9218 Westview Dr SW · Covington, GA 30014

$189,000

4 bd · 2.0 ba · 3,912 sqft · SingleFamily public records · 38 Days on market

Built 1977 0.50 ac lot $48/sqft · 55% below area

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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 +21.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.6/10.0
• Livability +3.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity knocks in rapidly growing Covington! This spacious brick home sits on a generous lot in an established neighborhood and is loaded with potential for the savvy investor, flipper, or creative buyer ready to bring their vision to life. With nearly 4,000 square feet, multiple living areas, and a flexible layout, the possibilities are endless - renovate and resell, create a long-term rental, or design your dream custom retreat. Nearby renovated homes and newer construction in the area continue to drive value and demand. Conveniently located near Downtown Covington, shopping, dining, and I-20, this property offers the perfect combination of location, size, and upside potential. Sold as-is with tremendous opportunity for equity growth. Don't miss your chance to transform this hidden gem into something truly special!

Key facts

• Generous lot
• Flexible layout
• Newer construction

Tags

• GENEROUS LOT
• MULTIPLE LIVING AREAS
• FLEXIBLE LAYOUT
• NEWER CONSTRUCTION
• CONVENIENTLY LOCATED
• DOWNTOWN COVINGTON

Property features AI

Finance

• HOA & community: Near public transport, schools, shopping, trails/greenway, and restaurants

Exterior

• Parking: Driveway parking; Open parking available
• Utilities: Public water; Public sewer; 220-volt electrical service; Cable available; Electricity available; Natural gas available; Phone available
• Home design: One-level home; Basement with daylight, full, unfinished space and walk-out/exterior and interior entry; Fixer condition
• Construction: Brick, frame, and wood siding construction; Composition roof; Block foundation; Built on two combined 0.5-acre lots
• Exterior features: Private yard; Deck; Front porch; Rear porch; Patio

Interior

• Kitchen: Double oven; Stain-finished cabinets; Solid-surface or other counters; Kitchen views to the family room
• Bedrooms: Four main-level bedrooms; Double master suite; Master on main; Roommate floor plan
• Flooring: Tile flooring; Vinyl flooring; Other flooring
• Bathrooms: Three full bathrooms; Master bathroom with tub/shower combo
• Heating & cooling: Ceiling fan(s); Other heating; Other cooling
• Interior features: No common walls; Wood frame windows; Other interior features
• Laundry & utility: Main-level laundry room; Mud room; Additional laundry features

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $183k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 3.8% in Covington — 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 59/100 on livability (#396 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime 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.
• Zoned schools: Porterdale Elementary School (math 8% / reading 12%, grade F, #1,092 of 1,228 statewide, top 91%, 417 students, 85% FRL); Clements Middle School (math 6% / reading 17%, grade F, #424 of 470 statewide, top 90%, 754 students, 85% FRL); Newton High School (math 8% / reading 12%, grade F, #365 of 424 statewide, top 88%, 2,472 students, 85% FRL) — zoned schools average 85% FRL vs 59% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 486 active listings in the ZIP; 1,480 units permitted in Newton County in 2024 (702 in 5+ unit buildings).
• This rent runs 33% of the median local income ($72k/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 $1k of loan paydown is wiped out by about $6k 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 38 days — a 3% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 3y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $44k; list at $189k implies a 330% gain — meaningful room to come down on a strong offer.

