314 SE Morris Dr · Conyers, GA 30094

$136,400

3 bd · 2.0 ba · 1,153 sqft · SingleFamily public records · 61 Days on market

Built 1985 0.27 ac lot $118/sqft · 44% below area Est $243k · 44% under

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Why this score? — see what drove the B 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 +27.3/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +8.4/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

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

• 0.27 acre lot
• Garage
• Built 1985

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $136k.

Deal economics

• At list price, monthly cash flow is $329 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $136k).
• Recommended offer: $128k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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: schools D+, crime D, amenities D.
• Rockdale County (suburban): math 14% / reading 29% proficiency, ranked #136 of 174 in GA (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+4.2%/yr); 386 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 483 units permitted in Rockdale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $943 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Rockdale County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 4.2% rent growth), your $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 4y ago 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

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $128,216 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.34% ✓
• Cap rate: 9.78%
• Cash-on-cash: 12.44%
• DSCR: 1.55
• GRM: 6.2

CMA / ARV

• ARV (median comp): $242,518
• List price: $136,400
• Delta: -43.76%
• 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
2631 Rolling Hills Way	0.44mi	3/2.0	1,178 (+2%)	1mo	$205,000	$174	75
1627 Cherry Hill Ct SW	0.40mi	3/2.0	1,195 (+4%)	4mo	$215,000	$180	72
340 Windsor Walk	0.31mi	3/2.0	1,244 (+8%)	2mo	$220,000	$177	71
1598 Cherry Hill Ln SW	0.44mi	3/2.0	1,118 (-3%)	4mo	$190,000	$170	71
1651 Rolling Hills Trl SE	0.41mi	3/2.0	1,219 (+6%)	1mo	$121,600	$100	70
1530 Pin Oak Ln SE	0.42mi	3/2.0	1,205 (+4%)	5mo	$165,500	$137	69
1590 SW Cherry Hill Ln	0.43mi	3/2.0	1,113 (-4%)	12mo	$237,000	$213	64
170 Old Mill Trl SW	0.42mi	3/2.0	1,260 (+9%)	3mo	$226,400	$180	62
1655 Cherry Hill Rd SW	0.43mi	3/2.0	1,234 (+7%)	8mo	$218,000	$177	62
1624 Sugarmaple Ln SW	0.42mi	3/2.0	1,052 (-9%)	8mo	$185,000	$176	59
1461 Cherry Hill Rd SW	0.66mi	3/2.0	1,245 (+8%)	6mo	$215,000	$173	51
1700 Mccollum Rd SW	0.59mi	3/1.0	1,000 (-13%)	12mo	$200,000	$200	36

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 · 4.16% rent growth · sell at horizon

5-year hold

• IRR: 0.8%
• Equity multiple: 1.03×
• Total profit: $1,180
• Equity at exit: $20,338

10-year hold

• IRR: 11.8%
• Equity multiple: 1.99×
• Total profit: $37,681
• Equity at exit: $11,793

Cash invested: $38,192 (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 30094

• Rents YoY: 4.2%
• Active inventory: 386
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,831 high
• Mortgage (P&I): −$715
• Tax from tax record: −$279 /mo · $3,343/yr
• Insurance: −$57
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $329

Break-even live

Break-even rent $1,414

Max offer price $136,400

Occupancy floor 77%

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: $34,100
• Closing costs: $4,092
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
288 Morris Dr SE Conyers, GA	3.0	2.0	1251	$1,731	$1.38	12d	1	0.07mi
325 Morris Ct SE Conyers, GA	3.0	2.0	1256	$1,770	$1.41	43d	1	0.16mi
359 Cindy Dr SE Conyers, GA	3.0	1.0	1265	$1,326	$1.05	43d	1	0.26mi
1576 Cherry Hill Ct SW Conyers, GA	3.0	2.0	1392	$1,450	$1.04	20d	1	0.28mi
337 Windsor Walk SE Conyers, GA	3.0	2.0	1247	$1,695	$1.36	12d	1	0.35mi
411 Cindy Dr SE Conyers, GA	3.0	2.0	1424	$1,830	$1.29	1d	1	0.38mi
2641 Rolling Hills Way SE Conyers, GA	3.0	2.0	1452	$1,791	$1.23	12d	1	0.48mi
1616 Cherry Hill Rd SW Conyers, GA	3.0	2.0	1250	$1,639	$1.31	2d	1	0.54mi
2511 Nugget Dr SW Conyers, GA	3.0	2.0	1311	$1,755	$1.34	22d	1	0.59mi
1477 Cherry Hill Rd SW Conyers, GA	3.0	2.0	1396	$1,725	$1.24	24d	1	0.69mi
1825 Parker Rd SE Conyers, GA	1.0–3.0	1.0–2.0	1111	$1,895	$1.71	1d	18	1.14mi
2365 Highway 20 SE Conyers, GA	1.0–2.0	1.0–2.0	984	$1,730	$1.76	1d	7	1.20mi
661 Greenview Ave SE Conyers, GA	3.0	2.0	1393	$1,700	$1.22	24d	1	1.30mi
619 Lakeridge Cir SE Conyers, GA	3.0	2.0	1350	$1,545	$1.14	20d	1	1.43mi
595 Lakeridge Cir SE Conyers, GA	3.0	2.0	1304	$1,656	$1.27	5d	1	1.49mi

