11418 Ashefield Ln · Lovejoy, GA 30228

$175,000

3 bd · 2.0 ba · 1,516 sqft · Townhouse public records · 45 Days on market

Built 2005 $115/sqft · at area comps Est $179k · at est.

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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 +21.1/30.0
• ARV discount +8.4/15.0
• DSCR +6.7/10.0
• 1% rule +5.9/10.0
• Rent growth +3.1/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

This charming home is now available and offers comfort and convenience throughout. The inviting living room features soft carpeting, creating a warm space for relaxing or entertaining. Each bedroom is equipped with ceiling fans to ensure year-round comfort, especially during warmer months. A dedicated laundry closet adds everyday ease and eliminates the need for off-site laundry. Don't miss your chance to own this delightful property-schedule your showing today!

Key facts

• Living room
• Ceiling fans
• Laundry closet

Tags

• LIVING ROOM
• CEILING FANS
• LAUNDRY CLOSET

Property features AI

Finance

• HOA & community: Association with grounds maintenance included

Exterior

• Parking: Assigned parking
• Utilities: Public water; Public sewer; Electricity available; Cable available; High-speed internet available; Phone service available; Water available on property
• Home design: Residential townhouse; House/attached townhome; Built in 2005
• Construction: Stone and vinyl siding exterior; Composition roof; Approximately 1,516 square feet above grade
• Exterior features: Level lot

Interior

• Kitchen: Cooktop; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Heating & cooling: Central heating; Central air; Ceiling fan(s); Electric cooling
• Interior features: Two levels; Family room; No basement; Other interior features
• Laundry & utility: Laundry closet in hall

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $175k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 4.4% in Lovejoy — 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 62/100 on livability (#317 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Clayton County (suburban): math 11% / reading 20% proficiency, ranked #155 of 174 in GA (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Lovejoy High School (math 7% / reading 8%, grade F, #378 of 424 statewide, top 91%, 2,136 students, 90% FRL).
• Market conditions: Rents rising (+2.2%/yr); 547 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Clayton 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 45 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $175k implies a 95% 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 $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.09% ✓
• Cap rate: 8.01%
• Cash-on-cash: 6.13%
• DSCR: 1.27
• GRM: 7.7

CMA / ARV

• ARV (median comp): $178,665
• List price: $175,000
• Delta: -2.05%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11447 South Grove Dr	0.03mi	3/2.5	1,520 (+0%)	2mo	$159,900	$105	94
1740 Fielding Way	0.20mi	3/2.5	1,520 (+0%)	1mo	$169,900	$112	87
1761 Glen View Way	0.13mi	3/2.5	1,426 (-6%)	1mo	$150,000	$105	81
11524 Kimberly Way	0.41mi	3/2.5	1,579 (+4%)	0mo	$245,490	$155	72
11531 Kimberly Way Lot 09	0.39mi	3/2.5	1,579 (+4%)	1mo	$279,990	$177	72
11535 Kimberly Way Lot 11	0.38mi	3/2.5	1,579 (+4%)	2mo	$269,990	$171	71
11541 Kimberly Way	0.40mi	3/2.5	1,579 (+4%)	2mo	$269,590	$171	71
11522 Kimberly Way	0.42mi	3/2.5	1,579 (+4%)	1mo	$275,491	$174	71
11526 Kimberly Way	0.42mi	3/2.5	1,579 (+4%)	1mo	$286,490	$181	70
11514 Kimberly Way	0.41mi	3/2.5	1,579 (+4%)	2mo	$285,990	$181	70
11518 Kimberly Way	0.41mi	3/2.5	1,579 (+4%)	2mo	$275,491	$174	70
11552 Kimberly Way #29	0.43mi	3/2.5	1,579 (+4%)	2mo	$269,990	$171	69

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: -7.7%
• Equity multiple: 0.72×
• Total profit: $-13,868
• Equity at exit: $26,093

10-year hold

• IRR: 0.8%
• Equity multiple: 1.05×
• Total profit: $2,556
• Equity at exit: $15,131

Cash invested: $49,000 (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 30228

• Home prices YoY: -24.3%
• Rents YoY: 2.2%
• Active inventory: 547
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,903 high
• Mortgage (P&I): −$918
• Tax from tax record: −$262 /mo · $3,145/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $250

