10 Elm St · Porterdale, GA 30014

$127,990

2 bd · 1.0 ba · 1,340 sqft · SingleFamily public records · 210 Days on market

Built 1906 $96/sqft · 32% below area Est $187k · 32% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Livability +2.9/5.0
• 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

Located near the downtown district of this former mill village—listed on the National Register of Historic Places—this 1906 bungalow offers incredible potential. The home features a brand-new roof, original hardwood floors, tall ceilings, front and back porches, a carport, and an expandable attic. A small park sits just behind the property, adding to the charm of this unique setting. The home does need TLC, making it ideal for **cash buyers or investors** looking to restore and add value. Conventional financing may be possible, but this property is not eligible for FHA. Buyers considering conventional loans should speak directly with their lender to confirm program eligibility and requirements. This bungalow is in a prime location, within walking distance to local shopping, dining, entertainment, and the riverside park on the Yellow River. Join the many who are revitalizing these historic homes and investing in this quaint and growing community. This property is being offered as an investment opportunity.

Key facts

• Tall ceilings
• Carport
• Expandable attic

Tags

• EXPANDABLE ATTIC
• ORIGINAL HARDWOOD FLOORS
• TALL CEILINGS
• FRONT AND BACK PORCHES
• CARPORT
• WALKING DISTANCE OF SHOPPING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $477 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $128k).
• Recommended offer: $113k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 5.0% in Porterdale — 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 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: schools F, amenities F, commute 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.
• Market conditions: Rents flat; 486 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $884 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 0.5% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 210 days — a 12% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 13y ago; this cycle's ask is 7% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $48k; list at $128k implies a 167% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 25% 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 $112,631 (12.0% below list)

Questions for the listing agent

1. It's been on market 210 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1906 — 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 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?
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: 1.34% ✓
• Cap rate: 10.76%
• Cash-on-cash: 15.96%
• DSCR: 1.71
• GRM: 6.2

CMA / ARV

• ARV (median comp): $186,914
• List price: $127,990
• Delta: -54.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 N Broad St	0.53mi	2/1.0	1,348 (+1%)	7mo	$105,000	$78	68
7 Cotton Ave	0.45mi	2/2.5	1,506 (+12%)	1mo	$215,000	$143	52
58 Poplar St	0.66mi	2/1.0	1,358 (+1%)	20mo	$168,000	$124	50
29 Ivy St	0.60mi	3/2.0 (+1)	1,388 (+4%)	11mo	$130,000	$94	48
595 Crowell Rd	0.27mi	3/2.0 (+1)	1,162 (-13%)	10mo	$184,900	$159	48
100 Wynfield Dr	0.58mi	3/2.0 (+1)	1,271 (-5%)	15mo	$228,000	$179	43
45 Poplar St	0.70mi	2/1.0	1,454 (+8%)	13mo	$82,500	$57	42
190 Wynfield Dr	0.70mi	3/2.0 (+1)	1,432 (+7%)	15mo	$252,000	$176	35
18 Laurel St	0.71mi	3/1.0 (+1)	1,180 (-12%)	13mo	$138,000	$117	31
285 Wynfield Dr	0.72mi	3/2.0 (+1)	1,250 (-7%)	21mo	$256,000	$205	29
43 N Broad St	0.71mi	2/2.0	1,538 (+15%)	16mo	$172,000	$112	25

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 · 0.52% rent growth · sell at horizon

5-year hold

• IRR: 4.1%
• Equity multiple: 1.15×
• Total profit: $5,472
• Equity at exit: $19,084

10-year hold

• IRR: 11.1%
• Equity multiple: 1.77×
• Total profit: $27,664
• Equity at exit: $11,066

Cash invested: $35,837 (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 30014

• Home prices YoY: -19.2%
• Rents YoY: 0.5%
• Active inventory: 486
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,712 high
• Mortgage (P&I): −$671
• Tax from tax record: −$151 /mo · $1,814/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $477

Break-even live

Break-even rent $1,108

Max offer price $127,990

Occupancy floor 67%

Sensitivity live

Price	-10% $549	-5% $513	+0% $477	+5% $440	+10% $404
Rent	-10% $341	-5% $409	+0% $477	+5% $544	+10% $612
Rate	-1.0pp $541	-0.5pp $509	base $477	+0.5pp $444	+1.0pp $410