Recommended offer $183,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is F 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?
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: 1.06% ✓
• Cap rate: 8.14%
• Cash-on-cash: 6.58%
• DSCR: 1.29
• GRM: 7.9

CMA / ARV

• ARV (median comp): $415,624
• List price: $189,000
• Delta: -54.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
50 Riverstone Dr	0.41mi	5/3.0 (+1)	3,588 (-8%)	13mo	$454,900	$127	48

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 · 0.52% rent growth · sell at horizon

5-year hold

• IRR: -9.0%
• Equity multiple: 0.68×
• Total profit: $-16,981
• Equity at exit: $28,181

10-year hold

• IRR: -3.1%
• Equity multiple: 0.81×
• Total profit: $-9,896
• Equity at exit: $16,341

Cash invested: $52,920 (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 30014

• Home prices YoY: -19.2%
• Rents YoY: 0.5%
• Active inventory: 486
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,998 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$218 /mo · $2,622/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $290

Break-even live

Break-even rent $1,631

Max offer price $189,000

Occupancy floor 80%

Sensitivity live

Price	-10% $397	-5% $344	+0% $290	+5% $237	+10% $183
Rent	-10% $132	-5% $211	+0% $290	+5% $369	+10% $448
Rate	-1.0pp $386	-0.5pp $338	base $290	+0.5pp $241	+1.0pp $192

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 48 events

1. 2026-06-21
   days on market $189,000 Active 38 DOM
2. 2026-06-18
   days on market $189,000 Active 35 DOM
3. 2026-06-17
   days on market $189,000 Active 34 DOM
4. 2026-06-16
   days on market $189,000 Active 33 DOM
5. 2026-06-15
   days on market $189,000 Active 32 DOM
6. 2026-06-13
   days on market $189,000 Active 30 DOM
7. 2026-06-13
   days on market $189,000 Active 29 DOM
8. 2026-06-09
   days on market $189,000 Active 26 DOM
9. 2026-06-08
   days on market $189,000 Active 25 DOM
10. 2026-06-07
    days on market $189,000 Active 24 DOM
11. 2026-06-04
    days on market $189,000 Active 21 DOM
12. 2026-06-03
    days on market $189,000 Active 20 DOM
13. 2026-06-02
    days on market $189,000 Active 19 DOM
14. 2026-06-01
    days on market $189,000 Active 18 DOM
15. 2026-05-31
    days on market $189,000 Active 17 DOM
16. 2026-05-14
    listed $199,000 New 832-char remark

    Show marketing remark (832 chars)

    Opportunity knocks in rapidly growing Covington! This spacious brick home sits on a generous lot in an established neighborhood and is loaded with potential for the savvy investor, flipper, or creative buyer ready to bring their vision to life. With nearly 4,000 square feet, multiple living areas, and a flexible layout, the possibilities are endless - renovate and resell, create a long-term rental, or design your dream custom retreat. Nearby renovated homes and newer construction in the area continue to drive value and demand. Conveniently located near Downtown Covington, shopping, dining, and I-20, this property offers the perfect combination of location, size, and upside potential. Sold as-is with tremendous opportunity for equity growth. Don't miss your chance to transform this hidden gem into something truly special!

17. 2026-05-14
    listed $199,000 Active 844-char remark

    Show marketing remark (832 chars)

    Opportunity knocks in rapidly growing Covington! This spacious brick home sits on a generous lot in an established neighborhood and is loaded with potential for the savvy investor, flipper, or creative buyer ready to bring their vision to life. With nearly 4,000 square feet, multiple living areas, and a flexible layout, the possibilities are endless - renovate and resell, create a long-term rental, or design your dream custom retreat. Nearby renovated homes and newer construction in the area continue to drive value and demand. Conveniently located near Downtown Covington, shopping, dining, and I-20, this property offers the perfect combination of location, size, and upside potential. Sold as-is with tremendous opportunity for equity growth. Don't miss your chance to transform this hidden gem into something truly special!

