65 Belmont Cir · Porterdale, GA 30016

$250,000

3 bd · 2.0 ba · 1,415 sqft · SingleFamily public records · 56 Days on market

Built 1996 0.59 ac lot $177/sqft · 9% below area Est $276k · 9% under

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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 +11.7/15.0
• Cash flow +11.3/30.0
• DSCR +3.3/10.0
• Rent growth +3.0/5.0
• Livability +2.9/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming 3-bedroom, 2-bathroom ranch-style home offers comfortable living with a spacious family room featuring a cozy fireplace. The eat-in kitchen provides a welcoming space for everyday meals. The primary bedroom includes a walk-in closet and a private ensuite bathroom with an oversized tub, perfect for relaxing. Enjoy outdoor living with a covered front porch, a fenced backyard, and a patio ideal for entertaining. Additional highlights include a 2-car garage for convenience and storage.

Key facts

• Walk-in closet
• Family room
• Eat-in kitchen

Tags

• FAMILY ROOM
• COZY FIREPLACE
• EAT-IN KITCHEN
• WALK-IN CLOSET
• PRIVATE ENSUITE BATHROOM
• OVERSIZED TUB

Property features AI

Finance

• HOA & community: Community features: Other

Exterior

• Parking: Attached garage facing front; Two garage spaces
• Utilities: Public water; Septic tank sewer; Electric service with 110V and 220V; Cable available; Phone available; Electricity available; Water available
• Home design: One level home; Resale property; Vinyl siding; Composition roof; Slab foundation; Property faces county road (asphalt/paved frontage)
• Construction: Vinyl siding construction; Composition roof; Slab foundation
• Exterior features: Private yard; Rain gutters; Front porch; Patio; Back yard fencing (chain link, fenced)

Interior

• Kitchen: White cabinets; Eat-in kitchen; Laminate countertops; Dishwasher; Electric range; Microwave
• Bedrooms: Three main-level bedrooms; Master on main
• Flooring: Carpet; Ceramic tile; Hardwood
• Bathrooms: Two full bathrooms; Master bath with tub/shower combo
• Heating & cooling: Central heating; Central air; Thermostat (energy efficient)
• Interior features: One fireplace located in the family room; Walk-in closet(s); Insulated windows; No common walls
• Laundry & utility: Dedicated laundry room; 220 volts available in laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-90 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (22.4% below list).
• Recommended offer: $194k (22.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#447 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B+, housing B; Watch: amenities F, commute F, employment F.
• Newton County (suburban): math 17% / reading 26% proficiency, ranked #137 of 174 in GA (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Livingston Elementary School (math 8% / reading 12%, grade F, #1,092 of 1,228 statewide, top 91%, 402 students, 85% FRL); Alcovy High School (math 3% / reading 12%, grade F, #378 of 424 statewide, top 91%, 1,991 students, 55% FRL).
• Zoned-school proficiency averages 9% at this address vs 22% district-wide (-13 pts) — the specific schools serving this property underperform the Newton County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.8%/yr); 419 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,480 units permitted in Newton County in 2024 (702 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 $8k of value loss. Plan a longer hold.
• Newton County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $15k (6%) 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 $193,899 (22.4% 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 56 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
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. 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: 0.78% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.55%
• DSCR: 0.93
• GRM: 10.7

