2177 Kings Mountain Dr NE · Conyers, GA 30012

$265,000

3 bd · 2.5 ba · 1,396 sqft · SingleFamily public records · 64 Days on market

Built 1976 0.96 ac lot $190/sqft · 31% above area Est $294k · 10% under

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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 +11.9/15.0
• Cash flow +7.8/30.0
• Livability +3.4/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• DSCR +1.8/10.0
• 1% rule +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Split-Level - 4 Bedroom 3 Full Bath - Functional Floor Plan With Great Room Featuring Living And Dining Area - Cozy Fireplace - Teen Suite On Lower Level Perfect For Privacy Or Guests - Separate Studio Apartment Possibility Ideal For In-Law Suite Rental Or Home Office - Huge Covered Patio Perfect For Entertaining - Outbuilding For Storage Workshop Or Hobbies - Super Cute Home With Tons Of Character - Rare Find!

Key facts

• Huge covered patio
• Great room
• Cozy fireplace

Tags

• FUNCTIONAL FLOOR PLAN
• GREAT ROOM
• COZY FIREPLACE
• SEPARATE STUDIO APARTMENT
• HUGE COVERED PATIO
• OUTBUILDING FOR STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-299 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (20.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (37.3% below list).
• Recommended offer: $166k (37.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#167 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, crime D, amenities D.
• Rockdale County (suburban): math 14% / reading 29% proficiency, ranked #136 of 174 in GA (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents flat; 278 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 483 units permitted in Rockdale County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($66k/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.
• Rockdale County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($249k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $83k; list at $265k implies a 221% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,280 (37.3% 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 64 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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?
9. 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.
10. 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.
11. 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: 0.63% ✗
• Cap rate: 4.94%
• Cash-on-cash: -4.84%
• DSCR: 0.78
• GRM: 13.3

CMA / ARV

• ARV (median comp): $293,818
• List price: $265,000
• Delta: -9.81%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2516 Hi Roc Rd NE	0.43mi	3/2.0	1,394 (-0%)	16mo	$250,000	$179	64
2415 Hi Roc Rd NE	0.57mi	3/2.0	1,510 (+8%)	3mo	$151,000	$100	55
2439 Hi Roc Rd NE	0.45mi	3/2.0	1,506 (+8%)	20mo	$255,000	$169	48
2132 Arlin St NE	0.65mi	3/3.0	1,499 (+7%)	23mo	$260,000	$173	37

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 · 0.39% rent growth · sell at horizon

5-year hold

• IRR: -27.1%
• Equity multiple: 0.11×
• Total profit: $-66,372
• Equity at exit: $39,512

10-year hold

• IRR: -35.4%
• Equity multiple: -0.34×
• Total profit: $-99,363
• Equity at exit: $22,912

Cash invested: $74,200 (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 30012

• Rents YoY: 0.4%
• Active inventory: 278
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $1,663 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$113 /mo · $1,354/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $-299

Break-even live

Break-even rent $2,042

Max offer price $212,119

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2811 Keswick Village Ct NE Conyers, GA	1.0–3.0	1.0–3.0	1173	$1,870	$1.59	1d	25	0.96mi
2609 Shore Wood Ct NE Conyers, GA	2.0	2.0	1077	$1,350	$1.25	43d	1	1.06mi
1614 Riverside Trl NE Conyers, GA	2.0	2.0	1197	$1,250	$1.04	3d	1	1.11mi

Listing history 22 events

1. 2026-06-18
   days on market $265,000 Active 64 DOM
2. 2026-06-17
   days on market $265,000 Active 63 DOM
3. 2026-06-16
   days on market $265,000 Active 62 DOM
4. 2026-06-15
   days on market $265,000 Active 61 DOM
5. 2026-06-13
   days on market $265,000 Active 59 DOM
6. 2026-06-09
   days on market $265,000 Active 55 DOM
7. 2026-06-08
   days on market $265,000 Active 54 DOM
8. 2026-06-07
   days on market $265,000 Active 53 DOM
9. 2026-06-04
   days on market $265,000 Active 50 DOM
10. 2026-06-03
    days on market $265,000 Active 49 DOM
11. 2026-06-02
    days on market $265,000 Active 48 DOM
12. 2026-06-01
    days on market $265,000 Active 47 DOM
13. 2026-05-31
    days on market $265,000 Active 46 DOM
14. 2026-04-30
    price $280,000 424-char remark

