926 Bell Rd SE · Conyers, GA 30094

$187,000

3 bd · 2.0 ba · 2,036 sqft · SingleFamily public records · 279 Days on market

Built 1981 0.50 ac lot $92/sqft · 31% below area Est $270k · 31% under

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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 +22.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• 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

Opportunity knocks in Conyers! This 3-bedroom, 2-bath ranch offers 2,000+ square feet of living space and sits on a half-acre lot in a quiet, established neighborhood with no HOA. The home is in need of significant renovations and is priced accordingly - ideal for investors or experienced buyers looking to transform a home with strong bones. Features include a spacious layout, an eat-in kitchen with white cabinetry, and a separate laundry room. The large backyard offers room to reimagine outdoor living. With easy access to I-20, nearby schools, shopping, and parks, this is a prime value-add opportunity in Rockdale County.

Key facts

• Half-acre lot
• Eat-in kitchen
• No hoa

Tags

• HALF-ACRE LOT
• NO HOA
• SIGNIFICANT RENOVATIONS
• SPACIOUS LAYOUT
• EAT-IN KITCHEN
• SEPARATE LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $187k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $187k).
• Recommended offer: $165k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: schools D+, crime D, amenities D.
• 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.
• Market conditions: Rents rising fast (+4.2%/yr); 390 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $6k 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 279 days — a 12% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $49k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $164,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 279 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. 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: 1.08% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.96%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (median comp): $270,152
• List price: $187,000
• Delta: -30.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4651 Cedar Brook Dr SE	0.33mi	3/2.5	2,021 (-1%)	4mo	$279,000	$138	78
801 Greenwood Trl SE	0.53mi	3/2.0	2,047 (+0%)	5mo	$205,000	$100	70
4733 Bell Cir SE	0.22mi	3/2.5	1,811 (-11%)	4mo	$234,900	$130	66
4561 N Woodlake Ln SE	0.38mi	4/3.0 (+1)	1,956 (-4%)	10mo	$210,000	$107	58
730 Bell Rd SE	0.36mi	3/2.0	1,750 (-14%)	3mo	$270,000	$154	58
930 Thornwood Cir	0.55mi	3/2.0	1,848 (-9%)	8mo	$220,000	$119	52
4633 S Woodlake Ln SE	0.21mi	4/2.0 (+1)	1,753 (-14%)	14mo	$300,000	$171	50
4859 Lake Forest Dr	0.65mi	3/3.0	1,942 (-5%)	17mo	$324,900	$167	44
4788 Highway 20 SE	0.17mi	4/2.5 (+1)	1,736 (-15%)	24mo	$300,000	$173	40
1959 Christian Cir	0.74mi	3/2.0	1,796 (-12%)	11mo	$300,000	$167	37

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: -4.3%
• Equity multiple: 0.84×
• Total profit: $-8,533
• Equity at exit: $27,882

10-year hold

• IRR: 6.7%
• Equity multiple: 1.53×
• Total profit: $27,643
• Equity at exit: $16,168

Cash invested: $52,360 (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: 390
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,022 high
• Mortgage (P&I): −$981
• Tax from tax record: −$235 /mo · $2,819/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $304

Break-even live

Break-even rent $1,637

Max offer price $187,000

Occupancy floor 80%

Sensitivity live

Price	-10% $410	-5% $357	+0% $304	+5% $251	+10% $198
Rent	-10% $144	-5% $224	+0% $304	+5% $384	+10% $464
Rate	-1.0pp $398	-0.5pp $351	base $304	+0.5pp $255	+1.0pp $206

