2096 Boar Tusk Rd NE · Milstead, GA 30012

$189,900

2 bd · 1.0 ba · 1,072 sqft · SingleFamily public records · 169 Days on market

Built 1957 0.99 ac lot $177/sqft · 15% below area Est $224k · 15% 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).

• ARV discount +14.4/15.0
• Cash flow +11.5/30.0
• DSCR +3.4/10.0
• 1% rule +2.8/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Renovated 2/1 House is in a quiet neighborhood, grassed, and on 1 acre, with huge road frontage. Interior well-kept and clean, stainless-steel appliances, granite, new flooring and painting. priced to sell, roof intact (about 9 years old). Extra big shed for some handy work, new deck and updated central HVAC. Gas Furnace has been converted to propane with and already existing holding tank. big lot to build second house if desired (Must check with county for permits).

Key facts

• New flooring
• Huge road frontage
• New deck

Tags

• HUGE ROAD FRONTAGE
• STAINLESS-STEEL APPLIANCES
• GRANITE
• NEW FLOORING
• NEW DECK
• UPDATED CENTRAL HVAC

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-62 ($-746/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (5.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (22.1% below list).
• Recommended offer: $148k (22.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: Hightower Trail Elementary School (math 27% / reading 32%, grade F, #633 of 1,228 statewide, top 54%, 533 students, 81% FRL); Conyers Middle School (math 9% / reading 24%, grade F, #388 of 470 statewide, top 83%, 1,031 students, 78% FRL); Rockdale County High School (math 12% / reading 17%, grade F, #315 of 424 statewide, top 76%, 2,369 students, 64% FRL).
• Market conditions: Rents flat; 281 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 483 units permitted in Rockdale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 169 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $30k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $81k; list at $190k implies a 135% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $147,957 (22.1% 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 169 days. Have you received any prior offers? Is the seller open to a 22% 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. 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?
7. 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.
8. 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.
9. 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: 0.78% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.40%
• DSCR: 0.94
• GRM: 10.7

CMA / ARV

• ARV (median comp): $224,274
• List price: $189,900
• Delta: -15.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1800 Green St	0.57mi	2/1.0	1,119 (+4%)	20mo	$198,000	$177	50
1275 Mountain Dr NE	0.62mi	3/2.0 (+1)	1,000 (-7%)	5mo	$227,000	$227	46
1847 New St NE	0.52mi	3/2.0 (+1)	1,210 (+13%)	8mo	$206,000	$170	38
1839 New St NE	0.54mi	3/2.0 (+1)	1,216 (+13%)	8mo	$247,000	$203	36
1403 Chelsea Downs Ln NE	0.50mi	3/2.5 (+1)	1,205 (+12%)	14mo	$219,000	$182	33
1586 Picadilly Ct NE	0.73mi	3/2.0 (+1)	1,144 (+7%)	22mo	$235,000	$205	28

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: -21.4%
• Equity multiple: 0.28×
• Total profit: $-38,548
• Equity at exit: $28,315

10-year hold

• IRR: -22.1%
• Equity multiple: -0.01×
• Total profit: $-53,529
• Equity at exit: $16,419

Cash invested: $53,172 (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: 10.7×

Monthly cashflow live

• Estimated rent: $1,480 high
• Mortgage (P&I): −$996
• Tax from tax record: −$156 /mo · $1,873/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $-62

Break-even live

Break-even rent $1,558

Max offer price $178,911

Occupancy floor 99%

Sensitivity live

Price	-10% $45	-5% $-8	+0% $-62	+5% $-116	+10% $-170
Rent	-10% $-179	-5% $-121	+0% $-62	+5% $-4	+10% $55
Rate	-1.0pp $33	-0.5pp $-14	base $-62	+0.5pp $-111	+1.0pp $-161

