185 Brighton Dr · Porterdale, GA 30016

$255,000

3 bd · 2.0 ba · 1,572 sqft · SingleFamily public records · 46 Days on market

Built 2002 0.70 ac lot $162/sqft · 12% below area Est $288k · 12% under

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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).

• ARV discount +12.7/15.0
• Cash flow +10.3/30.0
• DSCR +3.0/10.0
• Rent growth +3.0/5.0
• Livability +2.9/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully remodeled ranch in the Cypress Pointe neighborhood. Inside, this 3 bedroom 2 bathroom home has fresh interior paint and brand new flooring throughout. The spacious living room features vaulted ceilings and a cozy fireplace, making it the ideal space to relax or entertain. A separate dining room sits between the kitchen and living room, providing a defined and functional layout for entertaining or formal dining. The updated kitchen features new quartz countertops and brand new appliances. The bedrooms are generously sized and both bathrooms have been refreshed and feature new fixtures. Major upgrades provide peace of mind, including a brand-new roof and HVAC system. Outside, enjoy a large and fully fenced backyard perfect for gatherings, pets, or simply unwinding in your own private outdoor space. This home is move in ready, make it your new home!

Key facts

• Remodeled ranch
• New flooring
• Fresh interior paint

Tags

• REMODELED RANCH
• CYPRESS POINTE NEIGHBORHOOD
• FRESH INTERIOR PAINT
• NEW FLOORING
• SPACIOUS LIVING ROOM
• VAULTED CEILINGS

Property features AI

Exterior

• Parking: Two-car garage
• Utilities: Public water; Public sewer; Electricity available; Cable available; Phone available; Sewer available
• Home design: One-level home; Resale property
• Construction: Vinyl siding; Composition roof; Slab foundation
• Exterior features: Fenced yard; Other exterior features

Interior

• Kitchen: White cabinets with stone counters; Dishwasher; Electric range; Microwave
• Bedrooms: Three main-level bedrooms; Bedroom features: Other
• Flooring: Luxury vinyl flooring
• Bathrooms: Two full bathrooms; Master bathroom with separate tub and shower
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Vaulted ceilings; One fireplace located in the family room; No shared/common walls
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-140 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (9.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (23.0% below list).
• Recommended offer: $196k (23.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#447 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B+, housing B; Watch: amenities F, commute F, employment F.
• Newton County (suburban): math 17% / reading 26% proficiency, ranked #137 of 174 in GA (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Rocky Plains Elementary School (math 12% / reading 17%, grade F, #996 of 1,228 statewide, top 83%, 585 students, 85% FRL); Indian Creek Middle School (math 18% / reading 30%, grade F, #311 of 470 statewide, top 68%, 814 students, 85% FRL); Alcovy High School (math 3% / reading 12%, grade F, #378 of 424 statewide, top 91%, 1,991 students, 55% FRL) — zoned schools average 75% FRL vs 59% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 448 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,480 units permitted in Newton County in 2024 (702 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 $8k of value loss. Plan a longer hold.
• Newton County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($247k) is reasonable based on typical stale-listing flexibility.
• 2 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 $153k; list at $255k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $196,326 (23.0% 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 46 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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. 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: 0.77% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.35%
• DSCR: 0.90
• GRM: 10.8

CMA / ARV

• ARV (median comp): $288,144
• List price: $255,000
• Delta: -11.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
145 Brighton Dr	0.08mi	4/2.0 (+1)	1,651 (+5%)	3mo	$260,000	$157	81
200 Oak Meadows Pl	0.39mi	3/2.0	1,668 (+6%)	9mo	$252,000	$151	64
225 Avery Dr	0.51mi	4/3.0 (+1)	1,660 (+6%)	5mo	$299,900	$181	54
20 Brighton Dr	0.35mi	4/3.0 (+1)	1,608 (+2%)	24mo	$258,796	$161	51
60 Cypress Drive Dr	0.68mi	3/2.0	1,417 (-10%)	3mo	$260,000	$183	49
175 Cypress Dr	0.49mi	4/3.0 (+1)	1,671 (+6%)	13mo	$300,000	$180	46
95 Homeplace Dr	0.67mi	4/2.0 (+1)	1,790 (+14%)	1mo	$258,000	$144	40
140 Homeplace Dr	0.59mi	3/2.0	1,420 (-10%)	21mo	$276,000	$194	39
90 Oak Meadows Pl	0.48mi	4/3.0 (+1)	1,705 (+8%)	22mo	$290,000	$170	36

