1160 Pebble Ridge Dr · Hampton, GA 30228

$300,000

3 bd · 2.5 ba · 3,040 sqft · SingleFamily public records · 65 Days on market

Built 2017 1,306 sqft lot $99/sqft · 14% below area Est $349k · 14% under $42/mo HOA · 2% of rent

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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).

• ARV discount +13.8/15.0
• Cash flow +8.2/30.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• 1% rule +2.7/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious and inviting, this home features an expansive open floor plan designed for comfortable living and effortless entertaining. The kitchen boasts abundant counter space, a large pantry, and flows seamlessly into the family room-perfect for gatherings. The main level also includes a separate living room, offering additional space to relax or entertain. The oversized primary suite is a true retreat, featuring a generously sized bedroom, an impressive walk-in closet with room for everything, and a large en-suite bath complete with a double vanity, separate shower, and soaking tub. Two of the three secondary bedrooms include walk-in closets, providing plenty of storage throughout the home. A two-car garage adds convenience and functionality to this well-appointed property.

Key facts

• 1,306 sq ft lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-282 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (16.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (22.8% below list).
• Recommended offer: $231k (22.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#213 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools F, amenities F, commute 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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).
• This rent runs 34% 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 $2k of loan paydown is wiped out by about $9k 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 65 days — a 6% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $231,455 (22.8% 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 65 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.77% ✗
• Cap rate: 5.17%
• Cash-on-cash: -4.02%
• DSCR: 0.82
• GRM: 10.8

CMA / ARV

• ARV (median comp): $348,920
• List price: $300,000
• Delta: -14.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1423 Stone Ridge Ct	0.30mi	4/2.5 (+1)	3,016 (-1%)	1mo	$329,900	$109	79
1419 Stone Ridge Ct	0.29mi	4/2.5 (+1)	3,218 (+6%)	4mo	$345,000	$107	69
202 Millstone Dr	0.49mi	4/3.0 (+1)	3,084 (+1%)	15mo	$330,000	$107	55
294 Millstone Dr	0.46mi	4/2.5 (+1)	2,974 (-2%)	20mo	$325,000	$109	53
264 Millstone Dr	0.38mi	4/3.0 (+1)	2,672 (-12%)	8mo	$345,000	$129	49
354 Cobblestone Ct	0.54mi	4/2.5 (+1)	2,738 (-10%)	6mo	$304,000	$111	48
1429 Stone Ridge Ct	0.33mi	4/2.5 (+1)	2,607 (-14%)	18mo	$345,500	$133	41
363 Cobblestone Ct	0.57mi	4/3.0 (+1)	2,665 (-12%)	6mo	$345,000	$129	41
274 Millstone Dr	0.43mi	4/3.0 (+1)	2,649 (-13%)	15mo	$315,000	$119	39

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: -24.0%
• Equity multiple: 0.19×
• Total profit: $-68,348
• Equity at exit: $44,731

10-year hold

• IRR: -21.4%
• Equity multiple: -0.07×
• Total profit: $-89,852
• Equity at exit: $25,939

Cash invested: $84,000 (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 30228

• Home prices YoY: -24.3%
• Rents YoY: 2.2%
• Active inventory: 547
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,315 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$370 /mo · $4,440/yr
• Insurance: −$125
• HOA: −$42
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $-282

Break-even live

Break-even rent $2,671

Max offer price $250,229

Occupancy floor —

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
296 Millstone Dr Hampton, GA	4.0	3.0	2640	$2,375	$0.90	1d	1	0.48mi
241 Fern Ct Hampton, GA	3.0	2.0	2640	$1,900	$0.72	4d	1	1.32mi
252 Hedgewood Dr Hampton, GA	4.0	3.0	2710	$2,226	$0.82	22d	1	1.34mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 23 events

1. 2026-06-18
   days on market $300,000 Active 65 DOM
2. 2026-06-17
   days on market $300,000 Active 64 DOM
3. 2026-06-16
   days on market $300,000 Active 63 DOM
4. 2026-06-15
   days on market $300,000 Active 62 DOM
5. 2026-06-13
   days on market $300,000 Active 60 DOM
6. 2026-06-09
   days on market $300,000 Active 56 DOM
7. 2026-06-08
   days on market $300,000 Active 55 DOM
8. 2026-06-07
   days on market $300,000 Active 54 DOM
9. 2026-06-04
   days on market $300,000 Active 51 DOM
10. 2026-06-03
    days on market $300,000 Active 50 DOM
11. 2026-06-02
    days on market $300,000 Active 49 DOM
12. 2026-06-01
    days on market $300,000 Active 48 DOM
13. 2026-05-31
    days on market $300,000 Active 47 DOM
14. 2026-05-14
    price $310,000 784-char remark

    Show marketing remark (790 chars)

    Spacious and inviting, this home features an expansive open floor plan designed for comfortable living and effortless entertaining. The kitchen boasts abundant counter space, a large pantry, and flows seamlessly into the family room—perfect for gatherings. The main level also includes a separate living room, offering additional space to relax or entertain. The oversized primary suite is a true retreat, featuring a generously sized bedroom, an impressive walk-in closet with room for everything, and a large en-suite bath complete with a double vanity, separate shower, and soaking tub. Two of the three secondary bedrooms include walk-in closets, providing plenty of storage throughout the home. A two-car garage adds convenience and functionality to this well-appointed property.

