10997 Big Sky Dr · Lovejoy, GA 30228

$280,000

5 bd · 3.0 ba · 2,420 sqft · SingleFamily public records · 41 Days on market

Built 2008 9,369 sqft lot Est $363k · 23% under $33/mo HOA · 1% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +13.6/30.0
• 1% rule +4.1/10.0
• DSCR +4.1/10.0
• Rent growth +3.1/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this adorable home in the heart of the City of Hampton. This home has 5 bedrooms, and 3 bathrooms, with a decent sized backyard and plenty of space to do as you please. Features brand new flooring as well as a great basement with plenty of room for entertaining! The house even has a separate basement entrance with kitchenette, perfect for a roommate floor plan. Rent out the downstairs and live in the upstairs! Home is also sitting on a garage that is located in the basement. Come in and make this your perfect home. Reach out now to schedule a showing today! Property may qualify for 100% financing and/or up to a $7,500 down payment grant - all available from Ameris Bank!

Key facts

• Kitchenette
• Brand new flooring
• 9,369 sq ft lot

Tags

• DECENT SIZED BACKYARD
• BRAND NEW FLOORING
• SEPARATE BASEMENT ENTRANCE
• KITCHENETTE

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $17 ($201/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 $256k (8.5% below list).
• Recommended offer: $256k (8.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.4% in Lovejoy — 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 62/100 on livability (#317 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Clayton County (suburban): math 11% / reading 20% proficiency, ranked #155 of 174 in GA (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Eddie White Middle School (math 8% / reading 22%, grade F, #399 of 470 statewide, top 86%, 1,438 students, 90% FRL); Lovejoy High School (math 7% / reading 8%, grade F, #378 of 424 statewide, top 91%, 2,136 students, 90% FRL).
• Market conditions: Rents rising (+2.2%/yr); 560 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).
• This rent runs 37% of the median local income ($83k/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.
• Clayton 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 41 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y 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 $93k; list at $280k implies a 201% gain — meaningful room to come down on a strong offer.

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 $256,092 (8.5% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.91% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.26%
• DSCR: 1.01
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $363,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10997 Big Sky Dr	0.00mi	5/3.0	2,420 (0%)	1mo	$290,000	$120	99
11164 Cornerstone Way	0.26mi	5/2.5	2,332 (-4%)	1mo	$349,990	$150	79
11209 Cornerstone Way	0.26mi	5/2.5	2,332 (-4%)	3mo	$349,990	$150	77
11180 Cornerstone Way	0.26mi	4/3.0 (-1)	2,311 (-4%)	6mo	$354,990	$154	70
11160 Cornerstone Way	0.26mi	4/3.0 (-1)	2,339 (-3%)	10mo	$353,990	$151	68
11205 Cornerstone Way	0.26mi	4/3.0 (-1)	2,121 (-12%)	0mo	$348,990	$165	62
11141 Cornertsone Way Lot 73	0.25mi	4/3.0 (-1)	2,267 (-6%)	16mo	$351,575	$155	60
11141 Cornertsone Way	0.25mi	4/3.0 (-1)	2,267 (-6%)	16mo	$351,575	$155	60
2696 Eureka Ct	0.17mi	4/3.0 (-1)	2,228 (-8%)	18mo	$300,000	$135	59
11204 Cornerstone Way	0.26mi	4/3.0 (-1)	2,733 (+13%)	11mo	$356,990	$131	52
11196 Cornerstone Way	0.38mi	4/2.5 (-1)	2,659 (+10%)	14mo	$342,990	$129	47
10834 Wheeler Trce	0.72mi	4/2.5 (-1)	2,076 (-14%)	1mo	$278,000	$134	35

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 · 2.2% rent growth · sell at horizon

5-year hold

• IRR: -16.8%
• Equity multiple: 0.41×
• Total profit: $-46,267
• Equity at exit: $41,749

10-year hold

• IRR: -10.2%
• Equity multiple: 0.40×
• Total profit: $-46,836
• Equity at exit: $24,209

Cash invested: $78,400 (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 30228

• Home prices YoY: -24.3%
• Rents YoY: 2.2%
• Active inventory: 560
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,561 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$388 /mo · $4,660/yr
• Insurance: −$117
• HOA: −$33
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $17

