180 Pebblebrook Way · Villa Rica, GA 30179

$299,900

3 bd · 2.0 ba · 1,249 sqft · SingleFamily public records · 10 Days on market

Built 2003 1.45 ac lot $240/sqft · 11% above area Est $270k · 11% over

---

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 +16.9/30.0
• Appreciation +10.0/10.0
• DSCR +5.3/10.0
• 1% rule +3.8/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• ARV discount +2.6/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Imagine coming home to your own quiet corner at the end of a cul-de-sac, where the pace slows down and the only thing behind you is a stretch of trees and a creek. This beautifully updated split-foyer home offers the kind of space and flexibility that grows with you, whether you're buying your first home or creating room for extended loved ones. Upstairs, the main level is warm and welcoming with brand new real hardwood floors and a bright, refreshed kitchen featuring white soft-close cabinetry, granite countertops, a pantry, and updated appliances. It's the kind of space where mornings feel easy and gatherings come naturally. Step out onto the new back deck and you'll find yourself overlooking nearly an acre and a half of wooded privacy, perfect for weekend coffee, recreation or simply unwinding at the end of the day. Downstairs, the finished basement opens up even more possibilities. With a private bedroom, bonus room, and full bath with tiled shower, it's ideal for guests, in-laws, a home office, or even a separate living area, giving everyone their own space without feeling disconnected. Big-ticket updates like a new roof, newer HVAC (2023), and new water heater mean you can focus on living, not worrying. And with no HOA, you have the freedom to truly make this property your own. All of this, just minutes from shopping, dining, and easy access to I-20-so you're never far from what you need, but always close to what matters most.

Key facts

• Wooded privacy
• Private bedroom
• New back deck

Tags

• CUL-DE-SAC
• WOODED PRIVACY
• NEW BACK DECK
• FINISHED BASEMENT
• PRIVATE BEDROOM
• BONUS ROOM

Property features AI

Exterior

• Parking: Two garage spaces; Drive-under main level garage that faces the front; Driveway; Garage with door opener; Additional open parking available
• Utilities: Public water; Septic tank; 110-volt electric; Cable available; Electricity available; Phone available; Underground utilities; Water available
• Home design: Multi/split levels; Daylight, partially finished basement with exterior and interior entry and a finished bath; Resale property
• Construction: Vinyl siding; Composition roof; Concrete perimeter foundation; Built with resale condition
• Exterior features: Private yard; Deck; Front porch; Located on an asphalt county road; home sits in a cul-de-sac

Interior

• Kitchen: White cabinets; Eat-in kitchen; Pantry; Solid surface and stone countertops; Open view to the family room; Dishwasher; Electric range; Microwave
• Bedrooms: Master suite on the main level; Split bedroom plan; Three main-level bedrooms; One lower-level bedroom
• Flooring: Carpet; Ceramic tile; Hardwood; Luxury vinyl
• Bathrooms: Three full bathrooms; Two main-level bathrooms; One lower-level full bathroom; Master bathroom with double vanity, separate tub and shower, and soaking tub
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Entrance foyer; Vaulted ceilings; Walk-in closets; One factory-built fireplace in the family room; Double-pane windows; No shared/common walls
• Laundry & utility: Laundry located in hall with a laundry closet; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $198 ($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 $265k (11.6% below list).
• Recommended offer: $265k (11.6% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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: Providence Elementary School (math 40% / reading 35%, grade F, #474 of 1,228 statewide, top 39%, 528 students, 56% 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: 190 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 42% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• Carroll County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $84k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 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: moderate wind risk, 25% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $265,036 (11.6% 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: 0.88% ✗
• Cap rate: 7.09%
• Cash-on-cash: 2.83%
• DSCR: 1.13
• GRM: 9.4

