2430 Napa Valley Dr · Villa Rica, GA 30180

$300,000

4 bd · 2.5 ba · 2,446 sqft · SingleFamily public records · 109 Days on market

Built 2006 0.29 ac lot $123/sqft · 12% below area Est $341k · 12% under $17/mo HOA · 1% of rent

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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 +12.9/15.0
• Cash flow +10.4/30.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• DSCR +3.0/10.0
• 1% rule +2.8/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and spacious 4-bedroom, 2.5-bath home offers the serenity of countryside living while being minutes from the shopping, dining, and everyday conveniences of Douglas County. The 2 story foyer brings in lots of natural light and opens to a cozy den on the left and a formal dining room on the right. The kitchen and eat-in area has a closet pantry and a breakfast bar with views to the living room. The main level also has a half bath and large laundry room, as well as a fireplace in the sunken living room. Upstairs, every bedroom offers generous space and beautiful architectural details, including vaulted and tray ceilings that add a touch of elegance. The owner’s suite features a private bath with corner soaker tub, large walk in closet, and an oversized sitting area; large enough to be a secondary bedroom. With quick access to major highways, you can commute with ease while still coming home to tranquility. Home is priced to sell in as-in condition.

Key facts

• Cozy den
• Formal dining room
• 2 story foyer

Tags

• 2 STORY FOYER
• COZY DEN
• FORMAL DINING ROOM
• CLOSET PANTRY
• BREAKFAST BAR
• SUNKEN LIVING ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-159 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $272k (9.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (21.7% below list).
• Recommended offer: $235k (21.7% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.0% in Villa Rica — 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 (#224 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: amenities F, commute F, health & safety F.
• Douglas County (suburban): math 23% / reading 35% proficiency, ranked #92 of 174 in GA (top 53%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Mirror Lake Elementary School (math 32% / reading 47%, grade F, #435 of 1,228 statewide, top 37%, 605 students, 63% FRL); Mason Creek Middle School (math 28% / reading 42%, grade F, #191 of 470 statewide, top 41%, 879 students, 64% FRL); Douglas County High School (math 28% / reading 37%, grade F, #104 of 424 statewide, top 25%, 1,969 students, 63% FRL).
• Market conditions: Rents rising (+2.4%/yr); 669 active listings in the ZIP; 15 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; 595 units permitted in Douglas County in 2024 (72 in 5+ unit buildings).
• This rent runs 32% of the median local income ($89k/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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Douglas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 18y 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.
• Current owner paid $150k; list at $300k implies a 100% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $234,994 (21.7% 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 109 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.78% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.28%
• DSCR: 0.90
• GRM: 10.6

CMA / ARV

• ARV (median comp): $340,890
• List price: $300,000
• Delta: -12.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2504 Sonoma Vly	0.10mi	4/2.5	2,257 (-8%)	4mo	$314,000	$139	79
2301 Vineyard Ct	0.18mi	4/3.0	2,622 (+7%)	2mo	$330,000	$126	76
2435 Napa Valley Dr	0.04mi	4/3.0	2,657 (+9%)	19mo	$325,000	$122	66
2503 Sonoma Vly	0.07mi	4/3.0	2,688 (+10%)	15mo	$295,000	$110	66
1060 S Creek Dr	0.63mi	3/2.0 (-1)	2,400 (-2%)	10mo	$308,500	$129	52
1088 S Creek Dr	0.60mi	3/2.0 (-1)	2,579 (+5%)	7mo	$281,000	$109	50
9110 Brewer Rd	0.38mi	3/2.0 (-1)	2,732 (+12%)	7mo	$240,000	$88	50
1048 S Creek Dr	0.64mi	3/2.0 (-1)	2,594 (+6%)	10mo	$330,000	$127	45
1001 S Creek Dr	0.74mi	3/2.0 (-1)	2,622 (+7%)	8mo	$315,000	$120	40
105 Crooked Lake Park	0.73mi	4/2.5	2,804 (+15%)	6mo	$404,990	$144	37
3034 Bedrock Dr	0.71mi	4/2.5	2,718 (+11%)	16mo	$345,000	$127	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 · 2.42% rent growth · sell at horizon

