90 Lazy Hollow Ln · Porterdale, GA 30016

$249,500

3 bd · 2.0 ba · 1,730 sqft · SingleFamily public records · 69 Days on market

Built 1991 0.61 ac lot $144/sqft · 10% below area Est $278k · 10% under

---

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 +12.2/15.0
• Cash flow +11.4/30.0
• DSCR +3.3/10.0
• Rent growth +3.0/5.0
• Livability +2.9/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this well-maintained 3-bedroom, 2-bath ranch perfectly situated on a spacious, level lot. Designed with comfort and functionality in mind, this home features an open-concept layout that flows seamlessly from the living area into the dining space and kitchen—ideal for both everyday living and entertaining. The converted garage adds valuable additional living space, perfect for a bonus room, home office, or flex area, while still offering the option to easily convert it back to a traditional garage if desired. Step outside to enjoy your private, fenced backyard—an ideal setting for relaxing, hosting gatherings, or letting pets roam freely. With its combination of space, versatility, and privacy, this home offers the perfect blend of indoor comfort and outdoor living.

Key facts

• Converted garage
• Open-concept layout
• 0.61 acre lot

Tags

• OPEN-CONCEPT LAYOUT
• CONVERTED GARAGE
• PRIVATE FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-88 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (22.0% below list).
• Recommended offer: $195k (22.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#447 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B+, housing B; Watch: schools F, amenities F, commute F.
• Newton County (suburban): math 17% / reading 26% proficiency, ranked #137 of 174 in GA (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+1.8%/yr); 419 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,480 units permitted in Newton County in 2024 (702 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 $7k of value loss. Plan a longer hold.
• Newton County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y ago; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $165k; list at $250k implies a 51% 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $194,646 (22.0% 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 69 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 5.87%
• Cash-on-cash: -1.52%
• DSCR: 0.93
• GRM: 10.7

CMA / ARV

• ARV (median comp): $278,285
• List price: $249,500
• Delta: -10.34%
• 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
600 Cowan Rd	0.15mi	3/2.0	1,716 (-1%)	10mo	$294,750	$172	83
165 Countryside Ln	0.37mi	3/2.0	1,748 (+1%)	7mo	$252,000	$144	75
70 Countryside Ln	0.53mi	3/2.0	1,701 (-2%)	2mo	$239,900	$141	71
75 Oak Hill Dr	0.33mi	4/2.0 (+1)	1,683 (-3%)	6mo	$280,000	$166	70
200 E Country Woods Dr	0.11mi	3/2.0	1,532 (-11%)	9mo	$241,000	$157	68
40 Oak Hill Dr	0.39mi	3/2.5	1,644 (-5%)	9mo	$213,000	$130	64
225 Oak Hill Dr	0.23mi	3/2.0	1,487 (-14%)	3mo	$259,900	$175	63
135 Woodcrest Dr	0.35mi	3/2.0	1,483 (-14%)	7mo	$233,000	$157	54
25 Chase Ct	0.45mi	3/2.0	1,530 (-12%)	7mo	$290,000	$190	54
150 Mills Creek Ln	0.65mi	3/2.0	1,622 (-6%)	7mo	$260,000	$160	53
400 Oak Hill Dr	0.55mi	3/2.0	1,515 (-12%)	4mo	$280,000	$185	50
35 Brooke Holw	0.68mi	3/2.0	1,533 (-11%)	11mo	$275,000	$179	40

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 · 1.84% rent growth · sell at horizon

5-year hold

• IRR: -20.1%
• Equity multiple: 0.31×
• Total profit: $-48,341
• Equity at exit: $37,201

10-year hold

• IRR: -15.6%
• Equity multiple: 0.16×
• Total profit: $-58,478
• Equity at exit: $21,572

Cash invested: $69,860 (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 30016

• Home prices YoY: -8.6%
• Rents YoY: 1.8%
• Active inventory: 419
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,946 high
• Mortgage (P&I): −$1,308
• Tax from tax record: −$214 /mo · $2,566/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $-88

