142 Tyler Ln · Mount Zion, GA 30117

$199,900

3 bd · 2.0 ba · 1,740 sqft · SingleFamily public records · 215 Days on market

Built 1991 1.17 ac lot $115/sqft · 32% below area Est $272k · 27% 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 +17.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +4.4/10.0
• Schools +3.6/10.0
• Rent growth +3.2/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3-bedroom, 2-bath split-level home includes a living area with a fireplace, an eat-in kitchen, and an attached garage. The layout provides multiple levels for functional use, with natural light in the main spaces. The lot offers outdoor space with a mix of wooded surroundings and open yard. Located near local services, parks, and road access points. Home shows signs of deferred maintenance. Buyer to verify all information.

Key facts

• Wooded surroundings
• Open yard
• Eat-in kitchen

Tags

• LIVING AREA WITH FIREPLACE
• EAT-IN KITCHEN
• OUTDOOR SPACE
• WOODED SURROUNDINGS
• OPEN YARD
• NEAR LOCAL SERVICES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $166 ($2k/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 $187k (6.2% below list).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 3.5% in Mount Zion — 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 59/100 on livability (#402 in GA) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute 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: Mount Zion Elementary School (math 49% / reading 38%, grade F, #364 of 1,228 statewide, top 30%, 695 students, 74% FRL); Mt. Zion Middle School (math 24% / reading 40%, grade F, #229 of 470 statewide, top 49%, 336 students, 70% FRL); Mt. Zion High School (math 37% / reading 24%, grade F, #128 of 424 statewide, top 30%, 470 students, 63% FRL).
• Market conditions: Rents rising (+2.7%/yr); 262 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 876 units permitted in Carroll County in 2024 (150 in 5+ unit buildings).
• This rent runs 36% of the median local income ($62k/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 $6k 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 215 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 215 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 7.29%
• Cash-on-cash: 3.56%
• DSCR: 1.16
• GRM: 8.9

CMA / ARV

• ARV (median comp): $272,215
• List price: $199,900
• Delta: -26.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34 Tyler Ln	0.19mi	3/2.5	1,990 (+14%)	8mo	$265,000	$133	59

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 · 2.71% rent growth · sell at horizon

5-year hold

• IRR: -11.0%
• Equity multiple: 0.60×
• Total profit: $-22,386
• Equity at exit: $29,806

10-year hold

• IRR: -2.2%
• Equity multiple: 0.85×
• Total profit: $-8,166
• Equity at exit: $17,284

Cash invested: $55,972 (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 30117

• Home prices YoY: -14.7%
• Rents YoY: 2.7%
• Active inventory: 262
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,874 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$183 /mo · $2,197/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $166

Break-even live

Break-even rent $1,664

Max offer price $199,900

Occupancy floor 86%

Sensitivity live

Price	-10% $279	-5% $222	+0% $166	+5% $109	+10% $53
Rent	-10% $18	-5% $92	+0% $166	+5% $240	+10% $314
Rate	-1.0pp $267	-0.5pp $217	base $166	+0.5pp $114	+1.0pp $61

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
125 Bethlehem Church Rd Carrollton, GA	4.0	2.0	1580	$2,106	$1.33	0d	1	0.95mi
116 Carroll Creek Ln Unit 1 Carrollton, GA	3.0	2.0	1138	$1,675	$1.47	3d	1	1.13mi

Listing history 50 events

1. 2026-06-21
   days on market $199,900 Active 215 DOM
2. 2026-06-18
   days on market $199,900 Active 212 DOM
3. 2026-06-17
   days on market $199,900 Active 211 DOM
4. 2026-06-16
   days on market $199,900 Active 210 DOM
5. 2026-06-15
   days on market $199,900 Active 209 DOM
6. 2026-06-13
   days on market $199,900 Active 207 DOM
7. 2026-06-09
   days on market $199,900 Active 203 DOM
8. 2026-06-08
   days on market $199,900 Active 202 DOM
9. 2026-06-07
   days on market $199,900 Active 201 DOM
10. 2026-06-04
    statusdays on market $199,900 Active 198 DOM
11. 2026-06-03
    days on market $199,900 Price Change 197 DOM
12. 2026-06-02
    days on market $199,900 Price Change 196 DOM
13. 2026-06-02
    pricestatus $199,900 Price Change 195 DOM
14. 2026-06-01
    days on market $207,900 Active 195 DOM
15. 2026-05-31
    days on market $207,900 Active 194 DOM
16. 2025-11-20
    price $207,900 431-char remark

    Show marketing remark (431 chars)

    This 3-bedroom, 2-bath split-level home includes a living area with a fireplace, an eat-in kitchen, and an attached garage. The layout provides multiple levels for functional use, with natural light in the main spaces. The lot offers outdoor space with a mix of wooded surroundings and open yard. Located near local services, parks, and road access points. Home shows signs of deferred maintenance. Buyer to verify all information.

17. 2025-11-19
    price $175,500 431-char remark

    Show marketing remark (431 chars)

    This 3-bedroom, 2-bath split-level home includes a living area with a fireplace, an eat-in kitchen, and an attached garage. The layout provides multiple levels for functional use, with natural light in the main spaces. The lot offers outdoor space with a mix of wooded surroundings and open yard. Located near local services, parks, and road access points. Home shows signs of deferred maintenance. Buyer to verify all information.

