2259 Old Salem Rd SE · Conyers, GA 30013

$315,000

3 bd · 2.5 ba · 2,680 sqft · SingleFamily public records · 245 Days on market

Built 2001 1.00 ac lot $118/sqft · 15% below area Est $371k · 15% under

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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 +14.3/15.0
• Cash flow +7.9/30.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• DSCR +2.0/10.0
• Schools +1.9/10.0
• 1% rule +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

WOW WOW WOW SUCH AN AMAZING 2680 SQUARE FEET HOME WITH 5 BEDROOOMS AND 3 BATHS FOR SALE. The ranch home offers the glowing floor with no carpet. The kitchen offers the dine-in kitchen with the granite countertop and the huge kitchen island. The stove is electric and stainless steel. There is a a huge parking lot in front of the home. The front porch is spacious and lovely. The backyard patio is huge as well. The backyard is private with fence. This home is on 1 acre lot. The home is in the quiet neighbourhood and is very convenient near shopping centres, restaurants and more. The washer, dryer and fridge stay at the home for free. The home was appraised for over 345k. It is listed below the appraisal value and the owner is willing to give a CREDIT OF 10000.00 DOLLARS FOR YOU TO BUY DOWN THE RATES OR TO PAY FOR YOUR CLOSING COSTS OR TO FIX THE HOME AT YOUR WISH. THE HOME IS READY TO MOVE IN. SO HURRY BEFORE IT LASTS !!!

Key facts

• Dine-in kitchen
• Huge backyard patio
• Spacious front porch

Tags

• DINE-IN KITCHEN
• GRANITE COUNTERTOP
• HUGE KITCHEN ISLAND
• HUGE PARKING LOT
• SPACIOUS FRONT PORCH
• HUGE BACKYARD PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-338 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (18.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (33.2% below list).
• Recommended offer: $210k (33.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#167 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, amenities D, commute F.
• Rockdale County (suburban): math 14% / reading 29% proficiency, ranked #136 of 174 in GA (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Flat Shoals Elementary School (math 17% / reading 32%, grade F, #753 of 1,228 statewide, top 64%, 578 students, 70% FRL); Memorial Middle School (math 12% / reading 34%, grade F, #321 of 470 statewide, top 69%, 771 students, 79% FRL); Salem High School (math 2% / reading 15%, grade F, #375 of 424 statewide, top 88%, 1,120 students, 71% FRL).
• Market conditions: Rents soft (-1.3%/yr); 377 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 483 units permitted in Rockdale County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($75k/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 $9k of value loss. Plan a longer hold.
• Rockdale 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 245 days — a 12% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• 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.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% 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 $210,301 (33.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 245 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.67% ✗
• Cap rate: 5.01%
• Cash-on-cash: -4.59%
• DSCR: 0.80
• GRM: 12.5

CMA / ARV

• ARV (median comp): $370,730
• List price: $315,000
• Delta: -15.03%
• 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
1165 Azalea Cir SE	0.52mi	3/2.5	2,794 (+4%)	3mo	$335,000	$120	66
1211 Saxony Dr SE	0.59mi	4/2.5 (+1)	2,684 (+0%)	3mo	$339,000	$126	65
2236 SE Mission Ridge Dr	0.42mi	4/2.5 (+1)	2,788 (+4%)	8mo	$325,000	$117	62
2320 Deerfield Chase	0.63mi	4/3.0 (+1)	2,672 (-0%)	3mo	$392,000	$147	61
1321 Earle Ct SE	0.53mi	4/3.0 (+1)	2,600 (-3%)	11mo	$292,760	$113	54
1342 Jimson Cir SE	0.49mi	4/2.5 (+1)	2,567 (-4%)	17mo	$424,000	$165	51
1613 Brentwood Xing SE	0.39mi	4/2.5 (+1)	2,325 (-13%)	6mo	$321,000	$138	50
2239 Mission Ridge Dr SE	0.44mi	4/2.5 (+1)	3,044 (+14%)	7mo	$335,000	$110	46
2100 Ann Ct SE	0.36mi	4/2.5 (+1)	2,316 (-14%)	13mo	$222,000	$96	45
1622 Brentwood Xing SE	0.48mi	3/2.5	2,288 (-15%)	13mo	$325,000	$142	42
2561 Old Salem Cir SE	0.63mi	4/3.5 (+1)	2,957 (+10%)	4mo	$405,000	$137	41
1635 Brentwood Xing SE	0.63mi	4/2.5 (+1)	2,339 (-13%)	21mo	$340,000	$145	27

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -27.2%
• Equity multiple: 0.11×
• Total profit: $-78,785
• Equity at exit: $46,968

10-year hold

• IRR: -38.5%
• Equity multiple: -0.37×
• Total profit: $-120,423
• Equity at exit: $27,235

Cash invested: $88,200 (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 30013