    Show marketing remark (457 chars)

    Charming Split-Level - 4 Bedroom 3 Full Bath - Functional Floor Plan With Great Room Featuring Living And Dining Area - Cozy Fireplace - Teen Suite On Lower Level Perfect For Privacy Or Guests - Separate Studio Apartment Possibility Ideal For In-Law Suite Rental Or Home Office - Huge Covered Patio Perfect For Entertaining - Outbuilding For Storage Workshop Or Hobbies - Super Cute Home With Tons Of Character - Rare Find! Call Today For Private Showing!!

15. 2026-04-30
    price $280,000 457-char remark

    Show marketing remark (457 chars)

    Charming Split-Level - 4 Bedroom 3 Full Bath - Functional Floor Plan With Great Room Featuring Living And Dining Area - Cozy Fireplace - Teen Suite On Lower Level Perfect For Privacy Or Guests - Separate Studio Apartment Possibility Ideal For In-Law Suite Rental Or Home Office - Huge Covered Patio Perfect For Entertaining - Outbuilding For Storage Workshop Or Hobbies - Super Cute Home With Tons Of Character - Rare Find! Call Today For Private Showing!!

16. 2026-04-22
    status Active 424-char remark

    Show marketing remark (457 chars)

    Charming Split-Level - 4 Bedroom 3 Full Bath - Functional Floor Plan With Great Room Featuring Living And Dining Area - Cozy Fireplace - Teen Suite On Lower Level Perfect For Privacy Or Guests - Separate Studio Apartment Possibility Ideal For In-Law Suite Rental Or Home Office - Huge Covered Patio Perfect For Entertaining - Outbuilding For Storage Workshop Or Hobbies - Super Cute Home With Tons Of Character - Rare Find! Call Today For Private Showing!!

17. 2026-04-22
    status Back On Market 457-char remark

    Show marketing remark (457 chars)

    Charming Split-Level - 4 Bedroom 3 Full Bath - Functional Floor Plan With Great Room Featuring Living And Dining Area - Cozy Fireplace - Teen Suite On Lower Level Perfect For Privacy Or Guests - Separate Studio Apartment Possibility Ideal For In-Law Suite Rental Or Home Office - Huge Covered Patio Perfect For Entertaining - Outbuilding For Storage Workshop Or Hobbies - Super Cute Home With Tons Of Character - Rare Find! Call Today For Private Showing!!

18. 2026-04-15
    status Under Contract 457-char remark

    Show marketing remark (424 chars)

    Charming Split-Level - 4 Bedroom 3 Full Bath - Functional Floor Plan With Great Room Featuring Living And Dining Area - Cozy Fireplace - Teen Suite On Lower Level Perfect For Privacy Or Guests - Separate Studio Apartment Possibility Ideal For In-Law Suite Rental Or Home Office - Huge Covered Patio Perfect For Entertaining - Outbuilding For Storage Workshop Or Hobbies - Super Cute Home With Tons Of Character - Rare Find!

19. 2026-04-15
    status Pending 424-char remark

    Show marketing remark (424 chars)

    Charming Split-Level - 4 Bedroom 3 Full Bath - Functional Floor Plan With Great Room Featuring Living And Dining Area - Cozy Fireplace - Teen Suite On Lower Level Perfect For Privacy Or Guests - Separate Studio Apartment Possibility Ideal For In-Law Suite Rental Or Home Office - Huge Covered Patio Perfect For Entertaining - Outbuilding For Storage Workshop Or Hobbies - Super Cute Home With Tons Of Character - Rare Find!

