117 Russell Cir · McDonough, GA 30252

$224,000

3 bd · 2.0 ba · 1,420 sqft · SingleFamily public records · 41 Days on market

Built 1985 $158/sqft · 9% below area Est $246k · 9% 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 +12.7/30.0
• ARV discount +11.6/15.0
• 1% rule +4.1/10.0
• DSCR +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained ranch with spacious family room with vaulted ceilings and wood beams, rock fireplace with gas logs. Featuring a Dining area and country kitchen. Enjoy nature from the covered front porch, large back yard or sunroom. This home has 3 bedrooms with spacious closets and 2 full baths. 2 car garage with sealed floor and built in storage. This one won't last long.

Key facts

• Close to interstates
• Spacious rooms
• Close to dining

Tags

• ONE STORY PLAN
• SPACIOUS ROOMS
• DESIRABLE FLOOR PLAN
• CLOSE TO SHOPPING
• CLOSE TO DINING
• CLOSE TO INTERSTATES

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Garage
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Sewer connected
• Home design: Single-family house; One story; Resale property
• Construction: Built in 1985; Composition roof; Other construction materials
• Exterior features: Level lot

Interior

• Kitchen: Appliances: Other
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Beamed ceilings; Built-in bookcases; One-level living; Great room; Sun room; Fireplace (1)
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $224k.

Deal economics

• At list price, monthly cash flow is $-24 ($-289/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (8.8% below list).
• Recommended offer: $204k (8.8% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.9% in McDonough — 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 63/100 on livability (#279 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: crime D, amenities F, commute F.
• Henry County (rural): math 24% / reading 33% proficiency, ranked #89 of 174 in GA (top 51%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Walnut Creek Elementary (math 17% / reading 17%, grade F, #936 of 1,228 statewide, top 79%, 716 students, 65% FRL); Mcdonough Middle School (math 22% / reading 32%, grade F, #271 of 470 statewide, top 60%, 954 students, 66% FRL); Mcdonough High School (math 4% / reading 27%, grade F, #290 of 424 statewide, top 69%, 1,288 students, 62% FRL) — zoned schools average 64% FRL vs 43% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.5%/yr); 581 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,989 units permitted in Henry County in 2024 (92 in 5+ unit buildings).

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.
• Henry 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 41 days — a 3% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago 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

• 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 $204,271 (8.8% 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 41 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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. 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: 0.91% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.46%
• DSCR: 0.98
• GRM: 9.1

CMA / ARV

• ARV (median comp): $246,435
• List price: $224,000
• Delta: -9.10%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
33 Russell Rd	0.10mi	3/2.0	1,449 (+2%)	9mo	$240,000	$166	84
56 N Zack Hinton Pkwy	0.64mi	3/2.0	1,449 (+2%)	2mo	$190,000	$131	65
297 Decatur Rd	0.63mi	3/2.0	1,374 (-3%)	4mo	$211,000	$154	62
121 Russell Cir	0.05mi	3/3.0	1,550 (+9%)	20mo	$304,000	$196	62
1212 Ohara Ct	0.48mi	3/2.0	1,430 (+1%)	19mo	$314,900	$220	60
241 Burke Cir	0.51mi	3/2.0	1,496 (+5%)	10mo	$305,000	$204	59
9 Lemon St	0.64mi	3/2.0	1,270 (-11%)	2mo	$265,000	$209	51
23 Moragne St	0.70mi	3/2.0	1,300 (-8%)	8mo	$180,000	$138	47
297 Burke Cir	0.47mi	3/2.0	1,588 (+12%)	18mo	$193,000	$122	43

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 · 1.52% rent growth · sell at horizon

5-year hold

• IRR: -18.8%
• Equity multiple: 0.35×
• Total profit: $-40,745
• Equity at exit: $33,399

10-year hold

• IRR: -14.7%
• Equity multiple: 0.22×
• Total profit: $-49,048
• Equity at exit: $19,367

