506 Robson Dr · Villa Rica, GA 30180

$214,990

3 bd · 2.5 ba · 1,421 sqft · Townhouse · 55 Days on market

Built 2026 Good condition Garage $330/mo HOA · 17% of rent

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.5/30.0
• Condition / age +4.0/5.0
• 1% rule +3.4/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Schools +3.0/10.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

New Construction with payments lower than rent. Located near Downtown Villa Rica, in one of Carroll County's Fastest Selling Gated Communities. Our newest townhomes are move-in ready with standard upgrades such as stainless steel appliances and granite countertops. We also include washer and dryer! You can enjoy more time with family and friends because all landscape maintenance is included. The Emery is the ideal location close to HWY 20 which makes traveling to and from the neighborhood very easy. This great location is close to shopping, dining, The Mill Amphitheater and downtown Villa Rica, not to mention Lions Gate Movie Studio just a few miles away.

Key facts

• Move-in ready
• New construction
• Gated communities

Tags

• NEW CONSTRUCTION
• GATED COMMUNITIES
• MOVE-IN READY
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• LANDSCAPE MAINTENANCE INCLUDED

🏗️ New construction. The $214,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $235,169.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $215k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-394 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (17.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (8.1% below list).
• Recommended offer: $178k (17.2% below list) — sets the bar for cash-flow.

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); 789 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 33d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of loan paydown is wiped out by about $7k 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 55 days — a 3% lower offer ($209k) 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.

Recommended offer $178,084 (17.2% 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 55 days. Have you received any prior offers? Is the seller open to a 17% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.84% ✗
• Cap rate: 4.28%
• Cash-on-cash: -7.19%
• DSCR: 0.68
• GRM: 9.9

CMA / ARV

• ARV (median comp): $235,169
• List price: $214,990
• Delta: -8.58%
• 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
413 Towson St	0.02mi	3/2.5	1,421 (0%)	1mo	$239,990	$169	98
417 Towson St	0.02mi	3/2.5	1,421 (0%)	1mo	$229,990	$162	98
506 Robson Dr	0.00mi	3/2.5	1,421 (0%)	3mo	$229,990	$162	98
504 Robson Dr	0.00mi	3/2.5	1,421 (0%)	3mo	$239,990	$169	98
230 Gillis Way	0.03mi	3/2.5	1,421 (0%)	4mo	$239,990	$169	96
405 Towson St	0.04mi	3/2.5	1,421 (0%)	4mo	$239,990	$169	95
228 Gillis Way	0.03mi	3/2.5	1,421 (0%)	5mo	$224,990	$158	95
412 Towson Street Way	0.04mi	3/2.5	1,421 (0%)	5mo	$241,990	$170	94
323 Hynes Dr	0.07mi	3/2.5	1,421 (0%)	5mo	$246,990	$174	93
331 Hynes Dr	0.06mi	3/2.5	1,421 (0%)	6mo	$235,990	$166	92
327 Hynes Dr	0.06mi	3/2.5	1,421 (0%)	6mo	$230,990	$163	92
333 Hynes Dr	0.06mi	3/2.5	1,421 (0%)	7mo	$225,000	$158	91

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: -29.5%
• Equity multiple: 0.03×
• Total profit: $-64,147
• Equity at exit: $35,064

10-year hold

• IRR: -32.8%
• Equity multiple: -0.40×
• Total profit: $-91,916
• Equity at exit: $20,333

Cash invested: $65,847 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 24 active · 11 under contract
• Months of supply: 6.5 mo (15%/mo absorbed)
• Median asking: $254,715 ($166/sqft)
• Median days on market: 44 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -0.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30180

• Home prices YoY: -12.8%
• Rents YoY: 2.4%
• Active inventory: 789
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,976 high
• Mortgage (P&I): −$1,233
• Tax est. 1.5%: −$294 /mo · $3,528/yr
• Insurance: −$98
• HOA: −$330
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $-394

