130 Taunton Rd · Covington, GA 30014

$217,000

3 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 155 Days on market

Built 1978 0.98 ac lot $167/sqft · at area comps Est $218k · at est.

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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).

• Cash flow +13.4/30.0
• ARV discount +7.8/15.0
• DSCR +4.0/10.0
• 1% rule +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cozy charm Ranch with 3 bedrooms and 2 recently renovated baths! 1296 Sq Ft of comfort home! It's a true Gem with country lifestyle close to the city. Real good opportunity for investors and first home buyers as well! High rent demand property. Pretty good deal in 1 acre land! Easy showings text listing agent Ruben Aguilar for details

Key facts

• 0.98 acre lot
• Built 1978
• Listed 155 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $217k.

Deal economics

• At list price, monthly cash flow is $5 ($64/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (20.5% below list).
• Recommended offer: $173k (20.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.8% in Covington — 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 59/100 on livability (#396 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime 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.
• Zoned schools: Newton County Theme School At Ficquett (math 49% / reading 65%, grade C+, #151 of 1,228 statewide, top 13%, 977 students, 29% FRL); Liberty Middle School (math 7% / reading 15%, grade F, #426 of 470 statewide, top 91%, 944 students, 85% FRL); Newton High School (math 8% / reading 12%, grade F, #365 of 424 statewide, top 88%, 2,472 students, 85% FRL).
• Market conditions: Rents flat; 486 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 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 155 days — a 12% lower offer ($191k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 2y 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 $169k; 28% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,558 (20.5% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.80% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.11%
• DSCR: 1.00
• GRM: 10.5

CMA / ARV

• ARV (median comp): $218,416
• List price: $217,000
• Delta: -0.65%
• 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
9106 Griffin Ln SW	0.46mi	3/2.0	1,350 (+4%)	4mo	$89,000	$66	64
915 Navajo Trl	0.52mi	3/2.0	1,233 (-5%)	4mo	$235,000	$191	60
10121 Morris Dr SW	0.40mi	3/1.0	1,449 (+12%)	2mo	$110,000	$76	60
220 Mountain View Cir	0.60mi	3/2.0	1,280 (-1%)	10mo	$230,000	$180	58
945 Navajo Trl	0.57mi	3/2.0	1,305 (+1%)	13mo	$225,000	$172	58
10149 Puckett St SW	0.58mi	3/1.5	1,256 (-3%)	10mo	$180,000	$143	57
9151 Jefferson Village Dr SW	0.62mi	3/2.5	1,308 (+1%)	11mo	$230,000	$176	54
10164 Sunny Dr SW	0.51mi	4/1.0 (+1)	1,378 (+6%)	10mo	$200,000	$145	52
920 Navajo Trl	0.58mi	3/1.0	1,211 (-7%)	13mo	$230,000	$190	51
235 Mountain View Cir	0.57mi	3/2.0	1,412 (+9%)	4mo	$190,400	$135	51
8205 Kirk St SW	0.72mi	3/1.0	1,134 (-12%)	13mo	$224,900	$198	34
9186 Puckett St	0.66mi	2/2.0 (-1)	1,101 (-15%)	5mo	$125,000	$114	31

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 · 0.52% rent growth · sell at horizon

5-year hold

• IRR: -18.7%
• Equity multiple: 0.36×
• Total profit: $-39,085
• Equity at exit: $32,355

10-year hold

• IRR: -16.6%
• Equity multiple: 0.17×
• Total profit: $-50,249
• Equity at exit: $18,762

Cash invested: $60,760 (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 30014

• Home prices YoY: -19.2%
• Rents YoY: 0.5%
• Active inventory: 486
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,726 high
• Mortgage (P&I): −$1,138
• Tax from tax record: −$129 /mo · $1,553/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $5

