68 Meriwether Dr · Villa Rica, GA 30180

$335,000

4 bd · 2.5 ba · 2,340 sqft · SingleFamily public records · 49 Days on market

Built 2023 8,276 sqft lot $143/sqft · 7% below area Est $360k · 7% under $29/mo HOA · 1% of rent ↓ 3% since listing

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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 +10.6/15.0
• Cash flow +7.7/30.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully maintained 5-bedroom, 2.5-bath home in desirable Villa Rica! This spacious two-story features an open-concept layout filled with natural light, a well-appointed kitchen with ample cabinet and counter space, and a versatile upstairs loft—perfect for a second living area or office. The generous owner’s suite offers a private retreat, while additional bedrooms provide flexibility for family or guests. Enjoy a large backyard, a built-in Puronics water filtration system, and a prime location near shopping, dining, parks, schools, and major highways. Move-in ready and full of value—don’t miss it!

Key facts

• Inviting kitchen
• Large backyard
• Conveniently located

Tags

• OPEN-CONCEPT FLOOR PLAN
• INVITING KITCHEN
• LARGE BACKYARD
• CONVENIENTLY LOCATED

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $350; Association present

Exterior

• Parking: 2-car garage; Garage faces front
• Utilities: Public water; Public sewer; Cable available; Electricity available; Water available; Sewer available
• Home design: Two levels; Resale property
• Construction: Concrete construction; Shingle roof; Slab foundation
• Exterior features: Asphalt road access; Lot identified as LOT 319 MERIWETHER PLACE PHS IIA

Interior

• Kitchen: White cabinets; Stone countertops; Breakfast bar; Breakfast room; Dishwasher; Electric range
• Bedrooms: One main-level bedroom; Four upper-level bedrooms; Bedroom features: Other
• Flooring: Carpet; Luxury vinyl
• Bathrooms: Two full bathrooms; One half bathroom; Master bathroom with double vanity and shower (no tub)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Entrance foyer; 9 ft. ceilings on main and upper levels; High-speed Internet available; Walk-in closets; Double-pane windows; No common walls; Loft
• Laundry & utility: Laundry room on upper level

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-392 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (20.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (31.4% below list).
• Recommended offer: $230k (31.4% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 4.0% in Villa Rica — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Paulding County (suburban): math 39% / reading 42% proficiency, ranked #33 of 174 in GA (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: New Georgia Elementary School (math 47% / reading 37%, grade F, #380 of 1,228 statewide, top 33%, 427 students, 49% FRL); Carl Scoggins Sr. Middle School (math 29% / reading 40%, grade F, #196 of 470 statewide, top 42%, 760 students, 47% FRL); South Paulding High School (math 20% / reading 32%, grade F, #175 of 424 statewide, top 42%, 1,911 students, 36% FRL).
• Market conditions: Rents rising (+2.4%/yr); 653 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,458 units permitted in Paulding County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% 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 $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Paulding County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
• 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.

Recommended offer $229,836 (31.4% 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 49 days. Have you received any prior offers? Is the seller open to a 31% 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: 0.69% ✗
• Cap rate: 4.89%
• Cash-on-cash: -5.01%
• DSCR: 0.78
• GRM: 12.1

CMA / ARV

• ARV (median comp): $360,118
• List price: $335,000
• Delta: -6.97%
• 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
157 Colbury St	0.23mi	4/2.5	2,440 (+4%)	2mo	$345,000	$141	80
197 Meriwether Ln	0.10mi	4/2.0	2,124 (-9%)	3mo	$360,000	$169	76
60 Cottontail Ln	0.17mi	4/2.5	2,132 (-9%)	3mo	$354,000	$166	75
15 Meriwether Dr	0.07mi	4/2.0	2,122 (-9%)	6mo	$352,500	$166	74
218 Meriwether Ln	0.06mi	4/3.0	2,205 (-6%)	16mo	$335,000	$152	72
213 Cottontail Ln	0.21mi	4/3.0	2,164 (-8%)	4mo	$355,900	$164	72
281 Colbury St	0.13mi	4/2.5	2,406 (+3%)	22mo	$377,990	$157	71
283 Colbury St	0.11mi	4/2.5	2,095 (-10%)	22mo	$348,990	$167	59
15 Tillery Ct	0.23mi	4/3.0	2,104 (-10%)	18mo	$369,900	$176	55
19 Greatwood Ln	0.17mi	3/2.5 (-1)	2,589 (+11%)	23mo	$362,000	$140	50
207 Moore Rd	0.71mi	3/2.5 (-1)	2,331 (-0%)	20mo	$385,000	$165	45
224 Villa Rica Spgs	0.53mi	5/4.0 (+1)	2,580 (+10%)	6mo	$483,501	$187	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: -25.5%
• Equity multiple: 0.14×
• Total profit: $-80,605
• Equity at exit: $49,950

