1424 Steam Engine Way NE · Conyers, GA 30013

$300,000

3 bd · 2.5 ba · 1,500 sqft · SingleFamily public records · 59 Days on market

Built 2007 9,583 sqft lot $200/sqft · 24% above area Est $361k · 17% under

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Why this score? — see what drove the F 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 +15.0/15.0
• Cash flow +5.5/30.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.9/10.0
• 1% rule +1.1/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming Conyers home is pulling into the station fully renovated and waiting for you. The covered front porch welcome you before you even step inside. The main level features a cozy living room with a decorative fireplace, a fully renovated kitchen, and a dining area that opens to an elevated deck overlooking the backyard below, great for morning coffee or evening gatherings. A bedroom on the main level adds flexibility for guests, a home office, or multigenerational living. Upstairs you'll find three bedrooms and two full baths, including a spacious primary suite with vaulted ceilings. The secondary bedrooms are cozy and comfortable. The finished walkout basement rounds out the home with an additional bedroom and full bath with private access, plus a generous rec room with direct backyard access, perfect for a home gym, media room, or extended stay guests. All in, you get 5 bedrooms and 4 full baths, with the primary suite upstairs and the basement suite each enjoying their own private bath. Move-in ready and just 24 miles east of Atlanta on I-20, with Olde Town's shops, dining, and community events just minutes away.

Key facts

• Covered front porch
• New floors
• Decorative fireplace

Tags

• COVERED FRONT PORCH
• DECORATIVE FIREPLACE
• FULLY UPDATED INTERIOR
• NEW KITCHEN
• NEW BATHROOMS
• NEW FLOORS

Property features AI

Finance

• HOA & community: Community features include parks, playground, tennis courts, fitness center, storage, sidewalks, curbs, nearby trails/greenway, golf, near schools and shopping

Exterior

• Parking: Attached garage with 2 garage spaces; Garage door opener; Driveway with level access; Garage faces front; Open parking available (Yes); Total parking for 2 vehicles
• Utilities: Public water; Public sewer; Electric service (110V and 220V); Cable available; Natural gas available; Phone service available
• Home design: Two levels; Updated/remodeled condition; Daylight, finished, full walk-out basement with interior entry; Bonus room/den/game room/other
• Construction: Brick and vinyl siding with frame construction; Composition shingle roof; Block foundation; Built with traditional framing materials
• Exterior features: Garden; Deck; Covered front porch

Interior

• Kitchen: Solid surface counters; Stone counters; Cabinets; Dishwasher; Refrigerator; Electric range/oven; Range hood; Self-cleaning oven
• Bedrooms: Main level bedroom (1); Upper level bedrooms (3); Lower level bedroom (1); Oversized master; Roommate floor plan
• Flooring: Carpet; Laminate
• Bathrooms: 4 full bathrooms; Main level bathroom (1); Upper level full baths (2); Lower level full bath (1); Master bathroom with shower-only configuration; Finished basement bath
• Heating & cooling: Central heating (forced air, natural gas); Central electric air conditioning
• Interior features: Vaulted ceilings; Walk-in closets; 10 ft high ceilings on upper level; Recessed lighting; Decorative living room fireplace (1)
• Laundry & utility: Main level laundry closet; Electric dryer hookup; 220V and 110V electric service (220V in laundry area)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-693 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (40.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (39.3% below list).
• Recommended offer: $178k (40.8% below list) — sets the bar for cash-flow.

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: crime D, amenities D, commute F.
• 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.
• Zoned schools: Flat Shoals Elementary School (math 17% / reading 32%, grade F, #753 of 1,228 statewide, top 64%, 578 students, 70% FRL); Memorial Middle School (math 12% / reading 34%, grade F, #321 of 470 statewide, top 69%, 771 students, 79% FRL); Salem High School (math 2% / reading 15%, grade F, #375 of 424 statewide, top 88%, 1,120 students, 71% FRL).
• Market conditions: Rents soft (-1.3%/yr); 380 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $9k 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 59 days — a 3% lower offer ($291k) 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 $51k; list at $300k implies a 488% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk; 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 $177,569 (40.8% 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 59 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.61% ✗
• Cap rate: 3.74%
• Cash-on-cash: -9.11%
• DSCR: 0.59
• GRM: 13.7

CMA / ARV

• ARV (median comp): $361,062
• List price: $300,000
• Delta: -16.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1432 Steam Engine Way NE	0.07mi	3/2.0	1,505 (+0%)	8mo	$255,000	$169	87
1528 Locomotive Dr NE	0.13mi	3/2.0	1,530 (+2%)	4mo	$260,000	$170	85
1600 Coal Shovel Trl NE	0.13mi	3/2.5	1,500 (0%)	11mo	$220,000	$147	85
1440 Steam Engine Way NE	0.11mi	3/2.5	1,661 (+11%)	8mo	$308,000	$185	70
1614 Coal Shovel Trl NE	0.23mi	3/2.5	1,440 (-4%)	16mo	$275,000	$191	69
1701 Conductor Ln NE	0.17mi	3/2.5	1,606 (+7%)	17mo	$300,000	$187	66
1637 Boxcar Pl NE	0.23mi	3/2.5	1,606 (+7%)	22mo	$310,000	$193	59
263 Glenn Rd NE	0.59mi	3/2.0	1,500 (0%)	21mo	$308,000	$205	53

