54 Nunnally Pl · Villa Rica, GA 30180

$385,000

4 bd · 3.0 ba · 2,354 sqft · SingleFamily public records · 98 Days on market

Built 2005 0.40 ac lot $164/sqft · 14% below area Est $448k · 14% under $91/mo HOA · 4% 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 +13.9/15.0
• Cash flow +7.9/30.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• 1% rule +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Meticulously maintained and thoughtfully designed, this charming home welcomes you with timeless style and modern comfort. A spacious eatin kitchen serves as the heart of the home, complete with a Butler's pantry offering abundant custom cabinetry and countertop space-an ideal blend of function and Southern hospitality. Throughout the main level, 10ft ceilings and characterfilled living spaces create an inviting atmosphere that feels instantly like home. The openconcept family room is bright and airy, featuring 3/4inch solid oak hardwood floors, large windows overlooking the serene, wooded backyard, and a gorgeous, vented woodburning fireplace that anchors the room-perfect for cozy evenings or lively gatherings. Solid oak hardwoods continue through the foyer, hallway, and flex room, adding warmth and continuity. Host with ease in the formal dining room. A generous mainlevel bedroom, thoughtfully positioned beside a full bath, provides an ideal retreat for overnight guests or multigenerational living. Upstairs, you'll find three generous bedrooms and two full baths, including a beautiful owner's suite with tray ceilings and a spacious walkin closet. A large bonus room provides exceptional flexibility, making it perfect for a media room, guest suite. The unfinished basement offers outstanding storage and endless potential for future expansion. Outside, the stunning backyard becomes your private retreat, complete with a lovely deck ideal for relaxing, grilling, or entertaining. A rare and valuable feature of this property is its twogarage setup: a spacious twocar garage on the main level plus a second driveway leading to an additional basementlevel garage-perfect for extra vehicles, a boat, or recreational equipment. From its thoughtful details to its timeless design, this home exudes Southern grace paired with modern comfort.

Key facts

• Wooded backyard
• Formal dining room
• Mainlevel flex space

Tags

• EATIN KITCHEN
• OVERSIZED CUSTOM CABINETRY
• OPENCONCEPT FAMILY ROOM
• WOODED BACKYARD
• FORMAL DINING ROOM
• MAINLEVEL FLEX SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $385k.

Deal economics

• At list price, monthly cash flow is $-405 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $314k (18.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (35.6% below list).
• Recommended offer: $248k (35.6% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 4.0% in Villa Rica — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Paulding County (suburban): math 39% / reading 42% proficiency, ranked #33 of 174 in GA (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: New Georgia Elementary School (math 47% / reading 37%, grade F, #380 of 1,228 statewide, top 33%, 427 students, 49% FRL); Carl Scoggins Sr. Middle School (math 29% / reading 40%, grade F, #196 of 470 statewide, top 42%, 760 students, 47% FRL); South Paulding High School (math 20% / reading 32%, grade F, #175 of 424 statewide, top 42%, 1,911 students, 36% FRL).
• Market conditions: Rents rising (+2.4%/yr); 669 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,458 units permitted in Paulding County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% 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 $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Paulding County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($350k) is reasonable based on typical stale-listing flexibility.
• 3 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 $113k; list at $385k implies a 240% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% 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 $247,986 (35.6% 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 98 days. Have you received any prior offers? Is the seller open to a 36% 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: 0.64% ✗
• Cap rate: 5.03%
• Cash-on-cash: -4.50%
• DSCR: 0.80
• GRM: 12.9

CMA / ARV

• ARV (median comp): $448,498
• List price: $385,000
• Delta: -14.16%
• 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
39 Stockton Pl	0.16mi	4/3.0	2,450 (+4%)	0mo	$439,900	$180	86
50 Worthington Dr	0.13mi	4/2.5	2,458 (+4%)	7mo	$490,000	$199	79
67 Nunnally Pl	0.03mi	5/2.5 (+1)	2,511 (+7%)	4mo	$420,900	$168	77
685 Hanover Dr	0.43mi	4/3.5	2,346 (-0%)	2mo	$510,000	$217	75
917 Sundown Pt	0.17mi	4/2.0	2,250 (-4%)	8mo	$437,990	$195	73
87 Colonial Ter	0.53mi	4/4.0	2,337 (-1%)	0mo	$440,000	$188	70
592 Hanover Dr	0.34mi	3/2.0 (-1)	2,386 (+1%)	4mo	$385,000	$161	70
448 Hanover Dr	0.21mi	3/2.5 (-1)	2,181 (-7%)	10mo	$398,900	$183	63
33 New Kent Ct	0.48mi	4/2.5	2,608 (+11%)	3mo	$430,000	$165	55
300 Peggy Cole Bridge Rd	0.59mi	3/3.0 (-1)	2,148 (-9%)	10mo	$315,000	$147	44
64 Colonial Ter	0.53mi	3/3.0 (-1)	2,010 (-15%)	4mo	$440,846	$219	43
49 Masters Dr	0.54mi	3/3.0 (-1)	2,018 (-14%)	4mo	$399,900	$198	42