CMA / ARV

• ARV (median comp): $275,970
• List price: $250,000
• Delta: -9.41%
• 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
80 Belmont Cir	0.04mi	3/2.0	1,435 (+1%)	16mo	$289,900	$202	82
230 Belmont Trl	0.25mi	3/2.0	1,338 (-5%)	3mo	$257,000	$192	76
35 Belmont Way	0.15mi	3/2.0	1,500 (+6%)	8mo	$283,500	$189	76
50 Blackberry Ln	0.35mi	3/2.0	1,417 (+0%)	11mo	$272,000	$192	74
40 Belmont Cir	0.07mi	4/2.0 (+1)	1,265 (-11%)	3mo	$285,000	$225	71
130 Belmont Trl	0.13mi	3/2.0	1,542 (+9%)	12mo	$260,000	$169	69
195 Belmont Trl	0.21mi	3/2.0	1,532 (+8%)	15mo	$285,000	$186	64
245 Belmont Trl	0.29mi	3/2.0	1,246 (-12%)	6mo	$248,000	$199	62
357 Oak Hill Rd	0.42mi	3/1.5	1,530 (+8%)	12mo	$251,000	$164	55
25 Dove Pt	0.61mi	3/2.0	1,470 (+4%)	13mo	$245,000	$167	54
70 Oaklake Dr	0.70mi	3/2.0	1,445 (+2%)	12mo	$295,000	$204	53
180 Belmont Cir	0.27mi	3/2.0	1,600 (+13%)	20mo	$271,000	$169	49

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 · 1.84% rent growth · sell at horizon

5-year hold

• IRR: -20.1%
• Equity multiple: 0.31×
• Total profit: $-48,542
• Equity at exit: $37,276

10-year hold

• IRR: -15.7%
• Equity multiple: 0.16×
• Total profit: $-58,797
• Equity at exit: $21,615

Cash invested: $70,000 (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 30016

• Home prices YoY: -8.6%
• Rents YoY: 1.8%
• Active inventory: 419
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,939 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$207 /mo · $2,484/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $-90

Break-even live

Break-even rent $2,053

Max offer price $234,030

Occupancy floor 100%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
40 Oak Hill Dr Covington, GA	3.0	2.5	1644	$1,900	$1.16	24d	1	0.68mi
75 Dove Lndg Covington, GA	3.0	2.0	1528	$1,750	$1.15	24d	1	0.73mi
75 Dove Lndg Covington, GA	3.0	2.0	1528	$1,750	$1.15	43d	1	0.73mi
90 Lazy Hollow Ln Covington, GA	3.0	2.0	1294	$1,761	$1.36	12d	1	0.86mi
170 Oak Hill Dr Covington, GA	3.0	2.0	1677	$1,749	$1.04	2d	1	0.87mi
205 Oak Hill Dr Covington, GA	3.0	2.0	1683	$1,960	$1.16	5d	1	0.96mi
150 Lazy Hollow Ln Covington, GA	3.0	2.0	1348	$1,805	$1.34	24d	1	0.97mi
155 Creekside Trl Covington, GA	3.0	2.0	1394	$1,745	$1.25	5d	1	0.99mi
65 White Oak Dr Covington, GA	4.0	2.0	1269	$1,810	$1.43	24d	1	1.13mi
35 Pommel Ct Covington, GA	4.0	2.5	1800	$1,981	$1.10	43d	1	1.16mi
30 Pommel Ct Covington, GA	4.0	2.5	1804	$2,001	$1.11	12d	1	1.17mi
705 Mills Dr Covington, GA	3.0	2.0	1196	$1,641	$1.37	43d	1	1.43mi
150 Lakeside Dr Covington, GA	4.0	3.0	1264	$2,060	$1.63	1d	1	1.43mi
55 Creekstone Ct Covington, GA	3.0	2.0	1350	$1,775	$1.31	12d	1	1.45mi
290 Willow Shoals Dr Covington, GA	3.0	2.0	1538	$1,601	$1.04	4d	1	1.49mi

Listing history 24 events

1. 2026-06-18
   days on market $250,000 Active 56 DOM
2. 2026-06-17
   days on market $250,000 Active 55 DOM
3. 2026-06-16
   days on market $250,000 Active 54 DOM
4. 2026-06-15
   days on market $250,000 Active 53 DOM
5. 2026-06-13
   days on market $250,000 Active 51 DOM
6. 2026-06-13
   days on market $250,000 Active 50 DOM
7. 2026-06-09
   days on market $250,000 Active 47 DOM
8. 2026-06-08
   days on market $250,000 Active 46 DOM
9. 2026-06-07
   days on market $250,000 Active 45 DOM
10. 2026-06-04
    days on market $250,000 Active 42 DOM
11. 2026-06-03
    days on market $250,000 Active 41 DOM
12. 2026-06-02
    days on market $250,000 Active 40 DOM
13. 2026-06-01
    days on market $250,000 Active 39 DOM
14. 2026-05-31
    days on market $250,000 Active 38 DOM
15. 2026-05-06
    price $260,000 500-char remark

