1204 Polk Xing · McDonough, GA 30252

$363,300

4 bd · 2.5 ba · 2,123 sqft · SingleFamily public records · 74 Days on market

Built 2004 $171/sqft · 12% below area Est $413k · 12% under $31/mo HOA · 1% of rent ↓ 54% 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).

• ARV discount +12.9/15.0
• Cash flow +10.3/30.0
• Livability +3.2/5.0
• DSCR +3.0/10.0
• Rent growth +2.9/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully landscaped 4 Bedroom Brick Front home with 2.5 bathrooms located in the sought after Bridleridge Community. Home is located in the OLA school system and this one is ready for move in. Spacious master with glass shower door and separate bathroom. Two Car Garage and lot's of awesome features to this home such as unique oversided front window, shrubs nicely aligned in front of home with bricks added to add a special touch to the front yard. Cement back patio, and fenced in backyard for family outings and privacy. Nice cabinetry in kitchen with plenty of shelving and pantry. This is a swim/tennis community. Located near the Lake Dow area and close to Shopping areas. Lender Assumption terms are available on this home. ASSUMPTION AVAILABLE 4.25 rate! (Must be owner occupied buyer to qualify for assumption). Just request more lender info for those buyers looking to assume a great rate. Schedule your appointment today. Supra Lockbox

Key facts

• Fenced backyard
• Cement back patio
• Near lake dow

Tags

• LANDSCAPED FRONT YARD
• OVERSIZED FRONT WINDOW
• CEMENT BACK PATIO
• FENCED BACKYARD
• SWIM TENNIS COMMUNITY
• NEAR LAKE DOW

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $363k.

Deal economics

• At list price, monthly cash flow is $-199 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $328k (9.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $261k (28.2% below list).
• Recommended offer: $261k (28.2% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: schools D, crime D, amenities 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.
• Market conditions: Rents rising (+1.5%/yr); 569 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,989 units permitted in Henry County in 2024 (92 in 5+ unit buildings).
• This rent runs 31% of the median local income ($101k/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 $3k of loan paydown is wiped out by about $11k 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 74 days — a 6% lower offer ($342k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $260,901 (28.2% 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 74 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.72% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.35%
• DSCR: 0.90
• GRM: 11.6

CMA / ARV

• ARV (median comp): $412,602
• List price: $363,300
• Delta: -11.95%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Wellington Dr	0.40mi	4/2.0	2,252 (+6%)	6mo	$329,500	$146	64
612 Vidalia Pkwy	0.19mi	3/2.5 (-1)	2,390 (+13%)	2mo	$389,713	$163	64
633 Vidalia Park Way	0.23mi	3/2.5 (-1)	2,390 (+13%)	2mo	$383,205	$160	61
504 Redwood Cir	0.32mi	3/2.5 (-1)	2,049 (-4%)	21mo	$324,000	$158	57
189 Delilah St	0.33mi	3/2.5 (-1)	2,390 (+13%)	4mo	$366,860	$153	55
513 Elkwood Ln	0.16mi	3/2.5 (-1)	2,390 (+13%)	15mo	$384,000	$161	54
1230 Lake Dow Rd	0.44mi	4/2.0	1,878 (-12%)	18mo	$315,900	$168	44
125 Wellington Dr	0.61mi	3/2.0 (-1)	1,954 (-8%)	24mo	$282,000	$144	31

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: -21.7%
• Equity multiple: 0.26×
• Total profit: $-75,508
• Equity at exit: $54,169

10-year hold

• IRR: -19.1%
• Equity multiple: 0.04×
• Total profit: $-97,813
• Equity at exit: $31,412

Cash invested: $101,724 (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: 569
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,609 high
• Mortgage (P&I): −$1,905
• Tax from tax record: −$173 /mo · $2,075/yr
• Insurance: −$151
• HOA: −$31
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $-199

