90 North Dr · Lovejoy, GA 30228

$180,000

4 bd · 2.5 ba · 2,045 sqft · SingleFamily public records · 82 Days on market

Built 1963 0.86 ac lot $88/sqft · 39% below area Est $296k · 39% 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 +23.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +7.2/10.0
• Rent growth +3.1/5.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 90 North Dr in Hampton, a spacious four-sided brick ranch nestled in the peaceful Lake Talmadge community. Situated on a generous 0.858-acre lot with no HOA, this 4-bedroom, 3-bath home offers approximately 2,045 square feet of comfortable living space along with beautiful lake views and a quiet, established neighborhood setting. Inside, you'll find newer flooring throughout and a kitchen designed for both everyday living and entertaining. The kitchen features a center island, cone-stack vent hood, built-in oven and microwave, upgraded lighting, and a dedicated coffee bar area, creating a functional and inviting space. The bathrooms include updated cabinetry and fixtures, and the Jack-and-Jill layout adds convenience and flexibility for family or guests. Outdoor living is just as impressive. The large T-shaped deck provides an ideal space for entertaining, relaxing, or hosting gatherings while enjoying the natural surroundings. With plenty of room to accommodate friends and family, it's a great place to take in the peaceful lake views. A covered two-car carport adds everyday convenience and additional sheltered parking. With its solid four-sided brick construction, generous lot, lake views, and thoughtful updates, this home offers a wonderful blend of space, comfort, and potential in a desirable Hampton location just minutes from local shops, dining, and everyday conveniences. Schedule your private tour today!

Key facts

• Jack and jill layout
• Lake views
• Dedicated coffee bar

Tags

• FOUR SIDED BRICK
• LAKE VIEWS
• LARGE T SHAPED DECK
• DEDICATED COFFEE BAR
• UPDATED CABINETRY
• JACK AND JILL LAYOUT

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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-, schools F, 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 rising (+2.2%/yr); 547 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,989 units permitted in Henry County in 2024 (92 in 5+ unit buildings).
• This rent runs 32% of the median local income ($83k/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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y ago; this cycle's ask has dropped $45k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $117k; list at $180k implies a 54% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — 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. 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.
7. 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.
8. 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: 1.22% ✓
• Cap rate: 8.61%
• Cash-on-cash: 8.29%
• DSCR: 1.37
• GRM: 6.8

CMA / ARV

• ARV (median comp): $296,321
• List price: $180,000
• Delta: -39.25%
• 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
125 Circle Dr	0.32mi	3/2.0 (-1)	1,992 (-3%)	4mo	$275,000	$138	71
11929 Aukerman Way	0.60mi	4/2.5	2,017 (-1%)	3mo	$332,990	$165	67
12079 Conrad Cir	0.57mi	4/2.5	2,003 (-2%)	3mo	$327,545	$164	67
11924 Aukerman Way	0.59mi	3/2.5 (-1)	2,001 (-2%)	3mo	$324,000	$162	62
11900 Aukerman Way	0.62mi	4/2.5	2,017 (-1%)	9mo	$369,260	$183	62
11899 Aukerman Way	0.63mi	4/2.5	2,017 (-1%)	10mo	$324,990	$161	60
11904 Aukerman Way	0.62mi	3/2.5 (-1)	2,001 (-2%)	5mo	$333,300	$167	59
11934 Aukerman Way	0.57mi	4/2.5	2,176 (+6%)	6mo	$355,000	$163	58
11874 Aukerman Way	0.66mi	3/2.5 (-1)	2,001 (-2%)	4mo	$273,000	$136	57
12093 Conrad Cir	0.60mi	3/3.0 (-1)	2,001 (-2%)	6mo	$340,575	$170	57
12085 Conrad Cir	0.58mi	3/3.0 (-1)	2,001 (-2%)	10mo	$339,990	$170	54
30 Circle Dr	0.19mi	3/3.0 (-1)	1,760 (-14%)	10mo	$349,500	$199	53

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: -4.6%
• Equity multiple: 0.83×
• Total profit: $-8,618
• Equity at exit: $26,839

10-year hold

• IRR: 4.1%
• Equity multiple: 1.29×
• Total profit: $14,473
• Equity at exit: $15,563

Cash invested: $50,400 (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: 6.8×

Monthly cashflow live

• Estimated rent: $2,192 high
• Mortgage (P&I): −$944
• Tax from tax record: −$365 /mo · $4,375/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $348

