5060 Pioneer Pkwy · McDonough, GA 30253

$274,900

4 bd · 2.5 ba · 1,970 sqft · SingleFamily public records · 301 Days on market

Built 2008 4,051 sqft lot $140/sqft · 9% below area Est $301k · 9% under ↓ 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 +11.4/15.0
• Cash flow +11.1/30.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BACK ON MARKET AT NO FAULT OF SELLER. Welcome to this well-maintained two-story home nestled in the charming Avalon community of McDonough! This spacious property features four bedrooms and two and a half bathrooms, offering a comfortable layout. The main level boasts a bright and inviting living room with a cozy fireplace, flowing seamlessly into the open-concept living areas. Upstairs, the generous primary suite includes a walk-in closet and a private ensuite bathroom. Additional highlights include stainless steel appliances in the kitchen, a spacious dining area and an attached garage. Conveniently located near schools, shopping, dining, and easy highway access.

Key facts

• Avalon community
• Cozy fireplace
• Walk in closet

Tags

• TWO STORY HOME
• AVALON COMMUNITY
• COZY FIREPLACE
• STAINLESS STEEL APPLIANCES
• WALK IN CLOSET
• PRIVATE ENSUITE BATHROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-108 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (7.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (17.8% below list).
• Recommended offer: $226k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: crime D, amenities F, commute 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.
• Zoned schools: Oakland Elementary School (math 8% / reading 17%, grade F, #1,032 of 1,228 statewide, top 85%, 931 students, 70% FRL); Luella Middle School (math 12% / reading 29%, grade F, #345 of 470 statewide, top 74%, 870 students, 53% FRL); Luella High School (math 12% / reading 22%, grade F, #277 of 424 statewide, top 67%, 1,373 students, 44% FRL).
• Market conditions: Rents soft (-0.3%/yr); 682 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,989 units permitted in Henry County in 2024 (92 in 5+ unit buildings).
• This rent runs 33% of the median local income ($82k/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 $8k 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 301 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 3 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $226,044 (17.8% 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 301 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.69%
• DSCR: 0.92
• GRM: 10.1

CMA / ARV

• ARV (median comp): $300,807
• List price: $274,900
• Delta: -8.61%
• 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
212 Magnaview Dr	0.11mi	4/2.5	1,869 (-5%)	4mo	$274,900	$147	83
5045 Pioneer Pkwy	0.07mi	4/2.5	1,864 (-5%)	8mo	$299,900	$161	81
219 Magnaview Dr	0.13mi	4/2.5	1,834 (-7%)	7mo	$299,900	$164	76
120 Magnaview Dr	0.32mi	4/2.5	1,944 (-1%)	10mo	$298,850	$154	75
251 Magnaview Dr	0.20mi	3/2.5 (-1)	1,771 (-10%)	3mo	$290,000	$164	66
784 Galveston Way	0.39mi	4/2.5	2,139 (+9%)	3mo	$308,000	$144	65
157 Parkview Place Dr	0.31mi	3/2.5 (-1)	1,852 (-6%)	8mo	$285,000	$154	64
161 Parkview Place Dr	0.30mi	3/2.5 (-1)	1,850 (-6%)	9mo	$285,000	$154	64
789 Galveston Way	0.37mi	4/2.5	2,186 (+11%)	8mo	$314,000	$144	58
1218 Heartwood Ave	0.55mi	4/2.5	2,091 (+6%)	12mo	$300,000	$143	54
264 Magnaview Dr	0.21mi	3/2.5 (-1)	1,698 (-14%)	13mo	$269,500	$159	51
1281 Heartwood Ave	0.62mi	3/2.5 (-1)	2,242 (+14%)	10mo	$271,000	$121	34

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: -22.5%
• Equity multiple: 0.25×
• Total profit: $-58,036
• Equity at exit: $40,988

10-year hold

• IRR: -26.8%
• Equity multiple: -0.10×
• Total profit: $-84,894
• Equity at exit: $23,768