Break-even live

Break-even rent $1,719

Max offer price $217,000

Occupancy floor 95%

Sensitivity live

Price	-10% $128	-5% $67	+0% $5	+5% $-56	+10% $-117
Rent	-10% $-131	-5% $-63	+0% $5	+5% $74	+10% $142
Rate	-1.0pp $115	-0.5pp $61	base $5	+0.5pp $-51	+1.0pp $-108

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: $54,250
• Closing costs: $6,510
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Fleeta Dr Covington, GA	3.0	2.0	1379	$1,550	$1.12	7d	1	0.24mi
10154 Allen Dr SW Covington, GA	3.0	2.0	1056	$1,800	$1.70	7d	1	0.43mi
10154 Allen Dr SW Covington, GA	3.0	2.0	1056	$1,800	$1.70	22d	1	0.43mi
375 Stone Ridge Way Covington, GA	3.0	2.0	1478	$1,870	$1.27	7d	1	0.54mi
9161 Thrash St SW Covington, GA	4.0	2.0	1272	$1,481	$1.16	45d	1	0.56mi
9135 Jefferson Village Dr SW Covington, GA	3.0	2.5	1126	$1,736	$1.54	7d	1	0.67mi
9123 Jefferson Village Dr SW Covington, GA	3.0	2.0	1220	$1,750	$1.43	24d	1	0.69mi
8246 Collier St SW Covington, GA	3.0	1.0	1225	$1,300	$1.06	45d	1	0.81mi
65 Kenzi Way SW Covington, GA	3.0	2.0	1217	$1,000	$0.82	7d	1	1.20mi
6100 Greenleaf Ct SW Covington, GA	3.0	1.0	1000	$1,400	$1.40	18d	1	1.21mi
6103 Oakwood Cir SW Covington, GA	3.0	2.0	1372	$900	$0.66	19d	1	1.28mi
6154 Green Acres Dr SW Covington, GA	3.0	1.0	1040	$1,900	$1.83	26d	1	1.33mi
8247 Spillers Dr SW Covington, GA	3.0	1.5	1530	$1,500	$0.98	14d	1	1.50mi

Listing history 50 events

1. 2026-06-21
   days on market $217,000 Active 155 DOM
2. 2026-06-18
   days on market $217,000 Active 152 DOM
3. 2026-06-17
   days on market $217,000 Active 151 DOM
4. 2026-06-16
   days on market $217,000 Active 150 DOM
5. 2026-06-15
   days on market $217,000 Active 149 DOM
6. 2026-06-13
   days on market $217,000 Active 147 DOM
7. 2026-06-13
   days on market $217,000 Active 146 DOM
8. 2026-06-09
   days on market $217,000 Active 143 DOM
9. 2026-06-08
   days on market $217,000 Active 142 DOM
10. 2026-06-07
    days on market $217,000 Active 141 DOM
11. 2026-06-04
    days on market $217,000 Active 138 DOM
12. 2026-06-03
    days on market $217,000 Active 137 DOM
13. 2026-06-02
    days on market $217,000 Active 136 DOM
14. 2026-06-01
    days on marketlisting id $217,000 Active 135 DOM
15. 2026-05-31
    days on market $217,000 Active 152 DOM
16. 2026-03-17
    status Price Change 336-char remark

    Show marketing remark (342 chars)

    Cozy charm Ranch with 3 bedrooms and 2 recently renovated baths! 1296 Sq Ft of comfort home! It’s a true Gem with country lifestyle close to the city. Real good opportunity for investors and first home buyers as well! High rent demand property. Pretty good deal in 1 acre land! Easy showings text listing agent Ruben Aguilar for details

17. 2026-03-17
    price $217,000 336-char remark

    Show marketing remark (342 chars)

    Cozy charm Ranch with 3 bedrooms and 2 recently renovated baths! 1296 Sq Ft of comfort home! It’s a true Gem with country lifestyle close to the city. Real good opportunity for investors and first home buyers as well! High rent demand property. Pretty good deal in 1 acre land! Easy showings text listing agent Ruben Aguilar for details

18. 2026-03-17
    status Active 342-char remark

    Show marketing remark (342 chars)

