1091 Adcock Cir · Conyers, GA 30012

$78,500

3 bd · 1.0 ba · 720 sqft · SingleFamily public records · 35 Days on market

Built 1962 5,227 sqft lot $109/sqft · 50% below area Est $156k · 50% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Investment Opportunity! Blank Slate ready for some TLC! Turn this chunk of coal back into a diamond! No HOA. Solid area with solid comps. The interior is a blank slate and will require a full kitchen and bathroom renovation, plus cosmetic updates throughout. Located in a quiet neighborhood with no HOA, this home is ready for your vision. Check the comp at 1094 Adcock

Key facts

• Updated electrical
• Updated sewer lines
• Cosmetic updates

Tags

• UPDATED ELECTRICAL
• UPDATED SEWER LINES
• FULL KITCHEN RENOVATION
• FULL BATHROOM RENOVATION
• COSMETIC UPDATES

Property features AI

Exterior

• Parking: Three total parking spaces; One carport
• Utilities: Public water; Public sewer; Electricity (110 volts); Electricity available, sewer available, water available
• Home design: One-level home
• Construction: Wood siding construction; Shingle roof; Block foundation; Resale condition
• Exterior features: Private yard; Front porch; Storage structure

Interior

• Kitchen: Cabinets (custom/other); Electric range
• Bedrooms: Two main-level bedrooms; Split bedroom plan
• Flooring: Hardwood floors
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating; Window air conditioning units
• Interior features: Insulated windows; No common walls; Other interior features; Crawl space foundation/basement; Family room; Open concept dining area
• Laundry & utility: Laundry with other/unspecified features

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $884 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $78k).
• Recommended offer: $76k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.8% 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; 278 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 483 units permitted in Rockdale County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% 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 $543 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.4% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $11k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $78k implies a 162% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,145 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 2.20% ✓
• Cap rate: 19.81%
• Cash-on-cash: 48.27%
• DSCR: 3.15
• GRM: 3.8

CMA / ARV

• ARV (median comp): $156,113
• List price: $78,500
• Delta: -49.72%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1094 Adcock Cir SW	0.03mi	2/1.0 (-1)	748 (+4%)	23mo	$205,000	$274	68

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: 42.9%
• Equity multiple: 2.78×
• Total profit: $39,156
• Equity at exit: $11,705

10-year hold

• IRR: 47.8%
• Equity multiple: 5.06×
• Total profit: $89,323
• Equity at exit: $6,787

Cash invested: $21,980 (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: 278
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,730 medium
• Mortgage (P&I): −$412
• Tax from tax record: −$38 /mo · $457/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $884

Break-even live

Break-even rent $611

Max offer price $78,500

Occupancy floor 44%

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: $19,625
• Closing costs: $2,355
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1076 S Main St NE Conyers, GA	1.0–3.0	1.0–2.0	945	$1,490	$1.58	5d	14	0.54mi
1200 Rockmont Cir SW Conyers, GA	1.0–3.0	1.0–1.5	947	$1,349	$1.42	44d	1	0.99mi

Listing history 19 events

1. 2026-06-18
   days on market $78,500 Active 35 DOM
2. 2026-06-17
   status $78,500 Active 34 DOM

   Show marketing remark (370 chars)

   Investment Opportunity! Blank Slate ready for some TLC! Turn this chunk of coal back into a diamond! No HOA. Solid area with solid comps. The interior is a blank slate and will require a full kitchen and bathroom renovation, plus cosmetic updates throughout. Located in a quiet neighborhood with no HOA, this home is ready for your vision. Check the comp at 1094 Adcock

3. 2026-06-17
   days on market $78,500 Active Under Contract 34 DOM

   Show marketing remark (370 chars)

   Investment Opportunity! Blank Slate ready for some TLC! Turn this chunk of coal back into a diamond! No HOA. Solid area with solid comps. The interior is a blank slate and will require a full kitchen and bathroom renovation, plus cosmetic updates throughout. Located in a quiet neighborhood with no HOA, this home is ready for your vision. Check the comp at 1094 Adcock