Cash invested: $76,972 (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 30253

• Home prices YoY: -29.4%
• Rents YoY: -0.3%
• Active inventory: 682
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,260 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$338 /mo · $4,055/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $-108

Break-even live

Break-even rent $2,398

Max offer price $255,772

Occupancy floor 100%

Sensitivity live

Price	-10% $47	-5% $-30	+0% $-108	+5% $-186	+10% $-264
Rent	-10% $-287	-5% $-198	+0% $-108	+5% $-19	+10% $70
Rate	-1.0pp $30	-0.5pp $-38	base $-108	+0.5pp $-180	+1.0pp $-252

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5048 Pioneer Pkwy McDonough, GA	3.0	2.5	1904	$1,901	$1.00	26d	1	0.05mi
203 Magnaview Dr McDonough, GA	4.0	2.5	1926	$2,129	$1.11	12d	1	0.09mi
221 Magnaview Dr McDonough, GA	4.0	2.5	2118	$2,320	$1.10	5d	1	0.16mi
169 Magnaview Dr McDonough, GA	4.0	2.0	2505	$2,379	$0.95	6d	1	0.18mi
415 Parkside Way McDonough, GA	4.0	2.5	1891	$1,970	$1.04	14d	1	0.28mi
139 Magnaview Dr McDonough, GA	4.0	2.5	2245	$2,315	$1.03	45d	1	0.29mi
149 Parkview Place Dr McDonough, GA	3.0	2.5	1830	$2,120	$1.16	26d	1	0.30mi
408 Parkside Way McDonough, GA	4.0	2.5	1881	$1,995	$1.06	45d	1	0.31mi
297 Parkview Place Dr McDonough, GA	4.0	3.0	2296	$2,349	$1.02	4d	1	0.37mi
808 Royal Red Ct McDonough, GA	4.0	3.0	2400	$2,399	$1.00	14d	1	0.41mi
360 Paulownia Cir McDonough, GA	4.0	3.0	2392	$2,350	$0.98	45d	1	0.46mi
1281 Heartwood Ave McDonough, GA	3.0	2.5	2242	$2,385	$1.06	45d	1	0.64mi
1405 Veranda Ln McDonough, GA	4.0	2.5	2350	$2,359	$1.00	6d	1	0.79mi
1801 Marcelina Ln McDonough, GA	5.0	3.0	2433	$2,350	$0.97	26d	1	0.80mi
134 Shaker Hollow Dr McDonough, GA	5.0	3.0	2613	$2,616	$1.00	45d	1	0.83mi
1433 Veranda Ln McDonough, GA	4.0	2.5	2050	$2,269	$1.11	4d	1	0.88mi
401 Edgewood Dr McDonough, GA	5.0	3.0	1862	$2,090	$1.12	6d	1	0.95mi
401 Edgewood Dr McDonough, GA	5.0	3.0	1862	$2,195	$1.18	18d	1	0.95mi
2845 Marlin Dr McDonough, GA	3.0	2.5	1334	$1,781	$1.34	6d	1	1.04mi
2835 Marlin Dr McDonough, GA	3.0	2.5	1334	$1,831	$1.37	26d	1	1.04mi
300 Stones Throw Dr McDonough, GA	4.0	3.0	1678	$1,950	$1.16	3d	1	1.05mi
1690 Georgia Crown Dr McDonough, GA	1.0–3.0	1.0–2.0	1170	$2,120	$1.81	0d	14	1.06mi
172 Regency Park Dr McDonough, GA	3.0	2.0	1283	$1,875	$1.46	26d	1	1.13mi
2435 Marlin Dr McDonough, GA	3.0	2.5	1386	$1,781	$1.28	6d	1	1.16mi
100 Crossing Blvd McDonough, GA	2.0–3.0	2.0	1271	$2,245	$1.77	21d	15	1.20mi
2205 Marlin Dr McDonough, GA	3.0	2.0	1334	$1,831	$1.37	14d	1	1.22mi
2105 Marlin Dr McDonough, GA	3.0	2.0	1400	$1,781	$1.27	6d	1	1.25mi
601 Nail Rd McDonough, GA	1.0–3.0	1.0–2.0	1060	$2,257	$2.13	0d	15	1.31mi
333 Southpoint Blvd McDonough, GA	3.0	2.5	1788	$2,200	$1.23	1d	1	1.35mi
1126 McConaughy Ct McDonough, GA	3.0	3.0	1782	$1,971	$1.11	1d	1	1.40mi
189 Hunters Chase McDonough, GA	4.0	3.0	2377	$2,631	$1.11	14d	1	1.43mi