5-year hold

• IRR: -20.7%
• Equity multiple: 0.28×
• Total profit: $-60,131
• Equity at exit: $44,731

10-year hold

• IRR: -15.3%
• Equity multiple: 0.16×
• Total profit: $-70,967
• 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 30180

• Home prices YoY: -12.8%
• Rents YoY: 2.4%
• Active inventory: 669
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,350 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$301 /mo · $3,608/yr
• Insurance: −$125
• HOA: −$17
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $-159

Break-even live

Break-even rent $2,552

Max offer price $271,833

Occupancy floor —

Sensitivity live

Price	-10% $10	-5% $-75	+0% $-159	+5% $-244	+10% $-329
Rent	-10% $-345	-5% $-252	+0% $-159	+5% $-67	+10% $26
Rate	-1.0pp $-8	-0.5pp $-83	base $-159	+0.5pp $-237	+1.0pp $-316

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 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2427 Napa Valley Dr Villa Rica, GA	4.0	2.5	2762	$2,381	$0.86	26d	1	0.04mi
383 Jada Ln Villa Rica, GA	4.0	2.5	1801	$1,995	$1.11	26d	1	0.85mi
356 Jada Ln Villa Rica, GA	3.0	2.5	1620	$1,695	$1.05	14d	1	0.93mi
652 Mackenzie Cv Villa Rica, GA	4.0	2.5	1967	$2,210	$1.12	7d	1	0.99mi
1007 Rolling Meadows Rd Villa Rica, GA	5.0	3.5	2188	$1,995	$0.91	7d	1	1.06mi
639 Mackenzie Cv Villa Rica, GA	4.0	2.5	2231	$2,350	$1.05	7d	1	1.08mi
643 Mackenzie Cv Villa Rica, GA	3.0	2.5	1680	$2,070	$1.23	7d	1	1.09mi
422 Prescott Way Villa Rica, GA	3.0	2.5	1680	$2,105	$1.25	1d	1	1.10mi
2043 Reflective Waters Rd Villa Rica, GA	4.0	2.5	2868	$1,975	$0.69	45d	1	1.13mi
5001 Serenity Point Ln Villa Rica, GA	3.0	2.0	2274	$1,859	$0.82	14d	1	1.13mi
3019 Chris Cir Villa Rica, GA	3.0	2.0	2363	$1,905	$0.81	17d	1	1.18mi
2031 Reflective Waters Rd Villa Rica, GA	5.0	3.0	3162	$2,450	$0.77	26d	1	1.20mi
2028 Sweet Bay Dr Villa Rica, GA	4.0	2.5	2933	$1,995	$0.68	45d	1	1.24mi
2021 Reflective Waters Rd Villa Rica, GA	5.0	3.0	3105	$2,565	$0.83	45d	1	1.26mi
3006 Chris Cir Villa Rica, GA	5.0	3.0	2384	$2,021	$0.85	24d	1	1.26mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 45 events

1. 2026-06-21
   days on market $300,000 Active 109 DOM
2. 2026-06-18
   days on market $300,000 Active 106 DOM
3. 2026-06-17
   days on market $300,000 Active 105 DOM
4. 2026-06-16
   days on market $300,000 Active 104 DOM
5. 2026-06-15
   price $300,000 Active 103 DOM
6. 2026-06-15
   days on market $295,000 Active 103 DOM
7. 2026-06-13
   days on market $295,000 Active 101 DOM
8. 2026-06-09
   days on market $295,000 Active 97 DOM
9. 2026-06-08
   days on market $295,000 Active 96 DOM
10. 2026-06-07
    pricestatusdays on market $295,000 Active 95 DOM
11. 2026-05-12
    status Pending 974-char remark

    Show marketing remark (974 chars)

    Charming and spacious 4-bedroom, 2.5-bath home offers the serenity of countryside living while being minutes from the shopping, dining, and everyday conveniences of Douglas County. The 2 story foyer brings in lots of natural light and opens to a cozy den on the left and a formal dining room on the right. The kitchen and eat-in area has a closet pantry and a breakfast bar with views to the living room. The main level also has a half bath and large laundry room, as well as a fireplace in the sunken living room. Upstairs, every bedroom offers generous space and beautiful architectural details, including vaulted and tray ceilings that add a touch of elegance. The owner’s suite features a private bath with corner soaker tub, large walk in closet, and an oversized sitting area; large enough to be a secondary bedroom. With quick access to major highways, you can commute with ease while still coming home to tranquility. Home is priced to sell in as-in condition.