    Show marketing remark (500 chars)

    This charming 3-bedroom, 2-bathroom ranch-style home offers comfortable living with a spacious family room featuring a cozy fireplace. The eat-in kitchen provides a welcoming space for everyday meals. The primary bedroom includes a walk-in closet and a private ensuite bathroom with an oversized tub, perfect for relaxing. Enjoy outdoor living with a covered front porch, a fenced backyard, and a patio ideal for entertaining. Additional highlights include a 2-car garage for convenience and storage.

16. 2026-05-06
    price $260,000 500-char remark

    Show marketing remark (500 chars)

    This charming 3-bedroom, 2-bathroom ranch-style home offers comfortable living with a spacious family room featuring a cozy fireplace. The eat-in kitchen provides a welcoming space for everyday meals. The primary bedroom includes a walk-in closet and a private ensuite bathroom with an oversized tub, perfect for relaxing. Enjoy outdoor living with a covered front porch, a fenced backyard, and a patio ideal for entertaining. Additional highlights include a 2-car garage for convenience and storage.

17. 2026-04-23
    listed $265,000 New 500-char remark

    Show marketing remark (500 chars)

    This charming 3-bedroom, 2-bathroom ranch-style home offers comfortable living with a spacious family room featuring a cozy fireplace. The eat-in kitchen provides a welcoming space for everyday meals. The primary bedroom includes a walk-in closet and a private ensuite bathroom with an oversized tub, perfect for relaxing. Enjoy outdoor living with a covered front porch, a fenced backyard, and a patio ideal for entertaining. Additional highlights include a 2-car garage for convenience and storage.

18. 2026-04-23
    listed $265,000 Active 500-char remark

    Show marketing remark (500 chars)

    This charming 3-bedroom, 2-bathroom ranch-style home offers comfortable living with a spacious family room featuring a cozy fireplace. The eat-in kitchen provides a welcoming space for everyday meals. The primary bedroom includes a walk-in closet and a private ensuite bathroom with an oversized tub, perfect for relaxing. Enjoy outdoor living with a covered front porch, a fenced backyard, and a patio ideal for entertaining. Additional highlights include a 2-car garage for convenience and storage.

19. 2026-03-04
    soldstatus $265,000
20. 2018-04-05
    soldstatus $123,000
21. 2018-03-29
    soldstatus $123,000 Sold

    Show marketing remark (791 chars)

    MOVE IN READY! 3/2 Ranch with NEW tile, carpet, & paint throughout, makes it just like new! Relax on the rocking chair front porch! Kitchen w/ breakfast area featuring new sliding glass door that overlooks patio & large wooded fenced backyard. Spacious laundry room with large shelved pantry. Family room features fireplace and natural lighting. Just down the hall is the master bedroom with large walk-in-closet and en-suite bath with garden tub & separate shower. This home also features two additional bedrooms with large closets for STORAGE & an additional full hall bath. Double garage with storage room. This home is just far enough out for peace & quiet, but also convenient to GA-162 (Salem Rd), GA-20, GA-212, GA-36, Porterdale, Covington, Conyers & Oakhill!