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: $46,750
• Closing costs: $5,610
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4737 Cedar Lake Dr SE Conyers, GA	3.0	3.0	1754	$1,799	$1.03	25d	1	0.68mi
4830 Thornwood Dr Covington, GA	4.0	2.0	2158	$2,210	$1.02	6d	1	0.69mi
4790 Northbrook Ct Conyers, GA	3.0	2.0	2039	$1,550	$0.76	14d	1	0.72mi
340 Christian Woods Dr Conyers, GA	3.0	2.0	1419	$1,900	$1.34	3d	1	0.78mi
427 Birch Ln SE Conyers, GA	3.0	2.0	1476	$1,499	$1.02	3d	1	1.00mi
201 Oglesby Bridge Rd SE Conyers, GA	4.0	2.0	1922	$1,700	$0.88	45d	1	1.28mi
3811 Eden Glen Dr SE Conyers, GA	3.0	2.5	1706	$2,060	$1.21	23d	1	1.28mi
309 Cowan Rd SE Conyers, GA	4.0	2.0	1424	$1,700	$1.19	45d	1	1.37mi
125 Lanella Pkwy Conyers, GA	4.0	2.5	2307	$2,080	$0.90	16d	1	1.45mi

Listing history 33 events

1. 2026-05-06
   status Under Contract 629-char remark

   Show marketing remark (635 chars)

   Opportunity knocks in Conyers! This 3-bedroom, 2-bath ranch offers 2,000+ square feet of living space and sits on a half-acre lot in a quiet, established neighborhood with no HOA. The home is in need of significant renovations and is priced accordingly — ideal for investors or experienced buyers looking to transform a home with strong bones. Features include a spacious layout, an eat-in kitchen with white cabinetry, and a separate laundry room. The large backyard offers room to reimagine outdoor living. With easy access to I-20, nearby schools, shopping, and parks, this is a prime value-add opportunity in Rockdale County.

2. 2026-05-06
   status Pending 635-char remark

   Show marketing remark (635 chars)

   Opportunity knocks in Conyers! This 3-bedroom, 2-bath ranch offers 2,000+ square feet of living space and sits on a half-acre lot in a quiet, established neighborhood with no HOA. The home is in need of significant renovations and is priced accordingly — ideal for investors or experienced buyers looking to transform a home with strong bones. Features include a spacious layout, an eat-in kitchen with white cabinetry, and a separate laundry room. The large backyard offers room to reimagine outdoor living. With easy access to I-20, nearby schools, shopping, and parks, this is a prime value-add opportunity in Rockdale County.

3. 2026-04-10
   price $187,000 629-char remark

   Show marketing remark (635 chars)

   Opportunity knocks in Conyers! This 3-bedroom, 2-bath ranch offers 2,000+ square feet of living space and sits on a half-acre lot in a quiet, established neighborhood with no HOA. The home is in need of significant renovations and is priced accordingly — ideal for investors or experienced buyers looking to transform a home with strong bones. Features include a spacious layout, an eat-in kitchen with white cabinetry, and a separate laundry room. The large backyard offers room to reimagine outdoor living. With easy access to I-20, nearby schools, shopping, and parks, this is a prime value-add opportunity in Rockdale County.

4. 2026-04-10
   price $187,000 635-char remark

   Show marketing remark (635 chars)

   Opportunity knocks in Conyers! This 3-bedroom, 2-bath ranch offers 2,000+ square feet of living space and sits on a half-acre lot in a quiet, established neighborhood with no HOA. The home is in need of significant renovations and is priced accordingly — ideal for investors or experienced buyers looking to transform a home with strong bones. Features include a spacious layout, an eat-in kitchen with white cabinetry, and a separate laundry room. The large backyard offers room to reimagine outdoor living. With easy access to I-20, nearby schools, shopping, and parks, this is a prime value-add opportunity in Rockdale County.

5. 2026-02-27
   price $189,000 629-char remark

   Show marketing remark (635 chars)

   Opportunity knocks in Conyers! This 3-bedroom, 2-bath ranch offers 2,000+ square feet of living space and sits on a half-acre lot in a quiet, established neighborhood with no HOA. The home is in need of significant renovations and is priced accordingly — ideal for investors or experienced buyers looking to transform a home with strong bones. Features include a spacious layout, an eat-in kitchen with white cabinetry, and a separate laundry room. The large backyard offers room to reimagine outdoor living. With easy access to I-20, nearby schools, shopping, and parks, this is a prime value-add opportunity in Rockdale County.