18. 2024-10-23
    status Active
19. 2024-10-22
    historical
20. 2024-04-12
    status Pending
21. 2024-04-12
    status Under Contract
22. 2024-04-08
    historical
23. 2024-04-02
    price $159,500
24. 2024-04-02
    price $159,500
25. 2024-03-06
    price $168,500
26. 2024-03-06
    price $168,500
27. 2024-03-04
    status Back On Market
28. 2024-03-04
    status Active
29. 2024-02-21
    historical Active Under Contract
30. 2024-02-21
    historical Active Under Contract
31. 2024-02-20
    status Active
32. 2024-02-20
    status Back On Market
33. 2024-02-13
    status Under Contract
34. 2024-02-13
    status Pending
35. 2024-02-07
    price $172,500
36. 2024-02-07
    price $172,500
37. 2024-01-15
    listed $175,000 Active
38. 2023-12-31
    historical
39. 2023-12-07
    status Back On Market
40. 2023-11-07
    historical On Hold
41. 2023-11-03
    status Back On Market
42. 2023-05-18
    historical
43. 2023-05-13
    status Back On Market
44. 2023-04-12
    historical On Hold
45. 2023-03-22
    price $174,000
46. 2023-02-27
    listed $175,000 New
47. 2023-02-27
    listed $179,000 Active
48. 1976-05-17
    soldstatus $44,000

ⓘ 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: $2,622 · $218/mo
• Projected year-2 tax: $2,622 · $218/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $23,981
• − Mortgage interest: −$10,587
• − Property taxes: −$2,622
• − Insurance: −$945
• − Repairs & maintenance: −$1,918
• − Management: −$1,918
• − Depreciation: −$5,498
• Taxable income: $492
• Est. tax owed @ 24.0%: −$118
• After-tax cash flow: $3,366/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 — Covington

• Score: 59/100
• State rank: #396
• US rank: #19602

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Covington, GA
• County: Newton County · 104,393 people
• City population: 104,393
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 41,425
• Household income: $72,254
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 1934.0

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 0.59)
• Race & ethnicity: White 53% Black 35% Hispanic / Latino 7% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 2% Slovak 2% Serbian 1%
• Foreign-born: 7% · Canada
• Languages at home: 93% English-only · Spanish 5% Other Indo-European 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: ▼ -64.50%
• Current HPI: 270.9868
• Rent YoY: ▲ 0.52%
• 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

+329.5% since first listed

35 events — show timeline

• 2026-05-29 Price Changed $189,000 GAMLS
• 2026-05-29 Price Changed $189,000 FMLS
• 2026-05-14 Listed $199,000 FMLS
• 2026-05-14 Listed $199,000 GAMLS
• 2024-10-23 Relisted — FMLS
• 2024-10-22 Listing Removed — FMLS
• 2024-04-12 Pending — FMLS
• 2024-04-12 Pending — GAMLS
• 2024-04-08 Listing Removed — GAMLS
• 2024-04-02 Price Changed $159,500 FMLS
• 2024-04-02 Price Changed $159,500 GAMLS
• 2024-03-06 Price Changed $168,500 FMLS
• 2024-03-06 Price Changed $168,500 GAMLS
• 2024-03-04 Relisted — GAMLS
• 2024-03-04 Relisted — FMLS
• 2024-02-21 Contingent — GAMLS
• 2024-02-21 Contingent — FMLS
• 2024-02-20 Relisted — FMLS
• 2024-02-20 Relisted — GAMLS
• 2024-02-13 Pending — GAMLS
• 2024-02-13 Pending — FMLS
• 2024-02-07 Price Changed $172,500 FMLS
• 2024-02-07 Price Changed $172,500 GAMLS
• 2024-01-15 Listed $175,000 FMLS
• 2023-12-31 Listing Removed — GAMLS
• 2023-12-07 Relisted — GAMLS
• 2023-11-07 Delisted — GAMLS
• 2023-11-03 Relisted — GAMLS
• 2023-05-18 Listing Removed — GAMLS
• 2023-05-13 Relisted — GAMLS
• 2023-04-12 Delisted — GAMLS
• 2023-03-22 Price Changed $174,000 GAMLS
• 2023-02-27 Listed $179,000 GAMLS
• 2023-02-27 Listed $175,000 GAMLS
• 1976-05-17 Sold (Public Records) $44,000 Public Records

Property tax history

+7.7%/yr

Latest (2025): $2,622 · +17.3% YoY. Source: county tax records.