20. 2026-04-08
    listed $285,000 New 457-char remark

    Show marketing remark (424 chars)

    Charming Split-Level - 4 Bedroom 3 Full Bath - Functional Floor Plan With Great Room Featuring Living And Dining Area - Cozy Fireplace - Teen Suite On Lower Level Perfect For Privacy Or Guests - Separate Studio Apartment Possibility Ideal For In-Law Suite Rental Or Home Office - Huge Covered Patio Perfect For Entertaining - Outbuilding For Storage Workshop Or Hobbies - Super Cute Home With Tons Of Character - Rare Find!

21. 2026-04-08
    listed $285,000 Active 424-char remark

    Show marketing remark (424 chars)

    Charming Split-Level - 4 Bedroom 3 Full Bath - Functional Floor Plan With Great Room Featuring Living And Dining Area - Cozy Fireplace - Teen Suite On Lower Level Perfect For Privacy Or Guests - Separate Studio Apartment Possibility Ideal For In-Law Suite Rental Or Home Office - Huge Covered Patio Perfect For Entertaining - Outbuilding For Storage Workshop Or Hobbies - Super Cute Home With Tons Of Character - Rare Find!

22. 1994-05-13
    soldstatus $82,600

ⓘ 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: $1,354 · $113/mo
• Projected year-2 tax: $2,438 · $203/mo
• Expected delta: +$1,084/yr (+$90/mo · 80.0%)

ⓘ 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 ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,954
• − Mortgage interest: −$14,844
• − Property taxes: −$1,354
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,596
• − Management: −$1,596
• − Depreciation: −$7,709
• Taxable loss: −$8,471
• Est. tax savings @ 24.0%: +$2,033
• After-tax cash flow: $-1,559/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: Rockdale County
• NCES district ID: 1304410
• Math proficiency: 14% ▼ -17.00%
• Reading proficiency: 29% ▼ -11.00%
• Median HH income: $53,325
• Composite: 19.42/100
• National rank: #8776
• State rank: #136 of 174 in GA

Livability — Conyers

• Score: 67/100
• State rank: #167
• US rank: #10533

Category grades

Amenities D Commute F Cost of living A+ Crime D Employment F Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Rockdale County · 96,534 people
• City population: 96,534
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 34,506
• Household income: $66,153
• Rent vs Own: 38.1% rent · 61.9% own
• Severe rent burden: 986.0

Population outlook (Rockdale County) Hauer SSP2

• Today (2025): 99,145 people
• By 2030: 104,558 · +5.5%
• By 2040: 116,100 · +17.1%
• By 2050: 127,827 · +28.9%
• By 2075: 159,113 · +60.5%
• By 2100: 181,178 · +82.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Black 49% White 27% Hispanic / Latino 18% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Hispanic 1% Lithuanian 1% Italian 1%
• Foreign-born: 14% · Canada, South Korea
• Languages at home: 81% English-only · Spanish 16% French/Haitian/Cajun 2% Korean 1%

Political lean MEDSL · Rockdale

• 2024 margin: Solid D (+47.5) · D 73.4% · R 25.9%
• 2008→2024 swing: +37.9pp toward D · 2008: 9.6pp · 2024: 47.5pp
• All cycles: 2024: D+47.5 2020: D+40.8 2016: D+25.9 2012: D+16.4 2008: D+9.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -123.61%
• Current HPI: 226.9588
• Rent YoY: ▲ 0.39%
• 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

+239.0% since first listed

9 events — show timeline

• 2026-04-30 Price Changed $280,000 FMLS
• 2026-04-30 Price Changed $280,000 GAMLS
• 2026-04-22 Relisted — FMLS
• 2026-04-22 Relisted — GAMLS
• 2026-04-15 Pending — GAMLS
• 2026-04-15 Pending — FMLS
• 2026-04-08 Listed $285,000 FMLS
• 2026-04-08 Listed $285,000 GAMLS
• 1994-05-13 Sold (Public Records) $82,600 Public Records

Property tax history

+8.5%/yr

Latest (2025): $1,354 · -3.2% YoY. Source: county tax records.