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709 Cargile Ct
F Composite 32.66
Why this score? — see what drove the F 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 +7.8/15.0
  • Cash flow +7.0/30.0
  • Condition / age +5.0/5.0
  • Schools +3.2/10.0
  • Livability +3.2/5.0
  • Rent growth +3.1/5.0
  • 1% rule +2.1/10.0
  • DSCR +1.2/10.0
  • Appreciation +0.0/10.0

$399,990

709 Cargile Ct · Villa Rica, GA 30180
6 bd · 4.0 ba · 2,514 sqft · SingleFamily · 43 Days on market
Built 2026 Excellent condition 0.25 ac lot Garage $159/sqft · at area comps Est $402k · at est. $58/mo HOA · 2% of rent ↓ 9% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

Brand new, energy-efficient home available by Jul 2026! Host backyard BBQs on the patio just steps away from the kitchen. Two downstairs flex spaces invite creativity so you can create a home gym, office or craft room. Upstairs, a spacious loft and three bedrooms offer plenty of room to spread out. New energy-efficient move-in ready homes in Villa Rica include a washer, dryer, fridge, and whole home blinds, plus they can be closing-ready in 60 days or less-guaranteed. (You'll be reimbursed up to $5,000 in expenses related to delays we cause.

Key facts

  • Whole home blinds
  • Spacious loft
  • Easy access to i-20

Tags

ENERGY EFFICIENT HOMEDOWNSTAIRS FLEX SPACESSPACIOUS LOFTWHOLE HOME BLINDSEASY ACCESS TO I-20

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 6-bed/4.0-bath single-family listed at $400k. Condition is rated excellent.

Deal economics

  • At list price, monthly cash flow is $-578 ($-7k/yr) — negative.
  • To cash-flow at today's rent, offer at most $316k (20.9% below list).
  • To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $284k (29.0% below list).
  • Recommended offer: $284k (29.0% below list) — sets the bar for 1% rule.

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: Glanton-Hindsman Elementary (math 40% / reading 42%, grade F, #411 of 1,228 statewide, top 34%, 706 students, 65% FRL); Villa Rica Middle (math 25% / reading 32%, grade F, #260 of 470 statewide, top 56%, 464 students, 70% FRL); Villa Rica High School (math 16% / reading 34%, grade F, #181 of 424 statewide, top 43%, 1,807 students, 56% FRL).
  • Market conditions: Rents rising (+2.4%/yr); 968 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 876 units permitted in Carroll County in 2024 (150 in 5+ unit buildings).
  • This rent runs 39% of the median local income ($89k/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 $3k of loan paydown is wiped out by about $12k 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 43 days — a 3% lower offer ($388k) is reasonable based on typical stale-listing flexibility.
Recommended offer $284,105 (29.0% 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 43 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
  3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
  4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
  5. 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?
  6. 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.
  7. 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.
  8. 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
0.71% ✗
Cap rate
4.56%
Cash-on-cash
-6.19%
DSCR
0.72
GRM
11.7

CMA / ARV

ARV (median comp)
$402,319
List price
$399,990
Delta
-0.58%
Verdict
FAIR
Comps
11 within 1.0 mi
Show comp detail 5 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
252 Berkley Dr 1.05mi 5/3.0 (-1) 2,464 (-2%) 16mo $325,000 $132 39
2533 Gold Hill Ct 0.85mi 5/3.5 (-1) 2,848 (+13%) 2mo $405,000 $142 34
73 Azalea Dr 1.01mi 5/3.0 (-1) 2,752 (+10%) 13mo $284,000 $103 30
606 Henderson St 0.66mi 5/3.0 (-1) 2,177 (-13%) 20mo $280,000 $129 21
2588 Three Wood Dr 0.99mi 5/3.0 (-1) 2,250 (-10%) 23mo $405,000 $180 20

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
-27.6%
Equity multiple
0.08×
Total profit
$-103,187
Equity at exit
$59,640
10-year hold
IRR
-28.1%
Equity multiple
-0.28×
Total profit
$-143,607
Equity at exit
$34,584

Cash invested: $111,997 (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 →
Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now
3 active · 2 under contract
Months of supply
18.0 mo (6%/mo absorbed)
Median asking
$442,990 ($172/sqft)
Median days on market
97 d
This list price
lowest-priced of the active set
ARV vs active asking
-6.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30180

Home prices YoY
-12.8%
Rents YoY
2.4%
Active inventory
968
Price-to-rent
11.7×

Monthly cashflow live

Estimated rent
$2,841 medium interval (Pro) →
Mortgage (P&I)
−$2,098
Tax est. 1.5%
−$500 /mo · $6,000/yr
Insurance
−$167
HOA
−$58
Vacancy / Maint / Mgmt
−$597
Net cashflow
$-578

Break-even live

Break-even rent $3,572
Max offer price $316,380
Occupancy floor —

Sensitivity live

Price -10% $-301 -5% $-440 +0% $-578 +5% $-716 +10% $-854
Rent -10% $-802 -5% $-690 +0% $-578 +5% $-466 +10% $-353
Rate -1.0pp $-376 -0.5pp $-476 base $-578 +0.5pp $-681 +1.0pp $-787

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
$99,998
Closing costs
$12,000
Reserves months
—
Total cash needed
—

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Short-term bridge; refi at stabilization.

