1698 Stag Ct NW · Conyers, GA 30012

$169,900

3 bd · 1.5 ba · 1,056 sqft · SingleFamily public records · 85 Days on market

Built 1978 1.23 ac lot $161/sqft · 29% below area Est $238k · 29% 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 +17.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• 1% rule +4.8/10.0
• Livability +3.4/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Closing Cost Incentive Available! Great opportunity in Conyers! This 3 bedroom / 1 bathroom home offers 1,056 square feet and is tucked away on a quiet cul-de-sac lot, making it an excellent option for investors, first-time homebuyers, or buyers looking to add value through light TLC. The property has been partially updated and provides a solid layout with strong potential for cosmetic improvements that can add equity. Priced below current market value, this home presents a compelling opportunity for buyers seeking upside while customizing or improving the property to their liking. Conveniently located near shopping, dining, schools, and major commuter routes, this home combines affordability, location, and opportunity. Whether you're looking for a personal residence or a value-add investment, this property offers a strong foundation and room to grow.

Key facts

• 1.23 acre lot
• 2 parking spots
• Built 1978

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $125 ($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 $167k (1.7% below list).
• Recommended offer: $160k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 4.4% in Conyers — 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 67/100 on livability (#167 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, amenities D, commute F.
• Rockdale County (suburban): math 14% / reading 29% proficiency, ranked #136 of 174 in GA (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Pine Street Elementary School (math 12% / reading 17%, grade F, #996 of 1,228 statewide, top 83%, 659 students, 84% FRL); Conyers Middle School (math 9% / reading 24%, grade F, #388 of 470 statewide, top 83%, 1,031 students, 78% FRL); Rockdale County High School (math 12% / reading 17%, grade F, #315 of 424 statewide, top 76%, 2,369 students, 64% FRL) — zoned schools average 75% FRL vs 60% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 281 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 483 units permitted in Rockdale County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($66k/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 $5k of value loss. Plan a longer hold.
• Rockdale 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 85 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 5 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.
• Current owner paid $125k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% 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 $159,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
8. 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.
9. 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: 0.98% ✗
• Cap rate: 7.18%
• Cash-on-cash: 3.16%
• DSCR: 1.14
• GRM: 8.5

CMA / ARV

• ARV (median comp): $237,867
• List price: $169,900
• Delta: -28.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1767 Little Fawn Trl NW	0.13mi	3/3.0	1,108 (+5%)	2mo	$179,900	$162	78
1063 Mountain View Rd NW	0.71mi	3/2.0	1,064 (+1%)	3mo	$219,000	$206	61
1791 Lindy Ct NW	0.21mi	3/2.0	1,185 (+12%)	20mo	$255,000	$215	51
1421 Northside Dr NW	0.62mi	2/1.0 (-1)	988 (-6%)	8mo	$190,000	$192	46

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 · 0.39% rent growth · sell at horizon

5-year hold

• IRR: -14.3%
• Equity multiple: 0.50×
• Total profit: $-23,793
• Equity at exit: $25,333

10-year hold

• IRR: -10.6%
• Equity multiple: 0.43×
• Total profit: $-26,941
• Equity at exit: $14,690

Cash invested: $47,572 (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 30012

• Rents YoY: 0.4%
• Active inventory: 281
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,670 high
• Mortgage (P&I): −$891
• Tax from tax record: −$232 /mo · $2,785/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $125

Break-even live

Break-even rent $1,511

Max offer price $169,900

Occupancy floor 88%

Sensitivity live

Price	-10% $221	-5% $173	+0% $125	+5% $77	+10% $29
Rent	-10% $-7	-5% $59	+0% $125	+5% $191	+10% $257
Rate	-1.0pp $211	-0.5pp $168	base $125	+0.5pp $81	+1.0pp $36