Break-even live

Break-even rent $1,751

Max offer price $180,000

Occupancy floor 79%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12227 Tara Blvd Lovejoy, GA	1.0–3.0	1.0–2.0	1179	$1,913	$1.62	1d	13	0.54mi
11899 Conrad Cir Lovejoy, GA	4.0	2.5	1966	$2,300	$1.17	4d	1	0.65mi
11940 Fuller St Lovejoy, GA	3.0	2.5	1421	$1,699	$1.20	43d	1	0.80mi
11942 Fuller St Lovejoy, GA	3.0	2.5	1421	$1,639	$1.15	43d	1	0.81mi
11722 Chatham Dr Hampton, GA	3.0	2.5	1600	$2,300	$1.44	24d	1	1.05mi
2056 Registry Pl Lovejoy, GA	3.0	2.0	1488	$1,825	$1.23	43d	1	1.12mi
11649 Mendenhall Ct Hampton, GA	3.0	2.5	1568	$2,300	$1.47	20d	1	1.12mi
11866 Registry Blvd Unit 1 Hampton, GA	3.0	2.0	1488	$1,650	$1.11	24d	1	1.17mi
2051 Registry Ct Lovejoy, GA	4.0	3.0	2188	$1,940	$0.89	43d	1	1.19mi
11540 Alicias Ct Lovejoy, GA	3.0	2.5	1876	$1,711	$0.91	5d	1	1.20mi
11664 Flemming Ct Lovejoy, GA	3.0	2.5	2025	$2,060	$1.02	5d	1	1.21mi
11560 Winston Dr Lovejoy, GA	3.0	3.0	1710	$2,710	$1.58	43d	1	1.23mi
11531 Kimberly Way Lovejoy, GA	3.0	2.5	1579	$2,200	$1.39	4d	1	1.28mi
11522 Kimberly Way Lovejoy, GA	3.0	2.5	1700	$2,200	$1.29	4d	1	1.28mi
1906 Dalton Way Lovejoy, GA	3.0	3.0	2228	$2,100	$0.94	43d	1	1.30mi
10938 Wheeler Trce Lovejoy, GA	3.0	3.0	1692	$1,879	$1.11	43d	1	1.32mi
11523 Vinea Ln Lovejoy, GA	3.0	2.0	1557	$1,850	$1.19	43d	1	1.39mi
2257 Sugarleaf Trl Lovejoy, GA	3.0	2.0	1624	$1,775	$1.09	43d	1	1.41mi
11517 Haleigh St Lovejoy, GA	3.0	3.0	2228	$2,000	$0.90	43d	1	1.44mi
1992 Lovejoy Rd Lovejoy, GA	1.0–3.0	1.0–2.0	1085	$1,902	$1.75	1d	25	1.47mi
2411 Brianna Dr Lovejoy, GA	3.0	2.0	1432	$1,826	$1.28	2d	1	1.49mi

Listing history 41 events

1. 2026-06-10
   status $180,000 Pending 82 DOM
2. 2026-06-09
   days on market $180,000 Active 82 DOM
3. 2026-06-08
   days on market $180,000 Active 81 DOM
4. 2026-06-07
   days on market $180,000 Active 80 DOM
5. 2026-06-04
   pricedays on market $180,000 Active 77 DOM
6. 2026-06-03
   days on market $225,000 Active 76 DOM
7. 2026-06-02
   days on market $225,000 Active 75 DOM
8. 2026-06-01
   days on market $225,000 Active 74 DOM
9. 2026-05-31
   days on market $225,000 Active 73 DOM
10. 2026-03-10
    listed $225,000 New 1456-char remark

    Show marketing remark (1450 chars)

    Welcome to 90 North Dr in Hampton, a spacious four-sided brick ranch nestled in the peaceful Lake Talmadge community. Situated on a generous 0.858-acre lot with no HOA, this 4-bedroom, 3-bath home offers approximately 2,045 square feet of comfortable living space along with beautiful lake views and a quiet, established neighborhood setting. Inside, you'll find newer flooring throughout and a kitchen designed for both everyday living and entertaining. The kitchen features a center island, cone-stack vent hood, built-in oven and microwave, upgraded lighting, and a dedicated coffee bar area, creating a functional and inviting space. The bathrooms include updated cabinetry and fixtures, and the Jack-and-Jill layout adds convenience and flexibility for family or guests. Outdoor living is just as impressive. The large T-shaped deck provides an ideal space for entertaining, relaxing, or hosting gatherings while enjoying the natural surroundings. With plenty of room to accommodate friends and family, it’s a great place to take in the peaceful lake views. A covered two-car carport adds everyday convenience and additional sheltered parking. With its solid four-sided brick construction, generous lot, lake views, and thoughtful updates, this home offers a wonderful blend of space, comfort, and potential in a desirable Hampton location just minutes from local shops, dining, and everyday conveniences. Schedule your private tour today!

