6286 Green Acres Dr SW · Covington, GA 30014

$84,900

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 14 Days on market

Built 1972 10,454 sqft lot Est $120k · 29% 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 +3.0/5.0
• 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

Charming 3BR/1BA ranch on a spacious corner lot with a new roof and new ceilings already completed. The home offers a comfortable layout and a great canvas for updating to your style. Ideal for anyone looking to tailor a home to their own preferences.

Key facts

• New ceilings
• Spacious corner lot
• New roof

Tags

• NEW ROOF
• NEW CEILINGS
• SPACIOUS CORNER LOT

Property features AI

Finance

• HOA & community: Association fees charged annually

Exterior

• Parking: Attached carport with one carport space
• Utilities: Public water; Public sewer
• Home design: One-level property
• Construction: Brick and wood siding construction; Composition roof; Block foundation; Built/condition noted as fixer
• Exterior features: Chain link fence; City street frontage; Asphalt road access; GPS-friendly directions

Interior

• Kitchen: Dishwasher; Kitchen with unspecified/other features
• Bedrooms: Three bedrooms on the main level
• Flooring: Other/unspecified flooring
• Bathrooms: One full bathroom on the main level; Master bath with other/unspecified features
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: One fireplace; No shared/common walls; Fixer condition
• Laundry & utility: Laundry located in a common area and in the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $700 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Cap rate 16.2% vs local median 3.8% in Covington — 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 59/100 on livability (#396 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime F, amenities F, commute F.
• Newton County (suburban): math 17% / reading 26% proficiency, ranked #137 of 174 in GA (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Middle Ridge Elementary School (math 17% / reading 17%, grade F, #936 of 1,228 statewide, top 79%, 577 students, 85% FRL); Clements Middle School (math 6% / reading 17%, grade F, #424 of 470 statewide, top 90%, 754 students, 85% FRL); Eastside High School (math 7% / reading 17%, grade F, #342 of 424 statewide, top 81%, 1,621 students, 46% FRL).
• Market conditions: Rents flat; 479 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 1,480 units permitted in Newton County in 2024 (702 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Newton County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.5% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 $84,900

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F 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?
5. 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.
6. 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.
7. 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: 1.99% ✓
• Cap rate: 16.18%
• Cash-on-cash: 35.32%
• DSCR: 2.57
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $120,384
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6286 Green Acres Dr SW	0.00mi	3/1.0	1,056 (0%)	0mo	$90,000	$85	100
6109 Oakwood Cir SW	0.16mi	3/1.0	1,056 (0%)	8mo	$82,000	$78	86
6186 Green Acres Dr SW	0.18mi	3/1.0	1,080 (+2%)	4mo	$75,000	$69	84
6250 Green Acres Dr	0.07mi	4/2.0 (+1)	1,056 (0%)	6mo	$106,000	$100	82
6154 Green Acres Dr SW	0.23mi	3/1.0	1,040 (-2%)	6mo	$75,000	$72	82
7127 Greenway Cv SW	0.21mi	3/2.0	1,065 (+1%)	6mo	$165,000	$155	80
7120 Chaney Dr SW	0.33mi	3/2.0	1,000 (-5%)	4mo	$130,000	$130	69
9160 Puckett St SW	0.59mi	3/1.0	1,053 (-0%)	6mo	$93,900	$89	67
6175 Petty St SW	0.35mi	2/1.0 (-1)	966 (-8%)	3mo	$130,000	$135	62
3148 Rebecca St SW	0.50mi	2/1.0 (-1)	960 (-9%)	2mo	$215,500	$224	55
5152 Petty St SW	0.35mi	2/1.0 (-1)	1,214 (+15%)	3mo	$205,000	$169	51
9186 Puckett St	0.64mi	2/2.0 (-1)	1,101 (+4%)	5mo	$125,000	$114	50

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 · 0.52% rent growth · sell at horizon

5-year hold

• IRR: 28.0%
• Equity multiple: 2.13×
• Total profit: $26,747
• Equity at exit: $12,659

10-year hold

• IRR: 33.9%
• Equity multiple: 3.73×
• Total profit: $64,828
• Equity at exit: $7,341

Cash invested: $23,772 (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 30014

• Home prices YoY: -19.2%
• Rents YoY: 0.5%
• Active inventory: 479
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,691 high
• Mortgage (P&I): −$445
• Tax from tax record: −$155 /mo · $1,863/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $700

