11492 Summer Creek Dr · Lovejoy, GA 30228

$310,000

5 bd · 2.0 ba · 2,502 sqft · SingleFamily public records · 35 Days on market

Built 1989 0.72 ac lot $124/sqft · 12% below area Est $346k · 10% 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 +12.2/15.0
• Cash flow +11.7/30.0
• 1% rule +3.6/10.0
• DSCR +3.4/10.0
• Rent growth +3.1/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Sellers are not accepting offers or showings at this time.

Key facts

• 0.72 acre lot
• Garage
• Built 1989

Property features AI

Finance

• Other: Parcel number: 06160B A005; Located in Clayton County, GA; Address: 11492 Summer Creek Drive, Hampton, GA 30228
• Financial info: Investor owned
• HOA & community: Has an association; no association fee (fee listed as 0) and no association fee inclusions

Exterior

• Parking: Garage parking (2 total spaces)
• Utilities: Public water; Septic sewer; Other utilities
• Home design: Single-family residence (house); Resale property; Two-story; Located in the Summer Creek subdivision
• Construction: Built in 1989; Stucco exterior; Slab foundation; Other roof type
• Exterior features: Level lot

Interior

• Kitchen: Dishwasher; Refrigerator; Breakfast room; Dining area that seats 12+
• Bedrooms: 5 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms and 1 half bathroom (total 3 bathrooms)
• Heating & cooling: No listed heating; Central air conditioning
• Interior features: Open living area with appraiser-measured 2448 finished square feet; Two levels; Bonus room; No shared/common walls; Fireplace in family room
• Laundry & utility: Laundry located in hall

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-93 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $294k (5.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $266k (14.3% below list).
• Recommended offer: $266k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.4% in Lovejoy — 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 62/100 on livability (#317 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, schools F, amenities F.
• Clayton County (suburban): math 11% / reading 20% proficiency, ranked #155 of 174 in GA (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.2%/yr); 547 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).
• This rent runs 39% 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.
• Clayton 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 35 days — a 3% lower offer ($301k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 5y ago; this cycle's ask is 13611% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $265k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $265,771 (14.3% 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 35 days. Have you received any prior offers? Is the seller open to a 14% 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: 0.86% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.29%
• DSCR: 0.94
• GRM: 9.7

CMA / ARV

• ARV (median comp): $346,159
• List price: $310,000
• Delta: -10.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1478 Farrell Ln	0.34mi	5/3.0	2,511 (+0%)	2mo	$332,000	$132	78
1526 Woodvale St	0.21mi	5/3.0	2,644 (+6%)	4mo	$327,500	$124	74
1538 Woodvale St	0.22mi	4/2.5 (-1)	2,644 (+6%)	1mo	$306,200	$116	72
345 Panhandle Pl	0.22mi	5/3.0	2,486 (-1%)	15mo	$385,000	$155	72
10736 Southwood Dr	0.46mi	4/2.5 (-1)	2,504 (+0%)	10mo	$310,000	$124	63
1234 England Ter	0.60mi	4/2.5 (-1)	2,688 (+7%)	0mo	$310,000	$115	53
1695 Beckworth Ln	0.44mi	4/2.5 (-1)	2,644 (+6%)	13mo	$339,900	$129	52
1090 Lehavre Ct	0.64mi	4/2.5 (-1)	2,672 (+7%)	1mo	$312,000	$117	51
11028 Southwood Dr	0.73mi	4/2.5 (-1)	2,398 (-4%)	9mo	$313,700	$131	45
1762 Wood Stork Dr	0.54mi	4/3.0 (-1)	2,727 (+9%)	9mo	$305,000	$112	44
1127 Lehavre Ct	0.73mi	4/2.5 (-1)	2,426 (-3%)	12mo	$358,000	$148	43
1909 Sawgrass Dr	0.58mi	5/3.0	2,763 (+10%)	11mo	$320,000	$116	42

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: -19.3%
• Equity multiple: 0.33×
• Total profit: $-58,232
• Equity at exit: $46,222

10-year hold

• IRR: -13.7%
• Equity multiple: 0.23×
• Total profit: $-66,646
• Equity at exit: $26,803

Cash invested: $86,800 (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: 9.7×

Monthly cashflow live

• Estimated rent: $2,658 high
• Mortgage (P&I): −$1,626
• Tax from tax record: −$438 /mo · $5,258/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$558
• Net cashflow: $-93

Break-even live

Break-even rent $2,776

Max offer price $293,504

Occupancy floor 99%

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1494 Townsend Ct Lovejoy, GA	4.0	2.5	3044	$3,200	$1.05	19d	1	0.28mi
10950 Southwood Dr Hampton, GA	4.0	2.5	2116	$2,095	$0.99	43d	1	0.58mi
1241 England Ter Hampton, GA	4.0	2.5	2672	$2,700	$1.01	18d	1	0.59mi
11086 Shadow Ct #60 Hampton, GA	4.0	2.5	2253	$2,300	$1.02	24d	1	0.76mi
11657 Kades Trl Lovejoy, GA	5.0	3.0	3328	$2,546	$0.77	5d	1	0.80mi
1511 Mine Run Hampton, GA	4.0	2.5	2590	$2,345	$0.91	5d	1	0.81mi
1306 Pebble Beach Ln Hampton, GA	4.0	2.5	2610	$2,375	$0.91	43d	1	0.85mi
10988 Mansura Pl Hampton, GA	4.0	2.5	2590	$2,000	$0.77	24d	1	0.95mi
11768 Registry Blvd Lovejoy, GA	5.0	3.5	3118	$2,581	$0.83	2d	1	1.07mi
2051 Registry Ct Lovejoy, GA	4.0	3.0	2188	$1,940	$0.89	43d	1	1.14mi
865 McDonough Rd Hampton, GA	4.0	3.0	1910	$2,275	$1.19	24d	1	1.39mi
2195 Bridgewater Pass Lovejoy, GA	4.0	2.0	2430	$2,800	$1.15	43d	1	1.39mi
1135 Misty Meadows Way Hampton, GA	4.0	2.5	1942	$2,245	$1.16	5d	1	1.44mi
2275 Nicole Dr Lovejoy, GA	4.0	2.0	1800	$1,835	$1.02	5d	1	1.46mi

