1975 Townsend Rd · Villa Rica, GA 30180

$214,900

3 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 116 Days on market

Built 1978 0.34 ac lot $195/sqft · 20% below area Est $270k · 20% under

---

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 +17.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• 1% rule +3.9/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOTIVATED SELLER! Four-sided brick ranch on large lot! 3 bedroom/ 1 full bath home. Roof, windows, HVAC and water heater 3 years old! New flooring throughout (LVP in common areas, and carpet in bedrooms). Large fenced backyard. Great location near schools and shopping/ restaurants. This home has so many great possibilities to make even better!

Key facts

• New flooring
• Large lot
• 0.34 acre lot

Tags

• LARGE LOT
• NEW FLOORING
• LARGE FENCED BACKYARD
• GREAT LOCATION NEAR SCHOOLS
• GREAT LOCATION NEAR SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $156 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (10.9% below list).
• Recommended offer: $191k (10.9% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 4.0% in Villa Rica — 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 65/100 on livability (#224 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: amenities F, commute F, health & safety F.
• Paulding County (suburban): math 39% / reading 42% proficiency, ranked #33 of 174 in GA (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: New Georgia Elementary School (math 47% / reading 37%, grade F, #380 of 1,228 statewide, top 33%, 427 students, 49% FRL); Carl Scoggins Sr. Middle School (math 29% / reading 40%, grade F, #196 of 470 statewide, top 42%, 760 students, 47% FRL); South Paulding High School (math 20% / reading 32%, grade F, #175 of 424 statewide, top 42%, 1,911 students, 36% FRL).
• Market conditions: Rents rising (+2.4%/yr); 669 active listings in the ZIP; solid renter incomes; 1,458 units permitted in Paulding 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 $6k of value loss. Plan a longer hold.
• Paulding County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 6 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 $77k; list at $215k implies a 179% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $191,460 (10.9% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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 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: 0.89% ✗
• Cap rate: 7.16%
• Cash-on-cash: 3.10%
• DSCR: 1.14
• GRM: 9.4

CMA / ARV

• ARV (median comp): $270,019
• List price: $214,900
• Delta: -20.41%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.42% rent growth · sell at horizon

5-year hold

• IRR: -12.0%
• Equity multiple: 0.57×
• Total profit: $-26,072
• Equity at exit: $32,042

10-year hold

• IRR: -3.8%
• Equity multiple: 0.76×
• Total profit: $-14,649
• Equity at exit: $18,581

Cash invested: $60,172 (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 30180

• Home prices YoY: -12.8%
• Rents YoY: 2.4%
• Active inventory: 669
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,915 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$140 /mo · $1,685/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $156

Break-even live

Break-even rent $1,718

Max offer price $214,900

Occupancy floor 87%

Sensitivity live

Price	-10% $277	-5% $216	+0% $156	+5% $95	+10% $34
Rent	-10% $4	-5% $80	+0% $156	+5% $231	+10% $307
Rate	-1.0pp $264	-0.5pp $210	base $156	+0.5pp $100	+1.0pp $43

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $214,900 Active 116 DOM
2. 2026-06-18
   days on market $214,900 Active 113 DOM
3. 2026-06-17
   days on market $214,900 Active 112 DOM
4. 2026-06-16
   days on market $214,900 Active 111 DOM
5. 2026-06-15
   days on market $214,900 Active 110 DOM
6. 2026-06-13
   days on market $214,900 Active 108 DOM
7. 2026-06-13
   days on market $214,900 Active 107 DOM
8. 2026-06-09
   days on market $214,900 Active 104 DOM
9. 2026-06-08
   days on market $214,900 Active 103 DOM
10. 2026-06-07
    days on market $214,900 Active 102 DOM
11. 2026-06-04
    days on market $214,900 Active 99 DOM
12. 2026-06-03
    days on market $214,900 Active 98 DOM
13. 2026-06-02
    days on market $214,900 Active 97 DOM
14. 2026-06-01
    days on market $214,900 Active 96 DOM
15. 2026-05-31
    days on market $214,900 Active 95 DOM
16. 2026-05-06
    status Price Change 346-char remark

    Show marketing remark (346 chars)

    *MOTIVATED SELLER* Four-sided brick ranch on large lot! 3 bedroom/ 1 full bath home. Roof, windows, HVAC and water heater 3 years old! New flooring throughout (LVP in common areas, and carpet in bedrooms). Large fenced backyard. Great location near schools and shopping/ restaurants. This home has so many great possibilities to make even better!