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: -37.5%
• Equity multiple: -0.17×
• Total profit: $-98,025
• Equity at exit: $44,731

10-year hold

• IRR: -78.4%
• Equity multiple: -0.94×
• Total profit: $-162,554
• Equity at exit: $25,939

Cash invested: $84,000 (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 30013

• Home prices YoY: -29.5%
• Rents YoY: -1.3%
• Active inventory: 380
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $1,820 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$377 /mo · $4,525/yr
• Insurance: −$125
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $-693

Break-even live

Break-even rent $2,697

Max offer price $177,569

Occupancy floor —

Sensitivity live

Price	-10% $-523	-5% $-608	+0% $-693	+5% $-778	+10% $-863
Rent	-10% $-837	-5% $-765	+0% $-693	+5% $-621	+10% $-549
Rate	-1.0pp $-542	-0.5pp $-617	base $-693	+0.5pp $-771	+1.0pp $-850

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2021 Old Covington Hwy SE Conyers, GA	3.0	2.5	1745	$2,300	$1.32	7d	2	0.72mi
2025 W Iris Dr SE Unit 224 Conyers, GA	2.0	2.0	1305	$1,800	$1.38	19d	1	0.74mi
295 Limestone Cir Conyers, GA	3.0	2.5	1770	$2,160	$1.22	19d	1	0.74mi
2025 W Iris Dr SE Unit 326 Conyers, GA	2.0	2.0	1305	$1,800	$1.38	26d	1	0.74mi
2025 W Iris Dr SE Unit 438 Conyers, GA	2.0	2.0	1305	$1,800	$1.38	46d	1	0.74mi
2025 W Iris Dr SE Unit 633 Conyers, GA	3.0	2.0	1393	$2,450	$1.76	46d	1	0.74mi
2140 Teri Ln SE Conyers, GA	3.0	2.0	1268	$1,690	$1.33	7d	1	0.90mi
269 Limestone Cir Conyers, GA	3.0	2.0	1500	$1,100	$0.73	19d	1	0.93mi
130 Avondale Blvd SE Conyers, GA	3.0	2.5	1770	$2,049	$1.16	46d	1	1.00mi
50 Salem Chase Way Conyers, GA	1.0–3.0	1.5–2.0	1019	$1,575	$1.55	7d	2	1.10mi
50 Loch Haven Dr SE Conyers, GA	1.0–3.0	1.0–2.0	1146	$1,905	$1.66	0d	87	1.12mi
2112 Fairway Ct SE Conyers, GA	3.0	2.0	1150	$1,725	$1.50	7d	1	1.20mi
2591 Golfview Ter SE Conyers, GA	3.0	1.5	1496	$1,700	$1.14	46d	1	1.23mi
2136 Golfview Dr SE Conyers, GA	3.0	3.0	1200	$1,800	$1.50	46d	1	1.30mi
267 Limestone Cir Conyers, GA	3.0	2.5	1770	$1,500	$0.85	24d	1	1.36mi
267 Limestone Cir Conyers, GA	3.0	2.0	1770	$1,295	$0.73	26d	1	1.36mi
219 Beam Dr Conyers, GA	3.0	2.5	1879	$2,212	$1.18	46d	1	1.36mi
2130 Fieldstone View Ct SE Unit B Conyers, GA	2.0	2.0	1322	$1,325	$1.00	46d	1	1.38mi
2120 Fieldstone View Ct SE Conyers, GA	3.0	2.0	1600	$1,700	$1.06	26d	1	1.41mi
2782 Country Ct SE Unit B Conyers, GA	2.0	2.5	1218	$1,340	$1.10	26d	1	1.42mi
2782 Country Ct SE Unit B Conyers, GA	2.0	2.5	1218	$1,340	$1.10	1d	1	1.42mi
2783 Coventry Grn SE Unit b Conyers, GA	3.0	2.0	1328	$1,575	$1.19	1d	1	1.43mi
1200 Peaks Lndg SE Conyers, GA	1.0–3.0	1.0–2.0	1063	$1,695	$1.59	5d	16	1.44mi
2784 Coventry Grn SE Unit c Conyers, GA	3.0	2.0	1305	$1,595	$1.22	1d	1	1.44mi
3846 Cameron Trl SE Conyers, GA	4.0	2.0	2184	$1,200	$0.55	46d	1	1.47mi
1986 Lou Dr SE Conyers, GA	3.0	2.0	1834	$2,500	$1.36	46d	1	1.48mi
2798 Country Ct SE Unit B Conyers, GA	4.0	2.5	1830	$1,900	$1.04	13d	1	1.49mi
1669 Iris Dr SE Conyers, GA	1.0–2.0	1.0–2.0	888	$1,235	$1.39	1d	15	1.49mi

