1015 Magnolia Gardens Walk · McDonough, GA 30253

$219,000

3 bd · 3.5 ba · 1,762 sqft · SingleFamily public records · 136 Days on market

Built 2007 $124/sqft · at area comps Est $215k · 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).

• Cash flow +15.9/30.0
• ARV discount +6.6/15.0
• DSCR +4.9/10.0
• 1% rule +4.3/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready and beautifully updated, this 3-bedroom, 2.5-bath townhome offers style, comfort, and convenience with no HOA. The open-concept main level features hardwood floors, a cozy fireplace, and abundant natural light. The modern kitchen boasts new cabinetry, tile backsplash, stainless steel appliances, and a spacious island. Upstairs, the owner's suite includes a soaking tub, walk-in closet, and ensuite bath, along with two additional bedrooms and an upstairs laundry. Enjoy a private patio and a one-car garage for added storage and privacy. Ideally located in the heart of McDonough near schools, shopping, dining, and parks-schedule your private tour today.

Key facts

• Updated
• Open concept
• Natural light

Tags

• MOVE IN READY
• UPDATED
• OPEN CONCEPT
• HARDWOOD FLOORS
• COZY FIREPLACE
• NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $105 ($1k/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 $203k (7.1% below list).
• Recommended offer: $193k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 3.9% in McDonough — 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 63/100 on livability (#279 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: crime D, amenities F, commute F.
• Henry County (rural): math 24% / reading 33% proficiency, ranked #89 of 174 in GA (top 51%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Wesley Lakes Elementary School (math 12% / reading 22%, grade F, #936 of 1,228 statewide, top 79%, 843 students, 73% FRL); Eagle'S Landing Middle School (math 16% / reading 33%, grade F, #301 of 470 statewide, top 66%, 1,092 students, 59% FRL); Eagle'S Landing High School (math 18% / reading 22%, grade F, #232 of 424 statewide, top 56%, 1,642 students, 48% FRL) — zoned schools average 60% FRL vs 43% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.3%/yr); 682 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,989 units permitted in Henry County in 2024 (92 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Henry 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 136 days — a 12% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

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 $192,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
7. 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.
8. 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.
9. 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: 0.93% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.05%
• DSCR: 1.09
• GRM: 9.0

CMA / ARV

• ARV (median comp): $214,692
• List price: $219,000
• Delta: 2.01%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 Burleyson Dr	0.42mi	3/2.5	1,714 (-3%)	7mo	$275,000	$160	66
605 Keaton Ct	0.51mi	3/2.5	1,719 (-2%)	6mo	$267,000	$155	63
275 Abbotts Crossing Cir	0.64mi	3/2.5	1,875 (+6%)	3mo	$344,993	$184	53
1023 Amber Gate Dr	0.27mi	3/2.0	2,022 (+15%)	5mo	$300,000	$148	53
110 Trailwood Ln	0.54mi	3/2.0	1,631 (-7%)	8mo	$284,000	$174	50
217 Yardsley Dr	0.33mi	4/2.0 (+1)	1,971 (+12%)	5mo	$340,000	$173	49
1597 Culpepper Ln	0.68mi	4/2.5 (+1)	1,858 (+5%)	2mo	$296,000	$159	48
192 Weldon Rd #24	0.75mi	3/2.5	1,690 (-4%)	9mo	$346,490	$205	47
2123 Kellington Dr	0.49mi	4/2.5 (+1)	2,018 (+14%)	1mo	$305,000	$151	43
659 Monticello Ln	0.53mi	3/2.5	2,018 (+14%)	7mo	$285,000	$141	41
160 Crown Dr	0.69mi	4/2.0 (+1)	1,882 (+7%)	9mo	$240,000	$128	38
2577 Shropshire Pl	0.65mi	4/2.5 (+1)	2,011 (+14%)	10mo	$290,000	$144	28

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -16.4%
• Equity multiple: 0.43×
• Total profit: $-34,766
• Equity at exit: $32,654

10-year hold

• IRR: -14.7%
• Equity multiple: 0.27×
• Total profit: $-44,639
• Equity at exit: $18,935

Cash invested: $61,320 (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 30253

• Home prices YoY: -29.4%
• Rents YoY: -0.3%
• Active inventory: 682
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,034 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$263 /mo · $3,151/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $105

Break-even live

Break-even rent $1,902

Max offer price $219,000

Occupancy floor 90%

Sensitivity live

Price	-10% $229	-5% $167	+0% $105	+5% $43	+10% $-19
Rent	-10% $-56	-5% $24	+0% $105	+5% $185	+10% $265
Rate	-1.0pp $215	-0.5pp $160	base $105	+0.5pp $48	+1.0pp $-10