Rent comps 2 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
615 Hemlock Ct Villa Rica, GA 5.0 2.5 2686 $2,750 $1.02 139d 1 1.38mi
2046 Dartmoth Way Villa Rica, GA 5.0 2.5 2853 $2,121 $0.74 100d 1 1.47mi

Property features AI

Finance

Other
New construction with home warranty
HOA & community
Community association with a $700 fee (includes facilities fee)Community amenities: lake, playground, pool, tennis courts

Exterior

Parking
Garage with automatic opener (4 parking spaces total)
Utilities
Public waterPublic sewerNatural gas availableCable availablePhone availableWater and sewer availableEnergy-efficient features for appliances, insulation, thermostat, and water heater
Home design
Single-family houseResidential propertyUnder constructionTwo-story
Construction
Stone exteriorComposition roofSlab foundationBuilt in 2026
Exterior features
PatioCorner lotCul-de-sac locationPrivate lotCreek on the propertyDouble-pane windows

Interior

Kitchen
Kitchen islandWalk-in pantryDishwasherMicrowaveRefrigerator
Bedrooms
6 bedrooms (includes 1 main-level bedroom and 1 lower-level bedroom)
Flooring
CarpetHardwoodVinyl
Bathrooms
4 full bathrooms (1 on main level, 1 full lower-level bathroom)
Heating & cooling
Forced air heating (natural gas)Central air conditioning
Interior features
Double vanityWalk-in closetsDenLoftUnfinished basementTwo levels
Laundry & utility
Washer and dryer includedLaundry on upper levelTankless water heater

HOA detail $58/mo · $696/yr

Likely covers
gym

Listing history 28 events

  1. 2026-07-01
    days on market $399,990 Active 43 DOM
  2. 2026-07-01
    remarks 699-char remark
  3. 2026-07-01
    listing id $399,990 Active 42 DOM
  4. 2026-06-30
    days on market $399,990 Active 42 DOM
  5. 2026-06-29
    days on market $399,990 Active 41 DOM
  6. 2026-06-28
    days on market $399,990 Active 40 DOM
  7. 2026-06-27
    days on market $399,990 Active 39 DOM
  8. 2026-06-26
    days on market $399,990 Active 38 DOM
  9. 2026-06-24
    days on market $399,990 Active 36 DOM
  10. 2026-06-22
    days on market $399,990 Active 34 DOM
  11. 2026-06-21
    days on market $399,990 Active 33 DOM
  12. 2026-06-18
    days on market $399,990 Active 30 DOM
  13. 2026-06-17
    days on market $399,990 Active 29 DOM
  14. 2026-06-16
    days on market $399,990 Active 28 DOM
  15. 2026-06-15
    days on market $399,990 Active 27 DOM
  16. 2026-06-13
    days on market $399,990 Active 25 DOM
  17. 2026-06-09
    days on market $399,990 Active 21 DOM
  18. 2026-06-08
    days on market $399,990 Active 20 DOM
  19. 2026-06-07
    days on market $399,990 Active 19 DOM
  20. 2026-06-04
    pricedays on market $399,990 Active 16 DOM
  21. 2026-06-03
    days on market $393,980 Active 15 DOM
  22. 2026-06-02
    days on market $393,980 Active 14 DOM
  23. 2026-06-01
    days on market $393,980 Active 13 DOM
  24. 2026-05-31
    days on market $393,980 Active 12 DOM
  25. 2026-05-21
    price $393,980 877-char remark
  26. 2026-05-21
    price $393,980
  27. 2026-05-18
    listed $438,980 New 877-char remark
  28. 2026-05-18
    listed $438,980 Active

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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income
$34,093
− Mortgage interest
−$22,406
− Property taxes
−$6,000
− Insurance
−$2,000
− Repairs & maintenance
−$2,727
− Management
−$2,727
− HOA
−$696
− Depreciation
−$11,636
Taxable loss
−$14,100
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$3,384
After-tax cash flow
$-3,550/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.

Condition & rehab AI · 2 photos

Excellent 100/100 None rehab

This move-in ready home is brand new, energy-efficient, and includes washer, dryer, fridge, and whole home blinds. It offers a spacious layout with a patio, flex spaces, and a primary suite. The property is in excellent condition with no visible repairs or maintenance needed.

Value-add opportunities

  • Both Landscaping improvements — Enhances curb appeal and adds value ↑
  • Both Smart home integration — Improves convenience and adds modern appeal ↑
F Composite school gradezoned avg 32/100

Zoned Schools

Elementary Glanton-Hindsman Elementary F GA #411/1,228 Nat'l #19,009/41,679 Middle Villa Rica Middle F GA #260/470 Nat'l #9,410/14,009 High Villa Rica High School F GA #181/424 Nat'l #12,347/17,239

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
C Composite livability gradescore 65/100

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 · 123,370 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
5% of renters

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
—

Price history

-8.9% since first listed
4 events — show timeline
  • 2026-07-01 Listing Removed — GAMLS
  • 2026-06-04 Price Changed $399,990 GAMLS
  • 2026-05-21 Price Changed $393,980 GAMLS
  • 2026-05-18 Listed $438,980 GAMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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