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1759 Stag Dr NW Conyers, GA	3.0	2.0	1215	$1,811	$1.49	23d	1	0.13mi
116 Hawkeye Ln Conyers, GA	3.0	2.5	1440	$1,700	$1.18	45d	1	0.65mi
132 Hawkeye Ln Conyers, GA	3.0	2.5	1440	$1,995	$1.39	45d	1	0.67mi
211 Odyssey Turn Conyers, GA	3.0	2.5	1356	$1,500	$1.11	3d	1	0.70mi
211 Odyssey Turn Conyers, GA	3.0	3.0	1356	$1,500	$1.11	45d	1	0.70mi
811 Sage Ln NW Conyers, GA	3.0	2.0	1400	$1,761	$1.26	6d	1	0.83mi
1322 S Hicks Cir NW Conyers, GA	3.0	2.0	1250	$2,000	$1.60	6d	1	0.86mi
1190 Millcrest Walk NW Conyers, GA	2.0	1.0–2.0	1035	$1,299	$1.26	4d	18	0.87mi
1653 Pinedale Cir NW Conyers, GA	2.0	1.5	1160	$1,350	$1.16	45d	1	0.92mi
1240 Pinedale Cir NW Conyers, GA	3.0	2.5	1324	$1,900	$1.44	26d	1	0.96mi
1289 Knoll Ct NW Conyers, GA	2.0	2.0	1200	$1,245	$1.04	45d	1	0.97mi
1158 Pinedale Cir NW Conyers, GA	2.0	1.0	1002	$1,350	$1.35	5d	1	0.98mi
1158 Pinedale Cir NW Conyers, GA	2.0	1.0	1002	$1,350	$1.35	1d	1	0.98mi
1107 Windgate Cir NW Conyers, GA	2.0	2.5	1200	$1,570	$1.31	23d	1	1.03mi
1427 Villa Pines Ct NW Conyers, GA	2.0	1.5	1350	$1,450	$1.07	20d	1	1.04mi
1214 Pinedale Cir NW Conyers, GA	3.0	2.5	1324	$1,475	$1.11	45d	1	1.05mi
1459 Forest Villa Dr NW Conyers, GA	3.0	1.5	1160	$1,500	$1.29	3d	1	1.05mi
1443 Forest Villa Dr NW Conyers, GA	3.0	2.0	1264	$1,499	$1.19	45d	1	1.08mi
1175 Milstead Ave NE Conyers, GA	3.0	2.0	1406	$1,541	$1.10	6d	1	1.08mi
1219 Lakeview Dr NW Conyers, GA	2.0	1.0	900	$1,000	$1.11	45d	1	1.09mi
1075 Eastview Rd NE Unit A Conyers, GA	2.0	1.0	1018	$1,250	$1.23	45d	1	1.19mi
1031 Barn Oak Ct NE Conyers, GA	2.0	1.0	961	$1,295	$1.35	45d	1	1.32mi
1015 Rosser St NW Unit 4A Conyers, GA	2.0	1.0	1000	$1,199	$1.20	4d	1	1.45mi
1501 Renaissance Dr NE Conyers, GA	1.0–3.0	1.0–2.0	1115	$1,712	$1.54	0d	17	1.50mi

Listing history 25 events

1. 2026-06-21
   statusdays on market $169,900 Pending 85 DOM
2. 2026-06-18
   days on market $169,900 Active 84 DOM
3. 2026-06-17
   days on market $169,900 Active 83 DOM
4. 2026-06-16
   days on market $169,900 Active 82 DOM
5. 2026-06-15
   days on market $169,900 Active 81 DOM
6. 2026-06-13
   days on market $169,900 Active 79 DOM
7. 2026-06-10
   status $169,900 Active 75 DOM
8. 2026-05-05
   status Under Contract 869-char remark

   Show marketing remark (875 chars)

   Closing Cost Incentive Available! Great opportunity in Conyers! This 3 bedroom / 1 bathroom home offers 1,056 square feet and is tucked away on a quiet cul-de-sac lot, making it an excellent option for investors, first-time homebuyers, or buyers looking to add value through light TLC. The property has been partially updated and provides a solid layout with strong potential for cosmetic improvements that can add equity. Priced below current market value, this home presents a compelling opportunity for buyers seeking upside while customizing or improving the property to their liking. Conveniently located near shopping, dining, schools, and major commuter routes, this home combines affordability, location, and opportunity. Whether you’re looking for a personal residence or a value-add investment, this property offers a strong foundation and room to grow.