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: -24.5%
• Equity multiple: 0.17×
• Total profit: $-89,738
• Equity at exit: $57,405

10-year hold

• IRR: -21.8%
• Equity multiple: -0.09×
• Total profit: $-117,748
• Equity at exit: $33,288

Cash invested: $107,800 (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: 12.9×

Monthly cashflow live

• Estimated rent: $2,480 high
• Mortgage (P&I): −$2,019
• Tax from tax record: −$93 /mo · $1,119/yr
• Insurance: −$160
• HOA: −$91
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $-405

Break-even live

Break-even rent $2,992

Max offer price $313,529

Occupancy floor —

Sensitivity live

Price	-10% $-187	-5% $-296	+0% $-405	+5% $-514	+10% $-623
Rent	-10% $-600	-5% $-503	+0% $-405	+5% $-307	+10% $-209
Rate	-1.0pp $-211	-0.5pp $-307	base $-405	+0.5pp $-504	+1.0pp $-606

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: $96,250
• Closing costs: $11,550
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
97 Dunston Way Villa Rica, GA	5.0	4.0	3000	$2,681	$0.89	0d	1	0.42mi
138 Cotton Tail Ln Villa Rica, GA	3.0	2.0	1663	$1,865	$1.12	45d	1	1.03mi
44 Meriwether Ln Villa Rica, GA	4.0	2.5	1801	$1,990	$1.10	3d	1	1.05mi
8 Borland Rd Villa Rica, GA	4.0	2.5	2132	$2,249	$1.05	12d	1	1.11mi
20 Susie Creek Ln Villa Rica, GA	3.0	2.0	1606	$2,000	$1.25	45d	1	1.30mi
423 Hopi Ln Villa Rica, GA	4.0	2.5	3374	$2,400	$0.71	45d	1	1.48mi

HOA detail

• Monthly dues: $91 · $1,092/yr

Listing history 8 events

1. 2026-03-30
   price $385,000 1864-char remark

   Show marketing remark (1864 chars)

   Meticulously maintained and thoughtfully designed, this charming home welcomes you with timeless style and modern comfort. A spacious eatin kitchen serves as the heart of the home, complete with a Butler's pantry offering abundant custom cabinetry and countertop space-an ideal blend of function and Southern hospitality. Throughout the main level, 10ft ceilings and characterfilled living spaces create an inviting atmosphere that feels instantly like home. The openconcept family room is bright and airy, featuring 3/4inch solid oak hardwood floors, large windows overlooking the serene, wooded backyard, and a gorgeous, vented woodburning fireplace that anchors the room-perfect for cozy evenings or lively gatherings. Solid oak hardwoods continue through the foyer, hallway, and flex room, adding warmth and continuity. Host with ease in the formal dining room. A generous mainlevel bedroom, thoughtfully positioned beside a full bath, provides an ideal retreat for overnight guests or multigenerational living. Upstairs, you'll find three generous bedrooms and two full baths, including a beautiful owner's suite with tray ceilings and a spacious walkin closet. A large bonus room provides exceptional flexibility, making it perfect for a media room, guest suite. The unfinished basement offers outstanding storage and endless potential for future expansion. Outside, the stunning backyard becomes your private retreat, complete with a lovely deck ideal for relaxing, grilling, or entertaining. A rare and valuable feature of this property is its twogarage setup: a spacious twocar garage on the main level plus a second driveway leading to an additional basementlevel garage-perfect for extra vehicles, a boat, or recreational equipment. From its thoughtful details to its timeless design, this home exudes Southern grace paired with modern comfort.

2. 2026-03-26
   price $400,000 1864-char remark

   Show marketing remark (1864 chars)

   Meticulously maintained and thoughtfully designed, this charming home welcomes you with timeless style and modern comfort. A spacious eatin kitchen serves as the heart of the home, complete with a Butler's pantry offering abundant custom cabinetry and countertop space-an ideal blend of function and Southern hospitality. Throughout the main level, 10ft ceilings and characterfilled living spaces create an inviting atmosphere that feels instantly like home. The openconcept family room is bright and airy, featuring 3/4inch solid oak hardwood floors, large windows overlooking the serene, wooded backyard, and a gorgeous, vented woodburning fireplace that anchors the room-perfect for cozy evenings or lively gatherings. Solid oak hardwoods continue through the foyer, hallway, and flex room, adding warmth and continuity. Host with ease in the formal dining room. A generous mainlevel bedroom, thoughtfully positioned beside a full bath, provides an ideal retreat for overnight guests or multigenerational living. Upstairs, you'll find three generous bedrooms and two full baths, including a beautiful owner's suite with tray ceilings and a spacious walkin closet. A large bonus room provides exceptional flexibility, making it perfect for a media room, guest suite. The unfinished basement offers outstanding storage and endless potential for future expansion. Outside, the stunning backyard becomes your private retreat, complete with a lovely deck ideal for relaxing, grilling, or entertaining. A rare and valuable feature of this property is its twogarage setup: a spacious twocar garage on the main level plus a second driveway leading to an additional basementlevel garage-perfect for extra vehicles, a boat, or recreational equipment. From its thoughtful details to its timeless design, this home exudes Southern grace paired with modern comfort.

