75 Antioch Rd · McDonough, GA 30252

$275,000

3 bd · 2.0 ba · 2,446 sqft · SingleFamily public records · 60 Days on market

Built 1988 1.47 ac lot $112/sqft · 29% below area Est $387k · 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 +16.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• 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

Welcome to 75 Antioch Road, a property offering the privacy and space that so many buyers are searching for. Located in the highly rated Ola School District and sitting on 1.47 acres with no HOA, this home provides the freedom of country-style living with the convenience of nearby shopping, dining, and Hwy 81. This three bedroom, two and a half bath home features a spacious 2,446 square foot layout with a main level owner's suite that includes two closets and a private bath. The interior offers great bones with classic details and plenty of square footage, making it an excellent opportunity for buyers who want to put their personal touch into cosmetic updates and create a home that reflects their style. The exterior offers a large, level lot with room to grow. A workshop with electricity, a storage shed, and an additional outbuilding provides options for hobbies, equipment, or future expansion. The acreage allows ample space for a garden, play area, or even a future pool. If you have been looking for a home with land, privacy, and potential in the Ola School District without the restrictions of a subdivision, this property is an ideal fit. With the recent price improvement to 319000, now is the perfect time to bring your ideas and make this home everything you imagine.

Key facts

• 1.47 acre lot
• Built 1988
• Listed 60 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $144 ($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 $223k (18.7% below list).
• Recommended offer: $223k (18.7% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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; solid renter incomes; 1,989 units permitted in Henry County in 2024 (92 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.
• 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 60 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 2y ago; this cycle's ask has dropped $24k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $135k; list at $275k implies a 104% gain — meaningful room to come down on a strong offer.

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 $223,458 (18.7% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.81% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.24%
• DSCR: 1.10
• GRM: 10.3

CMA / ARV

• ARV (median comp): $386,561
• List price: $275,000
• Delta: -28.86%
• 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
125 Eskew Rd	0.26mi	4/3.5 (+1)	2,432 (-1%)	22mo	$576,000	$237	58
290 New Hope Rd	0.68mi	4/3.0 (+1)	2,414 (-1%)	1mo	$240,000	$99	56
105 Eskew Rd	0.23mi	4/3.0 (+1)	2,691 (+10%)	22mo	$609,900	$227	46
108 Chamlee Way	0.72mi	4/3.0 (+1)	2,656 (+9%)	17mo	$464,500	$175	29

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: -14.3%
• Equity multiple: 0.50×
• Total profit: $-38,820
• Equity at exit: $41,003

10-year hold

• IRR: -7.8%
• Equity multiple: 0.54×
• Total profit: $-35,630
• Equity at exit: $23,777

Cash invested: $77,000 (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 30252

• Home prices YoY: -31.4%
• Rents YoY: 1.5%
• Active inventory: 569
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,235 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$65 /mo · $778/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $144

Break-even live

Break-even rent $2,053

Max offer price $275,000

Occupancy floor 89%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-15
   status $275,000 Under Contract 60 DOM
2. 2026-05-31
   days on market $275,000 Active Under Contract 60 DOM
3. 2026-04-28
   price $275,000 1291-char remark

   Show marketing remark (1291 chars)

   Welcome to 75 Antioch Road, a property offering the privacy and space that so many buyers are searching for. Located in the highly rated Ola School District and sitting on 1.47 acres with no HOA, this home provides the freedom of country-style living with the convenience of nearby shopping, dining, and Hwy 81. This three bedroom, two and a half bath home features a spacious 2,446 square foot layout with a main level owner's suite that includes two closets and a private bath. The interior offers great bones with classic details and plenty of square footage, making it an excellent opportunity for buyers who want to put their personal touch into cosmetic updates and create a home that reflects their style. The exterior offers a large, level lot with room to grow. A workshop with electricity, a storage shed, and an additional outbuilding provides options for hobbies, equipment, or future expansion. The acreage allows ample space for a garden, play area, or even a future pool. If you have been looking for a home with land, privacy, and potential in the Ola School District without the restrictions of a subdivision, this property is an ideal fit. With the recent price improvement to 319000, now is the perfect time to bring your ideas and make this home everything you imagine.

