235 Hillside Oak Ln · Porterdale, GA 30016

$358,500

6 bd · 3.0 ba · 3,432 sqft · SingleFamily public records · 5 Days on market

Built 2007 0.25 ac lot Est $378k · 5% under $25/mo HOA · 1% of rent ↓ 45% since listing

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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 +13.7/30.0
• ARV discount +9.8/15.0
• DSCR +4.2/10.0
• 1% rule +3.3/10.0
• Rent growth +3.0/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fantastic, spacious open floor plan! 2-story 6 bed/4.5 bath, large formal living & dining rooms, Chef's eat-in kitchen w/center island & stained cabinets is open to the fireside family room, expansive master suite w/ trey ceilings, sitting room, luxury bath & huge walk-in closet! Convenient main level bedroom/office w/ full bath. 4 secondary bedrooms w/ walk-in closets and laundry rm upstairs. Designer lighting throughout. Large & level backyard w/ plenty of room for a pool. Great swim/tennis community located in popular Newton county school district.

Key facts

• Screened in porch
• Separate dining room
• Spa-like bathroom

Tags

• OPEN KITCHEN
• SCREENED IN PORCH
• FORMAL LIVING
• SEPARATE DINING ROOM
• OVERSIZED OWNER'S SUITE
• SPA-LIKE BATHROOM

Property features AI

Finance

• Other: Lot size approximately 0.25 acre; Public records used for building and lot measurements
• Financial info: Listing sold As Is; Financing accepted: Cash, Conventional, FHA, VA
• HOA & community: Homeowners association (HOA) present; HOA fee: $300 (includes grounds maintenance); Community features: sidewalks, street lights

Exterior

• Parking: 2 parking spaces; Attached garage
• Security: Security system; Smoke detectors
• Utilities: Public water; Public sewer (connected); 220-volt electric; Natural gas available; Cable available; High-speed internet available; Phone service available; Underground utilities
• Home design: Single-family house (residential); Two-story; Resale property; Subdivision: Oakwood Manor
• Construction: Built in 2007; Vinyl siding; Composition roof; Slab foundation
• Exterior features: Patio (screened); Back yard fencing; Shed(s); Level lot; Other exterior features

Interior

• Kitchen: Breakfast bar; Kitchen island; Solid surface counters; Stainless steel appliances; Dishwasher
• Bedrooms: 6 bedrooms total; 1 bedroom on the main level
• Flooring: Laminate flooring
• Bathrooms: 4 full bathrooms; 1 bathroom on the main level
• Heating & cooling: Central heating (forced air); Central air conditioning; Ceiling fans
• Interior features: Double vanity; High ceilings; In-law floorplan; Separate shower; Tile bath; Entrance foyer; Walk-in closets; Gas-started fireplace in family room; No common walls (single-family); Levels: Two
• Laundry & utility: Laundry closet on upper level; Laundry located in hall

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath single-family listed at $358k.

Deal economics

• At list price, monthly cash flow is $29 ($349/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 $299k (16.5% below list).
• Recommended offer: $299k (16.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 5.1% in Porterdale — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: amenities F, commute F, employment 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.
• Zoned schools: Live Oak Elementary (math 17% / reading 25%, grade F, #850 of 1,228 statewide, top 70%, 891 students, 85% FRL); Clements Middle School (math 6% / reading 17%, grade F, #424 of 470 statewide, top 90%, 754 students, 85% FRL); Newton High School (math 8% / reading 12%, grade F, #365 of 424 statewide, top 88%, 2,472 students, 85% FRL) — zoned schools average 85% FRL vs 59% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 419 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,480 units permitted in Newton County in 2024 (702 in 5+ unit buildings).
• At $2,992/mo this rent would consume 45% of the median local household income ($80k/yr) (locally 1172% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $11k 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.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 14y ago; this cycle's ask is 125% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $164k; list at $358k implies a 119% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $299,233 (16.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.83% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.35%
• DSCR: 1.02
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $377,520
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 Oak Manor Dr	0.08mi	6/4.0	3,432 (0%)	8mo	$347,500	$101	86
160 Oak Manor Dr	0.03mi	5/4.0 (-1)	3,432 (0%)	11mo	$379,000	$110	81
100 Oak Manor Dr	0.11mi	5/4.0 (-1)	3,432 (0%)	19mo	$365,000	$106	70
35 Arbor Lake Dr	0.15mi	5/3.0 (-1)	3,152 (-8%)	21mo	$375,000	$119	56
365 Silver Willow Walk	0.26mi	5/3.0 (-1)	3,101 (-10%)	18mo	$355,000	$114	52

