1595 Harmony Rd · Villa Rica, GA 30179

$295,000

3 bd · 2.5 ba · 2,060 sqft · SingleFamily public records · 39 Days on market

Built 1992 1.00 ac lot $143/sqft · 15% below area Est $349k · 15% under

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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).

• ARV discount +14.4/15.0
• Cash flow +10.2/30.0
• Appreciation +10.0/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks MLS

Charming Cape Cod on a private 1-acre lot featuring a front porch and back deck! Interior boasts a family room with fireplace and a master on main with walk in closet. The Partially finished daylight basement is the perfect flex space for a home office or additional living area. Storage is a breeze with a 2-car garage and two sheds, including an insulated workshop. Home warranty included! Perfect home for personalization! Quiet, Serene, and waiting for you!

Key facts

• 1 acre lot
• 2 garage spots
• Built 1992

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $-170 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $265k (10.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (26.2% below list).
• Recommended offer: $218k (26.2% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: schools C-, amenities F, commute 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.
• Market conditions: 191 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,458 units permitted in Paulding County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% 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)).
• Paulding County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y ago 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.
• Current owner paid $230k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $217,796 (26.2% 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 39 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 5.60%
• Cash-on-cash: -2.47%
• DSCR: 0.89
• GRM: 11.3

CMA / ARV

• ARV (median comp): $348,797
• List price: $295,000
• Delta: -15.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1595 Harmony Rd	0.00mi	3/2.5	2,060 (0%)	0mo	$295,000	$143	100
44 Makayla Way	0.19mi	3/2.5	2,000 (-3%)	15mo	$238,000	$119	74
59 Mullberry Path	0.71mi	4/3.5 (+1)	2,122 (+3%)	4mo	$480,000	$226	50
814 Harmony Rd	0.74mi	4/2.0 (+1)	2,019 (-2%)	13mo	$379,000	$188	44

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: 22.5%
• Equity multiple: 2.81×
• Total profit: $149,796
• Equity at exit: $265,759

10-year hold

• IRR: 20.2%
• Equity multiple: 6.44×
• Total profit: $449,509
• Equity at exit: $573,120

Cash invested: $82,600 (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: 191
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,178 medium
• Mortgage (P&I): −$1,547
• Tax from tax record: −$220 /mo · $2,645/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $-170

Break-even live

Break-even rent $2,393

Max offer price $265,014

Occupancy floor —

Sensitivity live

Price	-10% $-3	-5% $-86	+0% $-170	+5% $-253	+10% $-337
Rent	-10% $-342	-5% $-256	+0% $-170	+5% $-84	+10% $2
Rate	-1.0pp $-21	-0.5pp $-95	base $-170	+0.5pp $-246	+1.0pp $-324

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203 Gilberts Way Temple, GA	3.0	2.0	1553	$1,970	$1.27	3d	1	0.23mi
79 Avery Way Dallas, GA	4.0	2.0	1625	$2,049	$1.26	45d	1	1.20mi

Listing history 25 events

1. 2026-06-04
   status $295,000 Pending 39 DOM
2. 2026-06-03
   days on market $295,000 Active Under Contract 39 DOM
3. 2026-06-02
   days on market $295,000 Active Under Contract 38 DOM
4. 2026-06-01
   days on market $295,000 Active Under Contract 37 DOM
5. 2026-05-31
   days on market $295,000 Active Under Contract 36 DOM
6. 2026-05-08
   status Under Contract 461-char remark

   Show marketing remark (461 chars)

   Charming Cape Cod on a private 1-acre lot featuring a front porch and back deck! Interior boasts a family room with fireplace and a master on main with walk in closet. The Partially finished daylight basement is the perfect flex space for a home office or additional living area. Storage is a breeze with a 2-car garage and two sheds, including an insulated workshop. Home warranty included! Perfect home for personalization! Quiet, Serene, and waiting for you!

7. 2026-05-08
   historical Active Under Contract 461-char remark

   Show marketing remark (461 chars)

   Charming Cape Cod on a private 1-acre lot featuring a front porch and back deck! Interior boasts a family room with fireplace and a master on main with walk in closet. The Partially finished daylight basement is the perfect flex space for a home office or additional living area. Storage is a breeze with a 2-car garage and two sheds, including an insulated workshop. Home warranty included! Perfect home for personalization! Quiet, Serene, and waiting for you!

8. 2026-05-06
   status Back On Market 461-char remark

   Show marketing remark (461 chars)

   Charming Cape Cod on a private 1-acre lot featuring a front porch and back deck! Interior boasts a family room with fireplace and a master on main with walk in closet. The Partially finished daylight basement is the perfect flex space for a home office or additional living area. Storage is a breeze with a 2-car garage and two sheds, including an insulated workshop. Home warranty included! Perfect home for personalization! Quiet, Serene, and waiting for you!

9. 2026-05-06
   status Active 461-char remark

   Show marketing remark (461 chars)

   Charming Cape Cod on a private 1-acre lot featuring a front porch and back deck! Interior boasts a family room with fireplace and a master on main with walk in closet. The Partially finished daylight basement is the perfect flex space for a home office or additional living area. Storage is a breeze with a 2-car garage and two sheds, including an insulated workshop. Home warranty included! Perfect home for personalization! Quiet, Serene, and waiting for you!

