None · Villa Rica, GA 30180

$129,000

3 bd · 2.0 ba · 1,364 sqft · SingleFamily public records · 18 Days on market

Built 1932 0.48 ac lot $95/sqft · 45% below area Est $236k · 45% under ↓ 14% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

**Investor special in the heart of Villa Rica!** This property is being sold **AS IS** and offers tons of potential with a prime location just minutes from **I-20** and within walking distance to historic downtown Villa Rica. Featuring a **new roof**, 1,364 square feet, 2 bedrooms, 2 bathrooms, and sitting on a spacious **0.48-acre lot**, this home has the layout and potential to be easily converted into a 3-bedroom. Enjoy a large backyard with an additional building that could be transformed into an potential ADU, guest suite, rental space, mother-in-law suite, or possible short-term rental opportunity. Convenient to shopping, dining, downtown events, and interstate access, this property is perfect for investors, renovators, or buyers looking to create value in a growing area. Buyer to verify all zoning, use, rental, and ADU possibilities.

Key facts

• 0.48 acre lot
• 2 parking spots
• Built 1932

Property features AI

Exterior

• Parking: Driveway parking; Two total parking spaces; Open parking available
• Utilities: Public water; Public sewer; 220-volt electric service; Cable available; Electricity available; Sewer available
• Home design: One-level home; Fixer condition; Wood siding construction; Composition roof; Slab foundation
• Construction: Wood siding construction; Composition roof; Slab foundation; Outbuilding
• Exterior features: Private yard; Front porch; Outbuilding on the property

Interior

• Kitchen: Kitchen with stained cabinets
• Bedrooms: Two main-level bedrooms; Studio-style bedroom(s)
• Flooring: Carpet flooring
• Bathrooms: Two full bathrooms; Master bath with tub only
• Heating & cooling: Dual cooling
• Interior features: Decorative fireplace; Other interior features; No shared/common walls
• Laundry & utility: Appliances: Other

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $627 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $127k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.1% 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: amenities F, commute F, health & safety F.
• Carroll County (rural): math 42% / reading 41% proficiency, ranked #38 of 174 in GA (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Glanton-Hindsman Elementary (math 40% / reading 42%, grade F, #411 of 1,228 statewide, top 34%, 706 students, 65% FRL); Villa Rica Middle (math 25% / reading 32%, grade F, #260 of 470 statewide, top 56%, 464 students, 70% FRL); Villa Rica High School (math 16% / reading 34%, grade F, #181 of 424 statewide, top 43%, 1,807 students, 56% FRL).
• Market conditions: Rents rising (+2.4%/yr); 653 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 876 units permitted in Carroll County in 2024 (150 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $892 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Carroll County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 2.4% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $21k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1932 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,065 (1.5% below list)

Questions for the listing agent

1. Built in 1932 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.36% ✓
• Cap rate: 12.13%
• Cash-on-cash: 20.83%
• DSCR: 1.93
• GRM: 6.1

CMA / ARV

• ARV (median comp): $236,269
• List price: $129,000
• Delta: -45.40%
• 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
517 Spring St	0.22mi	3/1.0	1,268 (-7%)	4mo	$75,000	$59	70
160 Alton Cir	0.29mi	3/2.5	1,280 (-6%)	8mo	$195,000	$152	67
416 S Carroll Rd	0.26mi	3/2.0	1,512 (+11%)	9mo	$289,900	$192	62
411 S Carroll Rd	0.23mi	4/3.5 (+1)	1,350 (-1%)	21mo	$205,000	$152	59
413 Erin Ct	0.29mi	3/2.0	1,233 (-10%)	18mo	$230,000	$187	56
206 Peachtree St	0.48mi	3/2.0	1,247 (-9%)	15mo	$230,000	$184	51
214 N Dogwood St	0.72mi	3/2.0	1,469 (+8%)	9mo	$272,500	$186	46
210 N Candler St	0.47mi	3/2.0	1,260 (-8%)	23mo	$225,000	$179	46
314 S Candler St	0.18mi	2/1.0 (-1)	1,167 (-14%)	17mo	$224,000	$192	45
206 N Dogwood St	0.68mi	3/2.0	1,469 (+8%)	16mo	$305,000	$208	42
804 White St	0.74mi	3/2.0	1,469 (+8%)	13mo	$310,000	$211	42
137 Pin Oak Trl	0.63mi	4/3.0 (+1)	1,500 (+10%)	9mo	$256,000	$171	38

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: 12.6%
• Equity multiple: 1.50×
• Total profit: $17,956
• Equity at exit: $19,234

10-year hold

• IRR: 21.0%
• Equity multiple: 2.74×
• Total profit: $62,703
• Equity at exit: $11,154