Break-even live

Break-even rent $1,586

Max offer price $175,000

Occupancy floor 82%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1863 Grove Way Lovejoy, GA	3.0	2.5	1592	$1,660	$1.04	24d	1	0.05mi
2019 Grove Way Lovejoy, GA	3.0	2.5	1524	$1,395	$0.92	44d	1	0.06mi
1902 Grove Way Lovejoy, GA	3.0	2.5	1592	$1,555	$0.98	4d	1	0.08mi
11517 Haleigh St Lovejoy, GA	3.0	3.0	2228	$2,000	$0.90	44d	1	0.08mi
1781 Fielding Way Lovejoy, GA	3.0	2.5	1370	$1,545	$1.13	44d	1	0.10mi
1992 Lovejoy Rd Lovejoy, GA	1.0–3.0	1.0–2.0	1085	$1,902	$1.75	2d	25	0.20mi
1906 Dalton Way Lovejoy, GA	3.0	3.0	2228	$2,100	$0.94	44d	1	0.20mi
11664 Flemming Ct Lovejoy, GA	3.0	2.5	2025	$2,060	$1.02	5d	1	0.33mi
11540 Alicias Ct Lovejoy, GA	3.0	2.5	1876	$1,711	$0.91	5d	1	0.39mi
11531 Kimberly Way Lovejoy, GA	3.0	2.5	1579	$2,200	$1.39	4d	1	0.41mi
11522 Kimberly Way Lovejoy, GA	3.0	2.5	1700	$2,200	$1.29	4d	1	0.41mi
2051 Registry Ct Lovejoy, GA	4.0	3.0	2188	$1,940	$0.89	44d	1	0.47mi
11866 Registry Blvd Unit 1 Hampton, GA	3.0	2.0	1488	$1,650	$1.11	24d	1	0.48mi
11248 James Madison Dr Hampton, GA	3.0	2.5	1986	$1,980	$1.00	11d	1	0.50mi
11236 James Madison Dr Hampton, GA	3.0	2.5	1518	$1,870	$1.23	44d	1	0.51mi
2056 Registry Pl Lovejoy, GA	3.0	2.0	1488	$1,825	$1.23	44d	1	0.53mi
11649 Mendenhall Ct Hampton, GA	3.0	2.5	1568	$2,300	$1.47	21d	1	0.62mi
11722 Chatham Dr Hampton, GA	3.0	2.5	1600	$2,300	$1.44	24d	1	0.63mi
1562 Onalee Dr Hampton, GA	3.0	2.5	2125	$1,775	$0.84	19d	1	0.66mi
1562 Onalee Dr Hampton, GA	3.0	2.0	2125	$1,800	$0.85	44d	1	0.66mi
2355 Brianna Dr Lovejoy, GA	3.0	2.5	1876	$1,476	$0.79	13d	1	0.67mi
2361 Brianna Dr Lovejoy, GA	3.0	2.5	1384	$1,525	$1.10	22d	1	0.67mi
1578 Onalee Dr Hampton, GA	3.0	2.5	1709	$1,800	$1.05	24d	1	0.67mi
2367 Brianna Dr Lovejoy, GA	3.0	2.5	1440	$1,695	$1.18	44d	1	0.67mi
11523 Vinea Ln Lovejoy, GA	3.0	2.0	1557	$1,850	$1.19	44d	1	0.71mi
2306 Nicole Dr Lovejoy, GA	3.0	2.5	1324	$1,800	$1.36	44d	1	0.73mi
2411 Brianna Dr Lovejoy, GA	3.0	2.0	1432	$1,826	$1.28	3d	1	0.73mi
11560 Winston Dr Lovejoy, GA	3.0	3.0	1710	$2,710	$1.58	44d	1	0.77mi
1591 Elizabeth Ln Hampton, GA	3.0	2.0	1352	$1,591	$1.18	44d	1	0.77mi
11352 Michelle Way Lovejoy, GA	3.0	2.5	1440	$1,485	$1.03	13d	1	0.77mi
2257 Sugarleaf Trl Lovejoy, GA	3.0	2.0	1624	$1,775	$1.09	44d	1	0.78mi
2275 Nicole Dr Lovejoy, GA	4.0	2.0	1800	$1,835	$1.02	5d	1	0.79mi
11942 Fuller St Lovejoy, GA	3.0	2.5	1421	$1,639	$1.15	44d	1	0.81mi
11015 Tara Blvd Lovejoy, GA	1.0–3.0	1.0–2.0	1113	$1,815	$1.63	44d	1	0.81mi
11940 Fuller St Lovejoy, GA	3.0	2.5	1421	$1,699	$1.20	44d	1	0.81mi
2251 Nicole Dr #119 Hampton, GA	3.0	2.5	1324	$1,700	$1.28	24d	1	0.83mi
11035 Shannon Cir Hampton, GA	3.0	2.0	1320	$1,606	$1.22	13d	1	0.83mi
11877 Fuller St Lovejoy, GA	3.0	2.5	1386	$1,609	$1.16	24d	1	0.87mi
12227 Tara Blvd Lovejoy, GA	1.0–3.0	1.0–2.0	1179	$1,913	$1.62	1d	13	1.01mi
11116 Shadow Creek Ter Hampton, GA	3.0	2.5	2195	$2,035	$0.93	13d	1	1.03mi