4. 2026-06-16
   days on market $78,500 Active Under Contract 33 DOM
5. 2026-06-15
   days on market $78,500 Active Under Contract 32 DOM
6. 2026-06-13
   days on market $78,500 Active Under Contract 30 DOM
7. 2026-06-09
   days on market $78,500 Active Under Contract 26 DOM
8. 2026-06-08
   days on market $78,500 Active Under Contract 25 DOM
9. 2026-06-07
   statusdays on market $78,500 Active Under Contract 24 DOM
10. 2026-06-04
    days on market $78,500 Active 21 DOM

    Show marketing remark (370 chars)

    Investment Opportunity! Blank Slate ready for some TLC! Turn this chunk of coal back into a diamond! No HOA. Solid area with solid comps. The interior is a blank slate and will require a full kitchen and bathroom renovation, plus cosmetic updates throughout. Located in a quiet neighborhood with no HOA, this home is ready for your vision. Check the comp at 1094 Adcock

11. 2026-06-03
    days on market $78,500 Active 20 DOM
12. 2026-06-02
    days on market $78,500 Active 19 DOM
13. 2026-06-01
    days on market $78,500 Active 18 DOM
14. 2026-05-31
    pricedays on market $78,500 Active 17 DOM
15. 2026-05-14
    listed $89,900 Active 370-char remark

    Show marketing remark (370 chars)

    Investment Opportunity! Blank Slate ready for some TLC! Turn this chunk of coal back into a diamond! No HOA. Solid area with solid comps. The interior is a blank slate and will require a full kitchen and bathroom renovation, plus cosmetic updates throughout. Located in a quiet neighborhood with no HOA, this home is ready for your vision. Check the comp at 1094 Adcock

16. 2026-05-14
    listed $89,900 New 370-char remark

    Show marketing remark (370 chars)

    Investment Opportunity! Blank Slate ready for some TLC! Turn this chunk of coal back into a diamond! No HOA. Solid area with solid comps. The interior is a blank slate and will require a full kitchen and bathroom renovation, plus cosmetic updates throughout. Located in a quiet neighborhood with no HOA, this home is ready for your vision. Check the comp at 1094 Adcock

17. 2025-08-21
    historical
18. 2025-07-30
    listed $84,900 Active
19. 1997-06-13
    soldstatus $30,000

ⓘ 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: $457 · $38/mo
• Projected year-2 tax: $722 · $60/mo
• Expected delta: +$265/yr (+$22/mo · 57.9%)

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $20,760
• − Mortgage interest: −$4,397
• − Property taxes: −$457
• − Insurance: −$392
• − Repairs & maintenance: −$1,661
• − Management: −$1,661
• − Depreciation: −$2,284
• Taxable income: $9,907
• Est. tax owed @ 24.0%: −$2,378
• After-tax cash flow: $8,233/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

+161.7% since first listed

13 events — show timeline

• 2026-06-17 Relisted — GAMLS
• 2026-06-17 Relisted — FMLS
• 2026-06-04 Pending — GAMLS
• 2026-06-04 Contingent — FMLS
• 2026-05-30 Price Changed $78,500 GAMLS
• 2026-05-30 Price Changed $78,500 FMLS
• 2026-05-20 Price Changed $79,500 GAMLS
• 2026-05-20 Price Changed $79,500 FMLS
• 2026-05-14 Listed $89,900 FMLS
• 2026-05-14 Listed $89,900 GAMLS
• 2025-08-21 Listing Removed — FMLS
• 2025-07-30 Listed $84,900 FMLS
• 1997-06-13 Sold (Public Records) $30,000 Public Records

Property tax history

-1.5%/yr

Latest (2025): $457 · +80.0% YoY. Source: county tax records.