Break-even live

Break-even rent $2,861

Max offer price $328,089

Occupancy floor —

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: $90,825
• Closing costs: $10,899
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1218 Polk Xing McDonough, GA	4.0	3.0	2715	$2,349	$0.87	43d	1	0.11mi
633 Vidalia Pkwy McDonough, GA	4.0	2.5	2622	$3,300	$1.26	43d	1	0.24mi
166 Everett Sq McDonough, GA	4.0	2.5	2401	$2,659	$1.11	5d	1	0.42mi
312 Fairmont Ave McDonough, GA	4.0	3.0	1916	$2,499	$1.30	24d	1	0.51mi
220 Warm Springs Trl Unit MC McDonough, GA	4.0	2.5	2825	$2,550	$0.90	43d	1	0.72mi
362 Interlake Pass McDonough, GA	4.0	2.5	2788	$2,500	$0.90	10d	1	0.82mi
308 Meeting St McDonough, GA	3.0	3.5	2108	$1,690	$0.80	12d	1	0.88mi
1209 Creek Crossing Dr McDonough, GA	4.0	2.5	2400	$2,380	$0.99	24d	1	1.03mi
200 Travis Dr McDonough, GA	3.0	2.0	1548	$2,235	$1.44	43d	1	1.17mi
200 Travis Dr McDonough, GA	3.0	2.0	1548	$2,345	$1.51	22d	1	1.17mi
1025 Clarinet WAY McDonough, GA	1.0–3.0	1.0–2.0	1116	$2,386	$2.14	43d	29	1.18mi
356 Madison Grace Ave McDonough, GA	4.0	2.5	2968	$2,401	$0.81	5d	1	1.20mi
174 Daisy Cir McDonough, GA	4.0	2.5	1783	$2,075	$1.16	10d	1	1.35mi
517 Tulip Ln McDonough, GA	4.0	2.5	2320	$1,950	$0.84	43d	1	1.38mi
111 Daisy Cir McDonough, GA	4.0	2.0	2800	$2,088	$0.75	43d	1	1.41mi
104 Daisy Cir McDonough, GA	3.0	2.5	1920	$1,950	$1.02	24d	1	1.45mi
213 Daisy Cir McDonough, GA	4.0	2.5	1866	$2,095	$1.12	43d	1	1.46mi

HOA detail

• Monthly dues: $31 · $372/yr

Listing history 30 events

1. 2026-06-18
   days on market $363,300 Active 74 DOM
2. 2026-06-17
   days on market $363,300 Active 73 DOM
3. 2026-06-16
   days on market $363,300 Active 72 DOM
4. 2026-06-15
   days on market $363,300 Active 71 DOM
5. 2026-06-13
   days on market $363,300 Active 69 DOM
6. 2026-06-09
   days on market $363,300 Active 65 DOM
7. 2026-06-08
   days on market $363,300 Active 64 DOM
8. 2026-06-07
   days on market $363,300 Active 63 DOM
9. 2026-06-04
   days on market $363,300 Active 60 DOM
10. 2026-06-03
    days on market $363,300 Active 59 DOM
11. 2026-06-02
    days on market $363,300 Active 58 DOM
12. 2026-06-01
    days on market $363,300 Active 57 DOM
13. 2026-05-31
    days on market $363,300 Active 56 DOM
14. 2026-05-13
    price $364,300 959-char remark

    Show marketing remark (959 chars)

    Beautifully landscaped 4 Bedroom Brick Front home with 2.5 bathrooms located in the sought after Bridleridge Community. Home is located in the OLA school system and this one is ready for move in. Spacious master with glass shower door and separate bathroom. Two Car Garage and lot's of awesome features to this home such as unique oversided front window, shrubs nicely aligned in front of home with bricks added to add a special touch to the front yard. Cement back patio, and fenced in backyard for family outings and privacy. Nice cabinetry in kitchen with plenty of shelving and pantry. This is a swim/tennis community. Located near the Lake Dow area and close to Shopping areas. Lender Assumption terms are available on this home. ASSUMPTION AVAILABLE 4.25 rate! (Must be owner occupied buyer to qualify for assumption). Just request more lender info for those buyers looking to assume a great rate. Schedule your appointment today. Supra Lockbox

15. 2026-04-24
    price $364,500 959-char remark

    Show marketing remark (959 chars)

    Beautifully landscaped 4 Bedroom Brick Front home with 2.5 bathrooms located in the sought after Bridleridge Community. Home is located in the OLA school system and this one is ready for move in. Spacious master with glass shower door and separate bathroom. Two Car Garage and lot's of awesome features to this home such as unique oversided front window, shrubs nicely aligned in front of home with bricks added to add a special touch to the front yard. Cement back patio, and fenced in backyard for family outings and privacy. Nice cabinetry in kitchen with plenty of shelving and pantry. This is a swim/tennis community. Located near the Lake Dow area and close to Shopping areas. Lender Assumption terms are available on this home. ASSUMPTION AVAILABLE 4.25 rate! (Must be owner occupied buyer to qualify for assumption). Just request more lender info for those buyers looking to assume a great rate. Schedule your appointment today. Supra Lockbox

16. 2026-04-16
    price $365,000 959-char remark

    Show marketing remark (959 chars)