Listing history 16 events

1. 2026-06-03
   days on market $274,900 Active 301 DOM
2. 2026-06-02
   days on market $274,900 Active 300 DOM
3. 2026-06-01
   days on market $274,900 Active 299 DOM
4. 2026-05-31
   days on market $274,900 Active 298 DOM
5. 2026-01-02
   status Back On Market 673-char remark

   Show marketing remark (673 chars)

   BACK ON MARKET AT NO FAULT OF SELLER. Welcome to this well-maintained two-story home nestled in the charming Avalon community of McDonough! This spacious property features four bedrooms and two and a half bathrooms, offering a comfortable layout. The main level boasts a bright and inviting living room with a cozy fireplace, flowing seamlessly into the open-concept living areas. Upstairs, the generous primary suite includes a walk-in closet and a private ensuite bathroom. Additional highlights include stainless steel appliances in the kitchen, a spacious dining area and an attached garage. Conveniently located near schools, shopping, dining, and easy highway access.

6. 2026-01-01
   historical 673-char remark

   Show marketing remark (673 chars)

   BACK ON MARKET AT NO FAULT OF SELLER. Welcome to this well-maintained two-story home nestled in the charming Avalon community of McDonough! This spacious property features four bedrooms and two and a half bathrooms, offering a comfortable layout. The main level boasts a bright and inviting living room with a cozy fireplace, flowing seamlessly into the open-concept living areas. Upstairs, the generous primary suite includes a walk-in closet and a private ensuite bathroom. Additional highlights include stainless steel appliances in the kitchen, a spacious dining area and an attached garage. Conveniently located near schools, shopping, dining, and easy highway access.

7. 2025-10-15
   price $274,900 673-char remark

   Show marketing remark (673 chars)

   BACK ON MARKET AT NO FAULT OF SELLER. Welcome to this well-maintained two-story home nestled in the charming Avalon community of McDonough! This spacious property features four bedrooms and two and a half bathrooms, offering a comfortable layout. The main level boasts a bright and inviting living room with a cozy fireplace, flowing seamlessly into the open-concept living areas. Upstairs, the generous primary suite includes a walk-in closet and a private ensuite bathroom. Additional highlights include stainless steel appliances in the kitchen, a spacious dining area and an attached garage. Conveniently located near schools, shopping, dining, and easy highway access.

8. 2025-10-03
   price $279,900 673-char remark

   Show marketing remark (673 chars)

   BACK ON MARKET AT NO FAULT OF SELLER. Welcome to this well-maintained two-story home nestled in the charming Avalon community of McDonough! This spacious property features four bedrooms and two and a half bathrooms, offering a comfortable layout. The main level boasts a bright and inviting living room with a cozy fireplace, flowing seamlessly into the open-concept living areas. Upstairs, the generous primary suite includes a walk-in closet and a private ensuite bathroom. Additional highlights include stainless steel appliances in the kitchen, a spacious dining area and an attached garage. Conveniently located near schools, shopping, dining, and easy highway access.