Break-even live

Break-even rent $2,058

Max offer price $233,873

Occupancy floor 100%

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: $62,375
• Closing costs: $7,485
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
90 Lazy Hollow Ln Covington, GA	3.0	2.0	1294	$1,761	$1.36	13d	1	0.02mi
150 Lazy Hollow Ln Covington, GA	3.0	2.0	1348	$1,805	$1.34	24d	1	0.11mi
170 Oak Hill Dr Covington, GA	3.0	2.0	1677	$1,749	$1.04	3d	1	0.22mi
205 Oak Hill Dr Covington, GA	3.0	2.0	1683	$1,960	$1.16	5d	1	0.24mi
155 Creekside Trl Covington, GA	3.0	2.0	1394	$1,745	$1.25	5d	1	0.36mi
40 Oak Hill Dr Covington, GA	3.0	2.5	1644	$1,900	$1.16	24d	1	0.40mi
30 Pommel Ct Covington, GA	4.0	2.5	1804	$2,001	$1.11	13d	1	0.54mi
35 Pommel Ct Covington, GA	4.0	2.5	1800	$1,981	$1.10	44d	1	0.57mi
705 Mills Dr Covington, GA	3.0	2.0	1196	$1,641	$1.37	44d	1	0.69mi
55 Creekstone Ct Covington, GA	3.0	2.0	1350	$1,775	$1.31	13d	1	0.71mi
75 Dove Lndg Covington, GA	3.0	2.0	1528	$1,750	$1.15	24d	1	0.72mi
75 Dove Lndg Covington, GA	3.0	2.0	1528	$1,750	$1.15	44d	1	0.72mi
90 Wynfield Keep Covington, GA	4.0	3.0	2217	$2,121	$0.96	44d	1	1.00mi
150 Lakeside Dr Covington, GA	4.0	3.0	1264	$2,060	$1.63	2d	1	1.11mi
85 Lakeside Dr Covington, GA	3.0	2.0	1513	$1,710	$1.13	5d	1	1.24mi
65 White Oak Dr Covington, GA	4.0	2.0	1269	$1,810	$1.43	24d	1	1.25mi
195 Falcon Ridge Dr Covington, GA	3.0	2.0	1319	$1,819	$1.38	4d	1	1.29mi
20 Glynn Isle Dr Covington, GA	3.0	2.0	1401	$1,877	$1.34	17d	1	1.32mi
115 Falcon Ridge Dr Covington, GA	3.0	2.0	1648	$1,650	$1.00	24d	1	1.38mi
205 Highgrove Dr Covington, GA	4.0	3.0	1364	$1,849	$1.36	17d	1	1.43mi
155 McGiboney Pl Covington, GA	3.0	2.0	1932	$1,745	$0.90	44d	1	1.44mi
300 Claremont Dr Covington, GA	3.0	2.0	1398	$1,895	$1.36	5d	1	1.46mi

Listing history 28 events

1. 2026-06-04
   days on market $249,500 Active 69 DOM
2. 2026-06-03
   days on market $249,500 Active 68 DOM
3. 2026-06-02
   days on market $249,500 Active 67 DOM
4. 2026-06-01
   days on market $249,500 Active 66 DOM
5. 2026-05-31
   days on market $249,500 Active 65 DOM
6. 2026-04-09
   price $249,500 809-char remark

   Show marketing remark (809 chars)

   Welcome home to this well-maintained 3-bedroom, 2-bath ranch perfectly situated on a spacious, level lot. Designed with comfort and functionality in mind, this home features an open-concept layout that flows seamlessly from the living area into the dining space and kitchen—ideal for both everyday living and entertaining. The converted garage adds valuable additional living space, perfect for a bonus room, home office, or flex area, while still offering the option to easily convert it back to a traditional garage if desired. Step outside to enjoy your private, fenced backyard—an ideal setting for relaxing, hosting gatherings, or letting pets roam freely. With its combination of space, versatility, and privacy, this home offers the perfect blend of indoor comfort and outdoor living.