9. 2026-05-05
   status Pending 875-char remark

   Show marketing remark (875 chars)

   Closing Cost Incentive Available! Great opportunity in Conyers! This 3 bedroom / 1 bathroom home offers 1,056 square feet and is tucked away on a quiet cul-de-sac lot, making it an excellent option for investors, first-time homebuyers, or buyers looking to add value through light TLC. The property has been partially updated and provides a solid layout with strong potential for cosmetic improvements that can add equity. Priced below current market value, this home presents a compelling opportunity for buyers seeking upside while customizing or improving the property to their liking. Conveniently located near shopping, dining, schools, and major commuter routes, this home combines affordability, location, and opportunity. Whether you’re looking for a personal residence or a value-add investment, this property offers a strong foundation and room to grow.

10. 2026-04-06
    price $169,900 869-char remark

    Show marketing remark (875 chars)

    Closing Cost Incentive Available! Great opportunity in Conyers! This 3 bedroom / 1 bathroom home offers 1,056 square feet and is tucked away on a quiet cul-de-sac lot, making it an excellent option for investors, first-time homebuyers, or buyers looking to add value through light TLC. The property has been partially updated and provides a solid layout with strong potential for cosmetic improvements that can add equity. Priced below current market value, this home presents a compelling opportunity for buyers seeking upside while customizing or improving the property to their liking. Conveniently located near shopping, dining, schools, and major commuter routes, this home combines affordability, location, and opportunity. Whether you’re looking for a personal residence or a value-add investment, this property offers a strong foundation and room to grow.

11. 2026-04-06
    price $169,900 875-char remark

    Show marketing remark (875 chars)

    Closing Cost Incentive Available! Great opportunity in Conyers! This 3 bedroom / 1 bathroom home offers 1,056 square feet and is tucked away on a quiet cul-de-sac lot, making it an excellent option for investors, first-time homebuyers, or buyers looking to add value through light TLC. The property has been partially updated and provides a solid layout with strong potential for cosmetic improvements that can add equity. Priced below current market value, this home presents a compelling opportunity for buyers seeking upside while customizing or improving the property to their liking. Conveniently located near shopping, dining, schools, and major commuter routes, this home combines affordability, location, and opportunity. Whether you’re looking for a personal residence or a value-add investment, this property offers a strong foundation and room to grow.

12. 2026-02-19
    listed $172,500 New 869-char remark

    Show marketing remark (875 chars)

    Closing Cost Incentive Available! Great opportunity in Conyers! This 3 bedroom / 1 bathroom home offers 1,056 square feet and is tucked away on a quiet cul-de-sac lot, making it an excellent option for investors, first-time homebuyers, or buyers looking to add value through light TLC. The property has been partially updated and provides a solid layout with strong potential for cosmetic improvements that can add equity. Priced below current market value, this home presents a compelling opportunity for buyers seeking upside while customizing or improving the property to their liking. Conveniently located near shopping, dining, schools, and major commuter routes, this home combines affordability, location, and opportunity. Whether you’re looking for a personal residence or a value-add investment, this property offers a strong foundation and room to grow.

13. 2026-02-19
    listed $172,500 Active 875-char remark

    Show marketing remark (875 chars)

    Closing Cost Incentive Available! Great opportunity in Conyers! This 3 bedroom / 1 bathroom home offers 1,056 square feet and is tucked away on a quiet cul-de-sac lot, making it an excellent option for investors, first-time homebuyers, or buyers looking to add value through light TLC. The property has been partially updated and provides a solid layout with strong potential for cosmetic improvements that can add equity. Priced below current market value, this home presents a compelling opportunity for buyers seeking upside while customizing or improving the property to their liking. Conveniently located near shopping, dining, schools, and major commuter routes, this home combines affordability, location, and opportunity. Whether you’re looking for a personal residence or a value-add investment, this property offers a strong foundation and room to grow.

