58 Washington St · McDonough, GA 30253

$89,000

2 bd · 1.0 ba · 884 sqft · SingleFamily public records · 365 Days on market

Built 1950 7,492 sqft lot $101/sqft · 47% below area Est $168k · 47% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

6-property package now available, fully leased, cash flowing, and ready to go. Month-to-month leases. Rental Portfolio, 6 properties in prime Georgia locations. Fully tenant occupied. Strong rental history. Buy one, several, or the full package. Sold as is. No mobile title. Investor owned. Close with and earnest money held by Dixon Law. Cash or ask about possible terms. Information believed accurate but should be verified.

Key facts

• 7,492 sq ft lot
• Built 1950
• Listed 365 days

🏷️ Possibly a rental listed for sale. The $89,000 price doesn't fit this home's estimated sale value (~$168,303) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $687 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.6% vs local median 3.9% in McDonough — 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 63/100 on livability (#279 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: schools D, crime D, amenities F.
• Henry County (rural): math 24% / reading 33% proficiency, ranked #89 of 174 in GA (top 51%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents soft (-0.3%/yr); 663 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,989 units permitted in Henry County in 2024 (92 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Henry County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 365 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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 $13k; list at $89k implies a 568% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 365 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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 D-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 D 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. 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: 1.85% ✓
• Cap rate: 15.56%
• Cash-on-cash: 33.10%
• DSCR: 2.47
• GRM: 4.5

CMA / ARV

• ARV (median comp): $168,303
• List price: $89,000
• Delta: -47.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
329 Hampton St	0.28mi	3/1.0 (+1)	912 (+3%)	1mo	$191,000	$209	76
30 Lemon Pl	0.35mi	3/1.0 (+1)	960 (+9%)	8mo	$154,000	$160	58
205 Old Griffin Rd	0.36mi	2/1.0	924 (+4%)	24mo	$210,000	$227	56
310 Griffin St	0.45mi	3/1.0 (+1)	996 (+13%)	20mo	$70,000	$70	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 24.9%
• Equity multiple: 1.99×
• Total profit: $24,561
• Equity at exit: $13,270

10-year hold

• IRR: 30.7%
• Equity multiple: 3.38×
• Total profit: $59,215
• Equity at exit: $7,695

Cash invested: $24,920 (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 30253

• Home prices YoY: -29.4%
• Rents YoY: -0.3%
• Active inventory: 663
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,646 high
• Mortgage (P&I): −$467
• Tax from tax record: −$109 /mo · $1,313/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $687

Break-even live

Break-even rent $776

Max offer price $89,000

Occupancy floor 53%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Sable Chase Blvd McDonough, GA	1.0–3.0	1.0–2.0	980	$1,388	$1.42	2d	22	0.43mi
205 Bridges Rd McDonough, GA	1.0–3.0	1.0–2.0	1083	$1,768	$1.63	2d	31	0.59mi
300 Rogers St McDonough, GA	2.0	1.0	730	$1,350	$1.85	43d	1	0.67mi
300 Rogers St McDonough, GA	2.0	1.0	730	$1,350	$1.85	5d	1	0.67mi
570 McDonough Pkwy McDonough, GA	1.0–3.0	1.0–2.0	1066	$1,632	$1.53	1d	27	0.85mi
130 Jonesboro St Unit H McDonough, GA	1.0	1.0	600	$1,500	$2.50	43d	1	0.88mi
1116 Whisper Wind Dr McDonough, GA	3.0	2.0	1118	$1,890	$1.69	43d	1	0.91mi
100 Crossing Blvd #1403 McDonough, GA	1.0–2.0	1.0–2.0	1030	$2,042	$1.98	18d	10	0.92mi
122 Samanthas Way McDonough, GA	3.0	2.0	1118	$1,600	$1.43	43d	1	0.93mi
1000 Overton LOOP McDonough, GA	1.0–3.0	1.0–2.0	1076	$1,783	$1.66	2d	28	0.94mi
575 McDonough Pkwy McDonough, GA	1.0–2.0	1.0–2.5	960	$1,900	$1.98	2d	15	1.03mi
745 Georgia 42 McDonough, GA	1.0	1.0	880	$1,716	$1.95	15d	1	1.07mi
14 Brannan St McDonough, GA	2.0	1.0	1100	$1,295	$1.18	43d	1	1.11mi
820 Hampton Rd McDonough, GA	1.0–3.0	1.0–2.0	1149	$1,567	$1.36	1d	15	1.13mi
155 Cola Welch Pkwy McDonough, GA	1.0–3.0	1.0–2.0	901	$1,424	$1.58	2d	9	1.14mi
100 Woodlawn Park Dr McDonough, GA	1.0–3.0	1.0–2.0	1029	$1,596	$1.55	2d	19	1.18mi
190 Rosewood Dr McDonough, GA	3.0	2.0	1055	$1,592	$1.51	24d	1	1.22mi
740 McDonough Pkwy McDonough, GA	1.0–3.0	1.0–2.0	1128	$1,704	$1.51	1d	17	1.23mi
235 Jonesboro Rd McDonough, GA	1.0–3.0	1.0–2.0	996	$1,699	$1.71	2d	3	1.27mi
1000 Columns Dr McDonough, GA	1.0–2.0	1.0–2.0	1036	$1,790	$1.73	2d	19	1.35mi
100 Preston Creek Dr McDonough, GA	1.0–3.0	1.0–2.0	1117	$1,666	$1.49	3d	17	1.35mi
100 Preston Creek Dr McDonough, GA	1.0–3.0	1.0–2.0	1117	$1,974	$1.77	43d	13	1.35mi
532 Epris Ln McDonough, GA	2.0	2.0	1070	$1,400	$1.31	5d	1	1.39mi

