2020 Piccolo Ct #229 · McDonough, GA 30252

$304,850

3 bd · 2.5 ba · 1,790 sqft · Townhouse · 94 Days on market

Built 2025 2,831 sqft lot $170/sqft · at area comps Est $311k · at est. ↓ 5% since listing

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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).

• Cash flow +11.7/30.0
• ARV discount +8.3/15.0
• 1% rule +3.4/10.0
• DSCR +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Valor Communities is excited to serve as your new home builder at Townside at Symphony. The Rose plan (end unit) townhome features a 2 story 3 bedrooms, 2.5 baths with 1,790 interior square feet townhome and a connected 2 car garage. A leader in new home design, our efficiency-of-space (TM) and industry leading interior detail are the driving force behind the growth for Valor Communities. Valor's attention to detail is apparent when you walk through the front door and see the beautiful trim packages, design options, stainless steel appliances, quartz countertops and spacious interiors with room to breathe. Space to make your new house a home. That's Built Here. Photos/videos are of a similar home, options & upgrades may not be included. NEW CONSTRUCTION - MOVE-IN READY.

Key facts

• Spacious interiors
• Quartz countertops
• New construction

Tags

• STAINLESS STEEL APPLIANCES
• QUARTZ COUNTERTOPS
• SPACIOUS INTERIORS
• NEW CONSTRUCTION
• MOVE IN READY

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $305k.

Deal economics

• At list price, monthly cash flow is $-90 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $292k (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $255k (16.2% below list).
• Recommended offer: $255k (16.2% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.9% in McDonough — 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 63/100 on livability (#279 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: schools D, crime D, amenities 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 (+1.5%/yr); 569 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,989 units permitted in Henry County in 2024 (92 in 5+ unit buildings).
• This rent runs 30% of the median local income ($101k/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 94 days — a 9% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $34k (10%) 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 $255,323 (16.2% 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 94 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.84% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.26%
• DSCR: 0.94
• GRM: 9.9

CMA / ARV

• ARV (median comp): $310,577
• List price: $304,850
• Delta: -1.84%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2040 Piccolo Ct #224	0.00mi	3/2.5	1,790 (0%)	1mo	$304,850	$170	99
2036 Piccolo Ct #225	0.01mi	3/2.5	1,790 (0%)	8mo	$323,000	$180	93

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 · 1.52% rent growth · sell at horizon

5-year hold

• IRR: -20.0%
• Equity multiple: 0.31×
• Total profit: $-58,820
• Equity at exit: $45,454

10-year hold

• IRR: -16.5%
• Equity multiple: 0.14×
• Total profit: $-73,343
• Equity at exit: $26,358

Cash invested: $85,358 (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 30252

• Home prices YoY: -31.4%
• Rents YoY: 1.5%
• Active inventory: 569
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,553 medium
• Mortgage (P&I): −$1,599
• Tax est. 1.5%: −$381 /mo · $4,573/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$536
• Net cashflow: $-90

Break-even live

Break-even rent $2,667

Max offer price $291,872

Occupancy floor 99%

Sensitivity live

Price	-10% $121	-5% $16	+0% $-90	+5% $-195	+10% $-300
Rent	-10% $-291	-5% $-191	+0% $-90	+5% $11	+10% $112
Rate	-1.0pp $64	-0.5pp $-12	base $-90	+0.5pp $-169	+1.0pp $-249

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: $76,212
• Closing costs: $9,146
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1209 Creek Crossing Dr McDonough, GA	4.0	2.5	2400	$2,380	$0.99	24d	1	1.07mi
312 Fairmont Ave McDonough, GA	4.0	3.0	1916	$2,499	$1.30	24d	1	1.28mi
166 Everett Sq McDonough, GA	4.0	2.5	2401	$2,659	$1.11	5d	1	1.37mi

Listing history 7 events

1. 2026-05-11
   status Under Contract 785-char remark

   Show marketing remark (785 chars)

   Valor Communities is excited to serve as your new home builder at Townside at Symphony. The Rose plan (end unit) townhome features a 2 story 3 bedrooms, 2.5 baths with 1,790 interior square feet townhome and a connected 2 car garage. A leader in new home design, our efficiency-of-space (TM) and industry leading interior detail are the driving force behind the growth for Valor Communities. Valor's attention to detail is apparent when you walk through the front door and see the beautiful trim packages, design options, stainless steel appliances, quartz countertops and spacious interiors with room to breathe. Space to make your new house a home. That's Built Here. Photos/videos are of a similar home, options & upgrades may not be included. NEW CONSTRUCTION - MOVE-IN READY.

