1380 Pebble Beach Ln · Bonanza, GA 30228

$299,000

4 bd · 3.0 ba · 2,062 sqft · SingleFamily public records · 43 Days on market

Built 2000 0.28 ac lot $145/sqft · 24% above area Est $327k · 9% under ↓ 4% 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 +12.3/30.0
• ARV discount +11.3/15.0
• DSCR +3.6/10.0
• Rent growth +3.1/5.0
• Livability +3.1/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious Home in Hampton, Georgia - Full of Light and Character! Welcome to this beautifully maintained and recently refreshed 4-bedroom, 2.5 bathroom home in the heart of Hampton, offering 2,806 square feet of thoughtfully designed living space. From the moment you arrive, you'll be captivated by the stunning stonework facade and inviting curb appeal. Inside, a functional, open layout provides both comfort and flexibility. The home features two extra living rooms, perfect for a media area, home office, or playroom - ideal for today's versatile lifestyles. You can even make one of the extra living areas into a primary suite on the main level! Tons of windows throughout fill the home with natural light, creating a warm and welcoming atmosphere in every room. The recently updated kitchen shines with modern finishes, ample cabinet space, and a smart design that flows seamlessly into the dining and living areas, making it perfect for entertaining or everyday living. All stainless steel appliances are included, as well as the washer and dryer! Step outside to a peaceful backyard retreat, ideal for relaxing or hosting friends. A storage building in the backyard offers even more space for tools, hobbies, or seasonal items. Situated in a convenient neighborhood with no HOA, this home is just minutes from local schools, shopping, and everyday amenities, making it the perfect blend of serenity and convenience. Don't miss your chance to own this light-filled, move-in-ready Hampton gem!

Key facts

• Storage building
• Stonework facade
• Updated kitchen

Tags

• STONEWORK FACADE
• EXTRA LIVING ROOMS
• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• PEACEFUL BACKYARD RETREAT
• STORAGE BUILDING

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-57 ($-683/yr) — negative.
• To cash-flow at today's rent, offer at most $289k (3.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (24.7% below list).
• Recommended offer: $225k (24.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#314 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, amenities F, commute F.
• Clayton County (suburban): math 11% / reading 20% proficiency, ranked #155 of 174 in GA (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Kemp Primary (650 students, 90% FRL); Lovejoy High School (math 7% / reading 8%, grade F, #378 of 424 statewide, top 91%, 2,136 students, 90% FRL).
• Market conditions: Rents rising (+2.2%/yr); 561 active listings in the ZIP; 40 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; 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).
• This rent runs 33% of the median local income ($83k/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 $9k of value loss. Plan a longer hold.
• Clayton 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 43 days — a 3% lower offer ($290k) 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

• 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 $225,194 (24.7% 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 43 days. Have you received any prior offers? Is the seller open to a 25% 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 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?
5. 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?
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: 0.75% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.82%
• DSCR: 0.96
• GRM: 11.1

CMA / ARV

• ARV (median comp): $326,870
• List price: $299,000
• Delta: -8.53%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1380 Pebble Beach Ln	0.00mi	4/2.5	2,062 (0%)	0mo	$299,000	$145	98
1500 Mine Run	0.27mi	3/2.5 (-1)	2,110 (+2%)	3mo	$267,000	$127	74
11146 Shadow Creek Ter	0.10mi	4/2.5	1,814 (-12%)	1mo	$263,000	$145	72
1389 Shadow Creek Ave	0.16mi	4/2.5	2,166 (+5%)	12mo	$310,000	$143	72
1261 Crystal Springs Trl	0.41mi	4/3.0	2,167 (+5%)	15mo	$311,999	$144	60
10897 Paladin Dr	0.60mi	4/2.5	2,184 (+6%)	1mo	$290,000	$133	60
11055 Shadow Ct	0.17mi	4/2.5	1,806 (-12%)	15mo	$265,000	$147	57
1347 Misty Ridge Ct	0.50mi	4/2.5	1,947 (-6%)	14mo	$265,000	$136	53
1143 Crystal Springs Trl	0.65mi	4/3.0	2,196 (+6%)	8mo	$269,900	$123	52
10768 Starling Trl	0.65mi	3/2.5 (-1)	2,162 (+5%)	5mo	$289,000	$134	51
1135 Misty Meadows Way	0.73mi	4/2.5	1,942 (-6%)	9mo	$220,000	$113	47
10999 Regents Ct	0.66mi	4/2.0	2,203 (+7%)	14mo	$248,000	$113	42