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: $31,998
• Closing costs: $3,840
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27 Elm St Covington, GA	3.0	2.0	1590	$1,800	$1.13	44d	1	0.08mi
15 Magan Ct Porterdale, GA	3.0	2.5	1656	$1,750	$1.06	44d	1	0.22mi
15 Magan Ct Porterdale, GA	3.0	2.0	1656	$1,725	$1.04	13d	1	0.22mi
14 Ivy St Unit A Porterdale, GA	1.0	1.0	880	$1,150	$1.31	6d	1	0.46mi
150 Wynfield Dr Covington, GA	3.0	2.0	1232	$1,798	$1.46	44d	1	0.63mi
10 Brandon Dr Covington, GA	3.0	2.0	1215	$1,950	$1.60	44d	1	0.87mi
65 Kenzi Way SW Covington, GA	3.0	2.0	1217	$1,000	$0.82	6d	1	0.97mi
150 Ram Dr Covington, GA	2.0	2.5	1022	$1,450	$1.42	23d	1	1.14mi
150 Ram Dr Covington, GA	2.0	2.5	1022	$1,600	$1.57	44d	1	1.14mi
150 Ram Dr Covington, GA	2.0	2.5	1022	$1,600	$1.57	25d	1	1.14mi
150 Ram Dr Covington, GA	2.0	2.5	1022	$1,600	$1.57	2d	33	1.14mi
105 River North Ct Covington, GA	3.0	3.0	1523	$2,195	$1.44	13d	1	1.39mi
70 Trelawney Dr Covington, GA	2.0	1.0	1750	$1,850	$1.06	19d	1	1.39mi
9220 Spillers Dr SW Covington, GA	3.0	2.0	1192	$1,455	$1.22	6d	1	1.40mi

Listing history 36 events

1. 2026-06-21
   days on market $127,990 Active 210 DOM
2. 2026-06-18
   days on market $127,990 Active 207 DOM
3. 2026-06-17
   days on market $127,990 Active 206 DOM
4. 2026-06-16
   days on market $127,990 Active 205 DOM
5. 2026-06-15
   days on market $127,990 Active 204 DOM
6. 2026-06-13
   days on market $127,990 Active 202 DOM
7. 2026-06-13
   days on market $127,990 Active 201 DOM
8. 2026-06-09
   days on market $127,990 Active 198 DOM
9. 2026-06-08
   days on market $127,990 Active 197 DOM
10. 2026-06-07
    days on market $127,990 Active 196 DOM
11. 2026-06-04
    days on market $127,990 Active 193 DOM
12. 2026-06-03
    days on market $127,990 Active 192 DOM
13. 2026-06-02
    pricestatusdays on marketlisting id $127,990 Active 191 DOM
14. 2026-05-11
    status Pending 1041-char remark

    Show marketing remark (1041 chars)

    Located near the downtown district of this former mill village—listed on the National Register of Historic Places—this 1906 bungalow offers incredible potential. The home features a brand-new roof, original hardwood floors, tall ceilings, front and back porches, a carport, and an expandable attic. A small park sits just behind the property, adding to the charm of this unique setting. The home does need TLC, making it ideal for **cash buyers or investors** looking to restore and add value. Conventional financing may be possible, but this property is not eligible for FHA. Buyers considering conventional loans should speak directly with their lender to confirm program eligibility and requirements. This bungalow is in a prime location, within walking distance to local shopping, dining, entertainment, and the riverside park on the Yellow River. Join the many who are revitalizing these historic homes and investing in this quaint and growing community. This property is being offered as an investment opportunity.

15. 2026-05-01
    status Under Contract 1029-char remark

    Show marketing remark (1029 chars)

    Located near the downtown district of this former mill village-listed on the National Register of Historic Places-this 1906 bungalow offers incredible potential. The home features a brand-new roof, original hardwood floors, tall ceilings, front and back porches, a carport, and an expandable attic. A small park sits just behind the property, adding to the charm of this unique setting. The home does need TLC, making it ideal for **cash buyers or investors** looking to restore and add value. Conventional financing may be possible, but this property is not eligible for FHA. Buyers considering conventional loans should speak directly with their lender to confirm program eligibility and requirements. This bungalow is in a prime location, within walking distance to local shopping, dining, entertainment, and the riverside park on the Yellow River. Join the many who are revitalizing these historic homes and investing in this quaint and growing community. This property is being offered as an investment opportunity.

16. 2026-02-25
    price $85,000 1029-char remark

    Show marketing remark (1041 chars)

    Located near the downtown district of this former mill village—listed on the National Register of Historic Places—this 1906 bungalow offers incredible potential. The home features a brand-new roof, original hardwood floors, tall ceilings, front and back porches, a carport, and an expandable attic. A small park sits just behind the property, adding to the charm of this unique setting. The home does need TLC, making it ideal for **cash buyers or investors** looking to restore and add value. Conventional financing may be possible, but this property is not eligible for FHA. Buyers considering conventional loans should speak directly with their lender to confirm program eligibility and requirements. This bungalow is in a prime location, within walking distance to local shopping, dining, entertainment, and the riverside park on the Yellow River. Join the many who are revitalizing these historic homes and investing in this quaint and growing community. This property is being offered as an investment opportunity.

17. 2026-02-25
    price $85,000 1041-char remark

    Show marketing remark (1041 chars)

    Located near the downtown district of this former mill village—listed on the National Register of Historic Places—this 1906 bungalow offers incredible potential. The home features a brand-new roof, original hardwood floors, tall ceilings, front and back porches, a carport, and an expandable attic. A small park sits just behind the property, adding to the charm of this unique setting. The home does need TLC, making it ideal for **cash buyers or investors** looking to restore and add value. Conventional financing may be possible, but this property is not eligible for FHA. Buyers considering conventional loans should speak directly with their lender to confirm program eligibility and requirements. This bungalow is in a prime location, within walking distance to local shopping, dining, entertainment, and the riverside park on the Yellow River. Join the many who are revitalizing these historic homes and investing in this quaint and growing community. This property is being offered as an investment opportunity.

