: −$456
• After-tax cash flow: $3,790/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 — Covington

• Score: 59/100
• State rank: #396
• US rank: #19602

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Covington, GA
• County: Newton County · 104,393 people
• City population: 104,393
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 41,425
• Household income: $72,254
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 1934.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 53% Black 35% Hispanic / Latino 7% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 2% Slovak 2% Serbian 1%
• Foreign-born: 7% · Canada
• Languages at home: 93% English-only · Spanish 5% 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: ▼ -64.50%
• Current HPI: 270.9868
• Rent YoY: ▲ 0.52%
• 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

+93.6% since first listed

46 events — show timeline

• 2026-05-05 Relisted — FMLS
• 2026-05-03 Relisted — GAMLS
• 2026-04-21 Pending — FMLS
• 2026-04-21 Pending — GAMLS
• 2026-04-20 Contingent — GAMLS
• 2026-04-20 Contingent — FMLS
• 2026-04-08 Listed $154,900 FMLS
• 2026-04-08 Listed $154,900 GAMLS
• 2026-04-04 Listing Removed — FMLS
• 2026-04-04 Listing Removed — GAMLS
• 2026-02-27 Listed $154,900 FMLS
• 2025-12-19 Relisted — GAMLS
• 2025-12-18 Contingent — GAMLS
• 2025-12-15 Relisted — GAMLS
• 2025-12-12 Listing Removed — GAMLS
• 2025-11-05 Listed $154,900 GAMLS
• 2025-11-04 Listing Removed — FMLS
• 2025-11-04 Listing Removed — GAMLS
• 2025-09-16 Relisted — GAMLS
• 2025-09-16 Relisted — FMLS
• 2025-09-16 Pending — FMLS
• 2025-09-16 Pending — GAMLS
• 2025-09-12 Relisted — GAMLS
• 2025-09-12 Relisted — FMLS
• 2025-09-05 Pending — GAMLS
• 2025-08-26 Pending — FMLS
• 2025-08-23 Contingent — GAMLS
• 2025-08-23 Contingent — FMLS
• 2025-07-22 Price Changed $154,900 FMLS
• 2025-07-22 Price Changed $154,900 GAMLS
• 2025-07-21 Price Changed $159,900 GAMLS
• 2025-07-21 Price Changed $159,900 FMLS
• 2025-05-12 Price Changed $169,900 FMLS
• 2025-04-02 Price Changed $174,900 FMLS
• 2025-04-02 Price Changed $174,900 GAMLS
• 2025-02-04 Listed $189,900 FMLS
• 2025-02-04 Listed $189,900 GAMLS
• 2024-07-25 Sold (Public Records) $2,032,371 Public Records
• 2022-02-22 Sold (Public Records) $3,992,000 Public Records
• 2010-09-01 Sold (Public Records) $52,000 Public Records
• 2010-07-27 Price Changed $69,900 GAMLS
• 2010-07-08 Price Changed $72,000 GAMLS
• 2010-07-01 Price Changed $79,800 GAMLS
• 2010-03-19 Price Changed $29,900 GAMLS
• 2005-11-14 Sold (Public Records) $70,000 Public Records
• 2003-05-07 Sold (Public Records) $80,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $2,450 · +47.3% YoY. Source: county tax records.