630 Rockmart Rd · Villa Rica, GA 30180

$150,000

1 bd · 1.0 ba · 1,136 sqft · SingleFamily public records · 81 Days on market

Built 1907 0.42 ac lot $132/sqft · 19% below area Est $185k · 19% under

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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 +21.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +4.4/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Go back to simple times with this early 1900's era home in the Fullerville Community of Villa Rica. Older home with lots of possibilities on a .42 acre level lot. This home needs someone with a dream to add their personal touch. Wood floors throughout with one bedroom and could have a second bedroom with some good planning. The outside is vinyl siding and a metal roof with a screen front porch.

Key facts

• 0.42 acre lot
• Built 1907
• Listed 81 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/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 $140k (6.4% below list).
• Recommended offer: $140k (6.4% below list) — sets the bar for 1% rule.
• Cap rate 8.2% vs local median 4.0% in Villa Rica — 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 65/100 on livability (#224 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: amenities F, commute F, health & safety F.
• Carroll County (rural): math 42% / reading 41% proficiency, ranked #38 of 174 in GA (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Villa Rica Elementary School (math 42% / reading 32%, grade F, #485 of 1,228 statewide, top 41%, 432 students, 69% FRL); Villa Rica Middle (math 25% / reading 32%, grade F, #260 of 470 statewide, top 56%, 464 students, 70% FRL); Villa Rica High School (math 16% / reading 34%, grade F, #181 of 424 statewide, top 43%, 1,807 students, 56% FRL).
• Market conditions: Rents rising (+2.4%/yr); 669 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 876 units permitted in Carroll County in 2024 (150 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 $4k of value loss. Plan a longer hold.
• Carroll County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1907 — expect roof / HVAC / electrical / plumbing capex.
• 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 $140,395 (6.4% below list)

Questions for the listing agent

1. It's been on market 81 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 1907 — 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. 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.
6. 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.
7. 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: 0.94% ✗
• Cap rate: 8.17%
• Cash-on-cash: 6.70%
• DSCR: 1.30
• GRM: 8.9

CMA / ARV

• ARV (median comp): $184,766
• List price: $150,000
• Delta: -18.82%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
338 Rockmart Rd	0.38mi	2/2.0 (+1)	1,132 (-0%)	2mo	$229,000	$202	71
406 Dallas Hwy	0.52mi	2/1.0 (+1)	1,008 (-11%)	13mo	$139,900	$139	41

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 · 2.42% rent growth · sell at horizon

5-year hold

• IRR: -6.6%
• Equity multiple: 0.76×
• Total profit: $-10,269
• Equity at exit: $22,365

10-year hold

• IRR: 2.3%
• Equity multiple: 1.16×
• Total profit: $6,662
• Equity at exit: $12,969

Cash invested: $42,000 (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 30180

• Home prices YoY: -12.8%
• Rents YoY: 2.4%
• Active inventory: 669
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,404 high
• Mortgage (P&I): −$787
• Tax from tax record: −$26 /mo · $307/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $234

Break-even live

Break-even rent $1,107

Max offer price $150,000

Occupancy floor 78%

Sensitivity live

Price	-10% $319	-5% $277	+0% $234	+5% $21	+10% $-31
Rent	-10% $124	-5% $179	+0% $234	+5% $290	+10% $345
Rate	-1.0pp $310	-0.5pp $273	base $234	+0.5pp $196	+1.0pp $156

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Industrial Blvd Villa Rica, GA	2.0–3.0	2.0	1220	$1,475	$1.21	0d	9	0.88mi
301 Temple St Unit 300 Villa Rica, GA	1.0	1.0	1225	$1,350	$1.10	12d	1	1.00mi
130 E Wilson St Unit 130 Villa Rica, GA	2.0	1.0	875	$1,325	$1.51	13d	1	1.20mi
209 E Wilson St Villa Rica, GA	2.0	1.0–1.5	852	$1,248	$1.46	20d	2	1.28mi
209 E Wilson St Unit 48 Villa Rica, GA	2.0	1.5	1008	$1,200	$1.19	0d	1	1.28mi
321 Thomas Dorsey Dr Villa Rica, GA	2.0	1.0	1008	$1,330	$1.32	6d	1	1.39mi
321 Thomas Dorsey Dr Villa Rica, GA	2.0	1.0	1008	$1,350	$1.34	45d	1	1.39mi