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 · 1.84% rent growth · sell at horizon

5-year hold

• IRR: -17.0%
• Equity multiple: 0.40×
• Total profit: $-59,737
• Equity at exit: $53,454

10-year hold

• IRR: -11.1%
• Equity multiple: 0.37×
• Total profit: $-63,649
• Equity at exit: $30,997

Cash invested: $100,380 (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 30016

• Home prices YoY: -8.6%
• Rents YoY: 1.8%
• Active inventory: 419
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,992 medium
• Mortgage (P&I): −$1,880
• Tax from tax record: −$280 /mo · $3,366/yr
• Insurance: −$149
• HOA: −$25
• Vacancy / Maint / Mgmt: −$628
• Net cashflow: $29

Break-even live

Break-even rent $2,956

Max offer price $358,500

Occupancy floor 94%

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: $89,625
• Closing costs: $10,755
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30 Hillside Oak Ln Covington, GA	5.0	3.0	3129	$2,975	$0.95	18d	1	0.25mi
40 Oakwood Dr Covington, GA	5.0	3.0	2480	$2,381	$0.96	5d	1	0.32mi

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: pool

Listing history 5 events

1. 2026-06-18
   days on market $358,500 Coming Soon 5 DOM
2. 2026-06-17
   days on market $358,500 Coming Soon 4 DOM
3. 2026-06-16
   days on market $358,500 Coming Soon 3 DOM
4. 2026-06-15
   remarks 563-char remark
5. 2026-06-15
   listed $358,500 Coming Soon 2 DOM

ⓘ 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: $3,366 · $280/mo
• Projected year-2 tax: $3,366 · $280/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 7/10 Severe 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $35,908
• − Mortgage interest: −$20,082
• − Property taxes: −$3,366
• − Insurance: −$1,792
• − Repairs & maintenance: −$2,873
• − Management: −$2,873
• − HOA: −$300
• − Depreciation: −$10,429
• Taxable loss: −$5,806
• Est. tax savings @ 24.0%: +$1,394
• After-tax cash flow: $1,742/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

• County: Newton County · 104,393 people
• City population: 76
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 62,968
• Household income: $79,527
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 1172.0

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 0.57)
• Race & ethnicity: Black 59% White 29% Two or more races 8% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -29.68%
• Current HPI: 317.5605
• Rent YoY: ▲ 1.84%
• 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

-45.4% since first listed

19 events — show timeline

• 2026-06-13 Coming Soon $358,500 GAMLS
• 2016-09-20 Sold (Public Records) $164,000 Public Records
• 2016-09-14 Sold (MLS) $164,000 GAMLS
• 2016-09-14 Sold (MLS) $164,000 FMLS
• 2016-07-29 Pending — GAMLS
• 2016-07-29 Contingent — FMLS
• 2016-07-22 Listed $159,000 GAMLS
• 2016-07-22 Listed $159,000 FMLS
• 2014-11-12 Price Changed $94,500 GAMLS
• 2012-09-06 Sold (Public Records) $96,000 Public Records
• 2012-08-30 Sold (MLS) $96,000 GAMLS
• 2012-07-12 Listing Removed — GAMLS
• 2012-06-27 Contingent — GAMLS
• 2012-06-20 Relisted — GAMLS
• 2012-06-20 Price Changed $94,500 GAMLS
• 2012-06-18 Price Changed $96,000 GAMLS
• 2012-03-28 Contingent — GAMLS
• 2012-03-22 Listed $85,000 GAMLS
• 2007-01-31 Sold (Public Records) $657,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $3,366 · +0.9% YoY. Source: county tax records.