Break-even live

Break-even rent $2,540

Max offer price $280,000

Occupancy floor 94%

Sensitivity live

Price	-10% $175	-5% $96	+0% $17	+5% $-62	+10% $-142
Rent	-10% $-186	-5% $-84	+0% $17	+5% $118	+10% $219
Rate	-1.0pp $158	-0.5pp $88	base $17	+0.5pp $-56	+1.0pp $-130

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2275 Nicole Dr Lovejoy, GA	4.0	2.0	1800	$1,835	$1.02	6d	1	0.90mi
2195 Bridgewater Pass Lovejoy, GA	4.0	2.0	2430	$2,800	$1.15	45d	1	0.96mi
11688 Brightside Pkwy Lovejoy, GA	4.0	2.5	2089	$2,200	$1.05	0d	1	1.35mi
2051 Registry Ct Lovejoy, GA	4.0	3.0	2188	$1,940	$0.89	45d	1	1.39mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 18 events

1. 2026-05-20
   status Under Contract 694-char remark

   Show marketing remark (694 chars)

   Welcome home to this adorable home in the heart of the City of Hampton. This home has 5 bedrooms, and 3 bathrooms, with a decent sized backyard and plenty of space to do as you please. Features brand new flooring as well as a great basement with plenty of room for entertaining! The house even has a separate basement entrance with kitchenette, perfect for a roommate floor plan. Rent out the downstairs and live in the upstairs! Home is also sitting on a garage that is located in the basement. Come in and make this your perfect home. Reach out now to schedule a showing today! Property may qualify for 100% financing and/or up to a $7,500 down payment grant - all available from Ameris Bank!

2. 2026-04-15
   status Pending
3. 2026-04-03
   historical Active Under Contract 694-char remark

   Show marketing remark (694 chars)

   Welcome home to this adorable home in the heart of the City of Hampton. This home has 5 bedrooms, and 3 bathrooms, with a decent sized backyard and plenty of space to do as you please. Features brand new flooring as well as a great basement with plenty of room for entertaining! The house even has a separate basement entrance with kitchenette, perfect for a roommate floor plan. Rent out the downstairs and live in the upstairs! Home is also sitting on a garage that is located in the basement. Come in and make this your perfect home. Reach out now to schedule a showing today! Property may qualify for 100% financing and/or up to a $7,500 down payment grant - all available from Ameris Bank!

4. 2026-04-03
   historical Active Under Contract

   Show marketing remark (694 chars)

   Welcome home to this adorable home in the heart of the City of Hampton. This home has 5 bedrooms, and 3 bathrooms, with a decent sized backyard and plenty of space to do as you please. Features brand new flooring as well as a great basement with plenty of room for entertaining! The house even has a separate basement entrance with kitchenette, perfect for a roommate floor plan. Rent out the downstairs and live in the upstairs! Home is also sitting on a garage that is located in the basement. Come in and make this your perfect home. Reach out now to schedule a showing today! Property may qualify for 100% financing and/or up to a $7,500 down payment grant - all available from Ameris Bank!

5. 2026-03-04
   listed $280,000 New 694-char remark

   Show marketing remark (694 chars)

   Welcome home to this adorable home in the heart of the City of Hampton. This home has 5 bedrooms, and 3 bathrooms, with a decent sized backyard and plenty of space to do as you please. Features brand new flooring as well as a great basement with plenty of room for entertaining! The house even has a separate basement entrance with kitchenette, perfect for a roommate floor plan. Rent out the downstairs and live in the upstairs! Home is also sitting on a garage that is located in the basement. Come in and make this your perfect home. Reach out now to schedule a showing today! Property may qualify for 100% financing and/or up to a $7,500 down payment grant - all available from Ameris Bank!