Cash invested: $62,720 (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 30252

• Home prices YoY: -31.4%
• Rents YoY: 1.5%
• Active inventory: 581
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,043 high
• Mortgage (P&I): −$1,175
• Tax from tax record: −$370 /mo · $4,438/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $-24

Break-even live

Break-even rent $2,073

Max offer price $219,741

Occupancy floor 96%

Sensitivity live

Price	-10% $103	-5% $39	+0% $-24	+5% $-88	+10% $-151
Rent	-10% $-185	-5% $-105	+0% $-24	+5% $57	+10% $137
Rate	-1.0pp $89	-0.5pp $33	base $-24	+0.5pp $-82	+1.0pp $-141

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: $56,000
• Closing costs: $6,720
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1230 Ohara Dr McDonough, GA	3.0	2.0	1431	$1,880	$1.31	26d	1	0.54mi
230 rosemoor Dr Unit The McDonough, GA	3.0	2.5	1712	$3,057	$1.79	45d	1	0.85mi
270 Ashley Oaks Dr McDonough, GA	3.0	2.0	1445	$1,925	$1.33	45d	1	0.93mi
100 Woodlawn Park Dr McDonough, GA	1.0–3.0	1.0–2.0	1029	$1,917	$1.86	1d	18	0.96mi
101 Dean Cir McDonough, GA	2.0	2.0	1537	$2,000	$1.30	26d	1	1.03mi
24 Carmichael St McDonough, GA	3.0	1.0	1220	$1,500	$1.23	22d	1	1.04mi
14 Brannan St McDonough, GA	2.0	1.0	1100	$1,295	$1.18	45d	1	1.05mi
1000 Overton LOOP McDonough, GA	1.0–3.0	1.0–2.0	1076	$2,100	$1.95	0d	27	1.06mi
644 Highway 155 N McDonough, GA	3.0	2.0	1649	$1,793	$1.09	1d	1	1.11mi
262 White Mountain Pass McDonough, GA	3.0	2.5	1540	$1,719	$1.12	23d	1	1.27mi
141 Marians Way McDonough, GA	3.0	2.0	1604	$1,885	$1.18	45d	1	1.32mi
151 Marians Way McDonough, GA	3.0	2.0	1250	$1,661	$1.33	14d	1	1.32mi
155 Cola Welch Pkwy McDonough, GA	2.0–3.0	2.0	1038	$1,643	$1.58	1d	8	1.34mi
1051 Foxchase Dr McDonough, GA	3.0	2.0	1210	$1,495	$1.24	26d	1	1.44mi

Listing history 22 events

1. 2026-06-21
   days on market $224,000 Active 41 DOM
2. 2026-06-18
   statusdays on market $224,000 Active 38 DOM
3. 2026-06-17
   days on market $224,000 Price Change 37 DOM
4. 2026-06-16
   pricestatusdays on market $224,000 Price Change 36 DOM
5. 2026-06-15
   days on market $230,500 Active 35 DOM
6. 2026-06-13
   days on market $230,500 Active 33 DOM
7. 2026-06-09
   days on market $230,500 Active 29 DOM
8. 2026-06-08
   days on market $230,500 Active 28 DOM
9. 2026-06-07
   days on market $230,500 Active 27 DOM
10. 2026-06-04
    days on market $230,500 Active 24 DOM
11. 2026-06-03
    days on market $230,500 Active 23 DOM
12. 2026-06-02
    days on market $230,500 Active 22 DOM
13. 2026-06-01
    days on market $230,500 Active 21 DOM
14. 2026-05-31
    days on market $230,500 Active 20 DOM
15. 2026-05-08
    listed $230,500 New 503-char remark
16. 2023-01-17
    soldstatus $239,900
17. 2023-01-13
    soldstatus $239,900 Sold 376-char remark

    Show marketing remark (376 chars)

    Well maintained ranch with spacious family room with vaulted ceilings and wood beams, rock fireplace with gas logs. Featuring a Dining area and country kitchen. Enjoy nature from the covered front porch, large back yard or sunroom. This home has 3 bedrooms with spacious closets and 2 full baths. 2 car garage with sealed floor and built in storage. This one won't last long.