6. 2026-02-27
   price $189,000 635-char remark

   Show marketing remark (635 chars)

   Opportunity knocks in Conyers! This 3-bedroom, 2-bath ranch offers 2,000+ square feet of living space and sits on a half-acre lot in a quiet, established neighborhood with no HOA. The home is in need of significant renovations and is priced accordingly — ideal for investors or experienced buyers looking to transform a home with strong bones. Features include a spacious layout, an eat-in kitchen with white cabinetry, and a separate laundry room. The large backyard offers room to reimagine outdoor living. With easy access to I-20, nearby schools, shopping, and parks, this is a prime value-add opportunity in Rockdale County.

7. 2026-02-06
   price $193,000 635-char remark

   Show marketing remark (629 chars)

   Opportunity knocks in Conyers! This 3-bedroom, 2-bath ranch offers 2,000+ square feet of living space and sits on a half-acre lot in a quiet, established neighborhood with no HOA. The home is in need of significant renovations and is priced accordingly - ideal for investors or experienced buyers looking to transform a home with strong bones. Features include a spacious layout, an eat-in kitchen with white cabinetry, and a separate laundry room. The large backyard offers room to reimagine outdoor living. With easy access to I-20, nearby schools, shopping, and parks, this is a prime value-add opportunity in Rockdale County.

8. 2026-02-06
   price $193,000 629-char remark

   Show marketing remark (629 chars)

   Opportunity knocks in Conyers! This 3-bedroom, 2-bath ranch offers 2,000+ square feet of living space and sits on a half-acre lot in a quiet, established neighborhood with no HOA. The home is in need of significant renovations and is priced accordingly - ideal for investors or experienced buyers looking to transform a home with strong bones. Features include a spacious layout, an eat-in kitchen with white cabinetry, and a separate laundry room. The large backyard offers room to reimagine outdoor living. With easy access to I-20, nearby schools, shopping, and parks, this is a prime value-add opportunity in Rockdale County.

9. 2026-01-09
   price $195,000 635-char remark

   Show marketing remark (629 chars)

   Opportunity knocks in Conyers! This 3-bedroom, 2-bath ranch offers 2,000+ square feet of living space and sits on a half-acre lot in a quiet, established neighborhood with no HOA. The home is in need of significant renovations and is priced accordingly - ideal for investors or experienced buyers looking to transform a home with strong bones. Features include a spacious layout, an eat-in kitchen with white cabinetry, and a separate laundry room. The large backyard offers room to reimagine outdoor living. With easy access to I-20, nearby schools, shopping, and parks, this is a prime value-add opportunity in Rockdale County.

10. 2026-01-09
    price $195,000 629-char remark

    Show marketing remark (629 chars)

    Opportunity knocks in Conyers! This 3-bedroom, 2-bath ranch offers 2,000+ square feet of living space and sits on a half-acre lot in a quiet, established neighborhood with no HOA. The home is in need of significant renovations and is priced accordingly - ideal for investors or experienced buyers looking to transform a home with strong bones. Features include a spacious layout, an eat-in kitchen with white cabinetry, and a separate laundry room. The large backyard offers room to reimagine outdoor living. With easy access to I-20, nearby schools, shopping, and parks, this is a prime value-add opportunity in Rockdale County.

11. 2025-12-05
    price $197,000 629-char remark

    Show marketing remark (635 chars)

    Opportunity knocks in Conyers! This 3-bedroom, 2-bath ranch offers 2,000+ square feet of living space and sits on a half-acre lot in a quiet, established neighborhood with no HOA. The home is in need of significant renovations and is priced accordingly — ideal for investors or experienced buyers looking to transform a home with strong bones. Features include a spacious layout, an eat-in kitchen with white cabinetry, and a separate laundry room. The large backyard offers room to reimagine outdoor living. With easy access to I-20, nearby schools, shopping, and parks, this is a prime value-add opportunity in Rockdale County.

12. 2025-12-05
    price $197,000 635-char remark

    Show marketing remark (635 chars)

    Opportunity knocks in Conyers! This 3-bedroom, 2-bath ranch offers 2,000+ square feet of living space and sits on a half-acre lot in a quiet, established neighborhood with no HOA. The home is in need of significant renovations and is priced accordingly — ideal for investors or experienced buyers looking to transform a home with strong bones. Features include a spacious layout, an eat-in kitchen with white cabinetry, and a separate laundry room. The large backyard offers room to reimagine outdoor living. With easy access to I-20, nearby schools, shopping, and parks, this is a prime value-add opportunity in Rockdale County.