Listing history 16 events

1. 2026-06-21
   days on market $150,000 Active 81 DOM
2. 2026-06-18
   days on market $150,000 Active 78 DOM
3. 2026-06-17
   days on market $150,000 Active 77 DOM
4. 2026-06-16
   days on market $150,000 Active 76 DOM
5. 2026-06-15
   days on market $150,000 Active 75 DOM
6. 2026-06-13
   days on market $150,000 Active 73 DOM
7. 2026-06-09
   days on market $150,000 Active 69 DOM
8. 2026-06-08
   days on market $150,000 Active 68 DOM
9. 2026-06-07
   days on market $150,000 Active 67 DOM
10. 2026-06-04
    days on market $150,000 Active 64 DOM
11. 2026-06-03
    days on market $150,000 Active 63 DOM
12. 2026-06-02
    days on market $150,000 Active 62 DOM
13. 2026-06-01
    days on market $150,000 Active 61 DOM
14. 2026-05-31
    days on market $150,000 Active 60 DOM
15. 2026-03-31
    listed $150,000 New 400-char remark

    Show marketing remark (400 chars)

    Go back to simple times with this early 1900's era home in the Fullerville Community of Villa Rica. Older home with lots of possibilities on a .42 acre level lot. This home needs someone with a dream to add their personal touch. Wood floors throughout with one bedroom and could have a second bedroom with some good planning. The outside is vinyl siding and a metal roof with a screen front porch.

16. 2026-03-31
    listed $150,000 Active 400-char remark

    Show marketing remark (400 chars)

    Go back to simple times with this early 1900's era home in the Fullerville Community of Villa Rica. Older home with lots of possibilities on a .42 acre level lot. This home needs someone with a dream to add their personal touch. Wood floors throughout with one bedroom and could have a second bedroom with some good planning. The outside is vinyl siding and a metal roof with a screen front porch.

ⓘ 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: $307 · $26/mo
• Projected year-2 tax: $1,380 · $115/mo
• Expected delta: +$1,073/yr (+$89/mo · 349.6%)

ⓘ 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 5/10 Major 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,847
• − Mortgage interest: −$8,402
• − Property taxes: −$307
• − Insurance: −$750
• − Repairs & maintenance: −$1,348
• − Management: −$1,348
• − Depreciation: −$4,364
• Taxable income: $329
• Est. tax owed @ 24.0%: −$79
• After-tax cash flow: $2,734/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: Carroll County
• NCES district ID: 1300840
• Math proficiency: 42% ▼ -7.00%
• Reading proficiency: 41% ▼ -8.00%
• Median HH income: $48,692
• Composite: 35.62/100
• National rank: #4888
• State rank: #38 of 174 in GA

Livability — Villa Rica

• Score: 65/100
• State rank: #224
• US rank: #13182

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Villa Rica, GA
• County: Carroll County · 124,888 people
• City population: 43,013
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 43,013
• Household income: $88,514
• Rent vs Own: 22.4% rent · 77.6% own
• Severe rent burden: 853.0

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 123,370 people
• By 2030: 127,186 · +3.1%
• By 2040: 133,534 · +8.2%
• By 2050: 137,612 · +11.5%
• By 2075: 142,892 · +15.8%
• By 2100: 136,294 · +10.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 57% Black 29% Hispanic / Latino 7% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: German 1% Slovak 1% Italian 1%
• Foreign-born: 8% · Canada
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 2% French/Haitian/Cajun 1%

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+41.2) · D 29.1% · R 70.3%
• 2008→2024 swing: -8.2pp toward R · 2008: -32.9pp · 2024: -41.2pp
• All cycles: 2024: R+41.2 2020: R+39.0 2016: R+40.1 2012: R+37.7 2008: R+32.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.97%
• Current HPI: 321.1874
• Rent YoY: ▲ 2.42%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-03-31 Listed $150,000 FMLS
• 2026-03-31 Listed $150,000 GAMLS

Property tax history

-4.6%/yr

Latest (2025): $307 · -0.3% YoY. Source: county tax records.