    Cozy charm Ranch with 3 bedrooms and 2 recently renovated baths! 1296 Sq Ft of comfort home! It’s a true Gem with country lifestyle close to the city. Real good opportunity for investors and first home buyers as well! High rent demand property. Pretty good deal in 1 acre land! Easy showings text listing agent Ruben Aguilar for details

19. 2026-03-16
    historical 336-char remark

    Show marketing remark (342 chars)

    Cozy charm Ranch with 3 bedrooms and 2 recently renovated baths! 1296 Sq Ft of comfort home! It’s a true Gem with country lifestyle close to the city. Real good opportunity for investors and first home buyers as well! High rent demand property. Pretty good deal in 1 acre land! Easy showings text listing agent Ruben Aguilar for details

20. 2026-03-16
    historical 342-char remark

    Show marketing remark (342 chars)

    Cozy charm Ranch with 3 bedrooms and 2 recently renovated baths! 1296 Sq Ft of comfort home! It’s a true Gem with country lifestyle close to the city. Real good opportunity for investors and first home buyers as well! High rent demand property. Pretty good deal in 1 acre land! Easy showings text listing agent Ruben Aguilar for details

21. 2026-03-16
    historical

    Show marketing remark (342 chars)

    Cozy charm Ranch with 3 bedrooms and 2 recently renovated baths! 1296 Sq Ft of comfort home! It’s a true Gem with country lifestyle close to the city. Real good opportunity for investors and first home buyers as well! High rent demand property. Pretty good deal in 1 acre land! Easy showings text listing agent Ruben Aguilar for details

22. 2026-03-12
    price $217,000 342-char remark

    Show marketing remark (342 chars)

    Cozy charm Ranch with 3 bedrooms and 2 recently renovated baths! 1296 Sq Ft of comfort home! It’s a true Gem with country lifestyle close to the city. Real good opportunity for investors and first home buyers as well! High rent demand property. Pretty good deal in 1 acre land! Easy showings text listing agent Ruben Aguilar for details

23. 2025-12-23
    historical
24. 2025-12-16
    listed $222,000 New 336-char remark

    Show marketing remark (342 chars)

    Cozy charm Ranch with 3 bedrooms and 2 recently renovated baths! 1296 Sq Ft of comfort home! It’s a true Gem with country lifestyle close to the city. Real good opportunity for investors and first home buyers as well! High rent demand property. Pretty good deal in 1 acre land! Easy showings text listing agent Ruben Aguilar for details

25. 2025-12-16
    listed $222,000 Active 342-char remark

    Show marketing remark (342 chars)

    Cozy charm Ranch with 3 bedrooms and 2 recently renovated baths! 1296 Sq Ft of comfort home! It’s a true Gem with country lifestyle close to the city. Real good opportunity for investors and first home buyers as well! High rent demand property. Pretty good deal in 1 acre land! Easy showings text listing agent Ruben Aguilar for details

26. 2025-12-16
    listed $222,000 New

    Show marketing remark (342 chars)

    Cozy charm Ranch with 3 bedrooms and 2 recently renovated baths! 1296 Sq Ft of comfort home! It’s a true Gem with country lifestyle close to the city. Real good opportunity for investors and first home buyers as well! High rent demand property. Pretty good deal in 1 acre land! Easy showings text listing agent Ruben Aguilar for details

27. 2025-11-02
    listed $219,000 New
28. 2025-10-23
    historical
29. 2025-08-14
    historical
30. 2025-06-16
    price $219,000
31. 2025-05-20
    status Back On Market
32. 2025-05-14
    historical
33. 2025-04-18
    historical Active Under Contract
34. 2025-03-17
    historical
35. 2025-01-29
    price $225,000
36. 2025-01-18
    status Price Change
37. 2025-01-18
    price $229,000
38. 2024-12-28
    historical
39. 2024-12-13
    price $234,000
40. 2024-10-15
    price $239,000
41. 2024-09-23
    historical
42. 2024-09-20
    historical
43. 2024-08-28
    listed $225,000 New
44. 2024-08-28
    listed $249,000 New
45. 2024-08-28
    listed $270,000 Active
46. 2024-08-28
    listed $270,000 New
47. 2024-03-29
    soldstatus $169,000
48. 2024-03-28
    status Pending
49. 2024-03-28
    soldstatus $169,000 Closed
50. 2024-03-28
    soldstatus $169,000 Sold