Listing history 22 events

1. 2026-06-18
   days on market $175,000 Active 45 DOM
2. 2026-06-17
   days on market $175,000 Active 44 DOM
3. 2026-06-16
   days on market $175,000 Active 43 DOM
4. 2026-06-15
   days on market $175,000 Active 42 DOM
5. 2026-06-13
   days on market $175,000 Active 40 DOM
6. 2026-06-09
   days on market $175,000 Active 36 DOM
7. 2026-06-08
   days on market $175,000 Active 35 DOM
8. 2026-06-07
   days on market $175,000 Active 34 DOM
9. 2026-06-04
   days on market $175,000 Active 31 DOM
10. 2026-06-03
    days on market $175,000 Active 30 DOM
11. 2026-06-02
    days on market $175,000 Active 29 DOM
12. 2026-06-01
    statusdays on market $175,000 Active 28 DOM
13. 2026-05-31
    days on market $175,000 Price Change 27 DOM
14. 2026-03-29
    listed $189,900 New 466-char remark
15. 2024-11-15
    historical $1,335
16. 2024-11-07
    price $1,335
17. 2024-10-02
    price $1,495
18. 2024-09-19
    listed $1,595
19. 2020-08-17
    soldstatus $89,900
20. 2020-08-17
    soldstatus $89,900
21. 2018-02-20
    soldstatus $67,100
22. 2014-01-06
    soldstatus $67,000

ⓘ 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: $3,145 · $262/mo
• Projected year-2 tax: $3,145 · $262/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 · 20 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: $22,834
• − Mortgage interest: −$9,803
• − Property taxes: −$3,145
• − Insurance: −$875
• − Repairs & maintenance: −$1,827
• − Management: −$1,827
• − Depreciation: −$5,091
• Taxable income: $267
• Est. tax owed @ 24.0%: −$64
• After-tax cash flow: $2,942/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: Clayton County
• NCES district ID: 1301230
• Math proficiency: 11% ▼ -13.00%
• Reading proficiency: 20% ▼ -9.00%
• Median HH income: $42,266
• Composite: 13.41/100
• National rank: #9527
• State rank: #155 of 174 in GA

Livability — Lovejoy

• Score: 62/100
• State rank: #317
• US rank: #17071

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lovejoy, GA
• County: Henry County · 316,359 people
• City population: 606
• 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 (Clayton County) Hauer SSP2

• Today (2025): 310,777 people
• By 2030: 329,762 · +6.1%
• By 2040: 368,052 · +18.4%
• By 2050: 401,196 · +29.1%
• By 2075: 472,488 · +52.0%
• By 2100: 500,446 · +61.0%

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 · Clayton

• 2024 margin: Solid D (+69.2) · D 84.3% · R 15.1%
• 2008→2024 swing: +2.8pp toward D · 2008: 66.4pp · 2024: 69.2pp
• All cycles: 2024: D+69.2 2020: D+70.9 2016: D+71.9 2012: D+70.1 2008: D+66.4

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

+161.2% since first listed

10 events — show timeline

• 2026-05-29 Price Changed $175,000 GAMLS
• 2026-03-29 Listed $189,900 GAMLS
• 2024-11-15 Rental Removed $1,335 GAMLS
• 2024-11-07 Price Changed $1,335 GAMLS
• 2024-10-02 Price Changed $1,495 GAMLS
• 2024-09-19 Listed for Rent $1,595 GAMLS
• 2020-08-17 Sold (Public Records) $89,900 Public Records
• 2020-08-17 Sold (Public Records) $89,900 Public Records
• 2018-02-20 Sold (Public Records) $67,100 Public Records
• 2014-01-06 Sold (Public Records) $67,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $3,145 · -1.1% YoY. Source: county tax records.