Listing history 38 events

1. 2026-06-18
   days on market $136,400 Active 61 DOM
2. 2026-06-17
   days on market $136,400 Active 60 DOM
3. 2026-06-16
   days on market $136,400 Active 59 DOM
4. 2026-06-15
   days on market $136,400 Active 58 DOM
5. 2026-06-13
   days on market $136,400 Active 56 DOM
6. 2026-06-09
   days on market $136,400 Active 52 DOM
7. 2026-06-08
   days on market $136,400 Active 51 DOM
8. 2026-06-07
   days on market $136,400 Active 50 DOM
9. 2026-06-04
   days on market $136,400 Active 47 DOM
10. 2026-06-03
    days on market $136,400 Active 46 DOM
11. 2026-06-02
    days on market $136,400 Active 45 DOM
12. 2026-06-01
    days on market $136,400 Active 44 DOM
13. 2026-05-31
    days on market $136,400 Active 43 DOM
14. 2026-04-17
    listed $136,400 Active 245-char remark

    Show marketing remark (245 chars)

    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.

15. 2024-10-31
    historical
16. 2024-10-31
    historical
17. 2024-09-19
    status Active
18. 2024-09-11
    historical
19. 2024-09-11
    historical
20. 2024-08-19
    price $249,900
21. 2024-08-19
    price $249,900
22. 2024-07-25
    listed $259,900 Active
23. 2024-07-25
    listed $249,900 New
24. 2024-07-25
    listed $259,900 New
25. 2023-06-23
    soldstatus $235,000
26. 2023-06-22
    soldstatus $235,000 Closed
27. 2023-06-06
    status Pending
28. 2023-05-26
    status Active
29. 2023-05-23
    status Pending
30. 2023-05-09
    price $235,000
31. 2023-05-09
    listed $325,000 Active
32. 2022-11-04
    soldstatus $95,000
33. 2022-10-21
    soldstatus $105,000 Closed
34. 2022-07-28
    status Pending
35. 2022-07-14
    listed $100,000 Active
36. 2004-11-23
    soldstatus $69,865
37. 1995-01-23
    soldstatus $35,000
38. 1993-02-25
    soldstatus $59,900

ⓘ 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: $3,343 · $279/mo
• Projected year-2 tax: $3,343 · $279/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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°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: $21,974
• − Mortgage interest: −$7,641
• − Property taxes: −$3,343
• − Insurance: −$1,480
• − Repairs & maintenance: −$1,758
• − Management: −$1,758
• − Depreciation: −$3,968
• Taxable income: $2,028
• Est. tax owed @ 24.0%: −$487
• After-tax cash flow: $3,467/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: Rockdale County
• NCES district ID: 1304410
• Math proficiency: 14% ▼ -17.00%
• Reading proficiency: 29% ▼ -11.00%
• Median HH income: $53,325
• Composite: 19.42/100
• National rank: #8776
• State rank: #136 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): 33,731
• Household income: $88,530
• Rent vs Own: 20.5% rent · 79.5% own
• Severe rent burden: 549.0

Population outlook (Rockdale County) Hauer SSP2

• Today (2025): 99,145 people
• By 2030: 104,558 · +5.5%
• By 2040: 116,100 · +17.1%
• By 2050: 127,827 · +28.9%
• By 2075: 159,113 · +60.5%
• By 2100: 181,178 · +82.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Black 56% White 29% Two or more races 9% Hispanic / Latino 7% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Hispanic 1% Serbian 1% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 5% French/Haitian/Cajun 1%

Political lean MEDSL · Rockdale

• 2024 margin: Solid D (+47.5) · D 73.4% · R 25.9%
• 2008→2024 swing: +37.9pp toward D · 2008: 9.6pp · 2024: 47.5pp
• All cycles: 2024: D+47.5 2020: D+40.8 2016: D+25.9 2012: D+16.4 2008: D+9.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -168.06%
• Current HPI: 205.627
• Rent YoY: ▲ 4.16%
• 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

+127.7% since first listed

25 events — show timeline

• 2026-04-17 Listed $136,400 CGMLS
• 2024-10-31 Listing Removed — GAMLS
• 2024-10-31 Listing Removed — FMLS
• 2024-09-19 Relisted — FMLS
• 2024-09-11 Listing Removed — GAMLS
• 2024-09-11 Listing Removed — FMLS
• 2024-08-19 Price Changed $249,900 FMLS
• 2024-08-19 Price Changed $249,900 GAMLS
• 2024-07-25 Listed $259,900 GAMLS
• 2024-07-25 Listed $249,900 GAMLS
• 2024-07-25 Listed $259,900 FMLS
• 2023-06-23 Sold (Public Records) $235,000 Public Records
• 2023-06-22 Sold (MLS) $235,000 FMLS
• 2023-06-06 Pending — FMLS
• 2023-05-26 Relisted — FMLS
• 2023-05-23 Pending — FMLS
• 2023-05-09 Price Changed $235,000 FMLS
• 2023-05-09 Listed $325,000 FMLS
• 2022-11-04 Sold (Public Records) $95,000 Public Records
• 2022-10-21 Sold (MLS) $105,000 FMLS
• 2022-07-28 Pending — FMLS
• 2022-07-14 Listed $100,000 FMLS
• 2004-11-23 Sold (Public Records) $69,865 Public Records
• 1995-01-23 Sold (Public Records) $35,000 Public Records
• 1993-02-25 Sold (Public Records) $59,900 Public Records

Property tax history

+11.6%/yr

Latest (2025): $3,343 · +5.4% YoY. Source: county tax records.