18. 2022-12-14
    status Under Contract 376-char remark

    Show marketing remark (376 chars)

    Well maintained ranch with spacious family room with vaulted ceilings and wood beams, rock fireplace with gas logs. Featuring a Dining area and country kitchen. Enjoy nature from the covered front porch, large back yard or sunroom. This home has 3 bedrooms with spacious closets and 2 full baths. 2 car garage with sealed floor and built in storage. This one won't last long.

19. 2022-11-25
    listed $239,900 New 376-char remark

    Show marketing remark (376 chars)

    Well maintained ranch with spacious family room with vaulted ceilings and wood beams, rock fireplace with gas logs. Featuring a Dining area and country kitchen. Enjoy nature from the covered front porch, large back yard or sunroom. This home has 3 bedrooms with spacious closets and 2 full baths. 2 car garage with sealed floor and built in storage. This one won't last long.

20. 2000-08-03
    soldstatus $97,500
21. 1989-12-01
    soldstatus $76,000
22. 1986-02-01
    soldstatus $65,000

ⓘ 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: $4,438 · $370/mo
• Projected year-2 tax: $4,438 · $370/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 ≥106°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 5 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,513
• − Mortgage interest: −$12,547
• − Property taxes: −$4,438
• − Insurance: −$1,120
• − Repairs & maintenance: −$1,961
• − Management: −$1,961
• − Depreciation: −$6,516
• Taxable loss: −$4,031
• Est. tax savings @ 24.0%: +$968
• After-tax cash flow: $678/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: Henry County
• NCES district ID: 1302820
• Math proficiency: 24% ▼ -9.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $62,594
• Composite: 26.13/100
• National rank: #7279
• State rank: #89 of 174 in GA

Livability — McDonough

• Score: 63/100
• State rank: #279
• US rank: #14962

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment B Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Henry County · 316,359 people
• City population: 114,333
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 49,554
• Household income: $100,770
• Rent vs Own: 10.5% rent · 89.5% own
• Severe rent burden: 343.0

Population outlook (Henry County) Hauer SSP2

• Today (2025): 249,041 people
• By 2030: 264,369 · +6.2%
• By 2040: 294,459 · +18.2%
• By 2050: 322,249 · +29.4%
• By 2075: 392,310 · +57.5%
• By 2100: 437,836 · +75.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 48% Black 36% Two or more races 11% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4%
• Common ancestry: Hispanic 2% Slovak 1% Italian 1%
• Foreign-born: 7% · Canada, Vietnam, South Korea
• Languages at home: 91% English-only · Spanish 4% French/Haitian/Cajun 2% Vietnamese 1%

Political lean MEDSL · Henry

• 2024 margin: Strong D (+29.7) · D 64.5% · R 34.9%
• 2008→2024 swing: +37.1pp toward D · 2008: -7.5pp · 2024: 29.7pp
• All cycles: 2024: D+29.7 2020: D+20.5 2016: D+4.3 2012: R+3.2 2008: R+7.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -94.97%
• Current HPI: 207.2801
• Rent YoY: ▲ 1.52%
• 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

+244.6% since first listed

9 events — show timeline

• 2026-06-15 Price Changed $224,000 GAMLS
• 2026-05-08 Listed $230,500 GAMLS
• 2023-01-17 Sold (Public Records) $239,900 Public Records
• 2023-01-13 Sold (MLS) $239,900 GAMLS
• 2022-12-14 Pending — GAMLS
• 2022-11-25 Listed $239,900 GAMLS
• 2000-08-03 Sold (Public Records) $97,500 Public Records
• 1989-12-01 Sold (Public Records) $76,000 Public Records
• 1986-02-01 Sold (Public Records) $65,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $4,438 · +14.3% YoY. Source: county tax records.