68 Hidden Branches Dr · Carrollton, GA 30116

$269,500

3 bd · 2.0 ba · 1,340 sqft · SingleFamily public records · 87 Days on market

Built 1987 0.65 ac lot $201/sqft · at area comps Est $273k · at est.

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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).

• Cash flow +11.4/30.0
• ARV discount +8.1/15.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.2/10.0

Listing remarks MLS

** UP TO $2,500 IN LENDER CREDITS WITH PREFERRED LENDER ** Welcome home to this beautifully updated and thoughtfully maintained property offering the perfect blend of comfort, space, and flexibility. Featuring 3 bedrooms and 2 full bathrooms on the main level, this home is designed for both everyday living and easy entertaining. Downstairs, you'll find a fully finished basement complete with an additional full bathroom, ideal for a private guest suite, fourth bedroom, home office, or the ultimate entertaining space. This home has been recently renovated with fresh interior paint throughout, creating a bright and inviting feel from the moment you walk in. Major updates are already underway, including a brand-new roof and select window replacements, giving buyers peace of mind for years to come. The kitchen comes fully equipped with a refrigerator, washer, and dryer (all included) making your move seamless and stress-free. With its spacious layout, modern updates, and versatile living areas, this home offers incredible value and functionality for a variety of lifestyles. Don't miss the opportunity to make this one yours!

Key facts

• 0.65 acre lot
• 3 parking spots
• Built 1987

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-92 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (25.9% below list).
• Recommended offer: $200k (25.9% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.3% in Carrollton — 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 69/100 on livability (#113 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities C-, commute F, employment 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: Central Elementary School (math 58% / reading 51%, grade C, #185 of 1,228 statewide, top 16%, 972 students, 51% FRL); Central Middle School (math 53% / reading 51%, grade C+, #60 of 470 statewide, top 13%, 967 students, 52% FRL); Central High School (math 41% / reading 37%, grade F, #59 of 424 statewide, top 14%, 1,280 students, 48% FRL).
• Market conditions: 212 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 31% of the median local income ($77k/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.
• 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 87 days — a 6% lower offer ($253k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $30k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $207k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,828 (25.9% 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 87 days. Have you received any prior offers? Is the seller open to a 26% 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. 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?
7. 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.
8. 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.
9. 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: 0.74% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.46%
• DSCR: 0.93
• GRM: 11.2

CMA / ARV

• ARV (median comp): $273,189
• List price: $269,500
• Delta: -1.35%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
162 Hawk Ln	0.51mi	3/2.0	1,320 (-2%)	21mo	$260,000	$197	56
261 Christian Cir	0.58mi	3/2.0	1,432 (+7%)	17mo	$264,000	$184	48
248 Christian Cir	0.64mi	3/3.0	1,437 (+7%)	13mo	$314,900	$219	44

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -18.8%
• Equity multiple: 0.34×
• Total profit: $-49,622
• Equity at exit: $40,183

10-year hold

• IRR: -11.3%
• Equity multiple: 0.32×
• Total profit: $-51,118
• Equity at exit: $23,301

Cash invested: $75,460 (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 30116

• Home prices YoY: -2.6%
• Active inventory: 212
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,998 medium
• Mortgage (P&I): −$1,413
• Tax from tax record: −$145 /mo · $1,742/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-92

Break-even live

Break-even rent $2,115

Max offer price $253,235

Occupancy floor 100%

Sensitivity live

Price	-10% $60	-5% $-16	+0% $-92	+5% $-168	+10% $-245
Rent	-10% $-250	-5% $-171	+0% $-92	+5% $-13	+10% $66
Rate	-1.0pp $44	-0.5pp $-24	base $-92	+0.5pp $-162	+1.0pp $-233

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: $67,375
• Closing costs: $8,085
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1085 Horsley Mill Rd Carrollton, GA	3.0	1.5	1080	$1,600	$1.48	26d	1	1.20mi
250 Kendall Ln Carrollton, GA	4.0	3.0	1735	$2,106	$1.21	17d	1	1.49mi

Listing history 23 events

1. 2026-06-21
   days on market $269,500 Active 87 DOM
2. 2026-06-18
   days on market $269,500 Active 84 DOM
3. 2026-06-17
   days on market $269,500 Active 83 DOM
4. 2026-06-16
   days on market $269,500 Active 82 DOM
5. 2026-06-15
   days on market $269,500 Active 81 DOM
6. 2026-06-13
   pricedays on market $269,500 Active 79 DOM
7. 2026-06-09
   days on market $275,000 Active 75 DOM
8. 2026-06-08
   days on market $275,000 Active 74 DOM
9. 2026-06-07
   days on market $275,000 Active 73 DOM
10. 2026-06-04
    days on market $275,000 Active 70 DOM
11. 2026-06-03
    days on market $275,000 Active 69 DOM
12. 2026-06-02
    days on market $275,000 Active 68 DOM
13. 2026-06-01
    days on market $275,000 Active 67 DOM
14. 2026-05-31
    days on market $275,000 Active 66 DOM
15. 2026-04-29
    price $285,000 1151-char remark

    Show marketing remark (1163 chars)

    ** UP TO $2,500 IN LENDER CREDITS WITH PREFERRED LENDER ** Welcome home to this beautifully updated and thoughtfully maintained property offering the perfect blend of comfort, space, and flexibility. Featuring 3 bedrooms and 2 full bathrooms on the main level, this home is designed for both everyday living and easy entertaining. Downstairs, you’ll find a fully finished basement complete with an additional full bathroom, ideal for a private guest suite, fourth bedroom, home office, or the ultimate entertaining space. This home has been recently renovated with fresh interior paint throughout, creating a bright and inviting feel from the moment you walk in. Major updates are already underway, including a brand-new roof and select window replacements, giving buyers peace of mind for years to come. The kitchen comes fully equipped with a refrigerator, washer, and dryer (all included) making your move seamless and stress-free. With its spacious layout, modern updates, and versatile living areas, this home offers incredible value and functionality for a variety of lifestyles. Don’t miss the opportunity to make this one yours!