CMA / ARV

• ARV (median comp): $270,494
• List price: $299,900
• Delta: 10.87%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
180 Pebblebrook Way	0.00mi	4/3.0 (+1)	1,249 (0%)	0mo	$250,000	$200	91
154 Pebblebrook Way	0.09mi	3/2.0	1,250 (+0%)	9mo	$255,000	$204	88
298 Greentree Trl	0.17mi	3/2.0	1,317 (+5%)	8mo	$224,000	$170	76
256 Astin Creek Rd	0.50mi	4/2.0 (+1)	1,200 (-4%)	3mo	$269,900	$225	62
133 Greentree Trl	0.46mi	3/2.0	1,372 (+10%)	2mo	$255,000	$186	60
147 Camp Godwin Rd	0.51mi	3/2.0	1,352 (+8%)	3mo	$80,000	$59	60
202 Greentree Trl	0.25mi	3/2.0	1,429 (+14%)	16mo	$280,000	$196	51
110 E Ranchette Rd	0.52mi	3/2.0	1,416 (+13%)	12mo	$327,000	$231	44
76 E Ranchette Rd	0.67mi	3/2.0	1,400 (+12%)	16mo	$277,977	$199	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.3%
• Equity multiple: 3.09×
• Total profit: $175,884
• Equity at exit: $270,174

10-year hold

• IRR: 23.1%
• Equity multiple: 7.05×
• Total profit: $507,888
• Equity at exit: $582,640

Cash invested: $83,972 (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 30179

• Home prices YoY: 6.7%
• Active inventory: 190
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,650 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$198 /mo · $2,376/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $198

Break-even live

Break-even rent $2,400

Max offer price $299,900

Occupancy floor 88%

Sensitivity live

Price	-10% $368	-5% $283	+0% $198	+5% $113	+10% $28
Rent	-10% $-11	-5% $93	+0% $198	+5% $303	+10% $408
Rate	-1.0pp $349	-0.5pp $274	base $198	+0.5pp $120	+1.0pp $41

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
76 E Ranchette Rd Temple, GA	3.0	2.0	1400	$2,000	$1.43	44d	1	0.70mi
204 Kylee Ct Unit 1543022P Villa Rica, GA	3.0	2.0	1399	$4,747	$3.39	0d	1	1.38mi

Listing history 4 events

1. 2026-05-09
   status Under Contract 1456-char remark

   Show marketing remark (1456 chars)

   Imagine coming home to your own quiet corner at the end of a cul-de-sac, where the pace slows down and the only thing behind you is a stretch of trees and a creek. This beautifully updated split-foyer home offers the kind of space and flexibility that grows with you, whether you're buying your first home or creating room for extended loved ones. Upstairs, the main level is warm and welcoming with brand new real hardwood floors and a bright, refreshed kitchen featuring white soft-close cabinetry, granite countertops, a pantry, and updated appliances. It's the kind of space where mornings feel easy and gatherings come naturally. Step out onto the new back deck and you'll find yourself overlooking nearly an acre and a half of wooded privacy, perfect for weekend coffee, recreation or simply unwinding at the end of the day. Downstairs, the finished basement opens up even more possibilities. With a private bedroom, bonus room, and full bath with tiled shower, it's ideal for guests, in-laws, a home office, or even a separate living area, giving everyone their own space without feeling disconnected. Big-ticket updates like a new roof, newer HVAC (2023), and new water heater mean you can focus on living, not worrying. And with no HOA, you have the freedom to truly make this property your own. All of this, just minutes from shopping, dining, and easy access to I-20-so you're never far from what you need, but always close to what matters most.

2. 2026-05-09
   status Pending 1486-char remark

   Show marketing remark (1456 chars)

   Imagine coming home to your own quiet corner at the end of a cul-de-sac, where the pace slows down and the only thing behind you is a stretch of trees and a creek. This beautifully updated split-foyer home offers the kind of space and flexibility that grows with you, whether you're buying your first home or creating room for extended loved ones. Upstairs, the main level is warm and welcoming with brand new real hardwood floors and a bright, refreshed kitchen featuring white soft-close cabinetry, granite countertops, a pantry, and updated appliances. It's the kind of space where mornings feel easy and gatherings come naturally. Step out onto the new back deck and you'll find yourself overlooking nearly an acre and a half of wooded privacy, perfect for weekend coffee, recreation or simply unwinding at the end of the day. Downstairs, the finished basement opens up even more possibilities. With a private bedroom, bonus room, and full bath with tiled shower, it's ideal for guests, in-laws, a home office, or even a separate living area, giving everyone their own space without feeling disconnected. Big-ticket updates like a new roof, newer HVAC (2023), and new water heater mean you can focus on living, not worrying. And with no HOA, you have the freedom to truly make this property your own. All of this, just minutes from shopping, dining, and easy access to I-20-so you're never far from what you need, but always close to what matters most.