12. 2026-05-07
    status Under Contract 925-char remark

    Show marketing remark (925 chars)

    Charming and spacious 4-bedroom, 2.5-bath home offers the serenity of countryside living while being minutes from the shopping, dining, and everyday conveniences of Douglas County. The 2 story foyer brings in lots of natural light and opens to a cozy den on the left and a formal dining room on the right. The kitchen and eat-in area has a closet pantry and a breakfast bar with views to the living room. The main level also has a half bath and large laundry room, as well as a fireplace in the sunken living room. Upstairs, every bedroom offers generous space and beautiful architectural details, including vaulted and tray ceilings that add a touch of elegance. The owner's suite features a private bath with corner soaker tub, large walk in closet, and an oversized sitting area; large enough to be a secondary bedroom. With quick access to major highways, you can commute with ease while still coming home to tranquility.

13. 2026-05-04
    historical Active Under Contract 974-char remark

    Show marketing remark (974 chars)

    Charming and spacious 4-bedroom, 2.5-bath home offers the serenity of countryside living while being minutes from the shopping, dining, and everyday conveniences of Douglas County. The 2 story foyer brings in lots of natural light and opens to a cozy den on the left and a formal dining room on the right. The kitchen and eat-in area has a closet pantry and a breakfast bar with views to the living room. The main level also has a half bath and large laundry room, as well as a fireplace in the sunken living room. Upstairs, every bedroom offers generous space and beautiful architectural details, including vaulted and tray ceilings that add a touch of elegance. The owner’s suite features a private bath with corner soaker tub, large walk in closet, and an oversized sitting area; large enough to be a secondary bedroom. With quick access to major highways, you can commute with ease while still coming home to tranquility. Home is priced to sell in as-in condition.

14. 2026-03-25
    status Active 974-char remark

    Show marketing remark (974 chars)

    Charming and spacious 4-bedroom, 2.5-bath home offers the serenity of countryside living while being minutes from the shopping, dining, and everyday conveniences of Douglas County. The 2 story foyer brings in lots of natural light and opens to a cozy den on the left and a formal dining room on the right. The kitchen and eat-in area has a closet pantry and a breakfast bar with views to the living room. The main level also has a half bath and large laundry room, as well as a fireplace in the sunken living room. Upstairs, every bedroom offers generous space and beautiful architectural details, including vaulted and tray ceilings that add a touch of elegance. The owner’s suite features a private bath with corner soaker tub, large walk in closet, and an oversized sitting area; large enough to be a secondary bedroom. With quick access to major highways, you can commute with ease while still coming home to tranquility. Home is priced to sell in as-in condition.

15. 2026-03-08
    status Active 974-char remark

    Show marketing remark (974 chars)

    Charming and spacious 4-bedroom, 2.5-bath home offers the serenity of countryside living while being minutes from the shopping, dining, and everyday conveniences of Douglas County. The 2 story foyer brings in lots of natural light and opens to a cozy den on the left and a formal dining room on the right. The kitchen and eat-in area has a closet pantry and a breakfast bar with views to the living room. The main level also has a half bath and large laundry room, as well as a fireplace in the sunken living room. Upstairs, every bedroom offers generous space and beautiful architectural details, including vaulted and tray ceilings that add a touch of elegance. The owner’s suite features a private bath with corner soaker tub, large walk in closet, and an oversized sitting area; large enough to be a secondary bedroom. With quick access to major highways, you can commute with ease while still coming home to tranquility. Home is priced to sell in as-in condition.