13. 2025-11-07
    price $203,000 629-char remark

    Show marketing remark (635 chars)

    Opportunity knocks in Conyers! This 3-bedroom, 2-bath ranch offers 2,000+ square feet of living space and sits on a half-acre lot in a quiet, established neighborhood with no HOA. The home is in need of significant renovations and is priced accordingly — ideal for investors or experienced buyers looking to transform a home with strong bones. Features include a spacious layout, an eat-in kitchen with white cabinetry, and a separate laundry room. The large backyard offers room to reimagine outdoor living. With easy access to I-20, nearby schools, shopping, and parks, this is a prime value-add opportunity in Rockdale County.

14. 2025-11-07
    price $203,000 635-char remark

    Show marketing remark (635 chars)

    Opportunity knocks in Conyers! This 3-bedroom, 2-bath ranch offers 2,000+ square feet of living space and sits on a half-acre lot in a quiet, established neighborhood with no HOA. The home is in need of significant renovations and is priced accordingly — ideal for investors or experienced buyers looking to transform a home with strong bones. Features include a spacious layout, an eat-in kitchen with white cabinetry, and a separate laundry room. The large backyard offers room to reimagine outdoor living. With easy access to I-20, nearby schools, shopping, and parks, this is a prime value-add opportunity in Rockdale County.

15. 2025-10-10
    price $207,000 629-char remark

    Show marketing remark (635 chars)

    Opportunity knocks in Conyers! This 3-bedroom, 2-bath ranch offers 2,000+ square feet of living space and sits on a half-acre lot in a quiet, established neighborhood with no HOA. The home is in need of significant renovations and is priced accordingly — ideal for investors or experienced buyers looking to transform a home with strong bones. Features include a spacious layout, an eat-in kitchen with white cabinetry, and a separate laundry room. The large backyard offers room to reimagine outdoor living. With easy access to I-20, nearby schools, shopping, and parks, this is a prime value-add opportunity in Rockdale County.

16. 2025-10-10
    price $207,000 635-char remark

    Show marketing remark (635 chars)

    Opportunity knocks in Conyers! This 3-bedroom, 2-bath ranch offers 2,000+ square feet of living space and sits on a half-acre lot in a quiet, established neighborhood with no HOA. The home is in need of significant renovations and is priced accordingly — ideal for investors or experienced buyers looking to transform a home with strong bones. Features include a spacious layout, an eat-in kitchen with white cabinetry, and a separate laundry room. The large backyard offers room to reimagine outdoor living. With easy access to I-20, nearby schools, shopping, and parks, this is a prime value-add opportunity in Rockdale County.

17. 2025-09-26
    price $211,000 629-char remark

    Show marketing remark (635 chars)

    Opportunity knocks in Conyers! This 3-bedroom, 2-bath ranch offers 2,000+ square feet of living space and sits on a half-acre lot in a quiet, established neighborhood with no HOA. The home is in need of significant renovations and is priced accordingly — ideal for investors or experienced buyers looking to transform a home with strong bones. Features include a spacious layout, an eat-in kitchen with white cabinetry, and a separate laundry room. The large backyard offers room to reimagine outdoor living. With easy access to I-20, nearby schools, shopping, and parks, this is a prime value-add opportunity in Rockdale County.

18. 2025-09-26
    price $211,000 635-char remark

    Show marketing remark (635 chars)

    Opportunity knocks in Conyers! This 3-bedroom, 2-bath ranch offers 2,000+ square feet of living space and sits on a half-acre lot in a quiet, established neighborhood with no HOA. The home is in need of significant renovations and is priced accordingly — ideal for investors or experienced buyers looking to transform a home with strong bones. Features include a spacious layout, an eat-in kitchen with white cabinetry, and a separate laundry room. The large backyard offers room to reimagine outdoor living. With easy access to I-20, nearby schools, shopping, and parks, this is a prime value-add opportunity in Rockdale County.

