954 Bryant St SW · Conyers, GA 30012

$235,000

3 bd · 1.5 ba · 1,296 sqft · SingleFamily public records · 373 Days on market

Built 1957 0.27 ac lot $181/sqft · 11% below area Est $264k · 11% 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).

• Cash flow +12.5/30.0
• ARV discount +12.4/15.0
• DSCR +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the heart of historic Olde Town Conyers, this beautifully crafted, timeless home is conveniently close to schools, shops, and amazing dining. Step inside to a bright and inviting interior featuring gleaming hardwood floors and elegant crown molding throughout. Full of classic character with modern upgrades, this home features both a formal living room and den space for entertaining. The kitchen boasts stainless steel appliances and ample cabinet space with a perfect two-person breakfast nook. Recent improvements-including painting, set on a spacious lot shaded by mature trees. The property provides a serene setting with a sense of privacy. Enjoy outdoor living on the covered front porch while being walking distance from local parks, trails, and playgrounds. Don't miss this opportunity!

Key facts

• Den space
• Formal living room
• Ample cabinet space

Tags

• GLEAMING HARDWOOD FLOORS
• ELEGANT CROWN MOLDING
• FORMAL LIVING ROOM
• DEN SPACE
• STAINLESS STEEL APPLIANCES
• AMPLE CABINET SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-36 ($-433/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (25.7% below list).
• Recommended offer: $174k (25.7% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Hicks Elementary School (math 12% / reading 22%, grade F, #936 of 1,228 statewide, top 79%, 1,025 students, 78% FRL); Edwards Middle School (math 15% / reading 33%, grade F, #311 of 470 statewide, top 68%, 943 students, 76% FRL); Salem High School (math 2% / reading 15%, grade F, #375 of 424 statewide, top 88%, 1,120 students, 71% 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; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 483 units permitted in Rockdale County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% 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 $2k of loan paydown is wiped out by about $7k 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 373 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $174,500 (25.7% 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 373 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.74% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.66%
• DSCR: 0.97
• GRM: 11.2

CMA / ARV

• ARV (median comp): $263,705
• List price: $235,000
• Delta: -10.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2411 Black Forest Dr	0.49mi	3/2.0	1,312 (+1%)	17mo	$260,000	$198	59
2022 Appaloosa Way	0.41mi	3/2.5	1,443 (+11%)	1mo	$239,000	$166	57
2094 Appaloosa Way	0.57mi	3/2.0	1,310 (+1%)	23mo	$245,000	$187	51
939 Peek St NW	0.28mi	3/2.0	1,173 (-10%)	22mo	$262,000	$223	50
1028 Eastview Rd NE	0.73mi	3/2.0	1,247 (-4%)	16mo	$290,000	$233	44
1318 Needmore St SW	0.70mi	3/2.0	1,137 (-12%)	2mo	$225,000	$198	44
2048 Appaloosa Way	0.52mi	4/2.5 (+1)	1,482 (+14%)	6mo	$250,000	$169	38
1094 Eastview Cir NE	0.71mi	2/1.0 (-1)	1,134 (-12%)	5mo	$100,000	$88	35
983 Highland Cir	0.65mi	2/1.0 (-1)	1,120 (-14%)	24mo	$265,000	$237	20

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: -20.0%
• Equity multiple: 0.32×
• Total profit: $-44,947
• Equity at exit: $35,039

10-year hold

• IRR: -18.9%
• Equity multiple: 0.09×
• Total profit: $-59,908
• Equity at exit: $20,319

Cash invested: $65,800 (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 30012

• Rents YoY: 0.4%
• Active inventory: 281
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,745 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$84 /mo · $1,012/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $-36

Break-even live

Break-even rent $1,791

Max offer price $228,625

Occupancy floor 97%

Sensitivity live

Price	-10% $97	-5% $30	+0% $-36	+5% $-103	+10% $-169
Rent	-10% $-174	-5% $-105	+0% $-36	+5% $33	+10% $102
Rate	-1.0pp $82	-0.5pp $24	base $-36	+0.5pp $-97	+1.0pp $-159