15. 2026-05-14
    price $310,000 790-char remark

    Show marketing remark (790 chars)

    Spacious and inviting, this home features an expansive open floor plan designed for comfortable living and effortless entertaining. The kitchen boasts abundant counter space, a large pantry, and flows seamlessly into the family room—perfect for gatherings. The main level also includes a separate living room, offering additional space to relax or entertain. The oversized primary suite is a true retreat, featuring a generously sized bedroom, an impressive walk-in closet with room for everything, and a large en-suite bath complete with a double vanity, separate shower, and soaking tub. Two of the three secondary bedrooms include walk-in closets, providing plenty of storage throughout the home. A two-car garage adds convenience and functionality to this well-appointed property.

16. 2026-04-29
    price $320,000 784-char remark

    Show marketing remark (790 chars)

    Spacious and inviting, this home features an expansive open floor plan designed for comfortable living and effortless entertaining. The kitchen boasts abundant counter space, a large pantry, and flows seamlessly into the family room—perfect for gatherings. The main level also includes a separate living room, offering additional space to relax or entertain. The oversized primary suite is a true retreat, featuring a generously sized bedroom, an impressive walk-in closet with room for everything, and a large en-suite bath complete with a double vanity, separate shower, and soaking tub. Two of the three secondary bedrooms include walk-in closets, providing plenty of storage throughout the home. A two-car garage adds convenience and functionality to this well-appointed property.

17. 2026-04-29
    price $320,000 790-char remark

    Show marketing remark (790 chars)

    Spacious and inviting, this home features an expansive open floor plan designed for comfortable living and effortless entertaining. The kitchen boasts abundant counter space, a large pantry, and flows seamlessly into the family room—perfect for gatherings. The main level also includes a separate living room, offering additional space to relax or entertain. The oversized primary suite is a true retreat, featuring a generously sized bedroom, an impressive walk-in closet with room for everything, and a large en-suite bath complete with a double vanity, separate shower, and soaking tub. Two of the three secondary bedrooms include walk-in closets, providing plenty of storage throughout the home. A two-car garage adds convenience and functionality to this well-appointed property.

18. 2026-04-14
    listed $325,000 New 784-char remark

    Show marketing remark (790 chars)

    Spacious and inviting, this home features an expansive open floor plan designed for comfortable living and effortless entertaining. The kitchen boasts abundant counter space, a large pantry, and flows seamlessly into the family room—perfect for gatherings. The main level also includes a separate living room, offering additional space to relax or entertain. The oversized primary suite is a true retreat, featuring a generously sized bedroom, an impressive walk-in closet with room for everything, and a large en-suite bath complete with a double vanity, separate shower, and soaking tub. Two of the three secondary bedrooms include walk-in closets, providing plenty of storage throughout the home. A two-car garage adds convenience and functionality to this well-appointed property.

19. 2026-04-14
    listed $325,000 Active 790-char remark

    Show marketing remark (790 chars)

    Spacious and inviting, this home features an expansive open floor plan designed for comfortable living and effortless entertaining. The kitchen boasts abundant counter space, a large pantry, and flows seamlessly into the family room—perfect for gatherings. The main level also includes a separate living room, offering additional space to relax or entertain. The oversized primary suite is a true retreat, featuring a generously sized bedroom, an impressive walk-in closet with room for everything, and a large en-suite bath complete with a double vanity, separate shower, and soaking tub. Two of the three secondary bedrooms include walk-in closets, providing plenty of storage throughout the home. A two-car garage adds convenience and functionality to this well-appointed property.

20. 2026-03-11
    soldstatus $325,000
21. 2016-10-19
    soldstatus $150,000
22. 2007-11-08
    soldstatus $720,000
23. 2006-02-15
    soldstatus $801,000

ⓘ 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: $4,440 · $370/mo
• Projected year-2 tax: $4,440 · $370/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 4/10 Moderate
• 🌡 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: $27,775
• − Mortgage interest: −$16,805
• − Property taxes: −$4,440
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,222
• − Management: −$2,222
• − HOA: −$504
• − Depreciation: −$8,727
• Taxable loss: −$8,645
• Est. tax savings @ 24.0%: +$2,075
• After-tax cash flow: $-1,306/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 — Hampton

• Score: 65/100
• State rank: #213
• US rank: #12664

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hampton, GA
• County: Henry County · 316,359 people
• City population: 52,402
• 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

-61.3% since first listed

10 events — show timeline

• 2026-05-14 Price Changed $310,000 GAMLS
• 2026-05-14 Price Changed $310,000 FMLS
• 2026-04-29 Price Changed $320,000 GAMLS
• 2026-04-29 Price Changed $320,000 FMLS
• 2026-04-14 Listed $325,000 FMLS
• 2026-04-14 Listed $325,000 GAMLS
• 2026-03-11 Sold (Public Records) $325,000 Public Records
• 2016-10-19 Sold (Public Records) $150,000 Public Records
• 2007-11-08 Sold (Public Records) $720,000 Public Records
• 2006-02-15 Sold (Public Records) $801,000 Public Records

Property tax history

+13.6%/yr

Latest (2025): $4,440 · -4.6% YoY. Source: county tax records.