19. 2025-09-13
    price $218,000 635-char remark

    Show marketing remark (635 chars)

    Opportunity knocks in Conyers! This 3-bedroom, 2-bath ranch offers 2,000+ square feet of living space and sits on a half-acre lot in a quiet, established neighborhood with no HOA. The home is in need of significant renovations and is priced accordingly — ideal for investors or experienced buyers looking to transform a home with strong bones. Features include a spacious layout, an eat-in kitchen with white cabinetry, and a separate laundry room. The large backyard offers room to reimagine outdoor living. With easy access to I-20, nearby schools, shopping, and parks, this is a prime value-add opportunity in Rockdale County.

20. 2025-09-12
    price $218,000 629-char remark

    Show marketing remark (629 chars)

    Opportunity knocks in Conyers! This 3-bedroom, 2-bath ranch offers 2,000+ square feet of living space and sits on a half-acre lot in a quiet, established neighborhood with no HOA. The home is in need of significant renovations and is priced accordingly - ideal for investors or experienced buyers looking to transform a home with strong bones. Features include a spacious layout, an eat-in kitchen with white cabinetry, and a separate laundry room. The large backyard offers room to reimagine outdoor living. With easy access to I-20, nearby schools, shopping, and parks, this is a prime value-add opportunity in Rockdale County.

21. 2025-08-29
    price $222,000 629-char remark

    Show marketing remark (635 chars)

    Opportunity knocks in Conyers! This 3-bedroom, 2-bath ranch offers 2,000+ square feet of living space and sits on a half-acre lot in a quiet, established neighborhood with no HOA. The home is in need of significant renovations and is priced accordingly — ideal for investors or experienced buyers looking to transform a home with strong bones. Features include a spacious layout, an eat-in kitchen with white cabinetry, and a separate laundry room. The large backyard offers room to reimagine outdoor living. With easy access to I-20, nearby schools, shopping, and parks, this is a prime value-add opportunity in Rockdale County.

22. 2025-08-29
    price $222,000 635-char remark

    Show marketing remark (635 chars)

    Opportunity knocks in Conyers! This 3-bedroom, 2-bath ranch offers 2,000+ square feet of living space and sits on a half-acre lot in a quiet, established neighborhood with no HOA. The home is in need of significant renovations and is priced accordingly — ideal for investors or experienced buyers looking to transform a home with strong bones. Features include a spacious layout, an eat-in kitchen with white cabinetry, and a separate laundry room. The large backyard offers room to reimagine outdoor living. With easy access to I-20, nearby schools, shopping, and parks, this is a prime value-add opportunity in Rockdale County.

23. 2025-08-15
    price $229,000 629-char remark

    Show marketing remark (635 chars)

    Opportunity knocks in Conyers! This 3-bedroom, 2-bath ranch offers 2,000+ square feet of living space and sits on a half-acre lot in a quiet, established neighborhood with no HOA. The home is in need of significant renovations and is priced accordingly — ideal for investors or experienced buyers looking to transform a home with strong bones. Features include a spacious layout, an eat-in kitchen with white cabinetry, and a separate laundry room. The large backyard offers room to reimagine outdoor living. With easy access to I-20, nearby schools, shopping, and parks, this is a prime value-add opportunity in Rockdale County.

24. 2025-08-15
    price $229,000 635-char remark

    Show marketing remark (635 chars)

    Opportunity knocks in Conyers! This 3-bedroom, 2-bath ranch offers 2,000+ square feet of living space and sits on a half-acre lot in a quiet, established neighborhood with no HOA. The home is in need of significant renovations and is priced accordingly — ideal for investors or experienced buyers looking to transform a home with strong bones. Features include a spacious layout, an eat-in kitchen with white cabinetry, and a separate laundry room. The large backyard offers room to reimagine outdoor living. With easy access to I-20, nearby schools, shopping, and parks, this is a prime value-add opportunity in Rockdale County.