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1011 Peek St NW Conyers, GA	2.0	1.0	1609	$1,400	$0.87	20d	1	0.28mi
1015 Rosser St NW Unit 4A Conyers, GA	2.0	1.0	1000	$1,199	$1.20	4d	1	0.41mi
2032 Appaloosa Way Conyers, GA	3.0	2.5	1561	$1,955	$1.25	6d	1	0.44mi
2059 Appaloosa Way Conyers, GA	3.0	3.0	1556	$2,055	$1.32	45d	1	0.51mi
2050 Appaloosa Way Conyers, GA	3.0	3.0	1556	$2,105	$1.35	45d	1	0.51mi
1055 Pine St NE Conyers, GA	2.0	2.0	1184	$1,300	$1.10	1d	1	0.55mi
1055 Pine St NE Conyers, GA	2.0	2.0	1184	$1,300	$1.10	14d	1	0.55mi
1031 Barn Oak Ct NE Conyers, GA	2.0	1.0	961	$1,295	$1.35	45d	1	0.62mi
1076 S Main St NE Conyers, GA	1.0–3.0	1.0–2.0	945	$1,490	$1.58	7d	14	0.63mi
1219 Lakeview Dr NW Conyers, GA	2.0	1.0	900	$1,000	$1.11	45d	1	0.77mi
1075 Eastview Rd NE Unit A Conyers, GA	2.0	1.0	1018	$1,250	$1.23	45d	1	0.77mi
1175 Milstead Ave NE Conyers, GA	3.0	2.0	1406	$1,541	$1.10	7d	1	0.79mi
1107 Windgate Cir NW Conyers, GA	2.0	2.5	1200	$1,570	$1.31	24d	1	0.83mi
1289 Knoll Ct NW Conyers, GA	2.0	2.0	1200	$1,245	$1.04	45d	1	0.92mi
1200 Rockmont Cir SW Conyers, GA	1.0–3.0	1.0–1.5	947	$1,349	$1.42	45d	1	0.95mi
1322 S Hicks Cir NW Conyers, GA	3.0	2.0	1250	$2,000	$1.60	7d	1	0.98mi
990 Woodbridge Dr NE Conyers, GA	3.0	2.0	1508	$1,760	$1.17	26d	1	1.11mi
1427 Villa Pines Ct NW Conyers, GA	2.0	1.5	1350	$1,450	$1.07	20d	1	1.13mi
1190 Millcrest Walk NW Conyers, GA	2.0	1.0–2.0	1035	$1,299	$1.26	5d	18	1.15mi
1132 Charming Pines Pl NE Conyers, GA	4.0	2.5	1664	$2,065	$1.24	0d	1	1.16mi
1443 Forest Villa Dr NW Conyers, GA	3.0	2.0	1264	$1,499	$1.19	45d	1	1.16mi
1144 Charming Pines Pl NE Conyers, GA	4.0	2.5	1664	$2,065	$1.24	1d	1	1.16mi
1152 Charming Pines Pl NE Conyers, GA	4.0	2.5	1664	$2,065	$1.24	0d	1	1.17mi
1127 Charming Pines Pl NE Conyers, GA	4.0	2.5	1664	$2,065	$1.24	0d	1	1.18mi
1266 Woodlyn Chase NE Conyers, GA	4.0	2.5	1664	$2,090	$1.26	0d	1	1.20mi
1283 Woodlyn Chase NE Conyers, GA	4.0	2.5	1664	$2,065	$1.24	0d	1	1.21mi
1459 Forest Villa Dr NW Conyers, GA	3.0	1.5	1160	$1,500	$1.29	3d	1	1.21mi
1143 Charming Pines Pl NE Conyers, GA	4.0	2.5	1664	$2,090	$1.26	0d	1	1.21mi
1270 Woodlyn Chase NE Conyers, GA	4.0	2.5	1664	$2,090	$1.26	0d	1	1.21mi
1145 Charming Pines Pl NE Conyers, GA	4.0	2.5	1664	$2,090	$1.26	0d	1	1.21mi
1149 Charming Pines Pl NE Conyers, GA	4.0	2.5	1664	$2,090	$1.26	0d	1	1.22mi
1274 Woodlyn Chase NE Conyers, GA	4.0	2.5	1664	$2,090	$1.26	0d	1	1.22mi
1153 Charming Pines Pl NE Conyers, GA	4.0	2.5	1664	$2,090	$1.26	0d	1	1.23mi
1296 Woodlyn Chase NE Conyers, GA	4.0	2.5	1664	$2,090	$1.26	0d	1	1.23mi
1290 Woodlyn Chase NE Conyers, GA	4.0	2.5	1664	$2,065	$1.24	1d	1	1.23mi
1170 Charming Pines Pl NE Conyers, GA	4.0	2.5	1664	$2,365	$1.42	45d	1	1.29mi
1158 Pinedale Cir NW Conyers, GA	2.0	1.0	1002	$1,350	$1.35	1d	1	1.29mi
1158 Pinedale Cir NW Conyers, GA	2.0	1.0	1002	$1,350	$1.35	5d	1	1.29mi
1172 Charming Pines Pl NE Conyers, GA	3.0	2.5	1765	$2,040	$1.16	45d	1	1.29mi
1175 Charming Pines Pl NE Conyers, GA	4.0	2.5	1664	$2,090	$1.26	0d	1	1.30mi