3. 2026-04-29
   listed $299,900 New 1456-char remark

   Show marketing remark (1456 chars)

   Imagine coming home to your own quiet corner at the end of a cul-de-sac, where the pace slows down and the only thing behind you is a stretch of trees and a creek. This beautifully updated split-foyer home offers the kind of space and flexibility that grows with you, whether you're buying your first home or creating room for extended loved ones. Upstairs, the main level is warm and welcoming with brand new real hardwood floors and a bright, refreshed kitchen featuring white soft-close cabinetry, granite countertops, a pantry, and updated appliances. It's the kind of space where mornings feel easy and gatherings come naturally. Step out onto the new back deck and you'll find yourself overlooking nearly an acre and a half of wooded privacy, perfect for weekend coffee, recreation or simply unwinding at the end of the day. Downstairs, the finished basement opens up even more possibilities. With a private bedroom, bonus room, and full bath with tiled shower, it's ideal for guests, in-laws, a home office, or even a separate living area, giving everyone their own space without feeling disconnected. Big-ticket updates like a new roof, newer HVAC (2023), and new water heater mean you can focus on living, not worrying. And with no HOA, you have the freedom to truly make this property your own. All of this, just minutes from shopping, dining, and easy access to I-20-so you're never far from what you need, but always close to what matters most.

4. 2026-04-29
   listed $299,900 Active 1486-char remark

   Show marketing remark (1456 chars)

   Imagine coming home to your own quiet corner at the end of a cul-de-sac, where the pace slows down and the only thing behind you is a stretch of trees and a creek. This beautifully updated split-foyer home offers the kind of space and flexibility that grows with you, whether you're buying your first home or creating room for extended loved ones. Upstairs, the main level is warm and welcoming with brand new real hardwood floors and a bright, refreshed kitchen featuring white soft-close cabinetry, granite countertops, a pantry, and updated appliances. It's the kind of space where mornings feel easy and gatherings come naturally. Step out onto the new back deck and you'll find yourself overlooking nearly an acre and a half of wooded privacy, perfect for weekend coffee, recreation or simply unwinding at the end of the day. Downstairs, the finished basement opens up even more possibilities. With a private bedroom, bonus room, and full bath with tiled shower, it's ideal for guests, in-laws, a home office, or even a separate living area, giving everyone their own space without feeling disconnected. Big-ticket updates like a new roof, newer HVAC (2023), and new water heater mean you can focus on living, not worrying. And with no HOA, you have the freedom to truly make this property your own. All of this, just minutes from shopping, dining, and easy access to I-20-so you're never far from what you need, but always close to what matters most.

ⓘ 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: $2,376 · $198/mo
• Projected year-2 tax: $2,759 · $230/mo
• Expected delta: +$383/yr (+$32/mo · 16.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 19 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: $31,804
• − Mortgage interest: −$16,799
• − Property taxes: −$2,376
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,544
• − Management: −$2,544
• − Depreciation: −$8,724
• Taxable loss: −$2,683
• Est. tax savings @ 24.0%: +$644
• After-tax cash flow: $3,021/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: 19,882
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 19,882
• Household income: $76,571
• Rent vs Own: 15.1% rent · 84.9% own
• Severe rent burden: 396.0

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: Predominantly White (77%)
• Race & ethnicity: White 77% Black 15% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Italian 1% Lithuanian 1% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▲ 27.16%
• Current HPI: 435.3863
• Rent YoY: —
• 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

6 events — show timeline

• 2026-06-09 Sold (MLS) $300,000 GAMLS
• 2026-06-05 Sold (MLS) $250,000 FMLS
• 2026-05-09 Pending — GAMLS
• 2026-05-09 Pending — FMLS
• 2026-04-29 Listed $299,900 FMLS
• 2026-04-29 Listed $299,900 GAMLS

Property tax history

+4.2%/yr

Latest (2025): $2,376 · -1.1% YoY. Source: county tax records.