65 Montgomery Ct · Porterdale, GA 30016

$254,900

4 bd · 2.0 ba · 2,580 sqft · SingleFamily public records · 80 Days on market

Built 2002 0.55 ac lot $99/sqft · 24% below area Est $328k · 22% under $21/mo HOA · 1% of rent ↓ 5% since listing

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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).

• Cash flow +18.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +4.5/10.0
• Rent growth +3.0/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This two-story home is centrally located with easy access to grocery stores, shopping, and the expressway, making everyday living convenient. Featuring a functional layout, the kitchen opens to the family room and overlooks the eat-in area, creating a comfortable space for gathering and entertaining. All bedrooms are located on the second floor and offer generous space. This home is ideal for a buyer with vision-add new carpet and fresh paint to transform it into your perfect home. Sold As-Is, this property presents a great opportunity to customize and create value in a desirable location.

Key facts

• Centrally located
• Functional layout
• 0.55 acre lot

Tags

• CENTRALLY LOCATED
• EASY ACCESS TO GROCERY STORES
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO EXPRESSWAY
• FUNCTIONAL LAYOUT
• KITCHEN OPENS TO FAMILY ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $228 ($3k/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 $242k (5.1% below list).
• Recommended offer: $240k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 5.1% in Porterdale — 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 58/100 on livability (#447 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B+, housing B; Watch: schools F, amenities F, commute F.
• Newton County (suburban): math 17% / reading 26% proficiency, ranked #137 of 174 in GA (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+1.8%/yr); 419 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,480 units permitted in Newton County in 2024 (702 in 5+ unit buildings).
• This rent runs 36% of the median local income ($80k/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.
• Newton County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($240k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% 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 $239,606 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 F-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. 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: 0.95% ✗
• Cap rate: 7.37%
• Cash-on-cash: 3.84%
• DSCR: 1.17
• GRM: 8.8

CMA / ARV

• ARV (median comp): $328,066
• List price: $254,900
• Delta: -22.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
170 Queensland Ln	0.25mi	4/2.5	2,689 (+4%)	1mo	$325,000	$121	79
70 Prince Edward Way	0.16mi	3/2.0 (-1)	2,596 (+1%)	11mo	$306,000	$118	77
280 Hoglen Dr	0.29mi	4/3.0	2,778 (+8%)	5mo	$338,000	$122	65
290 Avonlea Dr	0.25mi	4/2.5	2,689 (+4%)	17mo	$319,000	$119	65
55 Syracuse Ln	0.42mi	4/2.0	2,411 (-7%)	9mo	$285,000	$118	62
15 Saddlebrook Ct	0.55mi	4/2.5	2,670 (+4%)	8mo	$345,000	$129	60
235 Greenfield Way	0.37mi	4/3.0	2,341 (-9%)	5mo	$347,900	$149	59
25 Prince Edward Way	0.20mi	3/2.0 (-1)	2,321 (-10%)	16mo	$301,000	$130	56
40 Queensland Ln	0.32mi	5/3.0 (+1)	2,894 (+12%)	11mo	$342,000	$118	47
45 Kirkland Ct	0.74mi	4/2.5	2,433 (-6%)	13mo	$310,000	$127	43
50 Cold Springs Ct	0.72mi	3/2.0 (-1)	2,290 (-11%)	9mo	$269,000	$117	35
190 Princeton Way	0.61mi	3/2.5 (-1)	2,235 (-13%)	11mo	$265,000	$119	33

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 · 1.84% rent growth · sell at horizon

5-year hold

• IRR: -11.6%
• Equity multiple: 0.59×
• Total profit: $-29,573
• Equity at exit: $38,006

10-year hold

• IRR: -4.1%
• Equity multiple: 0.74×
• Total profit: $-18,273
• Equity at exit: $22,039

Cash invested: $71,372 (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 30016

• Home prices YoY: -8.6%
• Rents YoY: 1.8%
• Active inventory: 419
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,419 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$219 /mo · $2,624/yr
• Insurance: −$106
• HOA: −$21
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $228

Break-even live

Break-even rent $2,130

Max offer price $254,900

Occupancy floor 86%

Sensitivity live

Price	-10% $373	-5% $300	+0% $228	+5% $156	+10% $84
Rent	-10% $37	-5% $133	+0% $228	+5% $324	+10% $419
Rate	-1.0pp $357	-0.5pp $293	base $228	+0.5pp $162	+1.0pp $95