16. 2026-02-28
    status Active 974-char remark

    Show marketing remark (974 chars)

    Charming and spacious 4-bedroom, 2.5-bath home offers the serenity of countryside living while being minutes from the shopping, dining, and everyday conveniences of Douglas County. The 2 story foyer brings in lots of natural light and opens to a cozy den on the left and a formal dining room on the right. The kitchen and eat-in area has a closet pantry and a breakfast bar with views to the living room. The main level also has a half bath and large laundry room, as well as a fireplace in the sunken living room. Upstairs, every bedroom offers generous space and beautiful architectural details, including vaulted and tray ceilings that add a touch of elegance. The owner’s suite features a private bath with corner soaker tub, large walk in closet, and an oversized sitting area; large enough to be a secondary bedroom. With quick access to major highways, you can commute with ease while still coming home to tranquility. Home is priced to sell in as-in condition.

17. 2026-02-01
    status Back On Market 925-char remark

    Show marketing remark (974 chars)

    Charming and spacious 4-bedroom, 2.5-bath home offers the serenity of countryside living while being minutes from the shopping, dining, and everyday conveniences of Douglas County. The 2 story foyer brings in lots of natural light and opens to a cozy den on the left and a formal dining room on the right. The kitchen and eat-in area has a closet pantry and a breakfast bar with views to the living room. The main level also has a half bath and large laundry room, as well as a fireplace in the sunken living room. Upstairs, every bedroom offers generous space and beautiful architectural details, including vaulted and tray ceilings that add a touch of elegance. The owner’s suite features a private bath with corner soaker tub, large walk in closet, and an oversized sitting area; large enough to be a secondary bedroom. With quick access to major highways, you can commute with ease while still coming home to tranquility. Home is priced to sell in as-in condition.

18. 2026-02-01
    status Active 974-char remark

    Show marketing remark (974 chars)

    Charming and spacious 4-bedroom, 2.5-bath home offers the serenity of countryside living while being minutes from the shopping, dining, and everyday conveniences of Douglas County. The 2 story foyer brings in lots of natural light and opens to a cozy den on the left and a formal dining room on the right. The kitchen and eat-in area has a closet pantry and a breakfast bar with views to the living room. The main level also has a half bath and large laundry room, as well as a fireplace in the sunken living room. Upstairs, every bedroom offers generous space and beautiful architectural details, including vaulted and tray ceilings that add a touch of elegance. The owner’s suite features a private bath with corner soaker tub, large walk in closet, and an oversized sitting area; large enough to be a secondary bedroom. With quick access to major highways, you can commute with ease while still coming home to tranquility. Home is priced to sell in as-in condition.

19. 2026-01-29
    status Pending 974-char remark

    Show marketing remark (974 chars)

    Charming and spacious 4-bedroom, 2.5-bath home offers the serenity of countryside living while being minutes from the shopping, dining, and everyday conveniences of Douglas County. The 2 story foyer brings in lots of natural light and opens to a cozy den on the left and a formal dining room on the right. The kitchen and eat-in area has a closet pantry and a breakfast bar with views to the living room. The main level also has a half bath and large laundry room, as well as a fireplace in the sunken living room. Upstairs, every bedroom offers generous space and beautiful architectural details, including vaulted and tray ceilings that add a touch of elegance. The owner’s suite features a private bath with corner soaker tub, large walk in closet, and an oversized sitting area; large enough to be a secondary bedroom. With quick access to major highways, you can commute with ease while still coming home to tranquility. Home is priced to sell in as-in condition.

20. 2026-01-25
    status Under Contract 925-char remark

    Show marketing remark (974 chars)

    Charming and spacious 4-bedroom, 2.5-bath home offers the serenity of countryside living while being minutes from the shopping, dining, and everyday conveniences of Douglas County. The 2 story foyer brings in lots of natural light and opens to a cozy den on the left and a formal dining room on the right. The kitchen and eat-in area has a closet pantry and a breakfast bar with views to the living room. The main level also has a half bath and large laundry room, as well as a fireplace in the sunken living room. Upstairs, every bedroom offers generous space and beautiful architectural details, including vaulted and tray ceilings that add a touch of elegance. The owner’s suite features a private bath with corner soaker tub, large walk in closet, and an oversized sitting area; large enough to be a secondary bedroom. With quick access to major highways, you can commute with ease while still coming home to tranquility. Home is priced to sell in as-in condition.

