2076 Gleaton Rd NE · Conyers, GA 30013

$189,500

4 bd · 2.5 ba · 1,680 sqft · SingleFamily public records · 7 Days on market

Built 2002 0.92 ac lot Est $284k · 33% 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 +29.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well situated home offering approximately 1,680 square feet of comfortable living space on a spacious lot in Rockdale County. Full of charm and character, this inviting home features rustic wood accents, stylish barn-style doors, and thoughtful details throughout creating a warm, welcome atmosphere. The functional floor plan offers comfortable living spaces, 3 bedrooms, 2 baths, and a spacious kitchen/dining area, making it ideal for everyday life. Step outside and appreciate the peaceful setting and expansive yard with plenty of room for gardening, recreation, entertaining, or future projects. Two storage buildings provide exceptional space for tools, equipment, hobbies, or additional storage needs. Whether you're relaxing outdoors, hosting gatherings for family and friends, or simply enjoying the peace and privacy of the spacious property, this home delivers the perfect blend of comfort and convenience. Located in Conyers with easy access to shopping, dining, and major commuter routes, this property offers the space, character, and functionality you've been searching for. Don't let this gem slip away!

Key facts

• Expansive yard
• Rustic wood accents
• Peaceful setting

Tags

• RUSTIC WOOD ACCENTS
• BARN-STYLE DOORS
• SPACIOUS KITCHEN DINING AREA
• EXPANSIVE YARD
• TWO STORAGE BUILDINGS
• PEACEFUL SETTING

Property features AI

Finance

• Other: Property is resale; Tax/legal description reference TR2-W/SIDE GLEATON RD NE; GPS-friendly directions; Asphalt road frontage on a county road in Rockdale County

Exterior

• Parking: Two total parking spaces
• Utilities: Public water; Septic tank sewer; 220-volt electric service; Cable, electricity, phone and water available
• Home design: Single-story (one level); Double wide mobile home
• Construction: Composition roof; Block foundation; Other construction materials
• Exterior features: Rear porch; Outbuilding

Interior

• Kitchen: Electric oven and electric range; Dishwasher; Range hood; Refrigerator; Cabinets and an eat-in kitchen
• Bedrooms: Four bedrooms with the master suite on the main level
• Flooring: Luxury vinyl and vinyl flooring; Crawl space foundation (basement type listed)
• Bathrooms: Two full bathrooms, both on the main level; Master bath has no special features listed
• Heating & cooling: Central air; Other type of heating
• Interior features: No common walls; Other interior features
• Laundry & utility: Main level laundry room with electric dryer hookup; Laundry room listed as 'Other' in features

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $686 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Cap rate 10.6% vs local median 4.4% in Conyers — 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 67/100 on livability (#167 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, amenities D, commute F.
• 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 soft (-1.3%/yr); 367 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 483 units permitted in Rockdale County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($75k/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 $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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $189,500

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.26% ✓
• Cap rate: 10.64%
• Cash-on-cash: 15.51%
• DSCR: 1.69
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $283,920
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2116 Grand Gleaton Pass NE	0.23mi	3/2.0 (-1)	1,806 (+8%)	4mo	$275,000	$152	66
2769 Dennard Rd NE	0.66mi	3/2.0 (-1)	1,654 (-2%)	8mo	$339,000	$205	53
2592 King Louis Rd NE	0.50mi	3/2.0 (-1)	1,880 (+12%)	11mo	$245,000	$130	40
2439 Hi Roc Rd NE	0.66mi	3/2.0 (-1)	1,506 (-10%)	20mo	$255,000	$169	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 3.0%
• Equity multiple: 1.11×
• Total profit: $5,959
• Equity at exit: $28,255

10-year hold

• IRR: 9.6%
• Equity multiple: 1.65×
• Total profit: $34,343
• Equity at exit: $16,384

Cash invested: $53,060 (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 30013

• Home prices YoY: -29.5%
• Rents YoY: -1.3%
• Active inventory: 367
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,378 medium
• Mortgage (P&I): −$994
• Tax from tax record: −$120 /mo · $1,445/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $686

Break-even live

Break-even rent $1,510

Max offer price $189,500

Occupancy floor 66%

Sensitivity live

Price	-10% $793	-5% $739	+0% $686	+5% $632	+10% $578
Rent	-10% $498	-5% $592	+0% $686	+5% $780	+10% $874
Rate	-1.0pp $781	-0.5pp $734	base $686	+0.5pp $637	+1.0pp $587

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: $47,375
• Closing costs: $5,685
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2811 Keswick Village Ct NE Conyers, GA	1.0–3.0	1.0–3.0	1173	$2,613	$2.23	0d	23	0.88mi
2078 Jessica Way Conyers, GA	4.0	2.5	1939	$2,231	$1.15	16d	1	1.28mi

Listing history 6 events

1. 2026-06-18
   days on market $189,500 Active 7 DOM
2. 2026-06-17
   days on market $189,500 Active 6 DOM
3. 2026-06-16
   days on market $189,500 Active 5 DOM
4. 2026-06-15
   days on market $189,500 Active 4 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $189,500 Active 2 DOM

ⓘ 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: $1,445 · $120/mo
• Projected year-2 tax: $1,743 · $145/mo
• Expected delta: +$298/yr (+$25/mo · 20.6%)

ⓘ 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 5/10 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: $28,540
• − Mortgage interest: −$10,615
• − Property taxes: −$1,445
• − Insurance: −$948
• − Repairs & maintenance: −$2,283
• − Management: −$2,283
• − Depreciation: −$5,513
• Taxable income: $5,453
• Est. tax owed @ 24.0%: −$1,309
• After-tax cash flow: $6,920/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 — Conyers

• Score: 67/100
• State rank: #167
• US rank: #10533

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Rockdale County · 96,534 people
• City population: 96,534
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 28,297
• Household income: $74,691
• Rent vs Own: 36.5% rent · 63.5% own
• Severe rent burden: 1197.0

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: Predominantly Black (70%)
• Race & ethnicity: Black 70% White 17% Two or more races 6% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 11% · Canada, Vietnam, China
• Languages at home: 92% English-only · Spanish 3% Vietnamese 1% Other Indo-European 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: ▼ -80.27%
• Current HPI: 192.1705
• Rent YoY: ▼ -1.33%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-10 Listed $189,500 FMLS
• 2026-06-10 Listed $189,500 GAMLS

Property tax history

+5.2%/yr

Latest (2025): $1,445 · -1.9% YoY. Source: county tax records.