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1274 Classic Dr NE Conyers, GA	3.0	2.0	1404	$1,640	$1.17	0d	1	0.53mi
1501 Renaissance Dr NE Conyers, GA	1.0–3.0	1.0–2.0	1115	$1,423	$1.28	0d	17	0.63mi
1085 Eastview Pkwy NE Unit A Conyers, GA	2.0	1.0	994	$1,390	$1.40	6d	1	0.83mi
2609 Shore Wood Ct NE Conyers, GA	2.0	2.0	1077	$1,350	$1.25	45d	1	0.91mi
1614 Riverside Trl NE Conyers, GA	2.0	2.0	1197	$1,250	$1.04	1d	1	0.95mi
1614 Riverside Trl NE Conyers, GA	2.0	2.0	1197	$1,250	$1.04	4d	1	0.95mi
1500 Brandon Glen Way Conyers, GA	1.0–3.0	1.0–2.0	971	$1,438	$1.48	0d	7	0.99mi
2811 Keswick Village Ct NE Conyers, GA	1.0–3.0	1.0–3.0	1073	$1,415	$1.32	0d	22	1.15mi
211 Odyssey Turn Conyers, GA	3.0	2.5	1356	$1,500	$1.11	3d	1	1.33mi
211 Odyssey Turn Conyers, GA	3.0	3.0	1356	$1,500	$1.11	45d	1	1.33mi
132 Hawkeye Ln Conyers, GA	3.0	2.5	1440	$1,995	$1.39	45d	1	1.36mi
116 Hawkeye Ln Conyers, GA	3.0	2.5	1440	$1,700	$1.18	45d	1	1.39mi
893 Briar Creek Ct NE Conyers, GA	1.0–2.0	1.0–1.5	815	$1,320	$1.62	6d	1	1.42mi

Listing history 39 events

1. 2026-06-21
   days on market $189,900 Active 169 DOM
2. 2026-06-18
   days on market $189,900 Active 166 DOM
3. 2026-06-17
   days on market $189,900 Active 165 DOM
4. 2026-06-16
   days on market $189,900 Active 164 DOM
5. 2026-06-15
   days on market $189,900 Active 163 DOM
6. 2026-06-13
   days on market $189,900 Active 161 DOM
7. 2026-06-09
   days on market $189,900 Active 157 DOM
8. 2026-06-08
   days on market $189,900 Active 156 DOM
9. 2026-06-07
   days on market $189,900 Active 155 DOM
10. 2026-06-04
    days on market $189,900 Active 152 DOM
11. 2026-06-03
    days on market $189,900 Active 151 DOM
12. 2026-06-02
    days on market $189,900 Active 150 DOM
13. 2026-06-01
    days on market $189,900 Active 149 DOM
14. 2026-05-31
    days on market $189,900 Active 148 DOM
15. 2026-03-24
    price $189,900 472-char remark

    Show marketing remark (472 chars)

    Renovated 2/1 House is in a quiet neighborhood, grassed, and on 1 acre, with huge road frontage. Interior well-kept and clean, stainless-steel appliances, granite, new flooring and painting. priced to sell, roof intact (about 9 years old). Extra big shed for some handy work, new deck and updated central HVAC. Gas Furnace has been converted to propane with and already existing holding tank. big lot to build second house if desired (Must check with county for permits).

16. 2026-03-24
    price $189,900 472-char remark

    Show marketing remark (472 chars)

    Renovated 2/1 House is in a quiet neighborhood, grassed, and on 1 acre, with huge road frontage. Interior well-kept and clean, stainless-steel appliances, granite, new flooring and painting. priced to sell, roof intact (about 9 years old). Extra big shed for some handy work, new deck and updated central HVAC. Gas Furnace has been converted to propane with and already existing holding tank. big lot to build second house if desired (Must check with county for permits).

17. 2026-03-10
    price $199,900 472-char remark

    Show marketing remark (472 chars)

    Renovated 2/1 House is in a quiet neighborhood, grassed, and on 1 acre, with huge road frontage. Interior well-kept and clean, stainless-steel appliances, granite, new flooring and painting. priced to sell, roof intact (about 9 years old). Extra big shed for some handy work, new deck and updated central HVAC. Gas Furnace has been converted to propane with and already existing holding tank. big lot to build second house if desired (Must check with county for permits).

18. 2026-03-10
    price $199,900 472-char remark

    Show marketing remark (472 chars)

    Renovated 2/1 House is in a quiet neighborhood, grassed, and on 1 acre, with huge road frontage. Interior well-kept and clean, stainless-steel appliances, granite, new flooring and painting. priced to sell, roof intact (about 9 years old). Extra big shed for some handy work, new deck and updated central HVAC. Gas Furnace has been converted to propane with and already existing holding tank. big lot to build second house if desired (Must check with county for permits).

19. 2026-01-16
    price $209,900 472-char remark

    Show marketing remark (472 chars)

    Renovated 2/1 House is in a quiet neighborhood, grassed, and on 1 acre, with huge road frontage. Interior well-kept and clean, stainless-steel appliances, granite, new flooring and painting. priced to sell, roof intact (about 9 years old). Extra big shed for some handy work, new deck and updated central HVAC. Gas Furnace has been converted to propane with and already existing holding tank. big lot to build second house if desired (Must check with county for permits).