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1740 Formosa Ln Unit MC McDonough, GA	3.0	2.0	1606	$1,669	$1.04	26d	1	0.03mi
1535 Hydrangea Ln McDonough, GA	3.0	2.5	1446	$1,761	$1.22	26d	1	0.09mi
105 Dailey Mill Rd McDonough, GA	3.0	1.5	1278	$1,795	$1.40	7d	1	0.34mi
1116 E Shoreview Rd McDonough, GA	4.0	2.0	1960	$2,495	$1.27	7d	1	0.41mi
333 Emporia Loop Unit MC McDonough, GA	4.0	2.5	2360	$2,400	$1.02	5d	1	0.45mi
740 McDonough Pkwy McDonough, GA	1.0–3.0	1.0–2.0	1128	$1,971	$1.75	1d	22	0.69mi
2435 Cornell Cir McDonough, GA	3.0	3.0	1752	$1,919	$1.10	5d	1	0.70mi
305 Cerulean Gull Bnd McDonough, GA	3.0	2.5	1849	$2,495	$1.35	6d	1	0.71mi
235 Jonesboro Rd McDonough, GA	1.0–3.0	1.0–2.0	996	$1,999	$2.01	1d	2	0.71mi
650 Compton Ln McDonough, GA	4.0	2.5	2269	$2,085	$0.92	19d	1	0.74mi
424 Concord Ter McDonough, GA	4.0	3.0	1887	$2,181	$1.16	4d	1	0.77mi
428 Concord Ter McDonough, GA	4.0	3.0	1887	$2,151	$1.14	45d	1	0.78mi
700 Cannoli Ct McDonough, GA	4.0	2.5	2080	$2,400	$1.15	24d	1	0.84mi
321 Concord Ter McDonough, GA	4.0	3.0	1887	$2,231	$1.18	7d	1	0.85mi
340 Concord Ter McDonough, GA	4.0	2.5	1887	$2,060	$1.09	4d	1	0.85mi
635 Beaver Run Trce McDonough, GA	3.0	2.0	1246	$1,850	$1.48	45d	1	0.86mi
1322 Sweetwater Ct McDonough, GA	3.0	2.0	1385	$1,900	$1.37	7d	1	0.87mi
642 Beaver Run Trce McDonough, GA	3.0	2.0	1316	$1,975	$1.50	1d	1	0.89mi
685 Chaseridge Dr McDonough, GA	3.0	2.0	2155	$2,155	$1.00	13d	1	0.90mi
451 Clear Blue Way McDonough, GA	4.0	3.0	1768	$1,995	$1.13	14d	1	0.91mi
151 Hamilton Pointe Dr McDonough, GA	4.0	2.5	2097	$2,470	$1.18	7d	1	0.91mi
209 Swindon Dr McDonough, GA	3.0	2.5	1476	$1,795	$1.22	26d	1	0.93mi
210 Coldsprings Ct McDonough, GA	3.0	2.0	1232	$1,990	$1.62	0d	1	0.95mi
512 Edgewater Way McDonough, GA	3.0	2.0	1656	$1,981	$1.20	26d	1	0.95mi
851 Sweetwater Way McDonough, GA	3.0	2.0	1293	$1,820	$1.41	14d	1	0.95mi
177 Swindon Dr McDonough, GA	3.0	2.5	1488	$1,825	$1.23	17d	1	0.96mi
177 Swindon Dr McDonough, GA	3.0	2.5	1488	$1,825	$1.23	1d	1	0.96mi
173 Swindon Dr McDonough, GA	3.0	2.5	1488	$1,900	$1.28	7d	1	0.96mi
173 Swindon Dr McDonough, GA	3.0	2.5	1476	$1,925	$1.30	26d	1	0.96mi
270 Rosewood Dr McDonough, GA	3.0	2.0	1750	$1,849	$1.06	7d	1	0.96mi
205 Coldsprings Ct McDonough, GA	3.0	3.0	1666	$2,000	$1.20	45d	1	0.98mi
270 Wynbrook Dr McDonough, GA	4.0	2.5	1896	$2,211	$1.17	45d	1	0.99mi
101 Hamilton Pointe Dr McDonough, GA	4.0	2.5	2097	$2,320	$1.11	46d	1	1.01mi
156 Madeline Ct McDonough, GA	3.0	2.5	1552	$1,695	$1.09	45d	1	1.01mi
408 Kendall Ln McDonough, GA	3.0	2.5	1395	$1,695	$1.22	14d	1	1.02mi
3440 Baylor Cir McDonough, GA	3.0	2.5	1983	$2,269	$1.14	4d	1	1.04mi
449 Culloden Moor Dr McDonough, GA	4.0	3.0	2410	$2,600	$1.08	0d	1	1.05mi
380 Hamilton Pointe Dr McDonough, GA	4.0	3.0	2570	$2,535	$0.99	4d	1	1.05mi
570 McDonough Pkwy McDonough, GA	1.0–3.0	1.0–2.0	1066	$1,955	$1.83	1d	28	1.08mi
324 Hamilton Pointe Dr McDonough, GA	4.0	3.0	2410	$2,430	$1.01	45d	1	1.11mi