10-year hold

• IRR: -23.5%
• Equity multiple: -0.15×
• Total profit: $-107,861
• Equity at exit: $28,965

Cash invested: $93,800 (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: 12.1×

Monthly cashflow live

• Estimated rent: $2,298 high
• Mortgage (P&I): −$1,757
• Tax from tax record: −$282 /mo · $3,386/yr
• Insurance: −$140
• HOA: −$29
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $-392

Break-even live

Break-even rent $2,794

Max offer price $265,782

Occupancy floor —

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
44 Meriwether Ln Villa Rica, GA	4.0	2.5	1801	$1,990	$1.10	2d	1	0.12mi
138 Cotton Tail Ln Villa Rica, GA	3.0	2.0	1663	$1,865	$1.12	43d	1	0.13mi
8 Borland Rd Villa Rica, GA	4.0	2.5	2132	$2,249	$1.05	10d	1	0.21mi
20 Susie Creek Ln Villa Rica, GA	3.0	2.0	1606	$2,000	$1.25	43d	1	0.86mi
97 Dunston Way Villa Rica, GA	5.0	4.0	3000	$2,741	$0.91	5d	1	0.99mi

HOA detail

• Monthly dues: $29 · $348/yr
• Likely covers: water

Listing history 16 events

1. 2026-06-18
   days on market $335,000 Active 49 DOM
2. 2026-06-17
   days on market $335,000 Active 48 DOM
3. 2026-06-16
   days on market $335,000 Active 47 DOM
4. 2026-06-15
   days on market $335,000 Active 46 DOM
5. 2026-06-13
   days on market $335,000 Active 44 DOM
6. 2026-06-13
   days on market $335,000 Active 43 DOM
7. 2026-06-09
   days on market $335,000 Active 40 DOM
8. 2026-06-08
   days on market $335,000 Active 39 DOM
9. 2026-06-07
   days on market $335,000 Active 38 DOM
10. 2026-06-04
    days on market $335,000 Active 35 DOM
11. 2026-06-03
    days on market $335,000 Active 34 DOM
12. 2026-06-02
    days on market $335,000 Active 33 DOM
13. 2026-06-01
    days on market $335,000 Active 32 DOM
14. 2026-05-31
    days on market $335,000 Active 31 DOM
15. 2026-04-30
    listed $345,000 New 579-char remark
16. 2026-04-30
    listed $345,000 Active 603-char remark

ⓘ 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: $3,386 · $282/mo
• Projected year-2 tax: $3,386 · $282/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $27,580
• − Mortgage interest: −$18,765
• − Property taxes: −$3,386
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,206
• − Management: −$2,206
• − HOA: −$348
• − Depreciation: −$9,745
• Taxable loss: −$10,752
• Est. tax savings @ 24.0%: +$2,581
• After-tax cash flow: $-2,121/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: Paulding County
• NCES district ID: 1304020
• Math proficiency: 39% ▼ -6.00%
• Reading proficiency: 42% ▼ -7.00%
• Median HH income: $61,447
• Composite: 36.0/100
• National rank: #4784
• State rank: #33 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 (Paulding County) Hauer SSP2

• Today (2025): 175,714 people
• By 2030: 186,082 · +5.9%
• By 2040: 204,414 · +16.3%
• By 2050: 217,040 · +23.5%
• By 2075: 236,980 · +34.9%
• By 2100: 238,314 · +35.6%

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 · Paulding

• 2024 margin: Strong R (+24.1) · D 37.6% · R 61.7%
• 2008→2024 swing: +14.4pp toward D · 2008: -38.5pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+29.1 2016: R+41.2 2012: R+43.6 2008: R+38.5

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

-2.9% since first listed

5 events — show timeline

• 2026-06-18 Listing Removed — GAMLS
• 2026-05-21 Price Changed $335,000 GAMLS
• 2026-05-21 Price Changed $335,000 FMLS
• 2026-04-30 Listed $345,000 FMLS
• 2026-04-30 Listed $345,000 GAMLS

Property tax history

+188.7%/yr

Latest (2025): $3,386 · +0.5% YoY. Source: county tax records.