18. 2025-12-06
    listed $119,999 Active 1041-char remark

    Show marketing remark (1029 chars)

    Located near the downtown district of this former mill village-listed on the National Register of Historic Places-this 1906 bungalow offers incredible potential. The home features a brand-new roof, original hardwood floors, tall ceilings, front and back porches, a carport, and an expandable attic. A small park sits just behind the property, adding to the charm of this unique setting. The home does need TLC, making it ideal for **cash buyers or investors** looking to restore and add value. Conventional financing may be possible, but this property is not eligible for FHA. Buyers considering conventional loans should speak directly with their lender to confirm program eligibility and requirements. This bungalow is in a prime location, within walking distance to local shopping, dining, entertainment, and the riverside park on the Yellow River. Join the many who are revitalizing these historic homes and investing in this quaint and growing community. This property is being offered as an investment opportunity.

19. 2025-12-06
    listed $119,999 New 1029-char remark

    Show marketing remark (1029 chars)

    Located near the downtown district of this former mill village-listed on the National Register of Historic Places-this 1906 bungalow offers incredible potential. The home features a brand-new roof, original hardwood floors, tall ceilings, front and back porches, a carport, and an expandable attic. A small park sits just behind the property, adding to the charm of this unique setting. The home does need TLC, making it ideal for **cash buyers or investors** looking to restore and add value. Conventional financing may be possible, but this property is not eligible for FHA. Buyers considering conventional loans should speak directly with their lender to confirm program eligibility and requirements. This bungalow is in a prime location, within walking distance to local shopping, dining, entertainment, and the riverside park on the Yellow River. Join the many who are revitalizing these historic homes and investing in this quaint and growing community. This property is being offered as an investment opportunity.

20. 2025-11-19
    listed $127,990 Active
21. 2019-07-10
    soldstatus $48,000
22. 2019-07-03
    soldstatus $48,000 Sold
23. 2019-06-24
    status Under Contract
24. 2019-06-04
    listed $65,000 New
25. 2015-01-01
    historical
26. 2014-08-31
    status Back On Market
27. 2014-08-31
    historical
28. 2014-07-30
    status Back On Market
29. 2014-07-30
    historical
30. 2014-03-22
    status Back On Market
31. 2014-02-06
    historical Pending Approval
32. 2013-10-25
    listed $39,800 New
33. 2013-08-09
    historical
34. 2013-05-14
    listed $39,800 New
35. 2003-06-24
    soldstatus $49,000
36. 1999-12-16
    soldstatus $43,800

ⓘ 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: $1,814 · $151/mo
• Projected year-2 tax: $1,814 · $151/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $20,542
• − Mortgage interest: −$7,169
• − Property taxes: −$1,814
• − Insurance: −$640
• − Repairs & maintenance: −$1,643
• − Management: −$1,643
• − Depreciation: −$3,723
• Taxable income: $3,909
• Est. tax owed @ 24.0%: −$938
• After-tax cash flow: $4,782/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

• Census place: Porterdale, GA
• County: Newton County · 104,393 people
• City population: 76
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 41,425
• Household income: $72,254
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 1934.0

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 0.59)
• Race & ethnicity: White 53% Black 35% Hispanic / Latino 7% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 2% Slovak 2% Serbian 1%
• Foreign-born: 7% · Canada
• Languages at home: 93% English-only · Spanish 5% Other Indo-European 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: ▼ -64.50%
• Current HPI: 270.9868
• Rent YoY: ▲ 0.52%
• 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

+94.1% since first listed

23 events — show timeline

• 2026-05-11 Pending — FMLS
• 2026-05-01 Pending — GAMLS
• 2026-02-25 Price Changed $85,000 GAMLS
• 2026-02-25 Price Changed $85,000 FMLS
• 2025-12-06 Listed $119,999 GAMLS
• 2025-12-06 Listed $119,999 FMLS
• 2025-11-19 Listed $127,990 Fizber.com
• 2019-07-10 Sold (Public Records) $48,000 Public Records
• 2019-07-03 Sold (MLS) $48,000 GAMLS
• 2019-06-24 Pending — GAMLS
• 2019-06-04 Listed $65,000 GAMLS
• 2015-01-01 Listing Removed — GAMLS
• 2014-08-31 Relisted — GAMLS
• 2014-08-31 Listing Removed — GAMLS
• 2014-07-30 Relisted — GAMLS
• 2014-07-30 Listing Removed — GAMLS
• 2014-03-22 Relisted — GAMLS
• 2014-02-06 Contingent — GAMLS
• 2013-10-25 Listed $39,800 GAMLS
• 2013-08-09 Listing Removed — GAMLS
• 2013-05-14 Listed $39,800 GAMLS
• 2003-06-24 Sold (Public Records) $49,000 Public Records
• 1999-12-16 Sold (Public Records) $43,800 Public Records

Property tax history

+6.5%/yr

Latest (2025): $1,814 · +4.0% YoY. Source: county tax records.