2498 Robinhood Dr · Ellenwood, GA 30294

$459,900

6 bd · 7.0 ba · 3,548 sqft · MultiFamily public records · 18 Days on market

Built 1986 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 +20.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +4.5/10.0
• Rent growth +3.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Spacious Triplex Opportunity! Live Smart & Invest Wisely in Ellenwood Welcome to this large triplex nestled in a quiet, established neighborhood with no HOA! An ideal opportunity for both savvy investors and owner-occupants seeking additional income. Offering over 3,500 square feet, this property delivers the perfect blend of comfort, functionality, and income potential. Unit 1 (1 Bedroom / 1 Bathroom) Vacant Cozy and inviting, this unit features a bright living space, galley kitchen, Flex Space, and a full bathroom Units 2 & 3 (2 Bedrooms / 2.5 Bathrooms - Vacant) Spacious and thoughtfully designed, each unit includes a fireplace, formal dining area, galley kitchen, and a

Key facts

• 0.45 acre lot
• 6 parking spots
• Built 1986

Property features AI

Finance

• Financial info: Property contains 3 total units

Exterior

• Parking: Carport; Total of 6 parking spaces
• Utilities: Public water; Public sewer; Cable available; Electricity available; Natural gas available; Phone available
• Home design: Two levels; Resale property
• Construction: Brick and wood siding exterior; Composition roof
• Exterior features: Near schools; Near shopping; Street lights

Interior

• Bedrooms: 3-unit property (multi-family) — individual bedroom counts not provided
• Flooring: Carpet; Laminate; Vinyl
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Unfurnished; Carpet, Laminate, and Vinyl flooring

What this means for you Summary

Snapshot

• This is a 2×2.0bd/2.5ba + 1×1.0bd/1.0ba units multifamily listed at $460k.

Deal economics

• At list price, monthly cash flow is $638 ($8k/yr) — positive. Per door: $213/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $438k (4.7% below list).
• Recommended offer: $438k (4.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Clayton County (suburban): math 11% / reading 20% proficiency, ranked #155 of 174 in GA (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.6%/yr); 244 active listings in the ZIP; solid renter incomes; 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).
• At $4,382/mo this rent would consume 66% of the median local household income ($80k/yr) (locally 864% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k of value loss. Plan a longer hold.
• Clayton County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($453k) is reasonable based on typical stale-listing flexibility.
• 4 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 $148k; list at $460k implies a 212% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $438,200 (4.7% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.95% ✗
• Cap rate: 7.96%
• Cash-on-cash: 5.94%
• DSCR: 1.26
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.56% rent growth · sell at horizon

5-year hold

• IRR: -5.6%
• Equity multiple: 0.79×
• Total profit: $-27,060
• Equity at exit: $68,573

10-year hold

• IRR: 5.7%
• Equity multiple: 1.45×
• Total profit: $57,728
• Equity at exit: $39,764

Cash invested: $128,772 (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 30294

• Home prices YoY: -25.0%
• Rents YoY: 4.6%
• Active inventory: 244
• Price-to-rent: 24.2×

Monthly cashflow live

• Estimated rent: $4,382 high
• Mortgage (P&I): −$2,412
• Tax from tax record: −$220 /mo · $2,645/yr
• Insurance: −$192
• HOA: −$0
• Vacancy / Maint / Mgmt: −$920
• Net cashflow: $638

Break-even live

Break-even rent $3,574

Max offer price $459,900

Occupancy floor 80%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2.0	2.5	$3,162
1× unit	1.0	1	$1,219
Total (3 units)			$4,382

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: $114,975
• Closing costs: $13,797
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-08
   listed $459,900 Active 1279-char remark
2. 2026-05-08
   listed $459,900 New 1280-char remark
3. 2026-05-01
   historical $459,900 1279-char remark
4. 2026-05-01
   historical $459,900 1280-char remark
5. 2025-07-25
   historical
6. 2025-07-25
   historical
7. 2025-07-02
   price $575,000
8. 2025-07-02
   price $575,000
9. 2025-06-16
   listed $594,490 New
10. 2025-06-16
    listed $594,490 New
11. 2005-01-27
    soldstatus $147,500
12. 1998-03-09
    soldstatus $128,000
13. 1987-06-22
    soldstatus $135,000

ⓘ 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: $2,645 · $220/mo
• Projected year-2 tax: $4,231 · $353/mo
• Expected delta: +$1,586/yr (+$132/mo · 59.9%)

ⓘ 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 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 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $52,584
• − Mortgage interest: −$25,762
• − Property taxes: −$2,645
• − Insurance: −$2,300
• − Repairs & maintenance: −$4,207
• − Management: −$4,207
• − Depreciation: −$13,379
• Taxable income: $85
• Est. tax owed @ 24.0%: −$20
• After-tax cash flow: $7,635/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: Clayton County
• NCES district ID: 1301230
• Math proficiency: 11% ▼ -13.00%
• Reading proficiency: 20% ▼ -9.00%
• Median HH income: $42,266
• Composite: 13.41/100
• National rank: #9527
• State rank: #155 of 174 in GA

Livability — Ellenwood

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Henry County · 316,359 people
• City population: 41,983
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 41,983
• Household income: $79,762
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 864.0

Population outlook (Clayton County) Hauer SSP2

• Today (2025): 310,777 people
• By 2030: 329,762 · +6.1%
• By 2040: 368,052 · +18.4%
• By 2050: 401,196 · +29.1%
• By 2075: 472,488 · +52.0%
• By 2100: 500,446 · +61.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (84%)
• Race & ethnicity: Black 84% Hispanic / Latino 7% Two or more races 6% White 6% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Hispanic 1%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 6% Vietnamese 1% French/Haitian/Cajun 1%

Political lean MEDSL · Clayton

• 2024 margin: Solid D (+69.2) · D 84.3% · R 15.1%
• 2008→2024 swing: +2.8pp toward D · 2008: 66.4pp · 2024: 69.2pp
• All cycles: 2024: D+69.2 2020: D+70.9 2016: D+71.9 2012: D+70.1 2008: D+66.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -70.99%
• Current HPI: 213.1999
• Rent YoY: ▲ 4.56%
• 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

+240.7% since first listed

15 events — show timeline

• 2026-05-26 Listing Removed — GAMLS
• 2026-05-26 Listing Removed — FMLS
• 2026-05-08 Listed $459,900 FMLS
• 2026-05-08 Listed $459,900 GAMLS
• 2026-05-01 Coming Soon — FMLS
• 2026-05-01 Coming Soon — GAMLS
• 2025-07-25 Listing Removed — GAMLS
• 2025-07-25 Listing Removed — GAMLS
• 2025-07-02 Price Changed $575,000 GAMLS
• 2025-07-02 Price Changed $575,000 GAMLS
• 2025-06-16 Listed $594,490 GAMLS
• 2025-06-16 Listed $594,490 GAMLS
• 2005-01-27 Sold (Public Records) $147,500 Public Records
• 1998-03-09 Sold (Public Records) $128,000 Public Records
• 1987-06-22 Sold (Public Records) $135,000 Public Records

Property tax history

-0.3%/yr

Latest (2025): $2,645 · +0.2% YoY. Source: county tax records.