11. 2026-03-10
    listed $225,000 Active 1450-char remark

    Show marketing remark (1450 chars)

    Welcome to 90 North Dr in Hampton, a spacious four-sided brick ranch nestled in the peaceful Lake Talmadge community. Situated on a generous 0.858-acre lot with no HOA, this 4-bedroom, 3-bath home offers approximately 2,045 square feet of comfortable living space along with beautiful lake views and a quiet, established neighborhood setting. Inside, you'll find newer flooring throughout and a kitchen designed for both everyday living and entertaining. The kitchen features a center island, cone-stack vent hood, built-in oven and microwave, upgraded lighting, and a dedicated coffee bar area, creating a functional and inviting space. The bathrooms include updated cabinetry and fixtures, and the Jack-and-Jill layout adds convenience and flexibility for family or guests. Outdoor living is just as impressive. The large T-shaped deck provides an ideal space for entertaining, relaxing, or hosting gatherings while enjoying the natural surroundings. With plenty of room to accommodate friends and family, it’s a great place to take in the peaceful lake views. A covered two-car carport adds everyday convenience and additional sheltered parking. With its solid four-sided brick construction, generous lot, lake views, and thoughtful updates, this home offers a wonderful blend of space, comfort, and potential in a desirable Hampton location just minutes from local shops, dining, and everyday conveniences. Schedule your private tour today!

12. 2026-03-05
    historical
13. 2026-02-26
    status Back On Market
14. 2026-02-17
    status Under Contract
15. 2026-02-06
    status Back On Market
16. 2026-02-04
    status Under Contract
17. 2026-02-02
    status Back On Market
18. 2026-01-26
    status Under Contract
19. 2026-01-15
    price $210,000
20. 2026-01-02
    price $212,000
21. 2025-12-26
    price $214,000
22. 2025-12-11
    price $215,000
23. 2025-11-28
    price $217,000
24. 2025-11-19
    price $219,900
25. 2025-10-24
    price $221,900
26. 2025-10-16
    price $222,900
27. 2025-10-09
    price $232,900
28. 2025-09-24
    price $234,900
29. 2025-09-17
    price $239,900
30. 2025-09-11
    price $244,900
31. 2025-09-04
    price $249,900
32. 2025-08-28
    price $254,900
33. 2025-08-20
    price $259,000
34. 2025-08-14
    price $269,000
35. 2025-07-31
    price $274,900
36. 2025-07-21
    listed $279,900 New
37. 2016-08-29
    soldstatus $117,000
38. 2016-08-19
    soldstatus $117,000 Sold
39. 2016-07-18
    status Under Contract
40. 2016-06-14
    listed $112,500 New
41. 1976-10-01
    soldstatus $37,000

ⓘ 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: $4,375 · $365/mo
• Projected year-2 tax: $4,375 · $365/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 ≥105°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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,306
• − Mortgage interest: −$10,083
• − Property taxes: −$4,375
• − Insurance: −$900
• − Repairs & maintenance: −$2,104
• − Management: −$2,104
• − Depreciation: −$5,236
• Taxable income: $1,503
• Est. tax owed @ 24.0%: −$361
• After-tax cash flow: $3,819/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 — 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

• 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 (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: 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 · 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: ▼ -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

+508.1% since first listed

32 events — show timeline

• 2026-03-10 Listed $225,000 Hive MLS
• 2026-03-10 Listed $225,000 GAMLS
• 2026-03-05 Listing Removed — GAMLS
• 2026-02-26 Relisted — GAMLS
• 2026-02-17 Pending — GAMLS
• 2026-02-06 Relisted — GAMLS
• 2026-02-04 Pending — GAMLS
• 2026-02-02 Relisted — GAMLS
• 2026-01-26 Pending — GAMLS
• 2026-01-15 Price Changed $210,000 GAMLS
• 2026-01-02 Price Changed $212,000 GAMLS
• 2025-12-26 Price Changed $214,000 GAMLS
• 2025-12-11 Price Changed $215,000 GAMLS
• 2025-11-28 Price Changed $217,000 GAMLS
• 2025-11-19 Price Changed $219,900 GAMLS
• 2025-10-24 Price Changed $221,900 GAMLS
• 2025-10-16 Price Changed $222,900 GAMLS
• 2025-10-09 Price Changed $232,900 GAMLS
• 2025-09-24 Price Changed $234,900 GAMLS
• 2025-09-17 Price Changed $239,900 GAMLS
• 2025-09-11 Price Changed $244,900 GAMLS
• 2025-09-04 Price Changed $249,900 GAMLS
• 2025-08-28 Price Changed $254,900 GAMLS
• 2025-08-20 Price Changed $259,000 GAMLS
• 2025-08-14 Price Changed $269,000 GAMLS
• 2025-07-31 Price Changed $274,900 GAMLS
• 2025-07-21 Listed $279,900 GAMLS
• 2016-08-29 Sold (Public Records) $117,000 Public Records
• 2016-08-19 Sold (MLS) $117,000 GAMLS
• 2016-07-18 Pending — GAMLS
• 2016-06-14 Listed $112,500 GAMLS
• 1976-10-01 Sold (Public Records) $37,000 Public Records

Property tax history

+12.6%/yr

Latest (2025): $4,375 · +24.0% YoY. Source: county tax records.