    Beautifully landscaped 4 Bedroom Brick Front home with 2.5 bathrooms located in the sought after Bridleridge Community. Home is located in the OLA school system and this one is ready for move in. Spacious master with glass shower door and separate bathroom. Two Car Garage and lot's of awesome features to this home such as unique oversided front window, shrubs nicely aligned in front of home with bricks added to add a special touch to the front yard. Cement back patio, and fenced in backyard for family outings and privacy. Nice cabinetry in kitchen with plenty of shelving and pantry. This is a swim/tennis community. Located near the Lake Dow area and close to Shopping areas. Lender Assumption terms are available on this home. ASSUMPTION AVAILABLE 4.25 rate! (Must be owner occupied buyer to qualify for assumption). Just request more lender info for those buyers looking to assume a great rate. Schedule your appointment today. Supra Lockbox

17. 2026-04-04
    listed $375,000 New 959-char remark

    Show marketing remark (959 chars)

    Beautifully landscaped 4 Bedroom Brick Front home with 2.5 bathrooms located in the sought after Bridleridge Community. Home is located in the OLA school system and this one is ready for move in. Spacious master with glass shower door and separate bathroom. Two Car Garage and lot's of awesome features to this home such as unique oversided front window, shrubs nicely aligned in front of home with bricks added to add a special touch to the front yard. Cement back patio, and fenced in backyard for family outings and privacy. Nice cabinetry in kitchen with plenty of shelving and pantry. This is a swim/tennis community. Located near the Lake Dow area and close to Shopping areas. Lender Assumption terms are available on this home. ASSUMPTION AVAILABLE 4.25 rate! (Must be owner occupied buyer to qualify for assumption). Just request more lender info for those buyers looking to assume a great rate. Schedule your appointment today. Supra Lockbox

18. 2022-05-04
    soldstatus $375,000
19. 2022-04-22
    soldstatus $375,000 Closed 119-char remark

    Show marketing remark (119 chars)

    This McDonough two-story home offers a two-car garage. This home has been virtually staged to illustrate its potential.

20. 2022-04-22
    soldstatus $375,000 Sold

    Show marketing remark (119 chars)

    This McDonough two-story home offers a two-car garage. This home has been virtually staged to illustrate its potential.

21. 2022-03-03
    status Pending 119-char remark

    Show marketing remark (119 chars)

    This McDonough two-story home offers a two-car garage. This home has been virtually staged to illustrate its potential.

22. 2022-03-03
    status Under Contract

    Show marketing remark (119 chars)

    This McDonough two-story home offers a two-car garage. This home has been virtually staged to illustrate its potential.

23. 2021-12-10
    listed $370,000 Active 119-char remark

    Show marketing remark (119 chars)

    This McDonough two-story home offers a two-car garage. This home has been virtually staged to illustrate its potential.

24. 2021-12-10
    listed $370,000 New

    Show marketing remark (119 chars)

    This McDonough two-story home offers a two-car garage. This home has been virtually staged to illustrate its potential.

25. 2021-12-01
    soldstatus $306,300
26. 2016-06-07
    soldstatus $175,000
27. 2015-10-13
    historical
28. 2015-08-19
    price $189,900
29. 2015-05-30
    listed $194,900 New
30. 2004-06-08
    soldstatus $800,000

ⓘ 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: $2,075 · $173/mo
• Projected year-2 tax: $3,342 · $279/mo
• Expected delta: +$1,268/yr (+$106/mo · 61.1%)

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

Taxation est. · year 1

• Rental income: $31,308
• − Mortgage interest: −$20,350
• − Property taxes: −$2,075
• − Insurance: −$1,816
• − Repairs & maintenance: −$2,505
• − Management: −$2,505
• − HOA: −$372
• − Depreciation: −$10,569
• Taxable loss: −$8,883
• Est. tax savings @ 24.0%: +$2,132
• After-tax cash flow: $-260/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

• Census place: McDonough, GA
• 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

-54.5% since first listed

17 events — show timeline

• 2026-05-13 Price Changed $364,300 GAMLS
• 2026-04-24 Price Changed $364,500 GAMLS
• 2026-04-16 Price Changed $365,000 GAMLS
• 2026-04-04 Listed $375,000 GAMLS
• 2022-05-04 Sold (Public Records) $375,000 Public Records
• 2022-04-22 Sold (MLS) $375,000 GAMLS
• 2022-04-22 Sold (MLS) $375,000 FMLS
• 2022-03-03 Pending — FMLS
• 2022-03-03 Pending — GAMLS
• 2021-12-10 Listed $370,000 GAMLS
• 2021-12-10 Listed $370,000 FMLS
• 2021-12-01 Sold (Public Records) $306,300 Public Records
• 2016-06-07 Sold (Public Records) $175,000 Public Records
• 2015-10-13 Listing Removed — GAMLS
• 2015-08-19 Price Changed $189,900 GAMLS
• 2015-05-30 Listed $194,900 GAMLS
• 2004-06-08 Sold (Public Records) $800,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $2,075 · -52.9% YoY. Source: county tax records.