Listing history 22 events

1. 2026-06-21
   days on market $219,000 Active 136 DOM
2. 2026-06-18
   days on market $219,000 Active 133 DOM
3. 2026-06-17
   days on market $219,000 Active 132 DOM
4. 2026-06-16
   days on market $219,000 Active 131 DOM
5. 2026-06-15
   days on market $219,000 Active 130 DOM
6. 2026-06-13
   days on market $219,000 Active 128 DOM
7. 2026-06-09
   days on market $219,000 Active 124 DOM
8. 2026-06-08
   statusdays on market $219,000 Active 123 DOM
9. 2026-06-07
   pricestatusdays on market $219,000 Price Change 122 DOM
10. 2026-06-04
    days on market $225,500 Active 119 DOM
11. 2026-06-03
    days on market $225,500 Active 118 DOM
12. 2026-06-02
    days on market $225,500 Active 117 DOM
13. 2026-06-01
    days on market $225,500 Active 116 DOM
14. 2026-05-31
    days on market $225,500 Active 115 DOM
15. 2025-11-03
    historical
16. 2025-07-11
    listed $225,500 New 671-char remark

    Show marketing remark (671 chars)

    Move-in ready and beautifully updated, this 3-bedroom, 2.5-bath townhome offers style, comfort, and convenience with no HOA. The open-concept main level features hardwood floors, a cozy fireplace, and abundant natural light. The modern kitchen boasts new cabinetry, tile backsplash, stainless steel appliances, and a spacious island. Upstairs, the owner's suite includes a soaking tub, walk-in closet, and ensuite bath, along with two additional bedrooms and an upstairs laundry. Enjoy a private patio and a one-car garage for added storage and privacy. Ideally located in the heart of McDonough near schools, shopping, dining, and parks-schedule your private tour today.

17. 2025-07-11
    listed $219,900 New

    Show marketing remark (671 chars)

    Move-in ready and beautifully updated, this 3-bedroom, 2.5-bath townhome offers style, comfort, and convenience with no HOA. The open-concept main level features hardwood floors, a cozy fireplace, and abundant natural light. The modern kitchen boasts new cabinetry, tile backsplash, stainless steel appliances, and a spacious island. Upstairs, the owner's suite includes a soaking tub, walk-in closet, and ensuite bath, along with two additional bedrooms and an upstairs laundry. Enjoy a private patio and a one-car garage for added storage and privacy. Ideally located in the heart of McDonough near schools, shopping, dining, and parks-schedule your private tour today.

18. 2024-11-29
    historical
19. 2024-07-15
    price $285,700
20. 2024-07-14
    listed $287,750 Price Change
21. 2021-11-07
    soldstatus $200,000
22. 2018-06-05
    soldstatus $124,900

ⓘ 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: $3,151 · $263/mo
• Projected year-2 tax: $3,151 · $263/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°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: $24,407
• − Mortgage interest: −$12,267
• − Property taxes: −$3,151
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,953
• − Management: −$1,953
• − Depreciation: −$6,371
• Taxable loss: −$2,382
• Est. tax savings @ 24.0%: +$572
• After-tax cash flow: $1,826/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: Henry County
• NCES district ID: 1302820
• Math proficiency: 24% ▼ -9.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $62,594
• Composite: 26.13/100
• National rank: #7279
• State rank: #89 of 174 in GA

Livability — McDonough

• Score: 63/100
• State rank: #279
• US rank: #14962

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment B Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McDonough, GA
• County: Henry County · 316,359 people
• City population: 114,333
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 64,779
• Household income: $81,892
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 2591.0

Population outlook (Henry County) Hauer SSP2

• Today (2025): 249,041 people
• By 2030: 264,369 · +6.2%
• By 2040: 294,459 · +18.2%
• By 2050: 322,249 · +29.4%
• By 2075: 392,310 · +57.5%
• By 2100: 437,836 · +75.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 61% White 22% Two or more races 7% Hispanic / Latino 7% Asian 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Hispanic 1% Lithuanian 1% Slovak 1%
• Foreign-born: 10% · Canada, China, Vietnam
• Languages at home: 89% English-only · Spanish 5% French/Haitian/Cajun 1% Vietnamese 1%

Political lean MEDSL · Henry

• 2024 margin: Strong D (+29.7) · D 64.5% · R 34.9%
• 2008→2024 swing: +37.1pp toward D · 2008: -7.5pp · 2024: 29.7pp
• All cycles: 2024: D+29.7 2020: D+20.5 2016: D+4.3 2012: R+3.2 2008: R+7.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.51%
• Current HPI: 210.679
• Rent YoY: ▼ -0.35%
• 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

+76.1% since first listed

8 events — show timeline

• 2025-11-03 Listing Removed — GAMLS
• 2025-07-11 Listed $219,900 GAMLS
• 2025-07-11 Listed $225,500 GAMLS
• 2024-11-29 Listing Removed — GAMLS
• 2024-07-15 Price Changed $285,700 GAMLS
• 2024-07-14 Listed $287,750 GAMLS
• 2021-11-07 Sold (Public Records) $200,000 Public Records
• 2018-06-05 Sold (Public Records) $124,900 Public Records

Property tax history

+2.8%/yr

Latest (2025): $3,151 · -4.3% YoY. Source: county tax records.