556 Greenview Ave SE · Conyers, GA 30094

$175,000

4 bd · 2.5 ba · 2,129 sqft · SingleFamily public records · 20 Days on market

Built 1974 0.38 ac lot Est $298k · 41% under ↓ 14% since listing

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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 +24.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +7.4/10.0
• 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

Great opportunity to build equity with a total renovation in Conyers! 4 bedroom/2.5 bathroom home with solid bones, half brick siding all around, and a desirable split level floor plan. Big bedrooms upstairs and a den with a fireplace downstairs. Screened patio is accessible from both the den and outside for easy entertaining. The 2-car garage has extra space for storage, and the connected outside shed has plenty of additional space too. Grassy, level lot with an extra wide driveway and a fenced back yard for pets. Convenient to I-20, restaurants, and shopping.

Key facts

• Total renovation
• Screened patio
• Fenced back yard

Tags

• TOTAL RENOVATION
• SPLIT LEVEL FLOOR PLAN
• SCREENED PATIO
• FENCED BACK YARD
• EXTRA WIDE DRIVEWAY

Property features AI

Exterior

• Parking: Garage (2 spaces)
• Utilities: Public water; Public sewer; Electric: other; Other utilities
• Home design: Multi/split levels; Ownership: other; Property condition: fixer
• Construction: Brick and frame construction; Shingle roof; Brick/mortar foundation
• Exterior features: Screened patio/porch; Back yard fencing; Shed(s); Other exterior features

Interior

• Kitchen: Stained cabinets; Laminate countertops; Dishwasher; Refrigerator
• Bedrooms: Four upper-level bedrooms; Bedroom features: other
• Flooring: Other
• Bathrooms: Two full bathrooms; One half bathroom; Two full bathrooms on the upper level; One half bathroom on the lower level; Master bathroom: other
• Heating & cooling: Central heating; Central air (electric)
• Interior features: Entrance foyer; Brick fireplace in family room; No common walls; Den; Crawl space basement
• Laundry & utility: Laundry located in garage on lower level

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% 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.
• 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.
• Zoned schools: Sims Elementary School (math 17% / reading 22%, grade F, #878 of 1,228 statewide, top 75%, 486 students, 81% FRL); Edwards Middle School (math 15% / reading 33%, grade F, #311 of 470 statewide, top 68%, 943 students, 76% FRL); Heritage High School (math 8% / reading 15%, grade F, #345 of 424 statewide, top 82%, 1,877 students, 59% FRL).
• Market conditions: Rents rising fast (+4.2%/yr); 388 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• 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 $172,375 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.24% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.36%
• DSCR: 1.37
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $298,060
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2617 Laurel Woods Ln SE	0.32mi	4/2.0	2,035 (-4%)	5mo	$250,000	$123	72
917 Curry Cir	0.59mi	4/2.5	2,228 (+5%)	3mo	$300,000	$135	62
693 Deering Rd SE	0.27mi	3/2.5 (-1)	2,396 (+12%)	2mo	$225,000	$94	60
1508 Hillside Dr SE	0.39mi	3/3.0 (-1)	1,992 (-6%)	5mo	$165,000	$83	60
1919 Colestock Ave SE	0.54mi	5/2.5 (+1)	2,176 (+2%)	10mo	$361,805	$166	58
2645 Laurel Woods Ln SE	0.36mi	4/2.0	1,829 (-14%)	4mo	$325,000	$178	54
1601 Creek Xing SE	0.64mi	3/2.5 (-1)	2,220 (+4%)	6mo	$300,000	$135	53
1511 Hillside Dr SE	0.36mi	3/2.5 (-1)	1,840 (-14%)	4mo	$257,000	$140	53
1581 Marshall Ln SE	0.56mi	4/3.5	2,347 (+10%)	1mo	$279,900	$119	52
1920 Logan Ln SE	0.54mi	4/2.5	1,829 (-14%)	4mo	$328,000	$179	48
3231 Stanton Rd SE	0.66mi	4/2.0	1,826 (-14%)	2mo	$300,000	$164	42
804 Bridgewater Way SE	0.48mi	5/3.0 (+1)	1,824 (-14%)	7mo	$280,000	$154	41

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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-3,928
• Equity at exit: $26,093

10-year hold

• IRR: 9.0%
• Equity multiple: 1.73×
• Total profit: $35,869
• Equity at exit: $15,131

Cash invested: $49,000 (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 30094

• Rents YoY: 4.2%
• Active inventory: 388
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,169 high
• Mortgage (P&I): −$918
• Tax from tax record: −$382 /mo · $4,583/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $341