Listing history 33 events

1. 2026-06-04
   days on market $310,000 Active 35 DOM
2. 2026-06-03
   days on market $310,000 Active 34 DOM
3. 2026-06-02
   days on market $310,000 Active 33 DOM
4. 2026-06-01
   days on market $310,000 Active 32 DOM
5. 2026-05-31
   days on market $310,000 Active 31 DOM
6. 2026-04-30
   listed $310,000 New 58-char remark
7. 2026-04-30
   listed $310,000 Active
8. 2025-01-03
   historical $2,195
9. 2024-12-19
   historical
10. 2024-12-19
    historical
11. 2024-12-14
    listed $2,195
12. 2024-12-04
    price $315,000
13. 2024-12-04
    price $315,000
14. 2024-11-21
    price $320,000
15. 2024-11-21
    price $320,000
16. 2024-11-06
    price $325,000
17. 2024-11-06
    price $325,000
18. 2024-10-25
    price $329,900
19. 2024-10-25
    price $329,900
20. 2024-10-10
    price $335,000
21. 2024-10-10
    price $335,000
22. 2024-09-26
    listed $340,000 New
23. 2024-09-25
    listed $340,000 Active
24. 2021-07-15
    soldstatus $265,000
25. 2021-07-14
    soldstatus $265,000 Closed
26. 2021-07-14
    soldstatus $265,000 Sold
27. 2021-06-28
    status Under Contract
28. 2021-06-28
    status Pending
29. 2021-06-16
    listed $247,000 Active
30. 2021-06-16
    listed $247,000 New
31. 2021-05-07
    soldstatus $220,200
32. 1992-04-01
    soldstatus $116,900
33. 1992-04-01
    soldstatus $116,900

ⓘ 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: $5,258 · $438/mo
• Projected year-2 tax: $5,258 · $438/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 1/10 Low
• 🌡 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: $31,893
• − Mortgage interest: −$17,365
• − Property taxes: −$5,258
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,551
• − Management: −$2,551
• − Depreciation: −$9,018
• Taxable loss: −$6,401
• Est. tax savings @ 24.0%: +$1,536
• After-tax cash flow: $416/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: Clayton County
• NCES district ID: 1301230
• Math proficiency: 11% ▼ -13.00%
• Reading proficiency: 20% ▼ -9.00%
• Median HH income: $42,266
• Composite: 13.41/100
• National rank: #9527
• State rank: #155 of 174 in GA

Livability — Lovejoy

• Score: 62/100
• State rank: #317
• US rank: #17071

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Henry County · 316,359 people
• City population: 606
• 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 (Clayton County) Hauer SSP2

• Today (2025): 310,777 people
• By 2030: 329,762 · +6.1%
• By 2040: 368,052 · +18.4%
• By 2050: 401,196 · +29.1%
• By 2075: 472,488 · +52.0%
• By 2100: 500,446 · +61.0%

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 · Clayton

• 2024 margin: Solid D (+69.2) · D 84.3% · R 15.1%
• 2008→2024 swing: +2.8pp toward D · 2008: 66.4pp · 2024: 69.2pp
• All cycles: 2024: D+69.2 2020: D+70.9 2016: D+71.9 2012: D+70.1 2008: D+66.4

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

-98.1% since first listed

31 events — show timeline

• 2026-06-05 Listing Removed — GAMLS
• 2026-06-02 Rental Removed $2,261 RENTLY
• 2026-05-28 Listed for Rent $2,261 RENTLY
• 2026-04-30 Listed $310,000 GAMLS
• 2026-04-30 Listed $310,000 FMLS
• 2025-01-03 Rental Removed $2,195 RENTLY
• 2024-12-19 Listing Removed — GAMLS
• 2024-12-19 Listing Removed — FMLS
• 2024-12-14 Listed for Rent $2,195 RENTLY
• 2024-12-04 Price Changed $315,000 GAMLS
• 2024-12-04 Price Changed $315,000 FMLS
• 2024-11-21 Price Changed $320,000 FMLS
• 2024-11-21 Price Changed $320,000 GAMLS
• 2024-11-06 Price Changed $325,000 GAMLS
• 2024-11-06 Price Changed $325,000 FMLS
• 2024-10-25 Price Changed $329,900 GAMLS
• 2024-10-25 Price Changed $329,900 FMLS
• 2024-10-10 Price Changed $335,000 GAMLS
• 2024-10-10 Price Changed $335,000 FMLS
• 2024-09-26 Listed $340,000 GAMLS
• 2024-09-25 Listed $340,000 FMLS
• 2021-07-15 Sold (Public Records) $265,000 Public Records
• 2021-07-14 Sold (MLS) $265,000 GAMLS
• 2021-07-14 Sold (MLS) $265,000 FMLS
• 2021-06-28 Pending — GAMLS
• 2021-06-28 Pending — FMLS
• 2021-06-16 Listed $247,000 GAMLS
• 2021-06-16 Listed $247,000 FMLS
• 2021-05-07 Sold (Public Records) $220,200 Public Records
• 1992-04-01 Sold (Public Records) $116,900 Public Records
• 1992-04-01 Sold (Public Records) $116,900 Public Records

Property tax history

+7.0%/yr

Latest (2025): $5,258 · -1.8% YoY. Source: county tax records.