14. 2024-12-27
    soldstatus $125,000
15. 2024-12-13
    soldstatus $125,000 Closed
16. 2024-12-13
    soldstatus $125,000 Sold
17. 2024-12-13
    soldstatus $125,000
18. 2024-10-20
    status Under Contract
19. 2024-10-20
    status Pending
20. 2024-09-27
    listed $130,000 Active
21. 2024-09-27
    listed $130,000 New
22. 2024-09-27
    listed $130,000
23. 2006-07-13
    soldstatus $95,700
24. 1987-07-31
    soldstatus $53,400
25. 1978-11-01
    soldstatus $32,900

ⓘ 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: $2,785 · $232/mo
• Projected year-2 tax: $2,785 · $232/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 5/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,037
• − Mortgage interest: −$9,517
• − Property taxes: −$2,785
• − Insurance: −$850
• − Repairs & maintenance: −$1,603
• − Management: −$1,603
• − Depreciation: −$4,943
• Taxable loss: −$1,264
• Est. tax savings @ 24.0%: +$303
• After-tax cash flow: $1,806/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: Rockdale County
• NCES district ID: 1304410
• Math proficiency: 14% ▼ -17.00%
• Reading proficiency: 29% ▼ -11.00%
• Median HH income: $53,325
• Composite: 19.42/100
• National rank: #8776
• State rank: #136 of 174 in GA

Livability — Conyers

• Score: 67/100
• State rank: #167
• US rank: #10533

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Rockdale County · 96,534 people
• City population: 96,534
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 34,506
• Household income: $66,153
• Rent vs Own: 38.1% rent · 61.9% own
• Severe rent burden: 986.0

Population outlook (Rockdale County) Hauer SSP2

• Today (2025): 99,145 people
• By 2030: 104,558 · +5.5%
• By 2040: 116,100 · +17.1%
• By 2050: 127,827 · +28.9%
• By 2075: 159,113 · +60.5%
• By 2100: 181,178 · +82.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Black 49% White 27% Hispanic / Latino 18% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Hispanic 1% Lithuanian 1% Italian 1%
• Foreign-born: 14% · Canada, South Korea
• Languages at home: 81% English-only · Spanish 16% French/Haitian/Cajun 2% Korean 1%

Political lean MEDSL · Rockdale

• 2024 margin: Solid D (+47.5) · D 73.4% · R 25.9%
• 2008→2024 swing: +37.9pp toward D · 2008: 9.6pp · 2024: 47.5pp
• All cycles: 2024: D+47.5 2020: D+40.8 2016: D+25.9 2012: D+16.4 2008: D+9.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -123.61%
• Current HPI: 226.9588
• Rent YoY: ▲ 0.39%
• 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

+416.4% since first listed

18 events — show timeline

• 2026-05-05 Pending — GAMLS
• 2026-05-05 Pending — FMLS
• 2026-04-06 Price Changed $169,900 GAMLS
• 2026-04-06 Price Changed $169,900 FMLS
• 2026-02-19 Listed $172,500 FMLS
• 2026-02-19 Listed $172,500 GAMLS
• 2024-12-27 Sold (Public Records) $125,000 Public Records
• 2024-12-13 Sold (MLS) $125,000 Hive MLS
• 2024-12-13 Sold (MLS) $125,000 GAMLS
• 2024-12-13 Sold (MLS) $125,000 FMLS
• 2024-10-20 Pending — GAMLS
• 2024-10-20 Pending — FMLS
• 2024-09-27 Listed $130,000 Hive MLS
• 2024-09-27 Listed $130,000 GAMLS
• 2024-09-27 Listed $130,000 FMLS
• 2006-07-13 Sold (Public Records) $95,700 Public Records
• 1987-07-31 Sold (Public Records) $53,400 Public Records
• 1978-11-01 Sold (Public Records) $32,900 Public Records

Property tax history

+4.6%/yr

Latest (2025): $2,785 · -0.4% YoY. Source: county tax records.