Listing history 3 events

1. 2026-05-31
   days on market $235,000 Active 373 DOM
2. 2025-05-23
   listed $235,000 New 807-char remark

   Show marketing remark (834 chars)

   Located in the heart of historic Olde Town Conyers, this beautifully crafted, timeless home is conveniently close to schools, shops, and amazing dining. Step inside to a bright and inviting interior featuring gleaming hardwood floors and elegant crown molding throughout. Full of classic character with modern upgrades, this home features both a formal living room and den space for entertaining. The kitchen boasts stainless steel appliances and ample cabinet space with a perfect two-person breakfast nook. Recent improvements—including painting, set on a spacious lot shaded by mature trees. The property provides a serene setting with a sense of privacy. Enjoy outdoor living on the covered front porch while being walking distance from local parks, trails, and playgrounds. Home Sold As Is, Don't miss this opportunity!

3. 2025-05-23
   listed $235,000 Active 834-char remark

   Show marketing remark (834 chars)

   Located in the heart of historic Olde Town Conyers, this beautifully crafted, timeless home is conveniently close to schools, shops, and amazing dining. Step inside to a bright and inviting interior featuring gleaming hardwood floors and elegant crown molding throughout. Full of classic character with modern upgrades, this home features both a formal living room and den space for entertaining. The kitchen boasts stainless steel appliances and ample cabinet space with a perfect two-person breakfast nook. Recent improvements—including painting, set on a spacious lot shaded by mature trees. The property provides a serene setting with a sense of privacy. Enjoy outdoor living on the covered front porch while being walking distance from local parks, trails, and playgrounds. Home Sold As Is, Don't miss this opportunity!

ⓘ 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: $1,012 · $84/mo
• Projected year-2 tax: $2,162 · $180/mo
• Expected delta: +$1,150/yr (+$96/mo · 113.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 51% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 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: $20,940
• − Mortgage interest: −$13,164
• − Property taxes: −$1,012
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,675
• − Management: −$1,675
• − Depreciation: −$6,836
• Taxable loss: −$4,598
• Est. tax savings @ 24.0%: +$1,103
• After-tax cash flow: $670/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

• Census place: Conyers, GA
• 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

+0.0% since first listed

2 events — show timeline

• 2025-05-23 Listed $235,000 FMLS
• 2025-05-23 Listed $235,000 GAMLS

Property tax history

+22.8%/yr

Latest (2025): $1,012 · +26.3% YoY. Source: county tax records.