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 · 2.2% rent growth · sell at horizon

5-year hold

• IRR: -18.5%
• Equity multiple: 0.36×
• Total profit: $-53,984
• Equity at exit: $44,582

10-year hold

• IRR: -12.4%
• Equity multiple: 0.29×
• Total profit: $-59,378
• Equity at exit: $25,852

Cash invested: $83,720 (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 30228

• Home prices YoY: -24.3%
• Rents YoY: 2.2%
• Active inventory: 561
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,252 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$143 /mo · $1,721/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $-57

Break-even live

Break-even rent $2,324

Max offer price $288,939

Occupancy floor 98%

Sensitivity live

Price	-10% $112	-5% $28	+0% $-57	+5% $-142	+10% $-226
Rent	-10% $-235	-5% $-146	+0% $-57	+5% $32	+10% $121
Rate	-1.0pp $94	-0.5pp $19	base $-57	+0.5pp $-134	+1.0pp $-213

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1371 Pebble Ridge Ln Hampton, GA	3.0	3.0	2109	$2,120	$1.01	26d	1	0.08mi
1306 Pebble Beach Ln Hampton, GA	4.0	2.5	2610	$2,375	$0.91	45d	1	0.16mi
11116 Shadow Creek Ter Hampton, GA	3.0	2.5	2195	$2,035	$0.93	14d	1	0.16mi
11086 Shadow Ct #60 Hampton, GA	4.0	2.5	2253	$2,300	$1.02	26d	1	0.19mi
10950 Southwood Dr Hampton, GA	4.0	2.5	2116	$2,095	$0.99	45d	1	0.28mi
10960 Morning Dove Dr Hampton, GA	3.0	2.0	1600	$4,600	$2.88	45d	1	0.30mi
1511 Mine Run Hampton, GA	4.0	2.5	2590	$2,345	$0.91	7d	1	0.32mi
1340 Birdsong Ln Hampton, GA	3.0	2.5	1640	$1,961	$1.20	7d	1	0.36mi
10988 Mansura Pl Hampton, GA	4.0	2.5	2590	$2,000	$0.77	26d	1	0.39mi
10870 Morning Dove Ct Hampton, GA	3.0	2.5	1657	$1,860	$1.12	0d	1	0.44mi
1241 England Ter Hampton, GA	4.0	2.5	2672	$2,700	$1.01	20d	1	0.46mi
11084 Knotty Pine Pl Hampton, GA	3.0	2.0	2566	$1,740	$0.68	5d	1	0.59mi
10972 Clearwater Dr Hampton, GA	3.0	2.5	1628	$1,890	$1.16	26d	1	0.62mi
1135 Misty Meadows Way Hampton, GA	4.0	2.5	1942	$2,245	$1.16	7d	1	0.76mi
10799 Misty Meadows Pl Hampton, GA	3.0	2.5	2102	$2,190	$1.04	45d	1	0.78mi
10903 Thrasher Rd Hampton, GA	3.0	2.0	1412	$1,725	$1.22	23d	1	0.82mi
1562 Onalee Dr Hampton, GA	3.0	2.0	2125	$1,800	$0.85	45d	1	0.89mi
1562 Onalee Dr Hampton, GA	3.0	2.5	2125	$1,775	$0.84	20d	1	0.89mi
1578 Onalee Dr Hampton, GA	3.0	2.5	1709	$1,800	$1.05	26d	1	0.91mi
11015 Tara Blvd Lovejoy, GA	1.0–3.0	1.0–2.0	1113	$1,815	$1.63	45d	1	0.94mi
11236 James Madison Dr Hampton, GA	3.0	2.5	1518	$1,870	$1.23	45d	1	1.01mi
11248 James Madison Dr Hampton, GA	3.0	2.5	1986	$1,980	$1.00	13d	1	1.02mi
865 McDonough Rd Hampton, GA	4.0	3.0	1910	$2,275	$1.19	26d	1	1.03mi
1863 Grove Way Lovejoy, GA	3.0	2.5	1592	$1,660	$1.04	26d	1	1.08mi
1863 Grove Way Lovejoy, GA	3.0	2.5	1592	$1,660	$1.04	0d	1	1.08mi
10576 Day Lily Dr Hampton, GA	5.0	3.0	2418	$2,245	$0.93	45d	1	1.08mi
10887 Tara Blvd Hampton, GA	3.0	2.5	1756	$2,032	$1.16	6d	10	1.09mi
1057 Misty Meadows Pt Hampton, GA	3.0	2.0	1505	$1,799	$1.20	7d	1	1.09mi
1902 Grove Way Lovejoy, GA	3.0	2.5	1592	$1,555	$0.98	5d	1	1.09mi
10507 Starling Trl Hampton, GA	4.0	2.5	1800	$2,131	$1.18	45d	1	1.10mi
10564 Village Lndg Jonesboro, GA	3.0	2.5	1617	$1,800	$1.11	26d	1	1.11mi
1442 Starling Ct Hampton, GA	3.0	2.0	1668	$1,885	$1.13	45d	1	1.12mi
2019 Grove Way Lovejoy, GA	3.0	2.5	1524	$1,395	$0.92	45d	1	1.13mi
11517 Haleigh St Lovejoy, GA	3.0	3.0	2228	$2,000	$0.90	45d	1	1.13mi
1059 Olive Dr Hampton, GA	3.0	2.0	1803	$1,990	$1.10	45d	1	1.16mi
10473 Starling Trl Hampton, GA	4.0	3.0	1835	$2,367	$1.29	26d	1	1.17mi
1851 Simmons Ln Lovejoy, GA	4.0	2.5	1940	$2,211	$1.14	0d	1	1.21mi
10527 Thrasher Rd Jonesboro, GA	4.0	2.5	2028	$1,850	$0.91	7d	1	1.24mi
1992 Lovejoy Rd Lovejoy, GA	1.0–3.0	1.0–2.0	1085	$1,902	$1.75	0d	23	1.24mi
1906 Dalton Way Lovejoy, GA	3.0	3.0	2228	$2,100	$0.94	45d	1	1.31mi