2. 2026-02-17
   price $304,850 785-char remark

   Show marketing remark (785 chars)

   Valor Communities is excited to serve as your new home builder at Townside at Symphony. The Rose plan (end unit) townhome features a 2 story 3 bedrooms, 2.5 baths with 1,790 interior square feet townhome and a connected 2 car garage. A leader in new home design, our efficiency-of-space (TM) and industry leading interior detail are the driving force behind the growth for Valor Communities. Valor's attention to detail is apparent when you walk through the front door and see the beautiful trim packages, design options, stainless steel appliances, quartz countertops and spacious interiors with room to breathe. Space to make your new house a home. That's Built Here. Photos/videos are of a similar home, options & upgrades may not be included. NEW CONSTRUCTION - MOVE-IN READY.

3. 2026-02-06
   historical
4. 2026-01-31
   price $321,412
5. 2025-09-10
   price $326,412
6. 2025-05-19
   listed $321,412 New 785-char remark

   Show marketing remark (785 chars)

   Valor Communities is excited to serve as your new home builder at Townside at Symphony. The Rose plan (end unit) townhome features a 2 story 3 bedrooms, 2.5 baths with 1,790 interior square feet townhome and a connected 2 car garage. A leader in new home design, our efficiency-of-space (TM) and industry leading interior detail are the driving force behind the growth for Valor Communities. Valor's attention to detail is apparent when you walk through the front door and see the beautiful trim packages, design options, stainless steel appliances, quartz countertops and spacious interiors with room to breathe. Space to make your new house a home. That's Built Here. Photos/videos are of a similar home, options & upgrades may not be included. NEW CONSTRUCTION - MOVE-IN READY.

7. 2025-05-19
   listed $338,412 New

   Show marketing remark (785 chars)

   Valor Communities is excited to serve as your new home builder at Townside at Symphony. The Rose plan (end unit) townhome features a 2 story 3 bedrooms, 2.5 baths with 1,790 interior square feet townhome and a connected 2 car garage. A leader in new home design, our efficiency-of-space (TM) and industry leading interior detail are the driving force behind the growth for Valor Communities. Valor's attention to detail is apparent when you walk through the front door and see the beautiful trim packages, design options, stainless steel appliances, quartz countertops and spacious interiors with room to breathe. Space to make your new house a home. That's Built Here. Photos/videos are of a similar home, options & upgrades may not be included. NEW CONSTRUCTION - MOVE-IN READY.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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 5/10 Major 5 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,639
• − Mortgage interest: −$17,076
• − Property taxes: −$4,573
• − Insurance: −$1,524
• − Repairs & maintenance: −$2,451
• − Management: −$2,451
• − Depreciation: −$8,868
• Taxable loss: −$6,305
• Est. tax savings @ 24.0%: +$1,513
• After-tax cash flow: $437/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 — McDonough

• Score: 63/100
• State rank: #279
• US rank: #14962

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Henry County · 316,359 people
• City population: 114,333
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 49,554
• Household income: $100,770
• Rent vs Own: 10.5% rent · 89.5% own
• Severe rent burden: 343.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 48% Black 36% Two or more races 11% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4%
• Common ancestry: Hispanic 2% Slovak 1% Italian 1%
• Foreign-born: 7% · Canada, Vietnam, South Korea
• Languages at home: 91% English-only · Spanish 4% 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: ▼ -94.97%
• Current HPI: 207.2801
• Rent YoY: ▲ 1.52%
• 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

-5.2% since first listed

7 events — show timeline

• 2026-05-11 Pending — GAMLS
• 2026-02-17 Price Changed $304,850 GAMLS
• 2026-02-06 Listing Removed — GAMLS
• 2026-01-31 Price Changed $321,412 GAMLS
• 2025-09-10 Price Changed $326,412 GAMLS
• 2025-05-19 Listed $338,412 GAMLS
• 2025-05-19 Listed $321,412 GAMLS