ⓘ 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: $1,553 · $129/mo
• Projected year-2 tax: $1,996 · $166/mo
• Expected delta: +$443/yr (+$37/mo · 28.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 18 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: $20,707
• − Mortgage interest: −$12,155
• − Property taxes: −$1,553
• − Insurance: −$1,085
• − Repairs & maintenance: −$1,657
• − Management: −$1,657
• − Depreciation: −$6,313
• Taxable loss: −$3,713
• Est. tax savings @ 24.0%: +$891
• After-tax cash flow: $955/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 — Covington

• Score: 59/100
• State rank: #396
• US rank: #19602

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Newton County · 104,393 people
• City population: 104,393
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 41,425
• Household income: $72,254
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 1934.0

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 0.59)
• Race & ethnicity: White 53% Black 35% Hispanic / Latino 7% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 2% Slovak 2% Serbian 1%
• Foreign-born: 7% · Canada
• Languages at home: 93% English-only · Spanish 5% Other Indo-European 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: ▼ -64.50%
• Current HPI: 270.9868
• Rent YoY: ▲ 0.52%
• 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

+301.9% since first listed

41 events — show timeline

• 2026-03-17 Relisted — GAMLS
• 2026-03-17 Price Changed $217,000 GAMLS
• 2026-03-17 Relisted — FMLS
• 2026-03-16 Listing Removed — GAMLS
• 2026-03-16 Listing Removed — FMLS
• 2026-03-16 Listing Removed — GAMLS
• 2026-03-12 Price Changed $217,000 FMLS
• 2025-12-23 Listing Removed — GAMLS
• 2025-12-16 Listed $222,000 GAMLS
• 2025-12-16 Listed $222,000 FMLS
• 2025-12-16 Listed $222,000 GAMLS
• 2025-11-02 Listed $219,000 GAMLS
• 2025-10-23 Coming Soon — GAMLS
• 2025-08-14 Listing Removed — GAMLS
• 2025-06-16 Price Changed $219,000 GAMLS
• 2025-05-20 Relisted — GAMLS
• 2025-05-14 Listing Removed — GAMLS
• 2025-04-18 Contingent — GAMLS
• 2025-03-17 Listing Removed — GAMLS
• 2025-01-29 Price Changed $225,000 GAMLS
• 2025-01-18 Relisted — GAMLS
• 2025-01-18 Price Changed $229,000 GAMLS
• 2024-12-28 Listing Removed — GAMLS
• 2024-12-13 Price Changed $234,000 GAMLS
• 2024-10-15 Price Changed $239,000 GAMLS
• 2024-09-23 Listing Removed — FMLS
• 2024-09-20 Listing Removed — GAMLS
• 2024-08-28 Listed $270,000 GAMLS
• 2024-08-28 Listed $270,000 FMLS
• 2024-08-28 Listed $249,000 GAMLS
• 2024-08-28 Listed $225,000 GAMLS
• 2024-03-29 Sold (Public Records) $169,000 Public Records
• 2024-03-28 Pending — FMLS
• 2024-03-28 Sold (MLS) $169,000 GAMLS
• 2024-03-28 Sold (MLS) $169,000 FMLS
• 2024-03-18 Contingent — FMLS
• 2024-03-18 Contingent — GAMLS
• 2024-03-07 Listed $179,900 GAMLS
• 2024-03-07 Listed $179,900 FMLS
• 2024-01-19 Sold (Public Records) $152,000 Public Records
• 2002-02-22 Sold (Public Records) $54,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,553 · +8.3% YoY. Source: county tax records.