7. 2026-03-27
   listed $239,000 Active 809-char remark

   Show marketing remark (809 chars)

   Welcome home to this well-maintained 3-bedroom, 2-bath ranch perfectly situated on a spacious, level lot. Designed with comfort and functionality in mind, this home features an open-concept layout that flows seamlessly from the living area into the dining space and kitchen—ideal for both everyday living and entertaining. The converted garage adds valuable additional living space, perfect for a bonus room, home office, or flex area, while still offering the option to easily convert it back to a traditional garage if desired. Step outside to enjoy your private, fenced backyard—an ideal setting for relaxing, hosting gatherings, or letting pets roam freely. With its combination of space, versatility, and privacy, this home offers the perfect blend of indoor comfort and outdoor living.

8. 2024-12-08
   historical $1,630
9. 2024-12-05
   price $1,630
10. 2024-11-15
    price $1,675
11. 2024-10-17
    price $1,690
12. 2024-10-02
    price $1,735
13. 2024-09-17
    listed $1,780
14. 2021-04-07
    soldstatus $165,000 Closed 379-char remark

    Show marketing remark (379 chars)

    Well kept ranch on large level lot with fenced private backyard. Garage finished to allow more living space but can be easily reconverted. PLEASE USE SHOWINGTIME NO LOCKBOX ON PROPERTY OCCUPANTS WILL ALLOW ACCESS AFTER APPT IS MADE WITH LISTING AGENT. SPECIAL HOURS Closing Attorney Partnership Title Co Llp (Mike Babcock) NO BLIND OFFERS. Please observe Covid protocols.

15. 2021-04-07
    soldstatus $165,000 Sold

    Show marketing remark (379 chars)

    Well kept ranch on large level lot with fenced private backyard. Garage finished to allow more living space but can be easily reconverted. PLEASE USE SHOWINGTIME NO LOCKBOX ON PROPERTY OCCUPANTS WILL ALLOW ACCESS AFTER APPT IS MADE WITH LISTING AGENT. SPECIAL HOURS Closing Attorney Partnership Title Co Llp (Mike Babcock) NO BLIND OFFERS. Please observe Covid protocols.

16. 2021-04-07
    soldstatus $165,000

    Show marketing remark (379 chars)

    Well kept ranch on large level lot with fenced private backyard. Garage finished to allow more living space but can be easily reconverted. PLEASE USE SHOWINGTIME NO LOCKBOX ON PROPERTY OCCUPANTS WILL ALLOW ACCESS AFTER APPT IS MADE WITH LISTING AGENT. SPECIAL HOURS Closing Attorney Partnership Title Co Llp (Mike Babcock) NO BLIND OFFERS. Please observe Covid protocols.

17. 2021-02-24
    status Pending 379-char remark

    Show marketing remark (379 chars)

    Well kept ranch on large level lot with fenced private backyard. Garage finished to allow more living space but can be easily reconverted. PLEASE USE SHOWINGTIME NO LOCKBOX ON PROPERTY OCCUPANTS WILL ALLOW ACCESS AFTER APPT IS MADE WITH LISTING AGENT. SPECIAL HOURS Closing Attorney Partnership Title Co Llp (Mike Babcock) NO BLIND OFFERS. Please observe Covid protocols.

18. 2021-02-23
    status Under Contract
19. 2021-02-17
    listed $158,900 Active 379-char remark

    Show marketing remark (379 chars)

    Well kept ranch on large level lot with fenced private backyard. Garage finished to allow more living space but can be easily reconverted. PLEASE USE SHOWINGTIME NO LOCKBOX ON PROPERTY OCCUPANTS WILL ALLOW ACCESS AFTER APPT IS MADE WITH LISTING AGENT. SPECIAL HOURS Closing Attorney Partnership Title Co Llp (Mike Babcock) NO BLIND OFFERS. Please observe Covid protocols.