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 · 1.84% rent growth · sell at horizon

5-year hold

• IRR: -21.5%
• Equity multiple: 0.26×
• Total profit: $-52,515
• Equity at exit: $38,021

10-year hold

• IRR: -17.9%
• Equity multiple: 0.07×
• Total profit: $-66,347
• Equity at exit: $22,048

Cash invested: $71,400 (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 30016

• Home prices YoY: -8.6%
• Rents YoY: 1.8%
• Active inventory: 448
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,963 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$247 /mo · $2,969/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $-140

Break-even live

Break-even rent $2,140

Max offer price $230,274

Occupancy floor —

Sensitivity live

Price	-10% $4	-5% $-68	+0% $-140	+5% $-212	+10% $-284
Rent	-10% $-295	-5% $-218	+0% $-140	+5% $-62	+10% $15
Rate	-1.0pp $-12	-0.5pp $-75	base $-140	+0.5pp $-206	+1.0pp $-273

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
45 Brighton Dr Covington, GA	3.0	2.0	1346	$1,649	$1.23	6d	1	0.30mi
290 Pleasant Hills Dr Covington, GA	3.0	2.5	1982	$1,835	$0.93	13d	1	0.32mi
70 Homeplace Dr Covington, GA	3.0	2.0	1677	$1,789	$1.07	17d	1	0.68mi
85 Cashew Ct Covington, GA	4.0	2.0	1481	$1,695	$1.14	44d	1	1.21mi
110 Sonya Cir Covington, GA	4.0	2.5	1804	$1,961	$1.09	44d	1	1.21mi

Listing history 11 events

1. 2026-06-08
   statusdays on market $255,000 Pending 46 DOM

   Show marketing remark (886 chars)

   Welcome to this beautifully remodeled ranch in the Cypress Pointe neighborhood. Inside, this 3 bedroom 2 bathroom home has fresh interior paint and brand new flooring throughout. The spacious living room features vaulted ceilings and a cozy fireplace, making it the ideal space to relax or entertain. A separate dining room sits between the kitchen and living room, providing a defined and functional layout for entertaining or formal dining. The updated kitchen features new quartz countertops and brand new appliances. The bedrooms are generously sized and both bathrooms have been refreshed and feature new fixtures. Major upgrades provide peace of mind, including a brand-new roof and HVAC system. Outside, enjoy a large and fully fenced backyard perfect for gatherings, pets, or simply unwinding in your own private outdoor space. This home is move in ready, make it your new home!

2. 2026-06-07
   days on market $255,000 Active Under Contract 45 DOM
3. 2026-06-04
   statusdays on market $255,000 Active Under Contract 42 DOM
4. 2026-06-03
   days on market $255,000 Active 41 DOM

   Show marketing remark (886 chars)

   Welcome to this beautifully remodeled ranch in the Cypress Pointe neighborhood. Inside, this 3 bedroom 2 bathroom home has fresh interior paint and brand new flooring throughout. The spacious living room features vaulted ceilings and a cozy fireplace, making it the ideal space to relax or entertain. A separate dining room sits between the kitchen and living room, providing a defined and functional layout for entertaining or formal dining. The updated kitchen features new quartz countertops and brand new appliances. The bedrooms are generously sized and both bathrooms have been refreshed and feature new fixtures. Major upgrades provide peace of mind, including a brand-new roof and HVAC system. Outside, enjoy a large and fully fenced backyard perfect for gatherings, pets, or simply unwinding in your own private outdoor space. This home is move in ready, make it your new home!