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: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Bowen Way Covington, GA	4.0	2.0	1918	$2,650	$1.38	44d	1	0.16mi
115 Cherohala Ct Covington, GA	4.0	2.5	2044	$2,346	$1.15	6d	1	0.20mi
20 Natalie Ct Covington, GA	3.0	2.0	1882	$2,500	$1.33	44d	1	0.42mi
55 Windsong Dr Covington, GA	3.0	2.0	1849	$1,995	$1.08	44d	1	0.48mi
95 Saddlebrook Ct Covington, GA	3.0	2.0	1950	$1,850	$0.95	25d	1	0.50mi
95 Saddlebrook Dr Covington, GA	3.0	2.0	1950	$1,850	$0.95	6d	1	0.57mi
160 Princeton Way Covington, GA	4.0	3.0	1858	$2,031	$1.09	13d	1	0.63mi
50 Cold Springs Ct Covington, GA	3.0	2.0	2290	$2,245	$0.98	25d	1	0.74mi
205 Oak Terrace Dr Covington, GA	4.0	2.5	1930	$2,069	$1.07	25d	1	0.96mi
60 Parc Ct Covington, GA	5.0	3.5	3026	$2,300	$0.76	21d	1	1.06mi
3489 Fairview Rd Unit Magnolia Covington, GA	5.0	2.5	2350	$2,815	$1.20	12d	1	1.07mi
3489 Fairview Rd Unit Maple Covington, GA	4.0	2.0	1850	$2,390	$1.29	11d	1	1.07mi
3589 Fairview Rd Covington, GA	5.0	3.0	2350	$2,840	$1.21	6d	2	1.07mi
165 Cinnamon Oak Cir Covington, GA	4.0	3.0	1833	$1,756	$0.96	5d	1	1.09mi
160 Wisteria Way Covington, GA	4.0	2.5	1839	$2,119	$1.15	44d	1	1.13mi
60 Arbor Lake Dr Covington, GA	4.0	3.0	2454	$2,330	$0.95	6d	1	1.18mi
50 Robertford Dr Covington, GA	3.0	2.5	1765	$1,829	$1.04	22d	1	1.20mi
200 Pebble Brooke Ct Covington, GA	3.0	2.0	1870	$1,989	$1.06	44d	1	1.21mi
30 Hillside Oak Ln Covington, GA	5.0	3.0	3129	$2,975	$0.95	19d	1	1.36mi
3026 Birdsong Ave Covington, GA	4.0	2.0	1795	$2,275	$1.27	44d	1	1.38mi
40 Oakwood Dr Covington, GA	5.0	3.0	2480	$2,381	$0.96	6d	1	1.41mi
245 Silver Willow Walk Covington, GA	4.0	2.5	2416	$2,270	$0.94	6d	1	1.43mi
80 Randette Dr Covington, GA	3.0	2.0	1869	$2,195	$1.17	25d	1	1.47mi
2876 Fieldstone Dr SE Conyers, GA	3.0	2.0	2205	$1,706	$0.77	25d	1	1.49mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 19 events

1. 2026-06-18
   days on market $254,900 Active 80 DOM
2. 2026-06-17
   days on market $254,900 Active 79 DOM
3. 2026-06-16
   days on market $254,900 Active 78 DOM
4. 2026-06-15
   days on market $254,900 Active 77 DOM
5. 2026-06-13
   days on market $254,900 Active 75 DOM
6. 2026-06-13
   days on market $254,900 Active 74 DOM
7. 2026-06-09
   days on market $254,900 Active 71 DOM
8. 2026-06-08
   days on market $254,900 Active 70 DOM
9. 2026-06-08
   price $254,900 Active 69 DOM
10. 2026-06-07
    days on market $264,900 Active 69 DOM
11. 2026-06-04
    days on market $264,900 Active 66 DOM
12. 2026-06-03
    days on market $264,900 Active 65 DOM
13. 2026-06-02
    days on market $264,900 Active 64 DOM
14. 2026-06-01
    days on market $264,900 Active 63 DOM
15. 2026-05-31
    days on market $264,900 Active 62 DOM
16. 2026-05-07
    price $264,900 602-char remark

    Show marketing remark (602 chars)

    This two-story home is centrally located with easy access to grocery stores, shopping, and the expressway, making everyday living convenient. Featuring a functional layout, the kitchen opens to the family room and overlooks the eat-in area, creating a comfortable space for gathering and entertaining. All bedrooms are located on the second floor and offer generous space. This home is ideal for a buyer with vision-add new carpet and fresh paint to transform it into your perfect home. Sold As-Is, this property presents a great opportunity to customize and create value in a desirable location.