Listing history 18 events

1. 2026-06-22
   days on market $300,000 Active 59 DOM
2. 2026-06-21
   days on market $300,000 Active 58 DOM
3. 2026-06-18
   days on market $300,000 Active 55 DOM
4. 2026-06-17
   days on market $300,000 Active 54 DOM
5. 2026-06-16
   days on market $300,000 Active 53 DOM
6. 2026-06-15
   days on market $300,000 Active 52 DOM
7. 2026-06-13
   pricedays on market $300,000 Active 50 DOM
8. 2026-06-09
   days on market $309,900 Active 46 DOM
9. 2026-06-08
   days on market $309,900 Active 45 DOM
10. 2026-06-07
    days on market $309,900 Active 44 DOM
11. 2026-06-04
    days on market $309,900 Active 41 DOM
12. 2026-06-03
    days on market $309,900 Active 40 DOM
13. 2026-06-02
    days on market $309,900 Active 39 DOM
14. 2026-06-01
    days on market $309,900 Active 38 DOM
15. 2026-05-31
    days on market $309,900 Active 37 DOM
16. 2026-04-24
    listed $309,900 New 758-char remark

    Show marketing remark (1142 chars)

    This charming Conyers home is pulling into the station fully renovated and waiting for you. The covered front porch welcome you before you even step inside. The main level features a cozy living room with a decorative fireplace, a fully renovated kitchen, and a dining area that opens to an elevated deck overlooking the backyard below, great for morning coffee or evening gatherings. A bedroom on the main level adds flexibility for guests, a home office, or multigenerational living. Upstairs you'll find three bedrooms and two full baths, including a spacious primary suite with vaulted ceilings. The secondary bedrooms are cozy and comfortable. The finished walkout basement rounds out the home with an additional bedroom and full bath with private access, plus a generous rec room with direct backyard access, perfect for a home gym, media room, or extended stay guests. All in, you get 5 bedrooms and 4 full baths, with the primary suite upstairs and the basement suite each enjoying their own private bath. Move-in ready and just 24 miles east of Atlanta on I-20, with Olde Town's shops, dining, and community events just minutes away.

17. 2026-04-24
    listed $309,900 Active 764-char remark

    Show marketing remark (1142 chars)

    This charming Conyers home is pulling into the station fully renovated and waiting for you. The covered front porch welcome you before you even step inside. The main level features a cozy living room with a decorative fireplace, a fully renovated kitchen, and a dining area that opens to an elevated deck overlooking the backyard below, great for morning coffee or evening gatherings. A bedroom on the main level adds flexibility for guests, a home office, or multigenerational living. Upstairs you'll find three bedrooms and two full baths, including a spacious primary suite with vaulted ceilings. The secondary bedrooms are cozy and comfortable. The finished walkout basement rounds out the home with an additional bedroom and full bath with private access, plus a generous rec room with direct backyard access, perfect for a home gym, media room, or extended stay guests. All in, you get 5 bedrooms and 4 full baths, with the primary suite upstairs and the basement suite each enjoying their own private bath. Move-in ready and just 24 miles east of Atlanta on I-20, with Olde Town's shops, dining, and community events just minutes away.

18. 2012-10-19
    soldstatus $51,000

ⓘ 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: $4,525 · $377/mo
• Projected year-2 tax: $4,525 · $377/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 9/10 Extreme FEMA zone X (unshaded) · 99% 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: $21,840
• − Mortgage interest: −$16,805
• − Property taxes: −$4,525
• − Insurance: −$2,166
• − Repairs & maintenance: −$1,747
• − Management: −$1,747
• − Depreciation: −$8,727
• Taxable loss: −$13,878
• Est. tax savings @ 24.0%: +$3,331
• After-tax cash flow: $-4,986/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): 28,297
• Household income: $74,691
• Rent vs Own: 36.5% rent · 63.5% own
• Severe rent burden: 1197.0

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: Predominantly Black (70%)
• Race & ethnicity: Black 70% White 17% Two or more races 6% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 11% · Canada, Vietnam, China
• Languages at home: 92% English-only · Spanish 3% Vietnamese 1% Other Indo-European 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: ▼ -80.27%
• Current HPI: 192.1705
• Rent YoY: ▼ -1.33%
• 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

+488.2% since first listed

5 events — show timeline

• 2026-06-10 Price Changed $300,000 GAMLS
• 2026-06-10 Price Changed $300,000 FMLS
• 2026-04-24 Listed $309,900 FMLS
• 2026-04-24 Listed $309,900 GAMLS
• 2012-10-19 Sold (Public Records) $51,000 Public Records

Property tax history

+8.4%/yr

Latest (2025): $4,525 · -0.8% YoY. Source: county tax records.