5. 2026-06-02
   days on market $255,000 Active 40 DOM
6. 2026-06-01
   days on market $255,000 Active 39 DOM
7. 2026-05-31
   days on market $255,000 Active 38 DOM
8. 2026-04-23
   listed $265,000 New 886-char remark

   Show marketing remark (886 chars)

   Welcome to this beautifully remodeled ranch in the Cypress Pointe neighborhood. Inside, this 3 bedroom 2 bathroom home has fresh interior paint and brand new flooring throughout. The spacious living room features vaulted ceilings and a cozy fireplace, making it the ideal space to relax or entertain. A separate dining room sits between the kitchen and living room, providing a defined and functional layout for entertaining or formal dining. The updated kitchen features new quartz countertops and brand new appliances. The bedrooms are generously sized and both bathrooms have been refreshed and feature new fixtures. Major upgrades provide peace of mind, including a brand-new roof and HVAC system. Outside, enjoy a large and fully fenced backyard perfect for gatherings, pets, or simply unwinding in your own private outdoor space. This home is move in ready, make it your new home!

9. 2026-04-23
   listed $265,000 Active 886-char remark

   Show marketing remark (886 chars)

   Welcome to this beautifully remodeled ranch in the Cypress Pointe neighborhood. Inside, this 3 bedroom 2 bathroom home has fresh interior paint and brand new flooring throughout. The spacious living room features vaulted ceilings and a cozy fireplace, making it the ideal space to relax or entertain. A separate dining room sits between the kitchen and living room, providing a defined and functional layout for entertaining or formal dining. The updated kitchen features new quartz countertops and brand new appliances. The bedrooms are generously sized and both bathrooms have been refreshed and feature new fixtures. Major upgrades provide peace of mind, including a brand-new roof and HVAC system. Outside, enjoy a large and fully fenced backyard perfect for gatherings, pets, or simply unwinding in your own private outdoor space. This home is move in ready, make it your new home!

10. 2026-02-26
    soldstatus $153,000
11. 2001-10-31
    soldstatus $94,500

ⓘ 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: $2,969 · $247/mo
• Projected year-2 tax: $2,969 · $247/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 17 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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,559
• − Mortgage interest: −$14,284
• − Property taxes: −$2,969
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,885
• − Management: −$1,885
• − Depreciation: −$7,418
• Taxable loss: −$6,157
• Est. tax savings @ 24.0%: +$1,478
• After-tax cash flow: $-202/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: Newton County
• NCES district ID: 1303930
• Math proficiency: 17% ▼ -13.00%
• Reading proficiency: 26% ▼ -8.00%
• Median HH income: $50,768
• Composite: 19.2/100
• National rank: #8816
• State rank: #137 of 174 in GA

Livability — Porterdale

• Score: 58/100
• State rank: #447
• US rank: #21362

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Newton County · 104,393 people
• City population: 76
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 62,968
• Household income: $79,527
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 1172.0

Population outlook (Newton County) Hauer SSP2

• Today (2025): 118,372 people
• By 2030: 124,234 · +5.0%
• By 2040: 135,550 · +14.5%
• By 2050: 145,309 · +22.8%
• By 2075: 166,843 · +40.9%
• By 2100: 175,800 · +48.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 59% White 29% Two or more races 8% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 1% French/Haitian/Cajun 1%

Political lean MEDSL · Newton

• 2024 margin: D (+15.1) · D 57.3% · R 42.2%
• 2008→2024 swing: +14.0pp toward D · 2008: 1.2pp · 2024: 15.1pp
• All cycles: 2024: D+15.1 2020: D+10.9 2016: D+2.4 2012: D+2.0 2008: D+1.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.68%
• Current HPI: 317.5605
• Rent YoY: ▲ 1.84%
• 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

+169.8% since first listed

10 events — show timeline

• 2026-06-08 Pending — GAMLS
• 2026-06-08 Pending — FMLS
• 2026-06-03 Contingent — GAMLS
• 2026-06-03 Contingent — FMLS
• 2026-05-21 Price Changed $255,000 GAMLS
• 2026-05-21 Price Changed $255,000 FMLS
• 2026-04-23 Listed $265,000 FMLS
• 2026-04-23 Listed $265,000 GAMLS
• 2026-02-26 Sold (Public Records) $153,000 Public Records
• 2001-10-31 Sold (Public Records) $94,500 Public Records

Property tax history

+12.3%/yr

Latest (2025): $2,969 · +8.3% YoY. Source: county tax records.