101 Robindale Ln · Villa Rica, GA 30179

$279,500

3 bd · 2.0 ba · 1,264 sqft · SingleFamily public records · 94 Days on market

Built 2001 0.74 ac lot $221/sqft · 45% above area Est $271k · at est.

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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).

• Appreciation +10.0/10.0
• Cash flow +8.1/30.0
• ARV discount +6.1/15.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.8/10.0

Listing remarks MLS

This well-kept 3 bedroom, 2 bath home sits on a spacious .74-acre lot, offering plenty of room to enjoy the outdoors. Inside, you'll find a simple, functional layout that's been well maintained and is move-in ready for its next owners. The finished basement/bonus room provides extra living space perfect for a family room, home office, playroom, or guest area. The home has a comfortable, easy-to-care-for feel, making it a great option for buyers looking for a solid home they can make their own. With a quiet setting, generous yard space, and room to grow, this property is ready for a new family to call it home. Conveniently located near schools, shopping, and local amenities.

Key facts

• Quiet setting
• Spacious lot
• Finished basement

Tags

• SPACIOUS LOT
• FINISHED BASEMENT
• GENEROUS YARD SPACE
• QUIET SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-279 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (17.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (32.0% below list).
• Recommended offer: $190k (32.0% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 4.0% in Villa Rica — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: schools C-, amenities F, 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: 189 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 876 units permitted in Carroll County in 2024 (150 in 5+ unit buildings).

Forward outlook

• In year one you build about $30k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• Carroll County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($254k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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 $150k; list at $280k implies a 86% 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; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,051 (32.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.68% ✗
• Cap rate: 5.10%
• Cash-on-cash: -4.27%
• DSCR: 0.81
• GRM: 12.3

CMA / ARV

• ARV (median comp): $271,081
• List price: $279,500
• Delta: 3.11%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
133 Greentree Trl	0.05mi	3/2.0	1,372 (+8%)	2mo	$255,000	$186	82
154 Pebblebrook Way	0.33mi	3/2.0	1,250 (-1%)	9mo	$255,000	$204	75
147 Camp Godwin Rd	0.33mi	3/2.0	1,352 (+7%)	3mo	$80,000	$59	71
180 Pebblebrook Way	0.41mi	4/3.0 (+1)	1,249 (-1%)	0mo	$250,000	$200	69
298 Greentree Trl	0.44mi	3/2.0	1,317 (+4%)	8mo	$224,000	$170	66
202 Greentree Trl	0.16mi	3/2.0	1,429 (+13%)	16mo	$280,000	$196	58
110 E Ranchette Rd	0.44mi	3/2.0	1,416 (+12%)	12mo	$327,000	$231	50
76 E Ranchette Rd	0.48mi	3/2.0	1,400 (+11%)	16mo	$277,977	$199	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.2%
• Equity multiple: 2.72×
• Total profit: $134,421
• Equity at exit: $251,796

10-year hold

• IRR: 19.2%
• Equity multiple: 6.23×
• Total profit: $409,667
• Equity at exit: $543,007

Cash invested: $78,260 (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 30179

• Home prices YoY: 6.7%
• Active inventory: 189
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,901 medium
• Mortgage (P&I): −$1,466
• Tax from tax record: −$198 /mo · $2,373/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $-279

Break-even live

Break-even rent $2,253

Max offer price $230,302

Occupancy floor —

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: $69,875
• Closing costs: $8,385
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
76 E Ranchette Rd Temple, GA	3.0	2.0	1400	$2,000	$1.43	43d	1	0.51mi