Listing history 22 events

1. 2026-06-18
   days on market $89,000 Active 365 DOM
2. 2026-06-17
   days on market $89,000 Active 364 DOM
3. 2026-06-16
   days on market $89,000 Active 363 DOM
4. 2026-06-15
   days on market $89,000 Active 362 DOM
5. 2026-06-13
   days on market $89,000 Active 360 DOM
6. 2026-06-09
   days on market $89,000 Active 356 DOM
7. 2026-06-08
   days on market $89,000 Active 355 DOM
8. 2026-06-07
   days on market $89,000 Active 354 DOM
9. 2026-06-04
   days on market $89,000 Active 351 DOM
10. 2026-06-03
    days on market $89,000 Active 350 DOM
11. 2026-06-02
    days on market $89,000 Active 349 DOM
12. 2026-06-01
    days on market $89,000 Active 348 DOM
13. 2026-05-31
    days on market $89,000 Active 347 DOM
14. 2025-12-01
    listed $89,000 New 427-char remark

    Show marketing remark (427 chars)

    6-property package now available, fully leased, cash flowing, and ready to go. Month-to-month leases. Rental Portfolio, 6 properties in prime Georgia locations. Fully tenant occupied. Strong rental history. Buy one, several, or the full package. Sold as is. No mobile title. Investor owned. Close with and earnest money held by Dixon Law. Cash or ask about possible terms. Information believed accurate but should be verified.

15. 2025-09-24
    price $89,000 494-char remark

    Show marketing remark (494 chars)

    6-property package now available - fully leased, cash-flowing, and ready to go. Leases in place through late 2025 and 2026. Rental Portfolio - 6 Properties in Prime Georgia Locations OVERVIEW: Fully tenant-occupied, Strong rental history, Buy one, several, or the full package. Sold as-is. No mobile title. Investor owned. Close with & EM held by Dixon Law. (cash or ask about possible terms). Information believed to be accurate. Should be verified. Call listing broker for all the details

16. 2025-06-16
    listed $99,000 New 494-char remark

    Show marketing remark (494 chars)

    6-property package now available - fully leased, cash-flowing, and ready to go. Leases in place through late 2025 and 2026. Rental Portfolio - 6 Properties in Prime Georgia Locations OVERVIEW: Fully tenant-occupied, Strong rental history, Buy one, several, or the full package. Sold as-is. No mobile title. Investor owned. Close with & EM held by Dixon Law. (cash or ask about possible terms). Information believed to be accurate. Should be verified. Call listing broker for all the details

17. 2014-10-07
    price $13,330
18. 2014-09-19
    soldstatus $13,330 Sold
19. 2014-09-12
    status Under Contract
20. 2014-09-12
    price $15,000
21. 2014-07-09
    listed $15,000 New
22. 2000-10-23
    soldstatus $15,000

ⓘ 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: $1,313 · $109/mo
• Projected year-2 tax: $1,313 · $109/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 3/10 Moderate FEMA zone X (unshaded) · 12% 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 4 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,758
• − Mortgage interest: −$4,985
• − Property taxes: −$1,313
• − Insurance: −$445
• − Repairs & maintenance: −$1,581
• − Management: −$1,581
• − Depreciation: −$2,589
• Taxable income: $7,264
• Est. tax owed @ 24.0%: −$1,743
• After-tax cash flow: $6,506/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: Henry County
• NCES district ID: 1302820
• Math proficiency: 24% ▼ -9.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $62,594
• Composite: 26.13/100
• National rank: #7279
• State rank: #89 of 174 in GA

Livability — McDonough

• Score: 63/100
• State rank: #279
• US rank: #14962

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McDonough, GA
• County: Henry County · 316,359 people
• City population: 114,333
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 64,779
• Household income: $81,892
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 2591.0

Population outlook (Henry County) Hauer SSP2

• Today (2025): 249,041 people
• By 2030: 264,369 · +6.2%
• By 2040: 294,459 · +18.2%
• By 2050: 322,249 · +29.4%
• By 2075: 392,310 · +57.5%
• By 2100: 437,836 · +75.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 61% White 22% Two or more races 7% Hispanic / Latino 7% Asian 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Hispanic 1% Lithuanian 1% Slovak 1%
• Foreign-born: 10% · Canada, China, Vietnam
• Languages at home: 89% English-only · Spanish 5% French/Haitian/Cajun 1% Vietnamese 1%

Political lean MEDSL · Henry

• 2024 margin: Strong D (+29.7) · D 64.5% · R 34.9%
• 2008→2024 swing: +37.1pp toward D · 2008: -7.5pp · 2024: 29.7pp
• All cycles: 2024: D+29.7 2020: D+20.5 2016: D+4.3 2012: R+3.2 2008: R+7.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.51%
• Current HPI: 210.679
• Rent YoY: ▼ -0.35%
• 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

+493.3% since first listed

9 events — show timeline

• 2025-12-01 Listed $89,000 GAMLS
• 2025-09-24 Price Changed $89,000 GAMLS
• 2025-06-16 Listed $99,000 GAMLS
• 2014-10-07 Price Changed $13,330 GAMLS
• 2014-09-19 Sold (MLS) $13,330 GAMLS
• 2014-09-12 Pending — GAMLS
• 2014-09-12 Price Changed $15,000 GAMLS
• 2014-07-09 Listed $15,000 GAMLS
• 2000-10-23 Sold (Public Records) $15,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,313 · +14.7% YoY. Source: county tax records.