65 Sweetwater Trl · Villa Rica, GA 30180

$99,900

3 bd · 2.0 ba · 1,008 sqft · SingleFamily public records · 65 Days on market

Built 1993 1.00 ac lot $99/sqft · 60% below area ↓ 17% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Opportunity knocks with this investor special situated on a full 1-acre lot! This 2-bedroom, 2-bath property offers tons of potential for the right buyer looking to renovate, flip, or hold as a rental. The home features a functional layout. While it does need repairs and updates, the bones are there to create something truly valuable. Outside, the expansive lot provides plenty of room for expansion, additional structures, or simply enjoying the privacy and space. Located in a quiet setting with room to grow, this property is ideal for investors, builders, or buyers looking to customize their next project. Home is being sold as is.

Key facts

• Expansive lot
• Full 1-acre lot
• Quiet setting

Tags

• FULL 1-ACRE LOT
• FUNCTIONAL LAYOUT
• EXPANSIVE LOT
• QUIET SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $868 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.7% 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: schools C-, amenities F, commute 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.
• Market conditions: Rents rising (+2.4%/yr); 653 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 2.4% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.97% ✓
• Cap rate: 16.72%
• Cash-on-cash: 37.23%
• DSCR: 2.66
• GRM: 4.2

CMA / ARV

• ARV (median comp): $252,645
• List price: $99,900
• Delta: -60.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Dalton Dr	0.36mi	3/2.0	1,104 (+10%)	7mo	$220,000	$199	61
687 Wesley Chapel Rd	0.34mi	3/2.0	1,157 (+15%)	21mo	$255,000	$220	42

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: 32.5%
• Equity multiple: 2.36×
• Total profit: $37,970
• Equity at exit: $14,895

10-year hold

• IRR: 39.2%
• Equity multiple: 4.56×
• Total profit: $99,715
• Equity at exit: $8,638

Cash invested: $27,972 (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 30180

• Home prices YoY: -12.8%
• Rents YoY: 2.4%
• Active inventory: 653
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,972 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $868

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 51%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
147 Kylee Ct Villa Rica, GA	4.0	2.0	1466	$1,795	$1.22	1d	1	0.84mi
45 Cedars Glen Way Villa Rica, GA	4.0	2.5	1400	$1,779	$1.27	43d	1	0.90mi
204 Kylee Ct Unit 1543022P Villa Rica, GA	3.0	2.0	1399	$4,767	$3.41	1d	1	1.09mi
104 Creekside Cir Villa Rica, GA	3.0	2.0	1462	$1,875	$1.28	15d	1	1.16mi
92 Tyson Ct Villa Rica, GA	3.0	2.0	1218	$1,775	$1.46	24d	1	1.31mi
296 Whitney Ln Villa Rica, GA	3.0	2.0	1170	$1,649	$1.41	43d	1	1.46mi

Listing history 15 events

1. 2026-06-18
   days on market $99,900 Active 65 DOM
2. 2026-06-17
   days on market $99,900 Active 64 DOM
3. 2026-06-16
   days on market $99,900 Active 63 DOM
4. 2026-06-15
   days on market $99,900 Active 62 DOM
5. 2026-06-13
   days on market $99,900 Active 60 DOM
6. 2026-06-09
   days on market $99,900 Active 56 DOM
7. 2026-06-08
   days on market $99,900 Active 55 DOM
8. 2026-06-07
   days on market $99,900 Active 54 DOM
9. 2026-06-04
   days on market $99,900 Active 51 DOM
10. 2026-06-03
    days on market $99,900 Active 50 DOM
11. 2026-06-02
    days on market $99,900 Active 49 DOM
12. 2026-06-01
    days on market $99,900 Active 48 DOM
13. 2026-05-31
    days on market $99,900 Active 47 DOM
14. 2026-05-06
    price $99,900 642-char remark

    Show marketing remark (642 chars)

    Opportunity knocks with this investor special situated on a full 1-acre lot! This 2-bedroom, 2-bath property offers tons of potential for the right buyer looking to renovate, flip, or hold as a rental. The home features a functional layout. While it does need repairs and updates, the bones are there to create something truly valuable. Outside, the expansive lot provides plenty of room for expansion, additional structures, or simply enjoying the privacy and space. Located in a quiet setting with room to grow, this property is ideal for investors, builders, or buyers looking to customize their next project. Home is being sold as is.

15. 2026-04-13
    listed $119,900 New 642-char remark

    Show marketing remark (642 chars)

    Opportunity knocks with this investor special situated on a full 1-acre lot! This 2-bedroom, 2-bath property offers tons of potential for the right buyer looking to renovate, flip, or hold as a rental. The home features a functional layout. While it does need repairs and updates, the bones are there to create something truly valuable. Outside, the expansive lot provides plenty of room for expansion, additional structures, or simply enjoying the privacy and space. Located in a quiet setting with room to grow, this property is ideal for investors, builders, or buyers looking to customize their next project. Home is being sold as is.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 6 d/yr ≥102°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,669
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,894
• − Management: −$1,894
• − Depreciation: −$2,906
• Taxable income: $9,382
• Est. tax owed @ 24.0%: −$2,252
• After-tax cash flow: $8,162/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

• 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

-16.7% since first listed

2 events — show timeline

• 2026-05-06 Price Changed $99,900 GAMLS
• 2026-04-13 Listed $119,900 GAMLS

Property tax history

-9.2%/yr

Latest (2025): $95 · -1.1% YoY. Source: county tax records.