17. 2026-05-06
    price $264,900 602-char remark

    Show marketing remark (602 chars)

    This two-story home is centrally located with easy access to grocery stores, shopping, and the expressway, making everyday living convenient. Featuring a functional layout, the kitchen opens to the family room and overlooks the eat-in area, creating a comfortable space for gathering and entertaining. All bedrooms are located on the second floor and offer generous space. This home is ideal for a buyer with vision-add new carpet and fresh paint to transform it into your perfect home. Sold As-Is, this property presents a great opportunity to customize and create value in a desirable location.

18. 2026-03-29
    listed $280,000 New 602-char remark

    Show marketing remark (602 chars)

    This two-story home is centrally located with easy access to grocery stores, shopping, and the expressway, making everyday living convenient. Featuring a functional layout, the kitchen opens to the family room and overlooks the eat-in area, creating a comfortable space for gathering and entertaining. All bedrooms are located on the second floor and offer generous space. This home is ideal for a buyer with vision-add new carpet and fresh paint to transform it into your perfect home. Sold As-Is, this property presents a great opportunity to customize and create value in a desirable location.

19. 2026-03-29
    listed $280,000 Active 602-char remark

    Show marketing remark (602 chars)

    This two-story home is centrally located with easy access to grocery stores, shopping, and the expressway, making everyday living convenient. Featuring a functional layout, the kitchen opens to the family room and overlooks the eat-in area, creating a comfortable space for gathering and entertaining. All bedrooms are located on the second floor and offer generous space. This home is ideal for a buyer with vision-add new carpet and fresh paint to transform it into your perfect home. Sold As-Is, this property presents a great opportunity to customize and create value in a desirable location.

ⓘ 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: $2,624 · $219/mo
• Projected year-2 tax: $2,624 · $219/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,025
• − Mortgage interest: −$14,278
• − Property taxes: −$2,624
• − Insurance: −$1,274
• − Repairs & maintenance: −$2,322
• − Management: −$2,322
• − HOA: −$252
• − Depreciation: −$7,415
• Taxable loss: −$1,463
• Est. tax savings @ 24.0%: +$351
• After-tax cash flow: $3,090/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: Newton County
• NCES district ID: 1303930
• Math proficiency: 17% ▼ -13.00%
• Reading proficiency: 26% ▼ -8.00%
• Median HH income: $50,768
• Composite: 19.2/100
• National rank: #8816
• State rank: #137 of 174 in GA

Livability — Porterdale

• Score: 58/100
• State rank: #447
• US rank: #21362

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Newton County · 104,393 people
• City population: 76
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 62,968
• Household income: $79,527
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 1172.0

Population outlook (Newton County) Hauer SSP2

• Today (2025): 118,372 people
• By 2030: 124,234 · +5.0%
• By 2040: 135,550 · +14.5%
• By 2050: 145,309 · +22.8%
• By 2075: 166,843 · +40.9%
• By 2100: 175,800 · +48.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 59% White 29% Two or more races 8% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 1% French/Haitian/Cajun 1%

Political lean MEDSL · Newton

• 2024 margin: D (+15.1) · D 57.3% · R 42.2%
• 2008→2024 swing: +14.0pp toward D · 2008: 1.2pp · 2024: 15.1pp
• All cycles: 2024: D+15.1 2020: D+10.9 2016: D+2.4 2012: D+2.0 2008: D+1.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.68%
• Current HPI: 317.5605
• Rent YoY: ▲ 1.84%
• 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

-5.4% since first listed

4 events — show timeline

• 2026-05-07 Price Changed $264,900 FMLS
• 2026-05-06 Price Changed $264,900 GAMLS
• 2026-03-29 Listed $280,000 FMLS
• 2026-03-29 Listed $280,000 GAMLS

Property tax history

+2.7%/yr

Latest (2025): $2,624 · +9.8% YoY. Source: county tax records.