25. 2025-07-31
    listed $236,000 New 629-char remark

    Show marketing remark (635 chars)

    Opportunity knocks in Conyers! This 3-bedroom, 2-bath ranch offers 2,000+ square feet of living space and sits on a half-acre lot in a quiet, established neighborhood with no HOA. The home is in need of significant renovations and is priced accordingly — ideal for investors or experienced buyers looking to transform a home with strong bones. Features include a spacious layout, an eat-in kitchen with white cabinetry, and a separate laundry room. The large backyard offers room to reimagine outdoor living. With easy access to I-20, nearby schools, shopping, and parks, this is a prime value-add opportunity in Rockdale County.

26. 2025-07-31
    listed $236,000 Active 635-char remark

    Show marketing remark (635 chars)

    Opportunity knocks in Conyers! This 3-bedroom, 2-bath ranch offers 2,000+ square feet of living space and sits on a half-acre lot in a quiet, established neighborhood with no HOA. The home is in need of significant renovations and is priced accordingly — ideal for investors or experienced buyers looking to transform a home with strong bones. Features include a spacious layout, an eat-in kitchen with white cabinetry, and a separate laundry room. The large backyard offers room to reimagine outdoor living. With easy access to I-20, nearby schools, shopping, and parks, this is a prime value-add opportunity in Rockdale County.

27. 2021-06-22
    soldstatus $1,732,000
28. 2014-04-24
    price $53,500
29. 2014-04-15
    soldstatus $53,500
30. 2014-04-04
    soldstatus $53,500 Sold
31. 2014-02-14
    status Under Contract
32. 2014-02-14
    price $60,000
33. 2014-01-17
    listed $60,000 New

ⓘ 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: $2,819 · $235/mo
• Projected year-2 tax: $2,819 · $235/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 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,263
• − Mortgage interest: −$10,475
• − Property taxes: −$2,819
• − Insurance: −$935
• − Repairs & maintenance: −$1,941
• − Management: −$1,941
• − Depreciation: −$5,440
• Taxable income: $712
• Est. tax owed @ 24.0%: −$171
• After-tax cash flow: $3,475/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

+211.7% since first listed

33 events — show timeline

• 2026-05-06 Pending — GAMLS
• 2026-05-06 Pending — FMLS
• 2026-04-10 Price Changed $187,000 GAMLS
• 2026-04-10 Price Changed $187,000 FMLS
• 2026-02-27 Price Changed $189,000 GAMLS
• 2026-02-27 Price Changed $189,000 FMLS
• 2026-02-06 Price Changed $193,000 FMLS
• 2026-02-06 Price Changed $193,000 GAMLS
• 2026-01-09 Price Changed $195,000 FMLS
• 2026-01-09 Price Changed $195,000 GAMLS
• 2025-12-05 Price Changed $197,000 GAMLS
• 2025-12-05 Price Changed $197,000 FMLS
• 2025-11-07 Price Changed $203,000 GAMLS
• 2025-11-07 Price Changed $203,000 FMLS
• 2025-10-10 Price Changed $207,000 GAMLS
• 2025-10-10 Price Changed $207,000 FMLS
• 2025-09-26 Price Changed $211,000 GAMLS
• 2025-09-26 Price Changed $211,000 FMLS
• 2025-09-13 Price Changed $218,000 FMLS
• 2025-09-12 Price Changed $218,000 GAMLS
• 2025-08-29 Price Changed $222,000 GAMLS
• 2025-08-29 Price Changed $222,000 FMLS
• 2025-08-15 Price Changed $229,000 GAMLS
• 2025-08-15 Price Changed $229,000 FMLS
• 2025-07-31 Listed $236,000 FMLS
• 2025-07-31 Listed $236,000 GAMLS
• 2021-06-22 Sold (Public Records) $1,732,000 Public Records
• 2014-04-24 Price Changed $53,500 GAMLS
• 2014-04-15 Sold (Public Records) $53,500 Public Records
• 2014-04-04 Sold (MLS) $53,500 GAMLS
• 2014-02-14 Pending — GAMLS
• 2014-02-14 Price Changed $60,000 GAMLS
• 2014-01-17 Listed $60,000 GAMLS

Property tax history

+11.2%/yr

Latest (2025): $2,819 · -0.6% YoY. Source: county tax records.