17. 2026-05-06
    status Active 346-char remark

    Show marketing remark (346 chars)

    *MOTIVATED SELLER* Four-sided brick ranch on large lot! 3 bedroom/ 1 full bath home. Roof, windows, HVAC and water heater 3 years old! New flooring throughout (LVP in common areas, and carpet in bedrooms). Large fenced backyard. Great location near schools and shopping/ restaurants. This home has so many great possibilities to make even better!

18. 2026-05-06
    price $214,900 346-char remark

    Show marketing remark (346 chars)

    *MOTIVATED SELLER* Four-sided brick ranch on large lot! 3 bedroom/ 1 full bath home. Roof, windows, HVAC and water heater 3 years old! New flooring throughout (LVP in common areas, and carpet in bedrooms). Large fenced backyard. Great location near schools and shopping/ restaurants. This home has so many great possibilities to make even better!

19. 2026-05-06
    price $214,900 346-char remark

    Show marketing remark (346 chars)

    *MOTIVATED SELLER* Four-sided brick ranch on large lot! 3 bedroom/ 1 full bath home. Roof, windows, HVAC and water heater 3 years old! New flooring throughout (LVP in common areas, and carpet in bedrooms). Large fenced backyard. Great location near schools and shopping/ restaurants. This home has so many great possibilities to make even better!

20. 2026-05-05
    historical 346-char remark

    Show marketing remark (346 chars)

    MOTIVATED SELLER! Four-sided brick ranch on large lot! 3 bedroom/ 1 full bath home. Roof, windows, HVAC and water heater 3 years old! New flooring throughout (LVP in common areas, and carpet in bedrooms). Large fenced backyard. Great location near schools and shopping/ restaurants. This home has so many great possibilities to make even better!

21. 2026-05-04
    historical 346-char remark

    Show marketing remark (346 chars)

    *MOTIVATED SELLER* Four-sided brick ranch on large lot! 3 bedroom/ 1 full bath home. Roof, windows, HVAC and water heater 3 years old! New flooring throughout (LVP in common areas, and carpet in bedrooms). Large fenced backyard. Great location near schools and shopping/ restaurants. This home has so many great possibilities to make even better!

22. 2026-04-25
    status Back On Market 346-char remark

    Show marketing remark (346 chars)

    MOTIVATED SELLER! Four-sided brick ranch on large lot! 3 bedroom/ 1 full bath home. Roof, windows, HVAC and water heater 3 years old! New flooring throughout (LVP in common areas, and carpet in bedrooms). Large fenced backyard. Great location near schools and shopping/ restaurants. This home has so many great possibilities to make even better!

23. 2026-04-24
    historical 346-char remark

    Show marketing remark (346 chars)

    MOTIVATED SELLER! Four-sided brick ranch on large lot! 3 bedroom/ 1 full bath home. Roof, windows, HVAC and water heater 3 years old! New flooring throughout (LVP in common areas, and carpet in bedrooms). Large fenced backyard. Great location near schools and shopping/ restaurants. This home has so many great possibilities to make even better!

24. 2026-04-20
    status Active 346-char remark

    Show marketing remark (346 chars)

    *MOTIVATED SELLER* Four-sided brick ranch on large lot! 3 bedroom/ 1 full bath home. Roof, windows, HVAC and water heater 3 years old! New flooring throughout (LVP in common areas, and carpet in bedrooms). Large fenced backyard. Great location near schools and shopping/ restaurants. This home has so many great possibilities to make even better!