22. 2018-02-26
    status Under Contract

    Show marketing remark (791 chars)

    MOVE IN READY! 3/2 Ranch with NEW tile, carpet, & paint throughout, makes it just like new! Relax on the rocking chair front porch! Kitchen w/ breakfast area featuring new sliding glass door that overlooks patio & large wooded fenced backyard. Spacious laundry room with large shelved pantry. Family room features fireplace and natural lighting. Just down the hall is the master bedroom with large walk-in-closet and en-suite bath with garden tub & separate shower. This home also features two additional bedrooms with large closets for STORAGE & an additional full hall bath. Double garage with storage room. This home is just far enough out for peace & quiet, but also convenient to GA-162 (Salem Rd), GA-20, GA-212, GA-36, Porterdale, Covington, Conyers & Oakhill!

23. 2018-02-23
    listed $120,000 New

    Show marketing remark (791 chars)

    MOVE IN READY! 3/2 Ranch with NEW tile, carpet, & paint throughout, makes it just like new! Relax on the rocking chair front porch! Kitchen w/ breakfast area featuring new sliding glass door that overlooks patio & large wooded fenced backyard. Spacious laundry room with large shelved pantry. Family room features fireplace and natural lighting. Just down the hall is the master bedroom with large walk-in-closet and en-suite bath with garden tub & separate shower. This home also features two additional bedrooms with large closets for STORAGE & an additional full hall bath. Double garage with storage room. This home is just far enough out for peace & quiet, but also convenient to GA-162 (Salem Rd), GA-20, GA-212, GA-36, Porterdale, Covington, Conyers & Oakhill!

24. 2001-10-31
    soldstatus $109,200

ⓘ 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: $2,484 · $207/mo
• Projected year-2 tax: $2,484 · $207/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,268
• − Mortgage interest: −$14,004
• − Property taxes: −$2,484
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,861
• − Management: −$1,861
• − Depreciation: −$7,273
• Taxable loss: −$5,466
• Est. tax savings @ 24.0%: +$1,312
• After-tax cash flow: $227/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: Newton County
• NCES district ID: 1303930
• Math proficiency: 17% ▼ -13.00%
• Reading proficiency: 26% ▼ -8.00%
• Median HH income: $50,768
• Composite: 19.2/100
• National rank: #8816
• State rank: #137 of 174 in GA

Livability — Porterdale

• Score: 58/100
• State rank: #447
• US rank: #21362

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Newton County · 104,393 people
• City population: 76
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 62,968
• Household income: $79,527
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 1172.0

Population outlook (Newton County) Hauer SSP2

• Today (2025): 118,372 people
• By 2030: 124,234 · +5.0%
• By 2040: 135,550 · +14.5%
• By 2050: 145,309 · +22.8%
• By 2075: 166,843 · +40.9%
• By 2100: 175,800 · +48.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 59% White 29% Two or more races 8% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 1% French/Haitian/Cajun 1%

Political lean MEDSL · Newton

• 2024 margin: D (+15.1) · D 57.3% · R 42.2%
• 2008→2024 swing: +14.0pp toward D · 2008: 1.2pp · 2024: 15.1pp
• All cycles: 2024: D+15.1 2020: D+10.9 2016: D+2.4 2012: D+2.0 2008: D+1.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.68%
• Current HPI: 317.5605
• Rent YoY: ▲ 1.84%
• 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

+128.9% since first listed

12 events — show timeline

• 2026-05-22 Price Changed $250,000 FMLS
• 2026-05-22 Price Changed $250,000 GAMLS
• 2026-05-06 Price Changed $260,000 GAMLS
• 2026-05-06 Price Changed $260,000 FMLS
• 2026-04-23 Listed $265,000 FMLS
• 2026-04-23 Listed $265,000 GAMLS
• 2026-03-04 Sold (Public Records) $265,000 Public Records
• 2018-04-05 Sold (Public Records) $123,000 Public Records
• 2018-03-29 Sold (MLS) $123,000 GAMLS
• 2018-02-26 Pending — GAMLS
• 2018-02-23 Listed $120,000 GAMLS
• 2001-10-31 Sold (Public Records) $109,200 Public Records

Property tax history

+3.4%/yr

Latest (2025): $2,484 · -6.6% YoY. Source: county tax records.