• Home prices YoY: -29.5%
• Rents YoY: -1.3%
• Active inventory: 377
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $2,103 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$216 /mo · $2,590/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $-338

Break-even live

Break-even rent $2,530

Max offer price $255,366

Occupancy floor —

Sensitivity live

Price	-10% $-159	-5% $-248	+0% $-338	+5% $-427	+10% $-516
Rent	-10% $-504	-5% $-421	+0% $-338	+5% $-255	+10% $-171
Rate	-1.0pp $-179	-0.5pp $-257	base $-338	+0.5pp $-419	+1.0pp $-502

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2255 Kings Forest Dr SE Conyers, GA	4.0	2.0	2077	$2,075	$1.00	26d	1	0.23mi
2101 Ann Ct SE Conyers, GA	4.0	2.5	2236	$2,110	$0.94	21d	1	0.36mi
1986 Lou Dr SE Conyers, GA	3.0	2.0	1834	$2,500	$1.36	45d	1	0.64mi
2165 Boxwood Cir Conyers, GA	4.0	2.5	2091	$2,250	$1.08	45d	1	0.94mi
2133 Boxwood Cir Conyers, GA	4.0	2.5	2087	$2,250	$1.08	26d	1	1.02mi
2146 Miller Chapel Rd SE Conyers, GA	3.0	2.5	1875	$2,265	$1.21	45d	2	1.04mi
1210 Maple St SE Conyers, GA	3.0	2.5	1970	$1,840	$0.93	14d	1	1.12mi
1615 Aiden Way Conyers, GA	3.0	2.5	1750	$2,250	$1.29	22d	1	1.14mi
2120 Weatherstone Cir SE Conyers, GA	3.0	2.0	2076	$2,250	$1.08	26d	1	1.14mi

Listing history 12 events

1. 2026-05-17
   status Pending 932-char remark

   Show marketing remark (932 chars)

   WOW WOW WOW SUCH AN AMAZING 2680 SQUARE FEET HOME WITH 5 BEDROOOMS AND 3 BATHS FOR SALE. The ranch home offers the glowing floor with no carpet. The kitchen offers the dine-in kitchen with the granite countertop and the huge kitchen island. The stove is electric and stainless steel. There is a a huge parking lot in front of the home. The front porch is spacious and lovely. The backyard patio is huge as well. The backyard is private with fence. This home is on 1 acre lot. The home is in the quiet neighbourhood and is very convenient near shopping centres, restaurants and more. The washer, dryer and fridge stay at the home for free. The home was appraised for over 345k. It is listed below the appraisal value and the owner is willing to give a CREDIT OF 10000.00 DOLLARS FOR YOU TO BUY DOWN THE RATES OR TO PAY FOR YOUR CLOSING COSTS OR TO FIX THE HOME AT YOUR WISH. THE HOME IS READY TO MOVE IN. SO HURRY BEFORE IT LASTS !!!

2. 2026-05-17
   status Under Contract 932-char remark

   Show marketing remark (932 chars)

   WOW WOW WOW SUCH AN AMAZING 2680 SQUARE FEET HOME WITH 5 BEDROOOMS AND 3 BATHS FOR SALE. The ranch home offers the glowing floor with no carpet. The kitchen offers the dine-in kitchen with the granite countertop and the huge kitchen island. The stove is electric and stainless steel. There is a a huge parking lot in front of the home. The front porch is spacious and lovely. The backyard patio is huge as well. The backyard is private with fence. This home is on 1 acre lot. The home is in the quiet neighbourhood and is very convenient near shopping centres, restaurants and more. The washer, dryer and fridge stay at the home for free. The home was appraised for over 345k. It is listed below the appraisal value and the owner is willing to give a CREDIT OF 10000.00 DOLLARS FOR YOU TO BUY DOWN THE RATES OR TO PAY FOR YOUR CLOSING COSTS OR TO FIX THE HOME AT YOUR WISH. THE HOME IS READY TO MOVE IN. SO HURRY BEFORE IT LASTS !!!

3. 2025-12-01
   price $315,000 932-char remark

   Show marketing remark (932 chars)

   WOW WOW WOW SUCH AN AMAZING 2680 SQUARE FEET HOME WITH 5 BEDROOOMS AND 3 BATHS FOR SALE. The ranch home offers the glowing floor with no carpet. The kitchen offers the dine-in kitchen with the granite countertop and the huge kitchen island. The stove is electric and stainless steel. There is a a huge parking lot in front of the home. The front porch is spacious and lovely. The backyard patio is huge as well. The backyard is private with fence. This home is on 1 acre lot. The home is in the quiet neighbourhood and is very convenient near shopping centres, restaurants and more. The washer, dryer and fridge stay at the home for free. The home was appraised for over 345k. It is listed below the appraisal value and the owner is willing to give a CREDIT OF 10000.00 DOLLARS FOR YOU TO BUY DOWN THE RATES OR TO PAY FOR YOUR CLOSING COSTS OR TO FIX THE HOME AT YOUR WISH. THE HOME IS READY TO MOVE IN. SO HURRY BEFORE IT LASTS !!!