Break-even live

Break-even rent $2,475

Max offer price $178,084

Occupancy floor —

Sensitivity live

Price	-10% $-232	-5% $-313	+0% $-394	+5% $-476	+10% $-557
Rent	-10% $-551	-5% $-473	+0% $-394	+5% $-316	+10% $-238
Rate	-1.0pp $-276	-0.5pp $-335	base $-394	+0.5pp $-455	+1.0pp $-517

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: $58,792
• Closing costs: $7,055
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
502 Robson Dr Villa Rica, GA	3.0	2.5	1421	$1,765	$1.24	70d	1	0.01mi
502 Robson Dr Villa Rica, GA	3.0	2.5	1421	$1,765	$1.24	73d	1	0.01mi
303 Winton Way Villa Rica, GA	3.0	2.5	1451	$2,100	$1.45	25d	1	0.05mi
1004 Merritt Dr Villa Rica, GA	3.0	2.5	1695	$2,100	$1.24	93d	1	0.32mi
985 S Lassetter Cir Villa Rica, GA	4.0	2.0	1756	$1,800	$1.03	4d	1	0.32mi
985 S Lassetter Cir Villa Rica, GA	4.0	2.0	1756	$1,800	$1.03	12d	1	0.32mi
1002 Merritt Dr Unit 2 Villa Rica, GA	3.0	2.5	1695	$1,850	$1.09	48d	1	0.33mi
49 Melleray Ct Villa Rica, GA	3.0	2.5	1340	$1,795	$1.34	1d	1	0.43mi
200 Industrial Blvd Villa Rica, GA	2.0–3.0	2.0	1220	$1,885	$1.55	2d	6	0.46mi
177 Melleray Ct Villa Rica, GA	3.0	2.5	1589	$1,679	$1.06	66d	1	0.52mi
177 Melleray Ct Villa Rica, GA	3.0	2.5	1589	$1,679	$1.06	62d	1	0.52mi
1012 Sapphire St Villa Rica, GA	2.0	1.0	1284	$1,445	$1.13	32d	1	0.56mi
99 Powers PASS Villa Rica, GA	2.0–3.0	2.0–2.5	1242	$2,195	$1.77	0d	17	0.60mi
191 Commerce Dr Villa Rica, GA	1.0–3.0	1.0–2.0	1063	$2,491	$2.34	2d	37	0.68mi
211 Cypress Ln Villa Rica, GA	2.0	2.5	1404	$2,050	$1.46	3d	6	1.19mi
902 Hickory Level Rd Villa Rica, GA	3.0	2.0	1230	$2,150	$1.75	73d	1	1.28mi
106 Maple St Villa Rica, GA	3.0	2.0	1585	$1,700	$1.07	73d	1	1.31mi
600 Sheffield Ct Villa Rica, GA	3.0	2.0	1300	$1,750	$1.35	0d	1	1.32mi
404 Remington Ct Villa Rica, GA	4.0	2.0	1320	$1,749	$1.32	2d	1	1.32mi
730 Parker St Villa Rica, GA	3.0	1.5	1474	$1,385	$0.94	37d	1	1.37mi
417 Remington Ct Villa Rica, GA	3.0	2.0	1228	$1,680	$1.37	48d	1	1.37mi
731 Parker St Villa Rica, GA	4.0	2.0	1474	$1,765	$1.20	10d	1	1.38mi

Property features AI

Finance

• Financial info: Part of a larger community with 268 total units (180 additional units to be built)
• HOA & community: Monthly association fee of $165Association includes insurance, grounds maintenance, reserve fund, and poolCommunity amenities include pool, park, sidewalks, near trails/greenway, near shopping and schools

Exterior

• Parking: Attached garageDrivewayOn-street parkingParking padOne garage spaceOpen parking available
• Security: Gated communityStreet lights
• Utilities: Public waterPublic sewerElectricity availableCable availablePhone service available
• Home design: Two levelsNew constructionFee simple ownership
• Construction: Cement siding (HardiPlank and wood siding)Composition roofSlab foundationBuilt new (new construction)
• Exterior features: Privacy fencingPatioAsphalt road access