4. 2026-03-31
   listed $299,000 New 1291-char remark

   Show marketing remark (1291 chars)

   Welcome to 75 Antioch Road, a property offering the privacy and space that so many buyers are searching for. Located in the highly rated Ola School District and sitting on 1.47 acres with no HOA, this home provides the freedom of country-style living with the convenience of nearby shopping, dining, and Hwy 81. This three bedroom, two and a half bath home features a spacious 2,446 square foot layout with a main level owner's suite that includes two closets and a private bath. The interior offers great bones with classic details and plenty of square footage, making it an excellent opportunity for buyers who want to put their personal touch into cosmetic updates and create a home that reflects their style. The exterior offers a large, level lot with room to grow. A workshop with electricity, a storage shed, and an additional outbuilding provides options for hobbies, equipment, or future expansion. The acreage allows ample space for a garden, play area, or even a future pool. If you have been looking for a home with land, privacy, and potential in the Ola School District without the restrictions of a subdivision, this property is an ideal fit. With the recent price improvement to 319000, now is the perfect time to bring your ideas and make this home everything you imagine.

5. 2026-03-31
   historical

   Show marketing remark (1291 chars)

   Welcome to 75 Antioch Road, a property offering the privacy and space that so many buyers are searching for. Located in the highly rated Ola School District and sitting on 1.47 acres with no HOA, this home provides the freedom of country-style living with the convenience of nearby shopping, dining, and Hwy 81. This three bedroom, two and a half bath home features a spacious 2,446 square foot layout with a main level owner's suite that includes two closets and a private bath. The interior offers great bones with classic details and plenty of square footage, making it an excellent opportunity for buyers who want to put their personal touch into cosmetic updates and create a home that reflects their style. The exterior offers a large, level lot with room to grow. A workshop with electricity, a storage shed, and an additional outbuilding provides options for hobbies, equipment, or future expansion. The acreage allows ample space for a garden, play area, or even a future pool. If you have been looking for a home with land, privacy, and potential in the Ola School District without the restrictions of a subdivision, this property is an ideal fit. With the recent price improvement to 319000, now is the perfect time to bring your ideas and make this home everything you imagine.

6. 2026-02-24
   listed $319,000 New
7. 2026-02-20
   historical
8. 2025-10-22
   listed $329,000 New
9. 2025-07-31
   historical
10. 2025-06-30
    historical
11. 2025-05-22
    listed $349,000 New
12. 2025-05-22
    listed $349,000 New
13. 2025-05-21
    historical
14. 2025-04-30
    historical
15. 2025-04-04
    price $350,000
16. 2025-03-31
    historical
17. 2025-02-28
    historical
18. 2025-01-31
    historical
19. 2024-12-31
    historical
20. 2024-11-21
    listed $350,000 New
21. 2024-11-21
    listed $353,000 New
22. 2024-11-21
    listed $353,000 New
23. 2024-11-21
    listed $353,000 New
24. 2024-11-21
    listed $353,000 New
25. 2024-11-21
    listed $353,000 New
26. 1998-11-04
    soldstatus $135,000
27. 1985-03-01
    soldstatus $64,200

ⓘ 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: $778 · $65/mo
• Projected year-2 tax: $2,530 · $211/mo
• Expected delta: +$1,752/yr (+$146/mo · 225.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°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: $26,815
• − Mortgage interest: −$15,404
• − Property taxes: −$778
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,145
• − Management: −$2,145
• − Depreciation: −$8,000
• Taxable loss: −$3,032
• Est. tax savings @ 24.0%: +$728
• After-tax cash flow: $2,453/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

+328.3% since first listed

25 events — show timeline

• 2026-04-28 Price Changed $275,000 GAMLS
• 2026-03-31 Listing Removed — GAMLS
• 2026-03-31 Listed $299,000 GAMLS
• 2026-02-24 Listed $319,000 GAMLS
• 2026-02-20 Listing Removed — GAMLS
• 2025-10-22 Listed $329,000 GAMLS
• 2025-07-31 Listing Removed — GAMLS
• 2025-06-30 Listing Removed — GAMLS
• 2025-05-22 Listed $349,000 GAMLS
• 2025-05-22 Listed $349,000 GAMLS
• 2025-05-21 Listing Removed — GAMLS
• 2025-04-30 Listing Removed — GAMLS
• 2025-04-04 Price Changed $350,000 GAMLS
• 2025-03-31 Listing Removed — GAMLS
• 2025-02-28 Listing Removed — GAMLS
• 2025-01-31 Listing Removed — GAMLS
• 2024-12-31 Listing Removed — GAMLS
• 2024-11-21 Listed $353,000 GAMLS
• 2024-11-21 Listed $353,000 GAMLS
• 2024-11-21 Listed $353,000 GAMLS
• 2024-11-21 Listed $353,000 GAMLS
• 2024-11-21 Listed $353,000 GAMLS
• 2024-11-21 Listed $350,000 GAMLS
• 1998-11-04 Sold (Public Records) $135,000 Public Records
• 1985-03-01 Sold (Public Records) $64,200 Public Records

Property tax history

+0.7%/yr

Latest (2025): $778 · -4.9% YoY. Source: county tax records.