Listing history 7 events

1. 2026-05-19
   status Under Contract 1499-char remark

   Show marketing remark (1499 chars)

   Spacious Home in Hampton, Georgia - Full of Light and Character! Welcome to this beautifully maintained and recently refreshed 4-bedroom, 2.5 bathroom home in the heart of Hampton, offering 2,806 square feet of thoughtfully designed living space. From the moment you arrive, you'll be captivated by the stunning stonework facade and inviting curb appeal. Inside, a functional, open layout provides both comfort and flexibility. The home features two extra living rooms, perfect for a media area, home office, or playroom - ideal for today's versatile lifestyles. You can even make one of the extra living areas into a primary suite on the main level! Tons of windows throughout fill the home with natural light, creating a warm and welcoming atmosphere in every room. The recently updated kitchen shines with modern finishes, ample cabinet space, and a smart design that flows seamlessly into the dining and living areas, making it perfect for entertaining or everyday living. All stainless steel appliances are included, as well as the washer and dryer! Step outside to a peaceful backyard retreat, ideal for relaxing or hosting friends. A storage building in the backyard offers even more space for tools, hobbies, or seasonal items. Situated in a convenient neighborhood with no HOA, this home is just minutes from local schools, shopping, and everyday amenities, making it the perfect blend of serenity and convenience. Don't miss your chance to own this light-filled, move-in-ready Hampton gem!

2. 2026-05-06
   price $299,000 1499-char remark

   Show marketing remark (1499 chars)

   Spacious Home in Hampton, Georgia - Full of Light and Character! Welcome to this beautifully maintained and recently refreshed 4-bedroom, 2.5 bathroom home in the heart of Hampton, offering 2,806 square feet of thoughtfully designed living space. From the moment you arrive, you'll be captivated by the stunning stonework facade and inviting curb appeal. Inside, a functional, open layout provides both comfort and flexibility. The home features two extra living rooms, perfect for a media area, home office, or playroom - ideal for today's versatile lifestyles. You can even make one of the extra living areas into a primary suite on the main level! Tons of windows throughout fill the home with natural light, creating a warm and welcoming atmosphere in every room. The recently updated kitchen shines with modern finishes, ample cabinet space, and a smart design that flows seamlessly into the dining and living areas, making it perfect for entertaining or everyday living. All stainless steel appliances are included, as well as the washer and dryer! Step outside to a peaceful backyard retreat, ideal for relaxing or hosting friends. A storage building in the backyard offers even more space for tools, hobbies, or seasonal items. Situated in a convenient neighborhood with no HOA, this home is just minutes from local schools, shopping, and everyday amenities, making it the perfect blend of serenity and convenience. Don't miss your chance to own this light-filled, move-in-ready Hampton gem!