Interior

• Kitchen: White cabinetsPantrySolid surface and stone countersOpen view to family roomDishwasherElectric rangeMicrowaveRefrigeratorDisposal
• Bedrooms: Three upper-level bedrooms
• Flooring: CarpetLuxury vinyl
• Bathrooms: Two full bathroomsOne half bathroomMaster bathroom with tub/shower combination
• Heating & cooling: Zoned heatingCentral air with zoned cooling
• Interior features: 9-foot ceilings on main levelWalk-in closetsDouble-pane windowsOne common wall
• Laundry & utility: Upper-level laundryLaundry closetElectric dryer hookupWasherElectric water heater

HOA detail $330/mo · $3,960/yr

• Likely covers: security

Listing history 5 events

1. 2026-04-15
   price $214,990 771-char remark
2. 2026-04-02
   price $219,990 771-char remark
3. 2026-04-01
   listed $224,990 Active 771-char remark
4. 2026-03-31
   historical
5. 2026-02-24
   listed $224,990 New

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,707
• − Mortgage interest: −$13,173
• − Property taxes: −$3,528
• − Insurance: −$1,176
• − Repairs & maintenance: −$1,897
• − Management: −$1,897
• − HOA: −$3,960
• − Depreciation: −$6,841
• Taxable loss: −$8,764
• Est. tax savings @ 24.0%: +$2,103
• After-tax cash flow: $-2,631/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This move-in ready townhouse is in excellent condition with standard upgrades and a great location. Consider painting and flooring updates for a slight increase in value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replace carpet in bedrooms with hardwood or tile — Improves durability and resale value ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

F Composite school gradezoned avg 30/100

Zoned Schools

Elementary Villa Rica Elementary School F GA #485/1,228 Nat'l #21,438/41,679 Middle Villa Rica Middle F GA #260/470 Nat'l #9,410/14,009 High Villa Rica High School F GA #181/424 Nat'l #12,347/17,239

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

C Composite livability gradescore 65/100

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 · 123,370 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: 5% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Financial info: Part of a larger community with 268 total units (180 additional units to be built)
• HOA & community: Monthly association fee of $165Association includes insurance, grounds maintenance, reserve fund, and poolCommunity amenities include pool, park, sidewalks, near trails/greenway, near shopping and schools

Exterior

• Parking: Attached garageDrivewayOn-street parkingParking padOne garage spaceOpen parking available
• Security: Gated communityStreet lights
• Utilities: Public waterPublic sewerElectricity availableCable availablePhone service available
• Home design: Two levelsNew constructionFee simple ownership
• Construction: Cement siding (HardiPlank and wood siding)Composition roofSlab foundationBuilt new (new construction)
• Exterior features: Privacy fencingPatioAsphalt road access

Interior

• Kitchen: White cabinetsPantrySolid surface and stone countersOpen view to family roomDishwasherElectric rangeMicrowaveRefrigeratorDisposal
• Bedrooms: Three upper-level bedrooms
• Flooring: CarpetLuxury vinyl
• Bathrooms: Two full bathroomsOne half bathroomMaster bathroom with tub/shower combination
• Heating & cooling: Zoned heatingCentral air with zoned cooling
• Interior features: 9-foot ceilings on main levelWalk-in closetsDouble-pane windowsOne common wall
• Laundry & utility: Upper-level laundryLaundry closetElectric dryer hookupWasherElectric water heater

Price history

+2.2% since first listed

6 events — show timeline

• 2026-05-18 Sold (MLS) $229,990 FMLS
• 2026-04-15 Price Changed $214,990 FMLS
• 2026-04-02 Price Changed $219,990 FMLS
• 2026-04-01 Listed $224,990 FMLS
• 2026-03-31 Listing Removed — GAMLS
• 2026-02-24 Listed $224,990 GAMLS