20. 2021-02-17
    listed $158,900 New

    Show marketing remark (379 chars)

    Well kept ranch on large level lot with fenced private backyard. Garage finished to allow more living space but can be easily reconverted. PLEASE USE SHOWINGTIME NO LOCKBOX ON PROPERTY OCCUPANTS WILL ALLOW ACCESS AFTER APPT IS MADE WITH LISTING AGENT. SPECIAL HOURS Closing Attorney Partnership Title Co Llp (Mike Babcock) NO BLIND OFFERS. Please observe Covid protocols.

21. 2020-10-13
    historical
22. 2020-09-29
    listed $158,900 New
23. 2018-09-04
    soldstatus $115,000
24. 2018-08-24
    soldstatus $115,000 Sold
25. 2018-07-13
    status Under Contract
26. 2018-07-12
    status Pending Offer Approval
27. 2018-07-10
    listed $115,000 New
28. 2003-07-22
    soldstatus $101,500

ⓘ 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: $2,566 · $214/mo
• Projected year-2 tax: $2,566 · $214/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥106°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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,358
• − Mortgage interest: −$13,976
• − Property taxes: −$2,566
• − Insurance: −$1,248
• − Repairs & maintenance: −$1,869
• − Management: −$1,869
• − Depreciation: −$7,258
• Taxable loss: −$5,427
• Est. tax savings @ 24.0%: +$1,302
• After-tax cash flow: $241/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: Newton County
• NCES district ID: 1303930
• Math proficiency: 17% ▼ -13.00%
• Reading proficiency: 26% ▼ -8.00%
• Median HH income: $50,768
• Composite: 19.2/100
• National rank: #8816
• State rank: #137 of 174 in GA

Livability — Porterdale

• Score: 58/100
• State rank: #447
• US rank: #21362

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Newton County · 104,393 people
• City population: 76
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 62,968
• Household income: $79,527
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 1172.0

Population outlook (Newton County) Hauer SSP2

• Today (2025): 118,372 people
• By 2030: 124,234 · +5.0%
• By 2040: 135,550 · +14.5%
• By 2050: 145,309 · +22.8%
• By 2075: 166,843 · +40.9%
• By 2100: 175,800 · +48.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 59% White 29% Two or more races 8% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 1% French/Haitian/Cajun 1%

Political lean MEDSL · Newton

• 2024 margin: D (+15.1) · D 57.3% · R 42.2%
• 2008→2024 swing: +14.0pp toward D · 2008: 1.2pp · 2024: 15.1pp
• All cycles: 2024: D+15.1 2020: D+10.9 2016: D+2.4 2012: D+2.0 2008: D+1.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.68%
• Current HPI: 317.5605
• Rent YoY: ▲ 1.84%
• 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

+145.8% since first listed

23 events — show timeline

• 2026-04-09 Price Changed $249,500 FMLS
• 2026-03-27 Listed $239,000 FMLS
• 2024-12-08 Rental Removed $1,630 RENTLY
• 2024-12-05 Price Changed $1,630 RENTLY
• 2024-11-15 Price Changed $1,675 RENTLY
• 2024-10-17 Price Changed $1,690 RENTLY
• 2024-10-02 Price Changed $1,735 RENTLY
• 2024-09-17 Listed for Rent $1,780 RENTLY
• 2021-04-07 Sold (Public Records) $165,000 Public Records
• 2021-04-07 Sold (MLS) $165,000 GAMLS
• 2021-04-07 Sold (MLS) $165,000 FMLS
• 2021-02-24 Pending — FMLS
• 2021-02-23 Pending — GAMLS
• 2021-02-17 Listed $158,900 GAMLS
• 2021-02-17 Listed $158,900 FMLS
• 2020-10-13 Listing Removed — GAMLS
• 2020-09-29 Listed $158,900 GAMLS
• 2018-09-04 Sold (Public Records) $115,000 Public Records
• 2018-08-24 Sold (MLS) $115,000 GAMLS
• 2018-07-13 Pending — GAMLS
• 2018-07-12 Pending — GAMLS
• 2018-07-10 Listed $115,000 GAMLS
• 2003-07-22 Sold (Public Records) $101,500 Public Records

Property tax history

+5.9%/yr

Latest (2025): $2,566 · +0.3% YoY. Source: county tax records.