3. 2026-02-04
   listed $405,000 New 1864-char remark

   Show marketing remark (1864 chars)

   Meticulously maintained and thoughtfully designed, this charming home welcomes you with timeless style and modern comfort. A spacious eatin kitchen serves as the heart of the home, complete with a Butler's pantry offering abundant custom cabinetry and countertop space-an ideal blend of function and Southern hospitality. Throughout the main level, 10ft ceilings and characterfilled living spaces create an inviting atmosphere that feels instantly like home. The openconcept family room is bright and airy, featuring 3/4inch solid oak hardwood floors, large windows overlooking the serene, wooded backyard, and a gorgeous, vented woodburning fireplace that anchors the room-perfect for cozy evenings or lively gatherings. Solid oak hardwoods continue through the foyer, hallway, and flex room, adding warmth and continuity. Host with ease in the formal dining room. A generous mainlevel bedroom, thoughtfully positioned beside a full bath, provides an ideal retreat for overnight guests or multigenerational living. Upstairs, you'll find three generous bedrooms and two full baths, including a beautiful owner's suite with tray ceilings and a spacious walkin closet. A large bonus room provides exceptional flexibility, making it perfect for a media room, guest suite. The unfinished basement offers outstanding storage and endless potential for future expansion. Outside, the stunning backyard becomes your private retreat, complete with a lovely deck ideal for relaxing, grilling, or entertaining. A rare and valuable feature of this property is its twogarage setup: a spacious twocar garage on the main level plus a second driveway leading to an additional basementlevel garage-perfect for extra vehicles, a boat, or recreational equipment. From its thoughtful details to its timeless design, this home exudes Southern grace paired with modern comfort.

4. 2025-11-17
   historical
5. 2025-11-17
   historical
6. 2025-09-01
   listed $434,900 Active
7. 2025-09-01
   listed $434,900 New
8. 2005-04-12
   soldstatus $113,300

ⓘ 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: $1,119 · $93/mo
• Projected year-2 tax: $3,542 · $295/mo
• Expected delta: +$2,423/yr (+$202/mo · 216.5%)

ⓘ 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 5/10 Major 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $29,758
• − Mortgage interest: −$21,566
• − Property taxes: −$1,119
• − Insurance: −$1,925
• − Repairs & maintenance: −$2,381
• − Management: −$2,381
• − HOA: −$1,092
• − Depreciation: −$11,200
• Taxable loss: −$11,905
• Est. tax savings @ 24.0%: +$2,857
• After-tax cash flow: $-1,998/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: Paulding County
• NCES district ID: 1304020
• Math proficiency: 39% ▼ -6.00%
• Reading proficiency: 42% ▼ -7.00%
• Median HH income: $61,447
• Composite: 36.0/100
• National rank: #4784
• State rank: #33 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

• 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 (Paulding County) Hauer SSP2

• Today (2025): 175,714 people
• By 2030: 186,082 · +5.9%
• By 2040: 204,414 · +16.3%
• By 2050: 217,040 · +23.5%
• By 2075: 236,980 · +34.9%
• By 2100: 238,314 · +35.6%

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 · Paulding

• 2024 margin: Strong R (+24.1) · D 37.6% · R 61.7%
• 2008→2024 swing: +14.4pp toward D · 2008: -38.5pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+29.1 2016: R+41.2 2012: R+43.6 2008: R+38.5

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

+239.8% since first listed

8 events — show timeline

• 2026-03-30 Price Changed $385,000 GAMLS
• 2026-03-26 Price Changed $400,000 GAMLS
• 2026-02-04 Listed $405,000 GAMLS
• 2025-11-17 Listing Removed — GAMLS
• 2025-11-17 Listing Removed — FMLS
• 2025-09-01 Listed $434,900 GAMLS
• 2025-09-01 Listed $434,900 FMLS
• 2005-04-12 Sold (Public Records) $113,300 Public Records

Property tax history

-5.0%/yr

Latest (2025): $1,119 · -2.3% YoY. Source: county tax records.