6. 2026-03-04
   listed $280,000 Active

   Show marketing remark (694 chars)

   Welcome home to this adorable home in the heart of the City of Hampton. This home has 5 bedrooms, and 3 bathrooms, with a decent sized backyard and plenty of space to do as you please. Features brand new flooring as well as a great basement with plenty of room for entertaining! The house even has a separate basement entrance with kitchenette, perfect for a roommate floor plan. Rent out the downstairs and live in the upstairs! Home is also sitting on a garage that is located in the basement. Come in and make this your perfect home. Reach out now to schedule a showing today! Property may qualify for 100% financing and/or up to a $7,500 down payment grant - all available from Ameris Bank!

7. 2026-01-30
   price $1,250
8. 2025-11-17
   listed $1,400
9. 2023-11-30
   historical
10. 2023-11-29
    status Back On Market
11. 2023-11-06
    status Under Contract
12. 2023-10-10
    price $309,900
13. 2023-10-04
    price $314,900
14. 2023-09-24
    listed $329,900 New
15. 2009-06-29
    soldstatus $92,900
16. 2009-06-24
    soldstatus $92,900
17. 2009-05-05
    soldstatus $2,395,789
18. 2009-04-17
    listed $92,900

ⓘ 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: $4,660 · $388/mo
• Projected year-2 tax: $4,660 · $388/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $30,731
• − Mortgage interest: −$15,684
• − Property taxes: −$4,660
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,458
• − Management: −$2,458
• − HOA: −$396
• − Depreciation: −$8,145
• Taxable loss: −$4,472
• Est. tax savings @ 24.0%: +$1,073
• After-tax cash flow: $1,274/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: Clayton County
• NCES district ID: 1301230
• Math proficiency: 11% ▼ -13.00%
• Reading proficiency: 20% ▼ -9.00%
• Median HH income: $42,266
• Composite: 13.41/100
• National rank: #9527
• State rank: #155 of 174 in GA

Livability — Lovejoy

• Score: 62/100
• State rank: #317
• US rank: #17071

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lovejoy, GA
• County: Henry County · 316,359 people
• City population: 606
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 52,402
• Household income: $82,619
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 1285.0

Population outlook (Clayton County) Hauer SSP2

• Today (2025): 310,777 people
• By 2030: 329,762 · +6.1%
• By 2040: 368,052 · +18.4%
• By 2050: 401,196 · +29.1%
• By 2075: 472,488 · +52.0%
• By 2100: 500,446 · +61.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (63%)
• Race & ethnicity: Black 63% White 23% Hispanic / Latino 8% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Hispanic 4% Lithuanian 1% Italian 1%
• Foreign-born: 9% · Canada, Vietnam, Jamaica
• Languages at home: 89% English-only · Spanish 6% French/Haitian/Cajun 2% Vietnamese 1%

Political lean MEDSL · Clayton

• 2024 margin: Solid D (+69.2) · D 84.3% · R 15.1%
• 2008→2024 swing: +2.8pp toward D · 2008: 66.4pp · 2024: 69.2pp
• All cycles: 2024: D+69.2 2020: D+70.9 2016: D+71.9 2012: D+70.1 2008: D+66.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -71.11%
• Current HPI: 222.0357
• Rent YoY: ▲ 2.20%
• 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

+201.4% since first listed

18 events — show timeline

• 2026-05-20 Pending — GAMLS
• 2026-04-15 Pending — FMLS
• 2026-04-03 Contingent — GAMLS
• 2026-04-03 Contingent — FMLS
• 2026-03-04 Listed $280,000 FMLS
• 2026-03-04 Listed $280,000 GAMLS
• 2026-01-30 Price Changed $1,250 REDFIN
• 2025-11-17 Listed for Rent $1,400 REDFIN
• 2023-11-30 Listing Removed — GAMLS
• 2023-11-29 Relisted — GAMLS
• 2023-11-06 Pending — GAMLS
• 2023-10-10 Price Changed $309,900 GAMLS
• 2023-10-04 Price Changed $314,900 GAMLS
• 2023-09-24 Listed $329,900 GAMLS
• 2009-06-29 Sold (Public Records) $92,900 Public Records
• 2009-06-24 Sold (MLS) $92,900 FMLS
• 2009-05-05 Sold (Public Records) $2,395,789 Public Records
• 2009-04-17 Listed $92,900 FMLS

Property tax history

+4.4%/yr

Latest (2025): $4,660 · -6.2% YoY. Source: county tax records.