137 Concorde Dr · Villa Rica, GA 30180

$194,900

3 bd · 2.0 ba · 1,307 sqft · SingleFamily public records · 27 Days on market

Built 2000 7,405 sqft lot Est $248k · 22% under

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Why this score? — see what drove the C 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 +18.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +4.8/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Opportunity in Villa Rica! This 3-bedroom, 2-bath bi-level home is a full rehab with strong upside potential. Updates needed include kitchen, bathrooms, flooring, and general interior and exterior improvements. No HOA, no foundation leak issues reported. Perfect for fix-and-flip, BRRRR, or long-term rental. Convenient to I-20, shopping, dining, and schools. Sold As-Is. The photos have been generated with AI to show potential after items are removed. We have a new investor loan program with great rates and terms, contact us to learn more, and we can get you approved in 24 hours. This property is being sold as-is. Prospective buyers are encouraged to perform all necessary inspections and evaluations prior to purchase. Do not use ShowingTime. The agent is ONLY transactional. Please refer to private remarks for showing instructions. 3D Matterport tour available.

Key facts

• Convenient to i-20
• Full rehab
• Convenient to dining

Tags

• FULL REHAB
• NO HOA
• NO FOUNDATION LEAK ISSUES
• CONVENIENT TO I-20
• CONVENIENT TO SHOPPING
• CONVENIENT TO DINING

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer; 220-volt electric; Cable available; Electricity available; Phone available
• Home design: Multi/split levels; Entry includes foyer
• Construction: Vinyl siding; Composition roof; Basement with driveway access, partial and unfinished
• Exterior features: Patio; Paved road access; Located on a city street; Community near lake, park, shopping, public transport and schools

Interior

• Kitchen: Eat-in kitchen; Laminate counters; Dishwasher; Refrigerator
• Bedrooms: Master on main; Three main-level bedrooms
• Flooring: Carpet; Hardwood; Luxury vinyl
• Bathrooms: Two full bathrooms; Master bath with separate tub and shower; Two main-level bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Entrance foyer; Living room fireplace; Bay windows; Double-pane windows; No shared/common walls
• Laundry & utility: Washer and dryer included; Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $170 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (2.2% below list).
• Recommended offer: $191k (2.2% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 4.0% in Villa Rica — 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 65/100 on livability (#224 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: amenities F, commute F, health & safety F.
• Carroll County (rural): math 42% / reading 41% proficiency, ranked #38 of 174 in GA (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Temple Elementary School (math 37% / reading 38%, grade F, #474 of 1,228 statewide, top 39%, 662 students, 75% FRL); Temple Middle School (math 31% / reading 36%, grade F, #206 of 470 statewide, top 45%, 621 students, 67% FRL); Temple High School (math 22% / reading 22%, grade F, #213 of 424 statewide, top 51%, 746 students, 62% FRL).
• Market conditions: Rents rising (+2.4%/yr); 669 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 876 units permitted in Carroll County in 2024 (150 in 5+ unit buildings).

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.
• Carroll County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y 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.
• Current owner paid $78k; list at $195k implies a 151% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,571 (2.2% below list)

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. 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.
3. 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.
4. 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: 0.98% ✗
• Cap rate: 7.34%
• Cash-on-cash: 3.73%
• DSCR: 1.17
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $248,330
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
605 Sheffield Ct	0.05mi	3/2.0	1,289 (-1%)	6mo	$235,000	$182	90
359 River Trace Dr	0.15mi	3/2.0	1,277 (-2%)	6mo	$248,000	$194	84
221 Winchester Dr	0.12mi	3/2.0	1,228 (-6%)	1mo	$210,000	$171	84
169 Concorde Dr	0.10mi	4/3.0 (+1)	1,305 (-0%)	12mo	$245,000	$188	76
604 Meadows Ct	0.25mi	3/2.0	1,260 (-4%)	9mo	$229,000	$182	75
421 River Trace Dr	0.32mi	3/2.0	1,296 (-1%)	10mo	$245,000	$189	75
732 Newport Dr	0.34mi	3/2.0	1,212 (-7%)	1mo	$236,000	$195	72
384 River Trace Dr	0.22mi	3/2.0	1,200 (-8%)	10mo	$239,900	$200	68
417 River Trace Dr	0.31mi	3/2.0	1,248 (-4%)	13mo	$237,000	$190	67
3150 Old Van Wert Rd	0.31mi	3/2.0	1,152 (-12%)	6mo	$80,000	$69	61
40 N Villa Rd	0.34mi	3/1.0	1,150 (-12%)	12mo	$220,000	$191	50
31 Chelsea Way	0.74mi	3/2.0	1,217 (-7%)	5mo	$245,000	$201	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 · 2.42% rent growth · sell at horizon

5-year hold

• IRR: -11.1%
• Equity multiple: 0.60×
• Total profit: $-21,849
• Equity at exit: $29,060

10-year hold

• IRR: -2.6%
• Equity multiple: 0.83×
• Total profit: $-9,492
• Equity at exit: $16,851

Cash invested: $54,572 (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 30180

