45 Harlan Lane Dr · Villa Rica, GA 30180

$219,900

4 bd · 2.0 ba · 1,904 sqft · Other · 72 Days on market

Built 2015 0.32 ac lot $115/sqft · 28% below area Est $307k · 28% under ↓ 2% 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 +17.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +4.8/10.0
• 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

Welcome to this charming 4-bedroom, 2-bathroom home located in the heart of Villa Rica, GA. Built in 2015 and set on a permanent block foundation, this ranch-style home offers 1,904 SQFT of comfortable living space on a level, .32-acre lot. Step inside to find a freshly painted interior, complete with brand new carpet throughout, creating a move-in ready atmosphere. The spacious layout includes a cozy country kitchen with a convenient breakfast bar, perfect for casual dining or entertaining. The kitchen comes fully equipped with a refrigerator, dishwasher, and oven, all of which convey with the home so that you can have the space and amenities needed to entertain. Designed with accessibility in mind, this home is wheelchair accessible, ensuring convenience for all. A laundry/mudroom offers added functionality for daily chores, and the 2-car carport provides plenty of space for parking and storage. Located close to Glanton Hindsman Elementary and both Villa Rica Middle and High Schools, making this the perfect home for a growing family. Don't miss out on the chance to own this well-maintained, modern home that combines style, accessibility, and comfort in one fantastic package!

Key facts

• 2 car carport
• Laundry mudroom
• Cozy country kitchen

Tags

• PERMANENT BLOCK FOUNDATION
• WHEELCHAIR ACCESSIBLE
• COZY COUNTRY KITCHEN
• BREAKFAST BAR
• LAUNDRY MUDROOM
• 2 CAR CARPORT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $220k.

Deal economics

• At list price, monthly cash flow is $181 ($2k/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 $215k (2.1% below list).
• Recommended offer: $207k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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); 668 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $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

• It's been on market 72 days — a 6% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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.

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 $206,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.98% ✗
• Cap rate: 7.28%
• Cash-on-cash: 3.53%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

• ARV (median comp): $306,944
• List price: $219,900
• Delta: -28.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.42% rent growth · sell at horizon

5-year hold

• IRR: -11.4%
• Equity multiple: 0.59×
• Total profit: $-25,305
• Equity at exit: $32,788

10-year hold

• IRR: -3.0%
• Equity multiple: 0.80×
• Total profit: $-12,105
• Equity at exit: $19,013

Cash invested: $61,572 (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: 668
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,153 high
• Mortgage (P&I): −$1,153
• Tax est. 1.5%: −$275 /mo · $3,298/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $181

Break-even live

Break-even rent $1,924

Max offer price $219,900

Occupancy floor 87%

Sensitivity live

Price	-10% $333	-5% $257	+0% $181	+5% $105	+10% $29
Rent	-10% $11	-5% $96	+0% $181	+5% $266	+10% $351
Rate	-1.0pp $292	-0.5pp $237	base $181	+0.5pp $124	+1.0pp $66

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
78 Brookside Way Villa Rica, GA	3.0	2.5	1799	$1,985	$1.10	26d	1	0.29mi
45 Cedars Glen Way Villa Rica, GA	4.0	2.5	1400	$1,779	$1.27	46d	1	0.62mi
338 Ridge Dr Villa Rica, GA	4.0	2.0	2080	$2,000	$0.96	14d	1	0.69mi
106 Whitney Ln Villa Rica, GA	4.0	3.0	2332	$2,245	$0.96	26d	1	0.77mi
278 Indian Lake Trl Villa Rica, GA	3.0	2.0	1556	$1,975	$1.27	7d	1	0.81mi
249 Indian Lake Trl Villa Rica, GA	4.0	4.0	2509	$2,229	$0.89	19d	1	0.84mi
224 Indian Lake Trl Villa Rica, GA	4.0	3.0	1811	$1,945	$1.07	46d	1	0.86mi
216 Indian Lake Trl Villa Rica, GA	4.0	2.0	2040	$1,850	$0.91	46d	1	0.87mi
188 Whitney Ln Villa Rica, GA	3.0	2.0	2027	$1,669	$0.82	5d	1	0.93mi
313 Kenmore Ct Villa Rica, GA	4.0	2.5	2313	$2,145	$0.93	15d	1	1.19mi
112 Harvard Dr Villa Rica, GA	4.0	3.0	2250	$1,895	$0.84	5d	1	1.20mi