Break-even live

Break-even rent $805

Max offer price $84,900

Occupancy floor 54%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6100 Greenleaf Ct SW Covington, GA	3.0	1.0	1000	$1,400	$1.40	16d	1	0.10mi
6103 Oakwood Cir SW Covington, GA	3.0	2.0	1372	$900	$0.66	17d	1	0.18mi
6154 Green Acres Dr SW Covington, GA	3.0	1.0	1040	$1,900	$1.83	24d	1	0.23mi
8246 Collier St SW Covington, GA	3.0	1.0	1225	$1,300	$1.06	43d	1	0.37mi
9123 Jefferson Village Dr SW Covington, GA	3.0	2.0	1220	$1,750	$1.43	21d	1	0.60mi
9135 Jefferson Village Dr SW Covington, GA	3.0	2.5	1126	$1,736	$1.54	5d	1	0.61mi
9161 Thrash St SW Covington, GA	4.0	2.0	1272	$1,481	$1.16	43d	1	0.69mi
3233 West St Covington, GA	2.0	1.0	833	$1,195	$1.43	43d	1	0.84mi
10154 Allen Dr SW Covington, GA	3.0	2.0	1056	$1,800	$1.70	5d	1	0.89mi
10154 Allen Dr SW Covington, GA	3.0	2.0	1056	$1,800	$1.70	20d	1	0.89mi
5132 Avery St SW Unit A (APT 101) Covington, GA	2.0	2.0	900	$1,600	$1.78	5d	1	0.99mi
8000 Revolution WAY Covington, GA	2.0	2.0	1170	$1,692	$1.45	1d	15	1.02mi
8189 Spillers Dr SW Covington, GA	2.0	2.5	1080	$1,395	$1.29	5d	1	1.23mi
100 Fleeta Dr Covington, GA	3.0	2.0	1379	$1,550	$1.12	5d	1	1.41mi
65 Kenzi Way SW Covington, GA	3.0	2.0	1217	$1,000	$0.82	5d	1	1.48mi

Listing history 13 events

1. 2026-06-07
   status $84,900 Pending 14 DOM
2. 2026-06-04
   days on market $84,900 Active 14 DOM
3. 2026-06-03
   days on market $84,900 Active 13 DOM
4. 2026-06-02
   days on market $84,900 Active 12 DOM
5. 2026-06-01
   days on market $84,900 Active 11 DOM
6. 2026-05-31
   days on market $84,900 Active 10 DOM
7. 2026-05-14
   listed $84,900 Active

   Show marketing remark (251 chars)

   Charming 3BR/1BA ranch on a spacious corner lot with a new roof and new ceilings already completed. The home offers a comfortable layout and a great canvas for updating to your style. Ideal for anyone looking to tailor a home to their own preferences.

8. 2026-05-14
   listed $84,900 New 251-char remark

   Show marketing remark (251 chars)

   Charming 3BR/1BA ranch on a spacious corner lot with a new roof and new ceilings already completed. The home offers a comfortable layout and a great canvas for updating to your style. Ideal for anyone looking to tailor a home to their own preferences.

9. 2022-03-15
   soldstatus $140,500 Closed 114-char remark

   Show marketing remark (114 chars)

   Lovely 3 bed 1 bath home. This House has nice size kitchen with open floor. Freshly paint, new carpet new flooring

10. 2022-03-15
    soldstatus $140,500

    Show marketing remark (114 chars)

    Lovely 3 bed 1 bath home. This House has nice size kitchen with open floor. Freshly paint, new carpet new flooring

11. 2022-02-10
    historical Active Under Contract 114-char remark

    Show marketing remark (114 chars)

    Lovely 3 bed 1 bath home. This House has nice size kitchen with open floor. Freshly paint, new carpet new flooring

12. 2022-01-29
    listed $135,999 Active 114-char remark

    Show marketing remark (114 chars)

    Lovely 3 bed 1 bath home. This House has nice size kitchen with open floor. Freshly paint, new carpet new flooring

13. 2019-05-02
    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: $1,863 · $155/mo
• Projected year-2 tax: $1,863 · $155/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 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,287
• − Mortgage interest: −$4,756
• − Property taxes: −$1,863
• − Insurance: −$424
• − Repairs & maintenance: −$1,623
• − Management: −$1,623
• − Depreciation: −$2,470
• Taxable income: $7,528
• Est. tax owed @ 24.0%: −$1,807
• After-tax cash flow: $6,590/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: Newton County
• NCES district ID: 1303930
• Math proficiency: 17% ▼ -13.00%
• Reading proficiency: 26% ▼ -8.00%
• Median HH income: $50,768
• Composite: 19.2/100
• National rank: #8816
• State rank: #137 of 174 in GA

Livability — Covington

• Score: 59/100
• State rank: #396
• US rank: #19602

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Covington, GA
• County: Newton County · 104,393 people
• City population: 104,393
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 41,425
• Household income: $72,254
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 1934.0

Population outlook (Newton County) Hauer SSP2

• Today (2025): 118,372 people
• By 2030: 124,234 · +5.0%
• By 2040: 135,550 · +14.5%
• By 2050: 145,309 · +22.8%
• By 2075: 166,843 · +40.9%
• By 2100: 175,800 · +48.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 53% Black 35% Hispanic / Latino 7% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 2% Slovak 2% Serbian 1%
• Foreign-born: 7% · Canada
• Languages at home: 93% English-only · Spanish 5% Other Indo-European 1%

Political lean MEDSL · Newton

• 2024 margin: D (+15.1) · D 57.3% · R 42.2%
• 2008→2024 swing: +14.0pp toward D · 2008: 1.2pp · 2024: 15.1pp
• All cycles: 2024: D+15.1 2020: D+10.9 2016: D+2.4 2012: D+2.0 2008: D+1.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -64.50%
• Current HPI: 270.9868
• Rent YoY: ▲ 0.52%
• 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

+30.6% since first listed

7 events — show timeline

• 2026-05-14 Listed $84,900 GAMLS
• 2026-05-14 Listed $84,900 FMLS
• 2022-03-15 Sold (Public Records) $140,500 Public Records
• 2022-03-15 Sold (MLS) $140,500 FMLS
• 2022-02-10 Contingent — FMLS
• 2022-01-29 Listed $135,999 FMLS
• 2019-05-02 Sold (Public Records) $65,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $1,863 · +0.9% YoY. Source: county tax records.