Cash invested: $36,120 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,758 high
• Mortgage (P&I): −$676
• Tax from tax record: −$32 /mo · $382/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $627

Break-even live

Break-even rent $965

Max offer price $129,000

Occupancy floor 59%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
730 Parker St Villa Rica, GA	3.0	1.5	1474	$1,415	$0.96	4d	1	0.24mi
321 Thomas Dorsey Dr Villa Rica, GA	2.0	1.0	1008	$1,350	$1.34	43d	1	0.25mi
321 Thomas Dorsey Dr Villa Rica, GA	2.0	1.0	1008	$1,330	$1.32	5d	1	0.25mi
731 Parker St Villa Rica, GA	4.0	2.0	1474	$1,765	$1.20	43d	1	0.28mi
130 E Wilson St Unit 130 Villa Rica, GA	2.0	1.0	875	$1,325	$1.51	11d	1	0.29mi
138 Alton Cir Villa Rica, GA	3.0	2.5	1524	$1,550	$1.02	5d	1	0.29mi
408 Erin Ct Villa Rica, GA	3.0	2.5	1772	$1,495	$0.84	43d	1	0.34mi
170 Alton Cir Villa Rica, GA	3.0	2.5	1796	$1,820	$1.01	11d	1	0.34mi
406 Erin Ct Villa Rica, GA	3.0	2.5	1508	$1,699	$1.13	2d	1	0.34mi
221 Alton Cir Villa Rica, GA	3.0	2.0	1586	$1,525	$0.96	5d	1	0.35mi
106 Maple St Villa Rica, GA	3.0	2.0	1585	$1,700	$1.07	24d	1	0.39mi
24 Azalea Dr Villa Rica, GA	3.0	2.0	1268	$1,750	$1.38	43d	1	0.57mi
200 Industrial Blvd Villa Rica, GA	2.0–3.0	2.0	1220	$1,811	$1.48	3d	8	0.92mi
191 Commerce Dr Villa Rica, GA	1.0–3.0	1.0–2.0	1063	$2,641	$2.48	2d	31	1.02mi
1004 Merritt Dr Villa Rica, GA	3.0	2.5	1695	$2,100	$1.24	44d	1	1.20mi
502 Robson Dr Villa Rica, GA	3.0	2.5	1421	$1,765	$1.24	24d	1	1.33mi
502 Robson Dr Villa Rica, GA	3.0	2.5	1421	$1,765	$1.24	20d	1	1.33mi
347 Augusta Woods Dr Villa Rica, GA	3.0	2.5	1800	$1,845	$1.02	43d	1	1.36mi
115 Old Stone Rd Villa Rica, GA	3.0	2.0	1767	$1,800	$1.02	43d	1	1.38mi
211 Cypress Ln Villa Rica, GA	2.0	2.5	1404	$2,037	$1.45	5d	9	1.41mi

Listing history 7 events

1. 2026-06-02
   statusdays on market $129,000 Pending 18 DOM

   Show marketing remark (852 chars)

   **Investor special in the heart of Villa Rica!** This property is being sold **AS IS** and offers tons of potential with a prime location just minutes from **I-20** and within walking distance to historic downtown Villa Rica. Featuring a **new roof**, 1,364 square feet, 2 bedrooms, 2 bathrooms, and sitting on a spacious **0.48-acre lot**, this home has the layout and potential to be easily converted into a 3-bedroom. Enjoy a large backyard with an additional building that could be transformed into an potential ADU, guest suite, rental space, mother-in-law suite, or possible short-term rental opportunity. Convenient to shopping, dining, downtown events, and interstate access, this property is perfect for investors, renovators, or buyers looking to create value in a growing area. Buyer to verify all zoning, use, rental, and ADU possibilities.

2. 2026-06-01
   days on market $129,000 Active 17 DOM
3. 2026-05-31
   days on market $129,000 Active 16 DOM
4. 2026-05-15
   listed $149,900 Active 852-char remark

   Show marketing remark (852 chars)

   **Investor special in the heart of Villa Rica!** This property is being sold **AS IS** and offers tons of potential with a prime location just minutes from **I-20** and within walking distance to historic downtown Villa Rica. Featuring a **new roof**, 1,364 square feet, 2 bedrooms, 2 bathrooms, and sitting on a spacious **0.48-acre lot**, this home has the layout and potential to be easily converted into a 3-bedroom. Enjoy a large backyard with an additional building that could be transformed into an potential ADU, guest suite, rental space, mother-in-law suite, or possible short-term rental opportunity. Convenient to shopping, dining, downtown events, and interstate access, this property is perfect for investors, renovators, or buyers looking to create value in a growing area. Buyer to verify all zoning, use, rental, and ADU possibilities.