10. 2026-05-03
    status Under Contract 461-char remark

    Show marketing remark (461 chars)

    Charming Cape Cod on a private 1-acre lot featuring a front porch and back deck! Interior boasts a family room with fireplace and a master on main with walk in closet. The Partially finished daylight basement is the perfect flex space for a home office or additional living area. Storage is a breeze with a 2-car garage and two sheds, including an insulated workshop. Home warranty included! Perfect home for personalization! Quiet, Serene, and waiting for you!

11. 2026-05-03
    historical Active Under Contract 461-char remark

    Show marketing remark (461 chars)

    Charming Cape Cod on a private 1-acre lot featuring a front porch and back deck! Interior boasts a family room with fireplace and a master on main with walk in closet. The Partially finished daylight basement is the perfect flex space for a home office or additional living area. Storage is a breeze with a 2-car garage and two sheds, including an insulated workshop. Home warranty included! Perfect home for personalization! Quiet, Serene, and waiting for you!

12. 2026-04-25
    listed $295,000 New 461-char remark

    Show marketing remark (461 chars)

    Charming Cape Cod on a private 1-acre lot featuring a front porch and back deck! Interior boasts a family room with fireplace and a master on main with walk in closet. The Partially finished daylight basement is the perfect flex space for a home office or additional living area. Storage is a breeze with a 2-car garage and two sheds, including an insulated workshop. Home warranty included! Perfect home for personalization! Quiet, Serene, and waiting for you!

13. 2026-04-25
    listed $295,000 Active 461-char remark

    Show marketing remark (461 chars)

    Charming Cape Cod on a private 1-acre lot featuring a front porch and back deck! Interior boasts a family room with fireplace and a master on main with walk in closet. The Partially finished daylight basement is the perfect flex space for a home office or additional living area. Storage is a breeze with a 2-car garage and two sheds, including an insulated workshop. Home warranty included! Perfect home for personalization! Quiet, Serene, and waiting for you!

14. 2026-04-18
    historical $295,000 461-char remark

    Show marketing remark (461 chars)

    Charming Cape Cod on a private 1-acre lot featuring a front porch and back deck! Interior boasts a family room with fireplace and a master on main with walk in closet. The Partially finished daylight basement is the perfect flex space for a home office or additional living area. Storage is a breeze with a 2-car garage and two sheds, including an insulated workshop. Home warranty included! Perfect home for personalization! Quiet, Serene, and waiting for you!

15. 2026-04-18
    historical $295,000 461-char remark

    Show marketing remark (461 chars)

    Charming Cape Cod on a private 1-acre lot featuring a front porch and back deck! Interior boasts a family room with fireplace and a master on main with walk in closet. The Partially finished daylight basement is the perfect flex space for a home office or additional living area. Storage is a breeze with a 2-car garage and two sheds, including an insulated workshop. Home warranty included! Perfect home for personalization! Quiet, Serene, and waiting for you!

16. 2020-09-13
    soldstatus $229,900
17. 2020-09-04
    soldstatus $229,900 Closed
18. 2020-09-04
    soldstatus $229,900 Sold
19. 2020-08-02
    status Pending
20. 2020-07-23
    status Under Contract
21. 2020-07-23
    historical Active Under Contract
22. 2020-07-16
    listed $229,900 New
23. 2020-07-14
    listed $229,900 Active
24. 2006-04-28
    soldstatus $162,500
25. 2000-05-01
    soldstatus $123,900

ⓘ 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: $2,645 · $220/mo
• Projected year-2 tax: $2,714 · $226/mo
• Expected delta: +$69/yr (+$6/mo · 2.6%)

ⓘ 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 4/10 Moderate 7 d/yr ≥103°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: $26,136
• − Mortgage interest: −$16,525
• − Property taxes: −$2,645
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,091
• − Management: −$2,091
• − Depreciation: −$8,582
• Taxable loss: −$7,272
• Est. tax savings @ 24.0%: +$1,745
• After-tax cash flow: $-292/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): 19,882
• Household income: $76,571
• Rent vs Own: 15.1% rent · 84.9% own
• Severe rent burden: 396.0

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: 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 · 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: ▲ 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

+138.1% since first listed

20 events — show timeline

• 2026-05-08 Pending — GAMLS
• 2026-05-08 Contingent — FMLS
• 2026-05-06 Relisted — GAMLS
• 2026-05-06 Relisted — FMLS
• 2026-05-03 Pending — GAMLS
• 2026-05-03 Contingent — FMLS
• 2026-04-25 Listed $295,000 GAMLS
• 2026-04-25 Listed $295,000 FMLS
• 2026-04-18 Coming Soon $295,000 GAMLS
• 2026-04-18 Coming Soon $295,000 FMLS
• 2020-09-13 Sold (Public Records) $229,900 Public Records
• 2020-09-04 Sold (MLS) $229,900 GAMLS
• 2020-09-04 Sold (MLS) $229,900 FMLS
• 2020-08-02 Pending — FMLS
• 2020-07-23 Pending — GAMLS
• 2020-07-23 Contingent — FMLS
• 2020-07-16 Listed $229,900 GAMLS
• 2020-07-14 Listed $229,900 FMLS
• 2006-04-28 Sold (Public Records) $162,500 Public Records
• 2000-05-01 Sold (Public Records) $123,900 Public Records

Property tax history

+4.2%/yr

Latest (2025): $2,645 · -2.7% YoY. Source: county tax records.