21. 2026-01-25
    historical Active Under Contract 974-char remark

    Show marketing remark (974 chars)

    Charming and spacious 4-bedroom, 2.5-bath home offers the serenity of countryside living while being minutes from the shopping, dining, and everyday conveniences of Douglas County. The 2 story foyer brings in lots of natural light and opens to a cozy den on the left and a formal dining room on the right. The kitchen and eat-in area has a closet pantry and a breakfast bar with views to the living room. The main level also has a half bath and large laundry room, as well as a fireplace in the sunken living room. Upstairs, every bedroom offers generous space and beautiful architectural details, including vaulted and tray ceilings that add a touch of elegance. The owner’s suite features a private bath with corner soaker tub, large walk in closet, and an oversized sitting area; large enough to be a secondary bedroom. With quick access to major highways, you can commute with ease while still coming home to tranquility. Home is priced to sell in as-in condition.

22. 2026-01-06
    listed $308,500 Active 974-char remark

    Show marketing remark (925 chars)

    Charming and spacious 4-bedroom, 2.5-bath home offers the serenity of countryside living while being minutes from the shopping, dining, and everyday conveniences of Douglas County. The 2 story foyer brings in lots of natural light and opens to a cozy den on the left and a formal dining room on the right. The kitchen and eat-in area has a closet pantry and a breakfast bar with views to the living room. The main level also has a half bath and large laundry room, as well as a fireplace in the sunken living room. Upstairs, every bedroom offers generous space and beautiful architectural details, including vaulted and tray ceilings that add a touch of elegance. The owner's suite features a private bath with corner soaker tub, large walk in closet, and an oversized sitting area; large enough to be a secondary bedroom. With quick access to major highways, you can commute with ease while still coming home to tranquility.

23. 2026-01-06
    listed $308,500 New 925-char remark

    Show marketing remark (925 chars)

    Charming and spacious 4-bedroom, 2.5-bath home offers the serenity of countryside living while being minutes from the shopping, dining, and everyday conveniences of Douglas County. The 2 story foyer brings in lots of natural light and opens to a cozy den on the left and a formal dining room on the right. The kitchen and eat-in area has a closet pantry and a breakfast bar with views to the living room. The main level also has a half bath and large laundry room, as well as a fireplace in the sunken living room. Upstairs, every bedroom offers generous space and beautiful architectural details, including vaulted and tray ceilings that add a touch of elegance. The owner's suite features a private bath with corner soaker tub, large walk in closet, and an oversized sitting area; large enough to be a secondary bedroom. With quick access to major highways, you can commute with ease while still coming home to tranquility.

24. 2025-12-31
    historical
25. 2025-12-31
    historical
26. 2025-11-14
    price $310,000
27. 2025-11-14
    price $310,000
28. 2025-10-28
    listed $315,000 New
29. 2025-10-28
    listed $315,000 Active
30. 2025-10-14
    historical
31. 2025-10-13
    historical
32. 2016-07-06
    soldstatus $150,000
33. 2016-06-30
    soldstatus $150,000 Sold
34. 2016-06-30
    soldstatus $150,000 Sold
35. 2016-06-05
    status Under Contract
36. 2016-05-19
    historical Contingent - Due Diligence
37. 2016-05-18
    status Back on Market
38. 2016-05-18
    status Active
39. 2016-05-17
    status Under Contract
40. 2016-05-14
    historical Pending
41. 2016-05-12
    listed $150,000 Active
42. 2016-05-12
    listed $150,000 New
43. 2008-06-25
    soldstatus $133,900
44. 2008-02-26
    listed $139,900
45. 2004-08-09
    soldstatus $816,500

