145 Knob Dr · Carrollton, GA 30116

$224,900

3 bd · 2.0 ba · 1,152 sqft · SingleFamily public records · 8 Days on market

Built 1988 0.39 ac lot Est $215k · at est.

---

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).

• Cash flow +19.2/30.0
• DSCR +6.0/10.0
• ARV discount +5.5/15.0
• 1% rule +4.1/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.2/10.0

Listing remarks MLS

Are you wanting a new home and can't afford much? Well, this one is it. It has been remolded and updated from the new roof to flooring, Lights, new painted walls, new kitchen cabinets, new kitchen appliances and new plumbing fixtures. The seller has added a brand new fireplace tv stand along with a new 65 inch tv. This lovely home also offers fresh exterior paint and new HVAC unit and an oversized back deck. You will also fine it has a sizable front yard and back yard. The bathrooms gives you new sinks, toilets and new brushed nickel finished plumbing fixtures.

Key facts

• New flooring
• New kitchen cabinets
• New roof

Tags

• NEW ROOF
• NEW FLOORING
• NEW KITCHEN CABINETS
• NEW KITCHEN APPLIANCES
• NEW PLUMBING FIXTURES
• NEW FIREPLACE TV STAND

Property features AI

Exterior

• Parking: Three total parking spaces; Driveway; Detached parking (open parking available)
• Utilities: Public water; Septic tank sewer; Electric service with 220 volts available; Electricity and water available
• Home design: One-level home; Updated/remodeled condition
• Construction: Metal roof; Construction materials: Other; Brick/mortar foundation; Built/updated with HVAC efficiency features
• Exterior features: Deck; Paved road frontage on a county road

Interior

• Kitchen: White cabinets; Open view to the family room; Dishwasher; Electric range
• Bedrooms: Three main-level bedrooms; Split bedroom plan with master on the main
• Flooring: Tile flooring
• Bathrooms: Two full bathrooms; Master bath has separate tub and shower and a soaking tub
• Heating & cooling: Central air conditioning; Heating listed as other; HVAC included in green energy/efficiency features
• Interior features: One fireplace (electric, free-standing) in the family room; Walk-in closet(s); Insulated windows; No common walls; Crawl space foundation access
• Laundry & utility: Laundry located on the main level in the kitchen; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $241 ($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 $204k (9.2% below list).
• Recommended offer: $204k (9.2% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 3.3% in Carrollton — 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 69/100 on livability (#113 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities C-, schools D, commute 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.
• Market conditions: 208 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 876 units permitted in Carroll County in 2024 (150 in 5+ unit buildings).
• This rent runs 32% of the median local income ($77k/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 $7k 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.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $49k; list at $225k implies a 359% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $204,186 (9.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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?
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: 0.91% ✗
• Cap rate: 7.58%
• Cash-on-cash: 4.59%
• DSCR: 1.20
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $215,424
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
240 Knob Dr	0.19mi	3/2.0	1,152 (0%)	4mo	$215,000	$187	88

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.2%
• Equity multiple: 0.66×
• Total profit: $-21,185
• Equity at exit: $33,533

10-year hold

• IRR: 0.2%
• Equity multiple: 1.02×
• Total profit: $975
• Equity at exit: $19,445

Cash invested: $62,972 (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 30116

• Home prices YoY: -2.6%
• Active inventory: 208
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,042 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$99 /mo · $1,189/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $241

Break-even live

Break-even rent $1,737

Max offer price $224,900

Occupancy floor 83%

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1085 Horsley Mill Rd Carrollton, GA	3.0	1.5	1080	$1,600	$1.48	24d	1	0.75mi
99 Carroll Cir Carrollton, GA	3.0	2.5	1400	$2,275	$1.62	5d	1	1.33mi
101 Carroll Cir Carrollton, GA	3.0	2.5	1400	$2,275	$1.62	5d	1	1.33mi
103 Carroll Cir Carrollton, GA	3.0	2.5	1400	$2,275	$1.62	5d	1	1.33mi
105 Carroll Cir Carrollton, GA	3.0	2.5	1400	$2,275	$1.62	5d	1	1.34mi
109 Burns Rd Carrollton, GA	3.0	2.5	1400	$2,275	$1.62	5d	1	1.34mi
153 Carroll Cir Carrollton, GA	3.0	2.0	1189	$1,695	$1.43	3d	1	1.36mi
153 Carroll Cir Carrollton, GA	3.0	2.0	1189	$1,695	$1.43	5d	1	1.36mi

Listing history 6 events

1. 2026-06-18
   days on market $224,900 Active 8 DOM
2. 2026-06-17
   days on market $224,900 Active 7 DOM
3. 2026-06-16
   days on market $224,900 Active 6 DOM
4. 2026-06-15
   days on market $224,900 Active 5 DOM
5. 2026-06-13
   remarks 568-char remark
6. 2026-06-13
   listed $224,900 Active 3 DOM

ⓘ 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: $1,189 · $99/mo
• Projected year-2 tax: $2,069 · $172/mo
• Expected delta: +$880/yr (+$73/mo · 74.0%)

ⓘ 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 5/10 Major 7 d/yr ≥102°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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,502
• − Mortgage interest: −$12,598
• − Property taxes: −$1,189
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,960
• − Management: −$1,960
• − Depreciation: −$6,543
• Taxable loss: −$872
• Est. tax savings @ 24.0%: +$209
• After-tax cash flow: $3,099/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 — Carrollton

• Score: 69/100
• State rank: #113
• US rank: #8542

Category grades

Amenities C- Commute F Cost of living A+ Crime B+ Employment F 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: 61,993
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 22,189
• Household income: $77,030
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 332.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Black 16% Hispanic / Latino 11% Two or more races 6%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 1%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 9%

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: ▼ -9.61%
• Current HPI: 365.8744
• 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

+338.9% since first listed

6 events — show timeline

• 2026-06-10 Listed $224,900 FMLS
• 2026-06-10 Listed $224,900 GAMLS
• 1997-05-08 Sold (Public Records) $49,000 Public Records
• 1997-04-01 Sold (Public Records) $59,016 Public Records
• 1991-07-19 Sold (Public Records) $52,763 Public Records
• 1989-09-23 Sold (Public Records) $51,245 Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,189 · -1.1% YoY. Source: county tax records.