208 Drake Elm Ct · Hampton, GA 30228

$188,500

3 bd · 2.0 ba · 1,494 sqft · SingleFamily public records · 22 Days on market

Built 1999 0.94 ac lot $126/sqft · 31% below area Est $273k · 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 +19.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +6.1/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Offers to be placed on Xome.com. Interior inspections are not available, do not trespass! Forward all inquiries and questions to Xome Customer Service . NO REPRESENTATION TO VALIDITY OF INFORMATION IS MADE, BUYER TO VERIFY ALL INFORMATION WHERIN.

Key facts

• 0.94 acre lot
• 2 garage spots
• Built 1999

Property features AI

Exterior

• Parking: Attached 2-car garage (2 covered spaces, 2 total parking spaces)
• Utilities: Sewer: Unknown
• Home design: Single-family residence; One level
• Construction: Brick construction
• Exterior features: Deck

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating available (see remarks for details)
• Interior features: Fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $188k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $188k).
• Recommended offer: $186k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 4.5% in Hampton — 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 65/100 on livability (#213 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety 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: Rocky Creek Elementary (math 29% / reading 35%, grade F, #582 of 1,228 statewide, top 50%, 663 students, 49% FRL); Hampton Middle School (math 18% / reading 33%, grade F, #288 of 470 statewide, top 62%, 850 students, 62% FRL); Hampton High School (math 22% / reading 34%, grade F, #151 of 424 statewide, top 36%, 1,265 students, 50% FRL).
• Market conditions: Rents rising (+2.2%/yr); 561 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,989 units permitted in Henry County in 2024 (92 in 5+ unit buildings).
• This rent runs 30% of the median local income ($83k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• 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 22 days — a 2% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $146k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $185,672 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.11% ✓
• Cap rate: 7.65%
• Cash-on-cash: 4.84%
• DSCR: 1.22
• GRM: 7.5

CMA / ARV

• ARV (median comp): $272,658
• List price: $188,500
• Delta: -30.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
130 Elm St	0.14mi	3/2.0	1,511 (+1%)	10mo	$176,650	$117	83
126 Elmwood Dr	0.19mi	3/2.0	1,318 (-12%)	7mo	$250,000	$190	66
25 Mcdonough St	0.61mi	3/2.0	1,507 (+1%)	7mo	$289,000	$192	64
248 Fern Ct	0.34mi	3/2.0	1,310 (-12%)	2mo	$220,000	$168	62
6 Derrick St	0.55mi	3/2.0	1,389 (-7%)	1mo	$108,000	$78	61
162 Olde Hampton Way	0.61mi	3/2.0	1,568 (+5%)	2mo	$242,000	$154	61
64 Dogwood Lakes Dr	0.53mi	3/2.0	1,372 (-8%)	1mo	$257,000	$187	61
1904 Elm Park Dr	0.54mi	3/2.5	1,420 (-5%)	5mo	$225,000	$158	60
2012 Elm Grove Ln	0.59mi	3/2.0	1,589 (+6%)	4mo	$256,000	$161	58
2040 Elm Grove Ln	0.43mi	3/2.0	1,294 (-13%)	4mo	$245,000	$189	55
1903 Elm Park Dr	0.57mi	3/2.0	1,279 (-14%)	2mo	$235,000	$184	48
64 Dogwood Rdg	0.51mi	3/2.0	1,694 (+13%)	10mo	$270,000	$159	46

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 · 2.2% rent growth · sell at horizon

5-year hold

• IRR: -9.7%
• Equity multiple: 0.65×
• Total profit: $-18,547
• Equity at exit: $28,106

10-year hold

• IRR: -1.4%
• Equity multiple: 0.91×
• Total profit: $-4,970
• Equity at exit: $16,298

Cash invested: $52,780 (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 30228

• Home prices YoY: -24.3%
• Rents YoY: 2.2%
• Active inventory: 561
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,088 high
• Mortgage (P&I): −$989
• Tax from tax record: −$370 /mo · $4,437/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $213

Break-even live

Break-even rent $1,819

Max offer price $188,500

Occupancy floor 85%

Sensitivity live

Price	-10% $319	-5% $266	+0% $213	+5% $159	+10% $106
Rent	-10% $48	-5% $130	+0% $213	+5% $295	+10% $378
Rate	-1.0pp $308	-0.5pp $261	base $213	+0.5pp $164	+1.0pp $114

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: $47,125
• Closing costs: $5,655
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Dana Dr Hampton, GA	3.0	2.0	1460	$1,945	$1.33	6d	1	0.24mi
20 Windpher Rdg Hampton, GA	3.0	2.0	1694	$2,090	$1.23	45d	1	0.26mi
241 Fern Ct Hampton, GA	3.0	2.0	1306	$1,900	$1.45	1d	1	0.35mi
1905 Elm Park Dr Hampton, GA	3.0	2.5	1739	$1,905	$1.10	3d	1	0.57mi
9 W Main St Hampton, GA	3.0	2.0	1560	$1,713	$1.10	26d	1	0.74mi
100 Cottage Way Hampton, GA	2.0–3.0	2.0–3.0	1220	$2,342	$1.92	0d	18	1.13mi
1184 Warm Spring Ct Hampton, GA	3.0	2.0	1595	$1,889	$1.18	23d	1	1.26mi
110 Jay Ln Unit A Hampton, GA	2.0	1.0	878	$1,275	$1.45	45d	1	1.29mi
102 Jay Ln Unit A Hampton, GA	2.0	1.0	878	$1,175	$1.34	45d	1	1.40mi

Listing history 6 events

1. 2026-06-02
   statusdays on market $188,500 Pending 22 DOM
2. 2026-06-01
   days on market $188,500 Active 21 DOM
3. 2026-05-31
   days on market $188,500 Active 20 DOM
4. 2026-05-11
   listed $188,500 Active 246-char remark
5. 2017-12-18
   soldstatus $145,800
6. 2005-08-25
   soldstatus $136,000

ⓘ 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: $4,437 · $370/mo
• Projected year-2 tax: $4,437 · $370/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 ≥105°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 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,057
• − Mortgage interest: −$10,559
• − Property taxes: −$4,437
• − Insurance: −$942
• − Repairs & maintenance: −$2,005
• − Management: −$2,005
• − Depreciation: −$5,484
• Taxable loss: −$374
• Est. tax savings @ 24.0%: +$90
• After-tax cash flow: $2,643/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 — Hampton

• Score: 65/100
• State rank: #213
• US rank: #12664

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hampton, GA
• County: Henry County · 316,359 people
• City population: 52,402
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 52,402
• Household income: $82,619
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 1285.0

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 23% Hispanic / Latino 8% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Hispanic 4% Lithuanian 1% Italian 1%
• Foreign-born: 9% · Canada, Vietnam, Jamaica
• Languages at home: 89% English-only · Spanish 6% French/Haitian/Cajun 2% 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: ▼ -71.11%
• Current HPI: 222.0357
• Rent YoY: ▲ 2.20%
• 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

+38.6% since first listed

4 events — show timeline

• 2026-06-02 Pending — CGMLS
• 2026-05-11 Listed $188,500 CGMLS
• 2017-12-18 Sold (Public Records) $145,800 Public Records
• 2005-08-25 Sold (Public Records) $136,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $4,437 · +5.2% YoY. Source: county tax records.