Listing history 26 events

1. 2026-06-22
   days on market $219,900 Active 72 DOM
2. 2026-06-21
   days on market $219,900 Active 71 DOM
3. 2026-06-18
   days on market $219,900 Active 68 DOM
4. 2026-06-17
   days on market $219,900 Active 67 DOM
5. 2026-06-16
   days on market $219,900 Active 66 DOM
6. 2026-06-15
   days on market $219,900 Active 65 DOM
7. 2026-06-13
   days on market $219,900 Active 63 DOM
8. 2026-06-09
   days on market $219,900 Active 59 DOM
9. 2026-06-08
   days on market $219,900 Active 58 DOM
10. 2026-06-07
    days on market $219,900 Active 57 DOM
11. 2026-06-04
    days on market $219,900 Active 54 DOM
12. 2026-06-03
    days on market $219,900 Active 53 DOM
13. 2026-06-02
    days on market $219,900 Active 52 DOM
14. 2026-06-01
    days on market $219,900 Active 51 DOM
15. 2026-05-31
    days on market $219,900 Active 50 DOM
16. 2026-03-18
    listed $229,900 New 1195-char remark

    Show marketing remark (1195 chars)

    Welcome to this charming 4-bedroom, 2-bathroom home located in the heart of Villa Rica, GA. Built in 2015 and set on a permanent block foundation, this ranch-style home offers 1,904 SQFT of comfortable living space on a level, .32-acre lot. Step inside to find a freshly painted interior, complete with brand new carpet throughout, creating a move-in ready atmosphere. The spacious layout includes a cozy country kitchen with a convenient breakfast bar, perfect for casual dining or entertaining. The kitchen comes fully equipped with a refrigerator, dishwasher, and oven, all of which convey with the home so that you can have the space and amenities needed to entertain. Designed with accessibility in mind, this home is wheelchair accessible, ensuring convenience for all. A laundry/mudroom offers added functionality for daily chores, and the 2-car carport provides plenty of space for parking and storage. Located close to Glanton Hindsman Elementary and both Villa Rica Middle and High Schools, making this the perfect home for a growing family. Don't miss out on the chance to own this well-maintained, modern home that combines style, accessibility, and comfort in one fantastic package!

17. 2025-01-07
    historical
18. 2025-01-02
    historical
19. 2024-12-23
    status Active
20. 2024-12-23
    status Back On Market
21. 2024-12-02
    status Pending
22. 2024-11-30
    status Under Contract
23. 2024-10-10
    price $219,800
24. 2024-10-10
    price $219,800
25. 2024-09-24
    listed $235,000 New
26. 2024-09-24
    listed $235,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥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: $25,837
• − Mortgage interest: −$12,318
• − Property taxes: −$3,298
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,067
• − Management: −$2,067
• − Depreciation: −$6,397
• Taxable loss: −$1,410
• Est. tax savings @ 24.0%: +$338
• After-tax cash flow: $2,513/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

• 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

-2.2% since first listed

11 events — show timeline

• 2026-03-18 Listed $229,900 GAMLS
• 2025-01-07 Listing Removed — GAMLS
• 2025-01-02 Listing Removed — FMLS
• 2024-12-23 Relisted — FMLS
• 2024-12-23 Relisted — GAMLS
• 2024-12-02 Pending — FMLS
• 2024-11-30 Pending — GAMLS
• 2024-10-10 Price Changed $219,800 FMLS
• 2024-10-10 Price Changed $219,800 GAMLS
• 2024-09-24 Listed $235,000 FMLS
• 2024-09-24 Listed $235,000 GAMLS

Property tax history

-0.8%/yr

Latest (2025): $118 · -1.1% YoY. Source: county tax records.