5. 2026-05-15
   listed $149,900 New 852-char remark

   Show marketing remark (852 chars)

   **Investor special in the heart of Villa Rica!** This property is being sold **AS IS** and offers tons of potential with a prime location just minutes from **I-20** and within walking distance to historic downtown Villa Rica. Featuring a **new roof**, 1,364 square feet, 2 bedrooms, 2 bathrooms, and sitting on a spacious **0.48-acre lot**, this home has the layout and potential to be easily converted into a 3-bedroom. Enjoy a large backyard with an additional building that could be transformed into an potential ADU, guest suite, rental space, mother-in-law suite, or possible short-term rental opportunity. Convenient to shopping, dining, downtown events, and interstate access, this property is perfect for investors, renovators, or buyers looking to create value in a growing area. Buyer to verify all zoning, use, rental, and ADU possibilities.

6. 2026-05-15
   historical $149,900 852-char remark

   Show marketing remark (852 chars)

   **Investor special in the heart of Villa Rica!** This property is being sold **AS IS** and offers tons of potential with a prime location just minutes from **I-20** and within walking distance to historic downtown Villa Rica. Featuring a **new roof**, 1,364 square feet, 2 bedrooms, 2 bathrooms, and sitting on a spacious **0.48-acre lot**, this home has the layout and potential to be easily converted into a 3-bedroom. Enjoy a large backyard with an additional building that could be transformed into an potential ADU, guest suite, rental space, mother-in-law suite, or possible short-term rental opportunity. Convenient to shopping, dining, downtown events, and interstate access, this property is perfect for investors, renovators, or buyers looking to create value in a growing area. Buyer to verify all zoning, use, rental, and ADU possibilities.

7. 2026-05-15
   historical $149,900 852-char remark

   Show marketing remark (852 chars)

   **Investor special in the heart of Villa Rica!** This property is being sold **AS IS** and offers tons of potential with a prime location just minutes from **I-20** and within walking distance to historic downtown Villa Rica. Featuring a **new roof**, 1,364 square feet, 2 bedrooms, 2 bathrooms, and sitting on a spacious **0.48-acre lot**, this home has the layout and potential to be easily converted into a 3-bedroom. Enjoy a large backyard with an additional building that could be transformed into an potential ADU, guest suite, rental space, mother-in-law suite, or possible short-term rental opportunity. Convenient to shopping, dining, downtown events, and interstate access, this property is perfect for investors, renovators, or buyers looking to create value in a growing area. Buyer to verify all zoning, use, rental, and ADU possibilities.

ⓘ 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: $382 · $32/mo
• Projected year-2 tax: $1,187 · $99/mo
• Expected delta: +$805/yr (+$67/mo · 210.7%)

ⓘ 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 5/10 Major 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,100
• − Mortgage interest: −$7,226
• − Property taxes: −$382
• − Insurance: −$645
• − Repairs & maintenance: −$1,688
• − Management: −$1,688
• − Depreciation: −$3,753
• Taxable income: $5,718
• Est. tax owed @ 24.0%: −$1,372
• After-tax cash flow: $6,151/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: Carroll County
• NCES district ID: 1300840
• Math proficiency: 42% ▼ -7.00%
• Reading proficiency: 41% ▼ -8.00%
• Median HH income: $48,692
• Composite: 35.62/100
• National rank: #4888
• State rank: #38 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

• Census place: Villa Rica, GA
• 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 (Carroll County) Hauer SSP2

• Today (2025): 123,370 people
• By 2030: 127,186 · +3.1%
• By 2040: 133,534 · +8.2%
• By 2050: 137,612 · +11.5%
• By 2075: 142,892 · +15.8%
• By 2100: 136,294 · +10.5%

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 · Carroll

• 2024 margin: Solid R (+41.2) · D 29.1% · R 70.3%
• 2008→2024 swing: -8.2pp toward R · 2008: -32.9pp · 2024: -41.2pp
• All cycles: 2024: R+41.2 2020: R+39.0 2016: R+40.1 2012: R+37.7 2008: R+32.9

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

-13.9% since first listed

10 events — show timeline

• 2026-06-02 Pending — GAMLS
• 2026-06-02 Pending — FMLS
• 2026-05-29 Price Changed $129,000 GAMLS
• 2026-05-29 Price Changed $129,000 FMLS
• 2026-05-21 Price Changed $139,900 GAMLS
• 2026-05-21 Price Changed $139,900 FMLS
• 2026-05-15 Listed $149,900 FMLS
• 2026-05-15 Listed $149,900 GAMLS
• 2026-05-15 Coming Soon $149,900 GAMLS
• 2026-05-15 Coming Soon $149,900 FMLS

Property tax history

-2.4%/yr

Latest (2025): $382 · -0.3% YoY. Source: county tax records.