270 Knob Dr · Carrollton, GA 30116

$199,900

3 bd · 1.5 ba · 1,095 sqft · SingleFamily public records · 1 Days on market

Built 1996 0.30 ac lot Est $205k · at est.

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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 +22.5/30.0
• ARV discount +8.6/15.0
• DSCR +7.2/10.0
• 1% rule +5.2/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.2/10.0

Listing remarks MLS

Welcome home to this charming ranch offering easy one-level living on a spacious 0.30-acre lot with no HOA restrictions. Inside, you'll find an inviting living room that flows seamlessly into the kitchen, creating an open and functional layout perfect for everyday living and entertaining. The kitchen offers ample cabinet and counter space and serves as the heart of the home. All three bedrooms are generously sized, providing comfortable accommodations for family, guests, or a home office. The property offers plenty of outdoor space for gardening, recreation, or simply enjoying the privacy of your own backyard. Conveniently located and move-in ready, this home is a fantastic opportunity for first-time buyers, downsizers, or investors alike.

Key facts

• Spacious lot
• No hoa restrictions
• Open layout

Tags

• ONE LEVEL LIVING
• SPACIOUS LOT
• NO HOA RESTRICTIONS
• OPEN LAYOUT
• AMPLE CABINET SPACE
• OUTDOOR SPACE

Property features AI

Finance

• HOA & community: Community has street lights

Exterior

• Parking: Driveway parking (level driveway); Space for 2 vehicles; Open/uncovered parking available
• Utilities: Public water; Septic tank sewer; Electricity available; Natural gas available; Cable available; Water available
• Home design: Single-story home (one level); Vinyl siding exterior; Composition roof; Built as resale; Slab foundation
• Construction: Vinyl siding construction; Composition shingle roof; Slab foundation
• Exterior features: Front porch and side porch; Paved road frontage on a county road; Street lights in the community

Interior

• Kitchen: Eat-in kitchen with stained cabinets and laminate counters; Dishwasher; Electric range; Microwave
• Bedrooms: 3 bedrooms on the main level; Primary suite on main level
• Flooring: Luxury vinyl and vinyl flooring; Laminate counters (kitchen)
• Bathrooms: 1 full bathroom with tub/shower combo (main level)
• Heating & cooling: Central heating (natural gas); Central air conditioning; Ceiling fans; Electric service: 110 volts
• Interior features: Entrance foyer; Insulated windows; No shared/common walls; One fireplace located in the family room
• Laundry & utility: Laundry located in kitchen in a laundry closet; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $336 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 8.3% vs local median 3.3% in Carrollton — 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 69/100 on livability (#113 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities C-, schools D, commute 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.
• Market conditions: 208 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 876 units permitted in Carroll County in 2024 (150 in 5+ unit buildings).
• This rent runs 32% of the median local income ($77k/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 $6k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 10y 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.
• Current owner paid $124k; list at $200k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $199,900

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. 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.
4. 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.
5. 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: 1.02% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.20%
• DSCR: 1.32
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $204,765
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
240 Knob Dr	0.05mi	3/2.0	1,152 (+5%)	4mo	$215,000	$187	84

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.80×
• Total profit: $-11,029
• Equity at exit: $29,806

10-year hold

• IRR: 4.4%
• Equity multiple: 1.32×
• Total profit: $17,801
• Equity at exit: $17,284

Cash invested: $55,972 (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 30116

• Home prices YoY: -2.6%
• Active inventory: 208
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,034 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$139 /mo · $1,672/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $336

Break-even live

Break-even rent $1,609

Max offer price $199,900

Occupancy floor 78%

Sensitivity live

Price	-10% $449	-5% $393	+0% $336	+5% $279	+10% $223
Rent	-10% $175	-5% $256	+0% $336	+5% $416	+10% $497
Rate	-1.0pp $437	-0.5pp $387	base $336	+0.5pp $284	+1.0pp $232

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1085 Horsley Mill Rd Carrollton, GA	3.0	1.5	1080	$1,600	$1.48	24d	1	0.58mi
99 Carroll Cir Carrollton, GA	3.0	2.5	1400	$2,275	$1.62	6d	1	1.49mi
101 Carroll Cir Carrollton, GA	3.0	2.5	1400	$2,275	$1.62	6d	1	1.49mi
103 Carroll Cir Carrollton, GA	3.0	2.5	1400	$2,275	$1.62	6d	1	1.49mi
109 Burns Rd Carrollton, GA	3.0	2.5	1400	$2,275	$1.62	6d	1	1.50mi

Listing history 2 events

1. 2026-06-17
   remarks 699-char remark

   Show marketing remark (749 chars)

   Welcome home to this charming ranch offering easy one-level living on a spacious 0.30-acre lot with no HOA restrictions. Inside, you'll find an inviting living room that flows seamlessly into the kitchen, creating an open and functional layout perfect for everyday living and entertaining. The kitchen offers ample cabinet and counter space and serves as the heart of the home. All three bedrooms are generously sized, providing comfortable accommodations for family, guests, or a home office. The property offers plenty of outdoor space for gardening, recreation, or simply enjoying the privacy of your own backyard. Conveniently located and move-in ready, this home is a fantastic opportunity for first-time buyers, downsizers, or investors alike.

2. 2026-06-17
   listed $199,900 Active 1 DOM

   Show marketing remark (749 chars)

   Welcome home to this charming ranch offering easy one-level living on a spacious 0.30-acre lot with no HOA restrictions. Inside, you'll find an inviting living room that flows seamlessly into the kitchen, creating an open and functional layout perfect for everyday living and entertaining. The kitchen offers ample cabinet and counter space and serves as the heart of the home. All three bedrooms are generously sized, providing comfortable accommodations for family, guests, or a home office. The property offers plenty of outdoor space for gardening, recreation, or simply enjoying the privacy of your own backyard. Conveniently located and move-in ready, this home is a fantastic opportunity for first-time buyers, downsizers, or investors alike.

ⓘ 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: $1,672 · $139/mo
• Projected year-2 tax: $1,839 · $153/mo
• Expected delta: +$167/yr (+$14/mo · 10.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,409
• − Mortgage interest: −$11,198
• − Property taxes: −$1,672
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,953
• − Management: −$1,953
• − Depreciation: −$5,815
• Taxable income: $819
• Est. tax owed @ 24.0%: −$197
• After-tax cash flow: $3,835/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 — Carrollton

• Score: 69/100
• State rank: #113
• US rank: #8542

Category grades

Amenities C- Commute F Cost of living A+ Crime B+ Employment F 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: 61,993
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 22,189
• Household income: $77,030
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 332.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Black 16% Hispanic / Latino 11% Two or more races 6%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 1%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 9%

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: ▼ -9.61%
• Current HPI: 365.8744
• Rent YoY: —
• 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

+254.9% since first listed

12 events — show timeline

• 2026-06-17 Listed $199,900 FMLS
• 2026-06-17 Listed $199,900 GAMLS
• 2022-08-18 Price Changed $1,300 RENT.
• 2018-12-28 Sold (Public Records) $124,000 Public Records
• 2016-11-09 Sold (MLS) $41,000 GAMLS
• 2016-11-09 Sold (MLS) $41,000 FMLS
• 2016-10-28 Pending — GAMLS
• 2016-10-27 Contingent — FMLS
• 2016-08-23 Listed $59,900 GAMLS
• 2016-08-23 Listed $59,900 FMLS
• 2010-01-22 Price Changed $30,000 GAMLS
• 1996-05-14 Sold (Public Records) $56,327 Public Records

Property tax history

+5.3%/yr

Latest (2025): $1,672 · -1.1% YoY. Source: county tax records.