ⓘ 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: $3,608 · $301/mo
• Projected year-2 tax: $3,608 · $301/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 5/10 Major 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,199
• − Mortgage interest: −$16,805
• − Property taxes: −$3,608
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,256
• − Management: −$2,256
• − HOA: −$204
• − Depreciation: −$8,727
• Taxable loss: −$7,157
• Est. tax savings @ 24.0%: +$1,718
• After-tax cash flow: $-196/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: Douglas County
• NCES district ID: 1301860
• Math proficiency: 23% ▼ -16.00%
• Reading proficiency: 35% ▼ -11.00%
• Median HH income: $55,335
• Composite: 25.84/100
• National rank: #7353
• State rank: #92 of 174 in GA

Livability — Villa Rica

• Score: 65/100
• State rank: #224
• US rank: #13182

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Villa Rica, GA
• County: Carroll County · 124,888 people
• City population: 43,013
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 43,013
• Household income: $88,514
• Rent vs Own: 22.4% rent · 77.6% own
• Severe rent burden: 853.0

Population outlook (Douglas County) Hauer SSP2

• Today (2025): 163,022 people
• By 2030: 173,956 · +6.7%
• By 2040: 196,859 · +20.8%
• By 2050: 220,017 · +35.0%
• By 2075: 279,831 · +71.7%
• By 2100: 322,702 · +97.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 57% Black 29% Hispanic / Latino 7% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: German 1% Slovak 1% Italian 1%
• Foreign-born: 8% · Canada
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 2% French/Haitian/Cajun 1%

Political lean MEDSL · Douglas

• 2024 margin: Solid D (+31.4) · D 65.4% · R 33.9%
• 2008→2024 swing: +29.6pp toward D · 2008: 1.8pp · 2024: 31.4pp
• All cycles: 2024: D+31.4 2020: D+25.1 2016: D+10.8 2012: D+4.0 2008: D+1.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.97%
• Current HPI: 321.1874
• Rent YoY: ▲ 2.42%
• 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

-62.2% since first listed

35 events — show timeline

• 2026-05-12 Pending — FMLS
• 2026-05-07 Pending — GAMLS
• 2026-05-04 Contingent — FMLS
• 2026-03-25 Relisted — FMLS
• 2026-03-08 Relisted — FMLS
• 2026-02-28 Relisted — FMLS
• 2026-02-01 Relisted — GAMLS
• 2026-02-01 Relisted — FMLS
• 2026-01-29 Pending — FMLS
• 2026-01-25 Pending — GAMLS
• 2026-01-25 Contingent — FMLS
• 2026-01-06 Listed $308,500 GAMLS
• 2026-01-06 Listed $308,500 FMLS
• 2025-12-31 Listing Removed — FMLS
• 2025-12-31 Listing Removed — GAMLS
• 2025-11-14 Price Changed $310,000 GAMLS
• 2025-11-14 Price Changed $310,000 FMLS
• 2025-10-28 Listed $315,000 GAMLS
• 2025-10-28 Listed $315,000 FMLS
• 2025-10-14 Coming Soon — FMLS
• 2025-10-13 Coming Soon — GAMLS
• 2016-07-06 Sold (Public Records) $150,000 Public Records
• 2016-06-30 Sold (MLS) $150,000 GAMLS
• 2016-06-30 Sold (MLS) $150,000 FMLS
• 2016-06-05 Pending — GAMLS
• 2016-05-19 Contingent — FMLS
• 2016-05-18 Relisted — GAMLS
• 2016-05-18 Relisted — FMLS
• 2016-05-17 Pending — GAMLS
• 2016-05-14 Contingent — FMLS
• 2016-05-12 Listed $150,000 FMLS
• 2016-05-12 Listed $150,000 GAMLS
• 2008-06-25 Sold (MLS) $133,900 FMLS
• 2008-02-26 Listed $139,900 FMLS
• 2004-08-09 Sold (Public Records) $816,500 Public Records

Property tax history

+2.8%/yr

Latest (2025): $3,608 · -0.2% YoY. Source: county tax records.