25. 2026-04-10
    historical 346-char remark

    Show marketing remark (346 chars)

    *MOTIVATED SELLER* Four-sided brick ranch on large lot! 3 bedroom/ 1 full bath home. Roof, windows, HVAC and water heater 3 years old! New flooring throughout (LVP in common areas, and carpet in bedrooms). Large fenced backyard. Great location near schools and shopping/ restaurants. This home has so many great possibilities to make even better!

26. 2026-02-13
    listed $225,000 New 346-char remark

    Show marketing remark (346 chars)

    *MOTIVATED SELLER* Four-sided brick ranch on large lot! 3 bedroom/ 1 full bath home. Roof, windows, HVAC and water heater 3 years old! New flooring throughout (LVP in common areas, and carpet in bedrooms). Large fenced backyard. Great location near schools and shopping/ restaurants. This home has so many great possibilities to make even better!

27. 2026-02-13
    listed $225,000 Active 346-char remark

    Show marketing remark (346 chars)

    *MOTIVATED SELLER* Four-sided brick ranch on large lot! 3 bedroom/ 1 full bath home. Roof, windows, HVAC and water heater 3 years old! New flooring throughout (LVP in common areas, and carpet in bedrooms). Large fenced backyard. Great location near schools and shopping/ restaurants. This home has so many great possibilities to make even better!

28. 2016-08-10
    soldstatus $77,000

ⓘ 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: $1,685 · $140/mo
• Projected year-2 tax: $1,977 · $165/mo
• Expected delta: +$292/yr (+$24/mo · 17.3%)

ⓘ 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 5/10 Major 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,975
• − Mortgage interest: −$12,038
• − Property taxes: −$1,685
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,838
• − Management: −$1,838
• − Depreciation: −$6,252
• Taxable loss: −$1,750
• Est. tax savings @ 24.0%: +$420
• After-tax cash flow: $2,287/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: Paulding County
• NCES district ID: 1304020
• Math proficiency: 39% ▼ -6.00%
• Reading proficiency: 42% ▼ -7.00%
• Median HH income: $61,447
• Composite: 36.0/100
• National rank: #4784
• State rank: #33 of 174 in GA

Livability — Villa Rica

• Score: 65/100
• State rank: #224
• US rank: #13182

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment B 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: 43,013
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 43,013
• Household income: $88,514
• Rent vs Own: 22.4% rent · 77.6% own
• Severe rent burden: 853.0

Population outlook (Paulding County) Hauer SSP2

• Today (2025): 175,714 people
• By 2030: 186,082 · +5.9%
• By 2040: 204,414 · +16.3%
• By 2050: 217,040 · +23.5%
• By 2075: 236,980 · +34.9%
• By 2100: 238,314 · +35.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 57% Black 29% Hispanic / Latino 7% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: German 1% Slovak 1% Italian 1%
• Foreign-born: 8% · Canada
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 2% French/Haitian/Cajun 1%

Political lean MEDSL · Paulding

• 2024 margin: Strong R (+24.1) · D 37.6% · R 61.7%
• 2008→2024 swing: +14.4pp toward D · 2008: -38.5pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+29.1 2016: R+41.2 2012: R+43.6 2008: R+38.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.97%
• Current HPI: 321.1874
• Rent YoY: ▲ 2.42%
• 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

+179.1% since first listed

13 events — show timeline

• 2026-05-06 Relisted — GAMLS
• 2026-05-06 Relisted — FMLS
• 2026-05-06 Price Changed $214,900 GAMLS
• 2026-05-06 Price Changed $214,900 FMLS
• 2026-05-05 Listing Removed — GAMLS
• 2026-05-04 Listing Removed — FMLS
• 2026-04-25 Relisted — GAMLS
• 2026-04-24 Listing Removed — GAMLS
• 2026-04-20 Relisted — FMLS
• 2026-04-10 Listing Removed — FMLS
• 2026-02-13 Listed $225,000 FMLS
• 2026-02-13 Listed $225,000 GAMLS
• 2016-08-10 Sold (Public Records) $77,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $1,685 · -7.4% YoY. Source: county tax records.