Listing history 29 events

1. 2026-06-18
   days on market $279,500 Active 94 DOM
2. 2026-06-17
   days on market $279,500 Active 93 DOM
3. 2026-06-16
   days on market $279,500 Active 92 DOM
4. 2026-06-15
   days on market $279,500 Active 91 DOM
5. 2026-06-13
   days on market $279,500 Active 89 DOM
6. 2026-06-09
   days on market $279,500 Active 85 DOM
7. 2026-06-08
   days on market $279,500 Active 84 DOM
8. 2026-06-07
   pricedays on market $279,500 Active 83 DOM
9. 2026-06-04
   days on market $285,000 Active 80 DOM
10. 2026-06-03
    days on market $285,000 Active 79 DOM
11. 2026-06-02
    days on market $285,000 Active 78 DOM
12. 2026-06-01
    days on market $285,000 Active 77 DOM
13. 2026-05-31
    days on market $285,000 Active 76 DOM
14. 2026-05-16
    price $284,500 688-char remark

    Show marketing remark (688 chars)

    This well-kept 3 bedroom, 2 bath home sits on a spacious .74-acre lot, offering plenty of room to enjoy the outdoors. Inside, you'll find a simple, functional layout that's been well maintained and is move-in ready for its next owners. The finished basement/bonus room provides extra living space perfect for a family room, home office, playroom, or guest area. The home has a comfortable, easy-to-care-for feel, making it a great option for buyers looking for a solid home they can make their own. With a quiet setting, generous yard space, and room to grow, this property is ready for a new family to call it home. Conveniently located near schools, shopping, and local amenities.

15. 2026-04-16
    price $285,000 688-char remark

    Show marketing remark (688 chars)

    This well-kept 3 bedroom, 2 bath home sits on a spacious .74-acre lot, offering plenty of room to enjoy the outdoors. Inside, you'll find a simple, functional layout that's been well maintained and is move-in ready for its next owners. The finished basement/bonus room provides extra living space perfect for a family room, home office, playroom, or guest area. The home has a comfortable, easy-to-care-for feel, making it a great option for buyers looking for a solid home they can make their own. With a quiet setting, generous yard space, and room to grow, this property is ready for a new family to call it home. Conveniently located near schools, shopping, and local amenities.

16. 2026-04-15
    price $285,000 688-char remark

    Show marketing remark (688 chars)

    This well-kept 3 bedroom, 2 bath home sits on a spacious .74-acre lot, offering plenty of room to enjoy the outdoors. Inside, you'll find a simple, functional layout that's been well maintained and is move-in ready for its next owners. The finished basement/bonus room provides extra living space perfect for a family room, home office, playroom, or guest area. The home has a comfortable, easy-to-care-for feel, making it a great option for buyers looking for a solid home they can make their own. With a quiet setting, generous yard space, and room to grow, this property is ready for a new family to call it home. Conveniently located near schools, shopping, and local amenities.

17. 2026-03-31
    price $295,000 688-char remark

    Show marketing remark (688 chars)

    This well-kept 3 bedroom, 2 bath home sits on a spacious .74-acre lot, offering plenty of room to enjoy the outdoors. Inside, you'll find a simple, functional layout that's been well maintained and is move-in ready for its next owners. The finished basement/bonus room provides extra living space perfect for a family room, home office, playroom, or guest area. The home has a comfortable, easy-to-care-for feel, making it a great option for buyers looking for a solid home they can make their own. With a quiet setting, generous yard space, and room to grow, this property is ready for a new family to call it home. Conveniently located near schools, shopping, and local amenities.

18. 2026-03-31
    price $295,000 688-char remark

    Show marketing remark (688 chars)

    This well-kept 3 bedroom, 2 bath home sits on a spacious .74-acre lot, offering plenty of room to enjoy the outdoors. Inside, you'll find a simple, functional layout that's been well maintained and is move-in ready for its next owners. The finished basement/bonus room provides extra living space perfect for a family room, home office, playroom, or guest area. The home has a comfortable, easy-to-care-for feel, making it a great option for buyers looking for a solid home they can make their own. With a quiet setting, generous yard space, and room to grow, this property is ready for a new family to call it home. Conveniently located near schools, shopping, and local amenities.