3. 2026-04-02
   historical
4. 2025-11-18
   price $310,000
5. 2025-10-31
   price $315,000
6. 2025-10-31
   listed $310,000 New
7. 2025-10-30
   listed $310,000 New 1499-char remark

   Show marketing remark (1499 chars)

   Spacious Home in Hampton, Georgia - Full of Light and Character! Welcome to this beautifully maintained and recently refreshed 4-bedroom, 2.5 bathroom home in the heart of Hampton, offering 2,806 square feet of thoughtfully designed living space. From the moment you arrive, you'll be captivated by the stunning stonework facade and inviting curb appeal. Inside, a functional, open layout provides both comfort and flexibility. The home features two extra living rooms, perfect for a media area, home office, or playroom - ideal for today's versatile lifestyles. You can even make one of the extra living areas into a primary suite on the main level! Tons of windows throughout fill the home with natural light, creating a warm and welcoming atmosphere in every room. The recently updated kitchen shines with modern finishes, ample cabinet space, and a smart design that flows seamlessly into the dining and living areas, making it perfect for entertaining or everyday living. All stainless steel appliances are included, as well as the washer and dryer! Step outside to a peaceful backyard retreat, ideal for relaxing or hosting friends. A storage building in the backyard offers even more space for tools, hobbies, or seasonal items. Situated in a convenient neighborhood with no HOA, this home is just minutes from local schools, shopping, and everyday amenities, making it the perfect blend of serenity and convenience. Don't miss your chance to own this light-filled, move-in-ready Hampton gem!

ⓘ 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: $1,721 · $143/mo
• Projected year-2 tax: $2,751 · $229/mo
• Expected delta: +$1,030/yr (+$86/mo · 59.8%)

ⓘ 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 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,023
• − Mortgage interest: −$16,749
• − Property taxes: −$1,721
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,162
• − Management: −$2,162
• − Depreciation: −$8,698
• Taxable loss: −$5,963
• Est. tax savings @ 24.0%: +$1,431
• After-tax cash flow: $748/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: Clayton County
• NCES district ID: 1301230
• Math proficiency: 11% ▼ -13.00%
• Reading proficiency: 20% ▼ -9.00%
• Median HH income: $42,266
• Composite: 13.41/100
• National rank: #9527
• State rank: #155 of 174 in GA

Livability — Bonanza

• Score: 62/100
• State rank: #314
• US rank: #16994

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Henry County · 316,359 people
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 52,402
• Household income: $82,619
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 1285.0

Population outlook (Clayton County) Hauer SSP2

• Today (2025): 310,777 people
• By 2030: 329,762 · +6.1%
• By 2040: 368,052 · +18.4%
• By 2050: 401,196 · +29.1%
• By 2075: 472,488 · +52.0%
• By 2100: 500,446 · +61.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (63%)
• Race & ethnicity: Black 63% White 23% Hispanic / Latino 8% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Hispanic 4% Lithuanian 1% Italian 1%
• Foreign-born: 9% · Canada, Vietnam, Jamaica
• Languages at home: 89% English-only · Spanish 6% French/Haitian/Cajun 2% Vietnamese 1%

Political lean MEDSL · Clayton

• 2024 margin: Solid D (+69.2) · D 84.3% · R 15.1%
• 2008→2024 swing: +2.8pp toward D · 2008: 66.4pp · 2024: 69.2pp
• All cycles: 2024: D+69.2 2020: D+70.9 2016: D+71.9 2012: D+70.1 2008: D+66.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -71.11%
• Current HPI: 222.0357
• Rent YoY: ▲ 2.20%
• 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

-3.5% since first listed

7 events — show timeline

• 2026-05-19 Pending — GAMLS
• 2026-05-06 Price Changed $299,000 GAMLS
• 2026-04-02 Listing Removed — GAMLS
• 2025-11-18 Price Changed $310,000 GAMLS
• 2025-10-31 Price Changed $315,000 GAMLS
• 2025-10-31 Listed $310,000 GAMLS
• 2025-10-30 Listed $310,000 GAMLS

Property tax history

+3.0%/yr

Latest (2025): $1,721 · +27.0% YoY. Source: county tax records.