• Home prices YoY: -12.8%
• Rents YoY: 2.4%
• Active inventory: 669
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,906 high
• Mortgage (P&I): −$1,022
• Tax from tax record: −$232 /mo · $2,789/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $170

Break-even live

Break-even rent $1,691

Max offer price $194,900

Occupancy floor 86%

Sensitivity live

Price	-10% $280	-5% $225	+0% $170	+5% $115	+10% $60
Rent	-10% $19	-5% $95	+0% $170	+5% $245	+10% $320
Rate	-1.0pp $268	-0.5pp $219	base $170	+0.5pp $119	+1.0pp $68

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
417 Remington Ct Villa Rica, GA	3.0	2.0	1228	$1,680	$1.37	1d	1	0.04mi
600 Sheffield Ct Villa Rica, GA	3.0	2.0	1300	$1,815	$1.40	5d	1	0.07mi
732 Newport Dr Villa Rica, GA	3.0	2.0	1212	$1,735	$1.43	1d	1	0.37mi
816 Regency Ct Villa Rica, GA	3.0	2.0	1248	$1,800	$1.44	46d	1	0.45mi
177 Melleray Ct Villa Rica, GA	3.0	2.5	1589	$1,679	$1.06	19d	1	0.83mi
177 Melleray Ct Villa Rica, GA	3.0	2.5	1589	$1,679	$1.06	15d	1	0.83mi
99 Powers PASS Villa Rica, GA	2.0–3.0	2.0–2.5	1269	$2,195	$1.73	3d	4	0.94mi
49 Melleray Ct Villa Rica, GA	3.0	2.5	1340	$1,970	$1.47	4d	1	0.98mi
296 Whitney Ln Villa Rica, GA	3.0	2.0	1170	$1,649	$1.41	46d	1	1.05mi
92 Tyson Ct Villa Rica, GA	3.0	2.0	1218	$1,775	$1.46	26d	1	1.24mi
502 Robson Dr Villa Rica, GA	3.0	2.5	1421	$1,765	$1.24	26d	1	1.33mi
502 Robson Dr Villa Rica, GA	3.0	2.5	1421	$1,765	$1.24	23d	1	1.33mi
1004 Merritt Dr Villa Rica, GA	3.0	2.5	1695	$2,100	$1.24	46d	1	1.44mi
1002 Merritt Dr Unit 2 Villa Rica, GA	3.0	2.5	1695	$1,850	$1.09	1d	1	1.44mi

Listing history 29 events

1. 2026-06-21
   days on market $194,900 Active 27 DOM
2. 2026-06-18
   days on market $194,900 Active 24 DOM
3. 2026-06-17
   days on market $194,900 Active 23 DOM
4. 2026-06-16
   days on market $194,900 Active 22 DOM
5. 2026-06-15
   days on market $194,900 Active 21 DOM
6. 2026-06-13
   days on market $194,900 Active 19 DOM
7. 2026-06-09
   days on market $194,900 Active 15 DOM
8. 2026-06-08
   pricedays on market $194,900 Active 14 DOM
9. 2026-06-07
   days on market $199,990 Active 13 DOM
10. 2026-06-04
    days on market $199,990 Active 10 DOM
11. 2026-06-03
    days on market $199,990 Active 9 DOM
12. 2026-06-02
    days on market $199,990 Active 8 DOM
13. 2026-06-01
    days on market $199,990 Active 7 DOM
14. 2026-05-31
    days on market $199,990 Active 6 DOM
15. 2026-05-25
    listed $199,990 New 879-char remark

    Show marketing remark (879 chars)

    Investor Opportunity in Villa Rica! This 3-bedroom, 2-bath bi-level home is a full rehab with strong upside potential. Updates needed include kitchen, bathrooms, flooring, and general interior and exterior improvements. No HOA, no foundation leak issues reported. Perfect for fix-and-flip, BRRRR, or long-term rental. Convenient to I-20, shopping, dining, and schools. Sold As-Is. The photos have been generated with AI to show potential after items are removed. We have a new investor loan program with great rates and terms, contact us to learn more, and we can get you approved in 24 hours. This property is being sold as-is. Prospective buyers are encouraged to perform all necessary inspections and evaluations prior to purchase. Do not use ShowingTime. The agent is ONLY transactional. Please refer to private remarks for showing instructions. 3D Matterport tour available.