9. 2025-08-08
   status Back On Market 673-char remark

   Show marketing remark (673 chars)

   BACK ON MARKET AT NO FAULT OF SELLER. Welcome to this well-maintained two-story home nestled in the charming Avalon community of McDonough! This spacious property features four bedrooms and two and a half bathrooms, offering a comfortable layout. The main level boasts a bright and inviting living room with a cozy fireplace, flowing seamlessly into the open-concept living areas. Upstairs, the generous primary suite includes a walk-in closet and a private ensuite bathroom. Additional highlights include stainless steel appliances in the kitchen, a spacious dining area and an attached garage. Conveniently located near schools, shopping, dining, and easy highway access.

10. 2025-08-01
    status Under Contract 673-char remark

    Show marketing remark (673 chars)

    BACK ON MARKET AT NO FAULT OF SELLER. Welcome to this well-maintained two-story home nestled in the charming Avalon community of McDonough! This spacious property features four bedrooms and two and a half bathrooms, offering a comfortable layout. The main level boasts a bright and inviting living room with a cozy fireplace, flowing seamlessly into the open-concept living areas. Upstairs, the generous primary suite includes a walk-in closet and a private ensuite bathroom. Additional highlights include stainless steel appliances in the kitchen, a spacious dining area and an attached garage. Conveniently located near schools, shopping, dining, and easy highway access.

11. 2025-07-29
    listed $284,900 New 673-char remark

    Show marketing remark (673 chars)

    BACK ON MARKET AT NO FAULT OF SELLER. Welcome to this well-maintained two-story home nestled in the charming Avalon community of McDonough! This spacious property features four bedrooms and two and a half bathrooms, offering a comfortable layout. The main level boasts a bright and inviting living room with a cozy fireplace, flowing seamlessly into the open-concept living areas. Upstairs, the generous primary suite includes a walk-in closet and a private ensuite bathroom. Additional highlights include stainless steel appliances in the kitchen, a spacious dining area and an attached garage. Conveniently located near schools, shopping, dining, and easy highway access.

12. 2021-12-30
    soldstatus $3,714,444
13. 2018-10-23
    soldstatus $558,600
14. 2013-02-08
    soldstatus $86,000
15. 2008-12-04
    soldstatus $147,500
16. 2008-04-28
    soldstatus $600,000

ⓘ 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: $4,055 · $338/mo
• Projected year-2 tax: $4,055 · $338/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 1/10 Low
• 🌡 Heat 7/10 Severe 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 · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,125
• − Mortgage interest: −$15,399
• − Property taxes: −$4,055
• − Insurance: −$1,374
• − Repairs & maintenance: −$2,170
• − Management: −$2,170
• − Depreciation: −$7,997
• Taxable loss: −$6,040
• Est. tax savings @ 24.0%: +$1,450
• After-tax cash flow: $150/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): 64,779
• Household income: $81,892
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 2591.0

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 0.57)
• Race & ethnicity: Black 61% White 22% Two or more races 7% Hispanic / Latino 7% Asian 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Hispanic 1% Lithuanian 1% Slovak 1%
• Foreign-born: 10% · Canada, China, Vietnam
• Languages at home: 89% English-only · Spanish 5% French/Haitian/Cajun 1% 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: ▼ -87.51%
• Current HPI: 210.679
• Rent YoY: ▼ -0.35%
• 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

-54.2% since first listed

12 events — show timeline

• 2026-01-02 Relisted — GAMLS
• 2026-01-01 Listing Removed — GAMLS
• 2025-10-15 Price Changed $274,900 GAMLS
• 2025-10-03 Price Changed $279,900 GAMLS
• 2025-08-08 Relisted — GAMLS
• 2025-08-01 Pending — GAMLS
• 2025-07-29 Listed $284,900 GAMLS
• 2021-12-30 Sold (Public Records) $3,714,444 Public Records
• 2018-10-23 Sold (Public Records) $558,600 Public Records
• 2013-02-08 Sold (Public Records) $86,000 Public Records
• 2008-12-04 Sold (Public Records) $147,500 Public Records
• 2008-04-28 Sold (Public Records) $600,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $4,055 · -0.5% YoY. Source: county tax records.