18. 2025-11-18
    listed $204,900 New 431-char remark

    Show marketing remark (431 chars)

    This 3-bedroom, 2-bath split-level home includes a living area with a fireplace, an eat-in kitchen, and an attached garage. The layout provides multiple levels for functional use, with natural light in the main spaces. The lot offers outdoor space with a mix of wooded surroundings and open yard. Located near local services, parks, and road access points. Home shows signs of deferred maintenance. Buyer to verify all information.

19. 2025-10-22
    soldstatus $175,500
20. 2025-10-09
    historical
21. 2025-10-09
    historical
22. 2025-06-25
    listed $270,000 Active
23. 2025-06-25
    listed $270,000 New
24. 2025-05-23
    historical
25. 2025-05-23
    historical
26. 2025-04-04
    price $279,900
27. 2025-04-04
    price $279,900
28. 2025-01-30
    listed $290,000 Active
29. 2025-01-30
    listed $290,000 New
30. 2024-07-31
    soldstatus $267,800
31. 2024-07-30
    soldstatus $267,800 Sold
32. 2024-07-30
    soldstatus $267,800 Closed
33. 2024-07-10
    status Pending
34. 2024-07-10
    status Under Contract
35. 2024-07-05
    status Back On Market
36. 2024-07-05
    status Active
37. 2024-06-05
    status Under Contract
38. 2024-06-05
    status Pending
39. 2024-05-23
    price $264,000
40. 2024-05-23
    price $264,000
41. 2024-05-09
    price $268,000
42. 2024-05-09
    price $268,000
43. 2024-04-18
    price $276,000
44. 2024-04-18
    price $276,000
45. 2024-04-04
    price $285,000
46. 2024-04-04
    price $285,000
47. 2024-03-22
    listed $287,000 New
48. 2024-03-22
    listed $287,000 Active
49. 2024-03-11
    soldstatus $251,700
50. 2005-03-21
    soldstatus $98,000

ⓘ 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: $2,197 · $183/mo
• Projected year-2 tax: $2,197 · $183/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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,489
• − Mortgage interest: −$11,198
• − Property taxes: −$2,197
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,799
• − Management: −$1,799
• − Depreciation: −$5,815
• Taxable loss: −$1,318
• Est. tax savings @ 24.0%: +$316
• After-tax cash flow: $2,307/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 — Mount Zion

• Score: 59/100
• State rank: #402
• US rank: #19835

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Zion, GA
• County: Carroll County · 124,888 people
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 39,804
• Household income: $61,842
• Rent vs Own: 46.6% rent · 53.4% own
• Severe rent burden: 1956.0

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: Majority White (63%)
• Race & ethnicity: White 63% Black 23% Hispanic / Latino 9% Two or more races 5% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 3% Slovak 1% Serbian 1%
• Foreign-born: 7% · Canada, United Kingdom
• Languages at home: 90% English-only · Spanish 8% Other Indo-European 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: ▼ -57.30%
• Current HPI: 331.823
• Rent YoY: ▲ 2.71%
• 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

+185.2% since first listed

36 events — show timeline

• 2025-11-20 Price Changed $207,900 GAMLS
• 2025-11-19 Price Changed $175,500 GAMLS
• 2025-11-18 Listed $204,900 GAMLS
• 2025-10-22 Sold (Public Records) $175,500 Public Records
• 2025-10-09 Listing Removed — GAMLS
• 2025-10-09 Listing Removed — FMLS
• 2025-06-25 Listed $270,000 GAMLS
• 2025-06-25 Listed $270,000 FMLS
• 2025-05-23 Listing Removed — GAMLS
• 2025-05-23 Listing Removed — FMLS
• 2025-04-04 Price Changed $279,900 FMLS
• 2025-04-04 Price Changed $279,900 GAMLS
• 2025-01-30 Listed $290,000 GAMLS
• 2025-01-30 Listed $290,000 FMLS
• 2024-07-31 Sold (Public Records) $267,800 Public Records
• 2024-07-30 Sold (MLS) $267,800 FMLS
• 2024-07-30 Sold (MLS) $267,800 GAMLS
• 2024-07-10 Pending — FMLS
• 2024-07-10 Pending — GAMLS
• 2024-07-05 Relisted — GAMLS
• 2024-07-05 Relisted — FMLS
• 2024-06-05 Pending — GAMLS
• 2024-06-05 Pending — FMLS
• 2024-05-23 Price Changed $264,000 GAMLS
• 2024-05-23 Price Changed $264,000 FMLS
• 2024-05-09 Price Changed $268,000 GAMLS
• 2024-05-09 Price Changed $268,000 FMLS
• 2024-04-18 Price Changed $276,000 GAMLS
• 2024-04-18 Price Changed $276,000 FMLS
• 2024-04-04 Price Changed $285,000 GAMLS
• 2024-04-04 Price Changed $285,000 FMLS
• 2024-03-22 Listed $287,000 FMLS
• 2024-03-22 Listed $287,000 GAMLS
• 2024-03-11 Sold (Public Records) $251,700 Public Records
• 2005-03-21 Sold (Public Records) $98,000 Public Records
• 1900-01-01 Sold (Public Records) $72,900 Public Records

Property tax history

+4.8%/yr

Latest (2025): $2,197 · -0.9% YoY. Source: county tax records.