16. 2026-04-29
    price $285,000 1163-char remark

    Show marketing remark (1163 chars)

    ** UP TO $2,500 IN LENDER CREDITS WITH PREFERRED LENDER ** Welcome home to this beautifully updated and thoughtfully maintained property offering the perfect blend of comfort, space, and flexibility. Featuring 3 bedrooms and 2 full bathrooms on the main level, this home is designed for both everyday living and easy entertaining. Downstairs, you’ll find a fully finished basement complete with an additional full bathroom, ideal for a private guest suite, fourth bedroom, home office, or the ultimate entertaining space. This home has been recently renovated with fresh interior paint throughout, creating a bright and inviting feel from the moment you walk in. Major updates are already underway, including a brand-new roof and select window replacements, giving buyers peace of mind for years to come. The kitchen comes fully equipped with a refrigerator, washer, and dryer (all included) making your move seamless and stress-free. With its spacious layout, modern updates, and versatile living areas, this home offers incredible value and functionality for a variety of lifestyles. Don’t miss the opportunity to make this one yours!

17. 2026-03-25
    listed $300,000 New 1151-char remark

    Show marketing remark (1163 chars)

    ** UP TO $2,500 IN LENDER CREDITS WITH PREFERRED LENDER ** Welcome home to this beautifully updated and thoughtfully maintained property offering the perfect blend of comfort, space, and flexibility. Featuring 3 bedrooms and 2 full bathrooms on the main level, this home is designed for both everyday living and easy entertaining. Downstairs, you’ll find a fully finished basement complete with an additional full bathroom, ideal for a private guest suite, fourth bedroom, home office, or the ultimate entertaining space. This home has been recently renovated with fresh interior paint throughout, creating a bright and inviting feel from the moment you walk in. Major updates are already underway, including a brand-new roof and select window replacements, giving buyers peace of mind for years to come. The kitchen comes fully equipped with a refrigerator, washer, and dryer (all included) making your move seamless and stress-free. With its spacious layout, modern updates, and versatile living areas, this home offers incredible value and functionality for a variety of lifestyles. Don’t miss the opportunity to make this one yours!

18. 2026-03-25
    listed $300,000 Active 1163-char remark

    Show marketing remark (1163 chars)

    ** UP TO $2,500 IN LENDER CREDITS WITH PREFERRED LENDER ** Welcome home to this beautifully updated and thoughtfully maintained property offering the perfect blend of comfort, space, and flexibility. Featuring 3 bedrooms and 2 full bathrooms on the main level, this home is designed for both everyday living and easy entertaining. Downstairs, you’ll find a fully finished basement complete with an additional full bathroom, ideal for a private guest suite, fourth bedroom, home office, or the ultimate entertaining space. This home has been recently renovated with fresh interior paint throughout, creating a bright and inviting feel from the moment you walk in. Major updates are already underway, including a brand-new roof and select window replacements, giving buyers peace of mind for years to come. The kitchen comes fully equipped with a refrigerator, washer, and dryer (all included) making your move seamless and stress-free. With its spacious layout, modern updates, and versatile living areas, this home offers incredible value and functionality for a variety of lifestyles. Don’t miss the opportunity to make this one yours!

19. 2021-08-02
    soldstatus $207,000
20. 2021-07-22
    soldstatus $206,975 Sold
21. 2021-06-28
    status Under Contract
22. 2021-06-23
    price $195,000
23. 2021-06-23
    listed $160,000 New

ⓘ 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: $1,742 · $145/mo
• Projected year-2 tax: $2,479 · $207/mo
• Expected delta: +$738/yr (+$61/mo · 42.4%)

ⓘ 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 ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $23,979
• − Mortgage interest: −$15,096
• − Property taxes: −$1,742
• − Insurance: −$1,348
• − Repairs & maintenance: −$1,918
• − Management: −$1,918
• − Depreciation: −$7,840
• Taxable loss: −$5,883
• Est. tax savings @ 24.0%: +$1,412
• After-tax cash flow: $307/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 — Carrollton

• Score: 69/100
• State rank: #113
• US rank: #8542

Category grades

Amenities C- Commute F Cost of living A+ Crime B+ Employment F 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: 61,993
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 22,189
• Household income: $77,030
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 332.0

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 (68%)
• Race & ethnicity: White 68% Black 16% Hispanic / Latino 11% Two or more races 6%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 1%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 9%

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: ▼ -9.61%
• Current HPI: 365.8744
• 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

+78.1% since first listed

9 events — show timeline

• 2026-04-29 Price Changed $285,000 GAMLS
• 2026-04-29 Price Changed $285,000 FMLS
• 2026-03-25 Listed $300,000 FMLS
• 2026-03-25 Listed $300,000 GAMLS
• 2021-08-02 Sold (Public Records) $207,000 Public Records
• 2021-07-22 Sold (MLS) $206,975 GAMLS
• 2021-06-28 Pending — GAMLS
• 2021-06-23 Price Changed $195,000 GAMLS
• 2021-06-23 Listed $160,000 GAMLS

Property tax history

+5.2%/yr

Latest (2025): $1,742 · -1.1% YoY. Source: county tax records.