19. 2026-03-23
    price $289,000 688-char remark

    Show marketing remark (688 chars)

    This well-kept 3 bedroom, 2 bath home sits on a spacious .74-acre lot, offering plenty of room to enjoy the outdoors. Inside, you'll find a simple, functional layout that's been well maintained and is move-in ready for its next owners. The finished basement/bonus room provides extra living space perfect for a family room, home office, playroom, or guest area. The home has a comfortable, easy-to-care-for feel, making it a great option for buyers looking for a solid home they can make their own. With a quiet setting, generous yard space, and room to grow, this property is ready for a new family to call it home. Conveniently located near schools, shopping, and local amenities.

20. 2026-03-16
    listed $290,000 Active 688-char remark

    Show marketing remark (688 chars)

    This well-kept 3 bedroom, 2 bath home sits on a spacious .74-acre lot, offering plenty of room to enjoy the outdoors. Inside, you'll find a simple, functional layout that's been well maintained and is move-in ready for its next owners. The finished basement/bonus room provides extra living space perfect for a family room, home office, playroom, or guest area. The home has a comfortable, easy-to-care-for feel, making it a great option for buyers looking for a solid home they can make their own. With a quiet setting, generous yard space, and room to grow, this property is ready for a new family to call it home. Conveniently located near schools, shopping, and local amenities.

21. 2026-02-09
    listed $290,000 New 688-char remark

    Show marketing remark (688 chars)

    This well-kept 3 bedroom, 2 bath home sits on a spacious .74-acre lot, offering plenty of room to enjoy the outdoors. Inside, you'll find a simple, functional layout that's been well maintained and is move-in ready for its next owners. The finished basement/bonus room provides extra living space perfect for a family room, home office, playroom, or guest area. The home has a comfortable, easy-to-care-for feel, making it a great option for buyers looking for a solid home they can make their own. With a quiet setting, generous yard space, and room to grow, this property is ready for a new family to call it home. Conveniently located near schools, shopping, and local amenities.

22. 2020-08-19
    soldstatus $150,000
23. 2019-09-30
    soldstatus $150,000 Sold
24. 2019-08-18
    status Under Contract
25. 2019-08-13
    price $154,900
26. 2019-07-26
    status Back on Market
27. 2019-07-20
    status Under Contract
28. 2019-07-11
    listed $158,000 New
29. 2007-03-19
    soldstatus $126,500

ⓘ 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: $2,373 · $198/mo
• Projected year-2 tax: $2,571 · $214/mo
• Expected delta: +$199/yr (+$17/mo · 8.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $22,806
• − Mortgage interest: −$15,656
• − Property taxes: −$2,373
• − Insurance: −$1,398
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$8,131
• Taxable loss: −$8,400
• Est. tax savings @ 24.0%: +$2,016
• After-tax cash flow: $-1,326/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 — 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): 19,882
• Household income: $76,571
• Rent vs Own: 15.1% rent · 84.9% own
• Severe rent burden: 396.0

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 (77%)
• Race & ethnicity: White 77% Black 15% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Italian 1% Lithuanian 1% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▲ 27.16%
• Current HPI: 435.3863
• 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

+124.9% since first listed

16 events — show timeline

• 2026-05-16 Price Changed $284,500 GAMLS
• 2026-04-16 Price Changed $285,000 FMLS
• 2026-04-15 Price Changed $285,000 GAMLS
• 2026-03-31 Price Changed $295,000 FMLS
• 2026-03-31 Price Changed $295,000 GAMLS
• 2026-03-23 Price Changed $289,000 GAMLS
• 2026-03-16 Listed $290,000 FMLS
• 2026-02-09 Listed $290,000 GAMLS
• 2020-08-19 Sold (Public Records) $150,000 Public Records
• 2019-09-30 Sold (MLS) $150,000 GAMLS
• 2019-08-18 Pending — GAMLS
• 2019-08-13 Price Changed $154,900 GAMLS
• 2019-07-26 Relisted — GAMLS
• 2019-07-20 Pending — GAMLS
• 2019-07-11 Listed $158,000 GAMLS
• 2007-03-19 Sold (Public Records) $126,500 Public Records

Property tax history

+3.8%/yr

Latest (2025): $2,373 · -1.1% YoY. Source: county tax records.