16. 2026-05-21
    listed $199,990 Active
17. 2015-07-29
    price $74,900 398-char remark

    Show marketing remark (398 chars)

    Fantastic Home in Great Condition! Open Family Room with Fireplace/Dining Room, Spacious Kitchen, Seller has painted with modern fresh colors and installed quality laminated Hardwood Floors. Spacious Bedrooms & Nice Master Suite! This home is MUCH Larger than others in the Community. Expansive Daylight Basement. Needs just a little TLC to make it SHINE! This home will be SOLD AS IS -

18. 2015-07-23
    soldstatus $77,500
19. 2015-07-13
    soldstatus $77,500 Sold 398-char remark

    Show marketing remark (398 chars)

    Fantastic Home in Great Condition! Open Family Room with Fireplace/Dining Room, Spacious Kitchen, Seller has painted with modern fresh colors and installed quality laminated Hardwood Floors. Spacious Bedrooms & Nice Master Suite! This home is MUCH Larger than others in the Community. Expansive Daylight Basement. Needs just a little TLC to make it SHINE! This home will be SOLD AS IS -

20. 2015-05-26
    status Under Contract 398-char remark

    Show marketing remark (398 chars)

    Fantastic Home in Great Condition! Open Family Room with Fireplace/Dining Room, Spacious Kitchen, Seller has painted with modern fresh colors and installed quality laminated Hardwood Floors. Spacious Bedrooms & Nice Master Suite! This home is MUCH Larger than others in the Community. Expansive Daylight Basement. Needs just a little TLC to make it SHINE! This home will be SOLD AS IS -

21. 2015-05-26
    price $77,500 398-char remark

    Show marketing remark (398 chars)

    Fantastic Home in Great Condition! Open Family Room with Fireplace/Dining Room, Spacious Kitchen, Seller has painted with modern fresh colors and installed quality laminated Hardwood Floors. Spacious Bedrooms & Nice Master Suite! This home is MUCH Larger than others in the Community. Expansive Daylight Basement. Needs just a little TLC to make it SHINE! This home will be SOLD AS IS -

22. 2015-05-13
    listed $74,900 New 398-char remark

    Show marketing remark (398 chars)

    Fantastic Home in Great Condition! Open Family Room with Fireplace/Dining Room, Spacious Kitchen, Seller has painted with modern fresh colors and installed quality laminated Hardwood Floors. Spacious Bedrooms & Nice Master Suite! This home is MUCH Larger than others in the Community. Expansive Daylight Basement. Needs just a little TLC to make it SHINE! This home will be SOLD AS IS -

23. 2010-06-10
    historical
24. 2010-03-26
    soldstatus $68,500 Sold
25. 2010-02-25
    status Pending
26. 2010-02-25
    price $65,500
27. 2010-02-23
    price $65,500
28. 2009-12-23
    listed $70,000 Active
29. 2000-11-10
    soldstatus $87,900

ⓘ 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: $2,789 · $232/mo
• Projected year-2 tax: $2,789 · $232/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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,869
• − Mortgage interest: −$10,917
• − Property taxes: −$2,789
• − Insurance: −$974
• − Repairs & maintenance: −$1,829
• − Management: −$1,829
• − Depreciation: −$5,670
• Taxable loss: −$1,141
• Est. tax savings @ 24.0%: +$274
• After-tax cash flow: $2,312/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: Carroll County
• NCES district ID: 1300840
• Math proficiency: 42% ▼ -7.00%
• Reading proficiency: 41% ▼ -8.00%
• Median HH income: $48,692
• Composite: 35.62/100
• National rank: #4888
• State rank: #38 of 174 in GA

Livability — Villa Rica

• Score: 65/100
• State rank: #224
• US rank: #13182

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Villa Rica, GA
• County: Carroll County · 124,888 people
• City population: 43,013
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 43,013
• Household income: $88,514
• Rent vs Own: 22.4% rent · 77.6% own
• Severe rent burden: 853.0

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 123,370 people
• By 2030: 127,186 · +3.1%
• By 2040: 133,534 · +8.2%
• By 2050: 137,612 · +11.5%
• By 2075: 142,892 · +15.8%
• By 2100: 136,294 · +10.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 57% Black 29% Hispanic / Latino 7% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: German 1% Slovak 1% Italian 1%
• Foreign-born: 8% · Canada
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 2% French/Haitian/Cajun 1%

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+41.2) · D 29.1% · R 70.3%
• 2008→2024 swing: -8.2pp toward R · 2008: -32.9pp · 2024: -41.2pp
• All cycles: 2024: R+41.2 2020: R+39.0 2016: R+40.1 2012: R+37.7 2008: R+32.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.97%
• Current HPI: 321.1874
• Rent YoY: ▲ 2.42%
• 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

+127.5% since first listed

15 events — show timeline

• 2026-05-25 Listed $199,990 GAMLS
• 2026-05-21 Listed $199,990 FMLS
• 2015-07-29 Price Changed $74,900 GAMLS
• 2015-07-23 Sold (Public Records) $77,500 Public Records
• 2015-07-13 Sold (MLS) $77,500 GAMLS
• 2015-05-26 Pending — GAMLS
• 2015-05-26 Price Changed $77,500 GAMLS
• 2015-05-13 Listed $74,900 GAMLS
• 2010-06-10 Listing Removed — FMLS
• 2010-03-26 Sold (MLS) $68,500 FMLS
• 2010-02-25 Pending — FMLS
• 2010-02-25 Price Changed $65,500 GAMLS
• 2010-02-23 Price Changed $65,500 FMLS
• 2009-12-23 Listed $70,000 FMLS
• 2000-11-10 Sold (Public Records) $87,900 Public Records

Property tax history

+4.5%/yr

Latest (2025): $2,789 · -0.9% YoY. Source: county tax records.