20. 2026-01-16
    price $209,900 472-char remark

    Show marketing remark (472 chars)

    Renovated 2/1 House is in a quiet neighborhood, grassed, and on 1 acre, with huge road frontage. Interior well-kept and clean, stainless-steel appliances, granite, new flooring and painting. priced to sell, roof intact (about 9 years old). Extra big shed for some handy work, new deck and updated central HVAC. Gas Furnace has been converted to propane with and already existing holding tank. big lot to build second house if desired (Must check with county for permits).

21. 2026-01-03
    listed $219,900 New 472-char remark

    Show marketing remark (472 chars)

    Renovated 2/1 House is in a quiet neighborhood, grassed, and on 1 acre, with huge road frontage. Interior well-kept and clean, stainless-steel appliances, granite, new flooring and painting. priced to sell, roof intact (about 9 years old). Extra big shed for some handy work, new deck and updated central HVAC. Gas Furnace has been converted to propane with and already existing holding tank. big lot to build second house if desired (Must check with county for permits).

22. 2026-01-03
    listed $219,900 Active 472-char remark

    Show marketing remark (472 chars)

    Renovated 2/1 House is in a quiet neighborhood, grassed, and on 1 acre, with huge road frontage. Interior well-kept and clean, stainless-steel appliances, granite, new flooring and painting. priced to sell, roof intact (about 9 years old). Extra big shed for some handy work, new deck and updated central HVAC. Gas Furnace has been converted to propane with and already existing holding tank. big lot to build second house if desired (Must check with county for permits).

23. 2025-09-22
    historical
24. 2025-09-22
    historical
25. 2025-08-25
    price $139,900
26. 2025-08-25
    price $139,900
27. 2025-08-15
    price $149,900
28. 2025-08-15
    price $149,900
29. 2025-08-10
    listed $159,900 Active
30. 2025-08-10
    listed $159,900 New
31. 2025-07-25
    historical
32. 2025-07-24
    historical
33. 2025-07-18
    price $140,000
34. 2025-07-18
    price $140,000
35. 2025-06-20
    listed $150,000 New
36. 2025-06-20
    listed $150,000 Active
37. 2003-07-10
    soldstatus $80,900
38. 2000-12-04
    soldstatus $67,800
39. 2000-10-18
    soldstatus $40,000

ⓘ 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: $1,873 · $156/mo
• Projected year-2 tax: $1,873 · $156/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 6/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $17,755
• − Mortgage interest: −$10,637
• − Property taxes: −$1,873
• − Insurance: −$950
• − Repairs & maintenance: −$1,420
• − Management: −$1,420
• − Depreciation: −$5,524
• Taxable loss: −$4,070
• Est. tax savings @ 24.0%: +$977
• After-tax cash flow: $230/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 — Milstead

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Rockdale County · 96,534 people
• 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

+374.8% since first listed

25 events — show timeline

• 2026-03-24 Price Changed $189,900 FMLS
• 2026-03-24 Price Changed $189,900 GAMLS
• 2026-03-10 Price Changed $199,900 GAMLS
• 2026-03-10 Price Changed $199,900 FMLS
• 2026-01-16 Price Changed $209,900 FMLS
• 2026-01-16 Price Changed $209,900 GAMLS
• 2026-01-03 Listed $219,900 FMLS
• 2026-01-03 Listed $219,900 GAMLS
• 2025-09-22 Listing Removed — GAMLS
• 2025-09-22 Listing Removed — FMLS
• 2025-08-25 Price Changed $139,900 GAMLS
• 2025-08-25 Price Changed $139,900 FMLS
• 2025-08-15 Price Changed $149,900 GAMLS
• 2025-08-15 Price Changed $149,900 FMLS
• 2025-08-10 Listed $159,900 GAMLS
• 2025-08-10 Listed $159,900 FMLS
• 2025-07-25 Listing Removed — GAMLS
• 2025-07-24 Listing Removed — FMLS
• 2025-07-18 Price Changed $140,000 GAMLS
• 2025-07-18 Price Changed $140,000 FMLS
• 2025-06-20 Listed $150,000 FMLS
• 2025-06-20 Listed $150,000 GAMLS
• 2003-07-10 Sold (Public Records) $80,900 Public Records
• 2000-12-04 Sold (Public Records) $67,800 Public Records
• 2000-10-18 Sold (Public Records) $40,000 Public Records

Property tax history

+20.0%/yr

Latest (2025): $1,873 · +369.3% YoY. Source: county tax records.