Break-even live

Break-even rent $1,737

Max offer price $175,000

Occupancy floor 79%

Sensitivity live

Price	-10% $440	-5% $391	+0% $341	+5% $292	+10% $242
Rent	-10% $170	-5% $256	+0% $341	+5% $427	+10% $513
Rate	-1.0pp $429	-0.5pp $386	base $341	+0.5pp $296	+1.0pp $250

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3006 Stanton Rd SE Conyers, GA	3.0	2.0	2700	$1,815	$0.67	22d	1	0.23mi
1419 Hillside Pl SE Conyers, GA	4.0	2.0	1536	$1,955	$1.27	6d	1	0.48mi
3131 Goode Rd Conyers, GA	3.0	2.0	1824	$2,000	$1.10	22d	1	0.52mi
3144 Goode Rd Conyers, GA	3.0	1.5	1468	$1,500	$1.02	45d	1	0.55mi
1103 Sunset Rd SE , GA	3.0–4.0	2.5	1850	$2,415	$1.31	19d	24	0.59mi
1510 Marshall Ln SE Conyers, GA	4.0	2.0	1525	$2,073	$1.36	45d	1	0.62mi
2641 Rolling Hills Way SE Conyers, GA	3.0	2.0	1452	$1,791	$1.23	14d	1	0.71mi
411 Cindy Dr SE Conyers, GA	3.0	2.0	1424	$1,820	$1.28	0d	1	0.87mi
3438 Creekwood Dr SE Conyers, GA	3.0	2.0	1840	$1,845	$1.00	25d	1	1.02mi
2133 Boxwood Cir Conyers, GA	4.0	2.5	2087	$2,250	$1.08	25d	1	1.24mi
2165 Boxwood Cir Conyers, GA	4.0	2.5	2091	$2,250	$1.08	45d	1	1.29mi
2304 Blackburn Pass Conyers, GA	4.0	2.5	2836	$2,471	$0.87	45d	1	1.31mi
2120 Weatherstone Cir SE Conyers, GA	3.0	2.0	2076	$2,250	$1.08	25d	1	1.37mi

Listing history 13 events

1. 2026-06-21
   days on market $175,000 Active 20 DOM
2. 2026-06-18
   days on market $175,000 Active 17 DOM
3. 2026-06-17
   days on market $175,000 Active 16 DOM
4. 2026-06-16
   days on market $175,000 Active 15 DOM
5. 2026-06-15
   days on market $175,000 Active 14 DOM
6. 2026-06-13
   pricedays on market $175,000 Active 12 DOM
7. 2026-06-09
   days on market $179,900 Active 8 DOM
8. 2026-06-08
   pricedays on market $179,900 Active 7 DOM
9. 2026-06-07
   days on market $185,000 Active 6 DOM
10. 2026-06-04
    days on market $185,000 Active 3 DOM
11. 2026-06-03
    days on market $185,000 Active 2 DOM
12. 2026-06-02
    remarks 568-char remark
13. 2026-06-02
    listed $185,000 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: $4,583 · $382/mo
• Projected year-2 tax: $4,583 · $382/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 2/10 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: $26,033
• − Mortgage interest: −$9,803
• − Property taxes: −$4,583
• − Insurance: −$875
• − Repairs & maintenance: −$2,083
• − Management: −$2,083
• − Depreciation: −$5,091
• Taxable income: $1,516
• Est. tax owed @ 24.0%: −$364
• After-tax cash flow: $3,731/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

-13.9% since first listed

16 events — show timeline

• 2026-06-01 Listed $185,000 FMLS
• 2026-06-01 Listed $185,000 GAMLS
• 2025-04-30 Listing Removed — GAMLS
• 2025-04-30 Listing Removed — FMLS
• 2024-12-12 Price Changed $199,900 GAMLS
• 2024-12-11 Relisted — FMLS
• 2024-12-11 Relisted — GAMLS
• 2024-12-11 Price Changed $109,900 GAMLS
• 2024-12-11 Price Changed $199,900 FMLS
• 2024-12-06 Pending — GAMLS
• 2024-12-05 Contingent — FMLS
• 2024-12-05 Price Changed $209,900 FMLS
• 2024-11-27 Price Changed $209,900 GAMLS
• 2024-11-02 Listed $214,900 FMLS
• 2024-10-29 Coming Soon — FMLS
• 2024-10-28 Listed $214,900 GAMLS

Property tax history

+15.1%/yr

Latest (2025): $4,583 · +5.5% YoY. Source: county tax records.