4. 2025-12-01
   price $315,000 932-char remark

   Show marketing remark (932 chars)

   WOW WOW WOW SUCH AN AMAZING 2680 SQUARE FEET HOME WITH 5 BEDROOOMS AND 3 BATHS FOR SALE. The ranch home offers the glowing floor with no carpet. The kitchen offers the dine-in kitchen with the granite countertop and the huge kitchen island. The stove is electric and stainless steel. There is a a huge parking lot in front of the home. The front porch is spacious and lovely. The backyard patio is huge as well. The backyard is private with fence. This home is on 1 acre lot. The home is in the quiet neighbourhood and is very convenient near shopping centres, restaurants and more. The washer, dryer and fridge stay at the home for free. The home was appraised for over 345k. It is listed below the appraisal value and the owner is willing to give a CREDIT OF 10000.00 DOLLARS FOR YOU TO BUY DOWN THE RATES OR TO PAY FOR YOUR CLOSING COSTS OR TO FIX THE HOME AT YOUR WISH. THE HOME IS READY TO MOVE IN. SO HURRY BEFORE IT LASTS !!!

5. 2025-09-13
   listed $330,000 Active 932-char remark

   Show marketing remark (932 chars)

   WOW WOW WOW SUCH AN AMAZING 2680 SQUARE FEET HOME WITH 5 BEDROOOMS AND 3 BATHS FOR SALE. The ranch home offers the glowing floor with no carpet. The kitchen offers the dine-in kitchen with the granite countertop and the huge kitchen island. The stove is electric and stainless steel. There is a a huge parking lot in front of the home. The front porch is spacious and lovely. The backyard patio is huge as well. The backyard is private with fence. This home is on 1 acre lot. The home is in the quiet neighbourhood and is very convenient near shopping centres, restaurants and more. The washer, dryer and fridge stay at the home for free. The home was appraised for over 345k. It is listed below the appraisal value and the owner is willing to give a CREDIT OF 10000.00 DOLLARS FOR YOU TO BUY DOWN THE RATES OR TO PAY FOR YOUR CLOSING COSTS OR TO FIX THE HOME AT YOUR WISH. THE HOME IS READY TO MOVE IN. SO HURRY BEFORE IT LASTS !!!

6. 2025-09-13
   listed $330,000 New 932-char remark

   Show marketing remark (932 chars)

   WOW WOW WOW SUCH AN AMAZING 2680 SQUARE FEET HOME WITH 5 BEDROOOMS AND 3 BATHS FOR SALE. The ranch home offers the glowing floor with no carpet. The kitchen offers the dine-in kitchen with the granite countertop and the huge kitchen island. The stove is electric and stainless steel. There is a a huge parking lot in front of the home. The front porch is spacious and lovely. The backyard patio is huge as well. The backyard is private with fence. This home is on 1 acre lot. The home is in the quiet neighbourhood and is very convenient near shopping centres, restaurants and more. The washer, dryer and fridge stay at the home for free. The home was appraised for over 345k. It is listed below the appraisal value and the owner is willing to give a CREDIT OF 10000.00 DOLLARS FOR YOU TO BUY DOWN THE RATES OR TO PAY FOR YOUR CLOSING COSTS OR TO FIX THE HOME AT YOUR WISH. THE HOME IS READY TO MOVE IN. SO HURRY BEFORE IT LASTS !!!

7. 2025-05-23
   soldstatus $320,000
8. 2009-12-15
   price $66,500 Reduced
9. 2007-10-04
   soldstatus $145,000
10. 2004-07-29
    soldstatus $127,500
11. 2002-11-05
    soldstatus $60,000
12. 2000-04-13
    soldstatus $280,000

ⓘ 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: $2,590 · $216/mo
• Projected year-2 tax: $2,898 · $242/mo
• Expected delta: +$308/yr (+$26/mo · 11.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,236
• − Mortgage interest: −$17,645
• − Property taxes: −$2,590
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,019
• − Management: −$2,019
• − Depreciation: −$9,164
• Taxable loss: −$9,775
• Est. tax savings @ 24.0%: +$2,346
• After-tax cash flow: $-1,705/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: Rockdale County
• NCES district ID: 1304410
• Math proficiency: 14% ▼ -17.00%
• Reading proficiency: 29% ▼ -11.00%
• Median HH income: $53,325
• Composite: 19.42/100
• National rank: #8776
• State rank: #136 of 174 in GA

Livability — Conyers

• Score: 67/100
• State rank: #167
• US rank: #10533

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Rockdale County · 96,534 people
• City population: 96,534
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 28,297
• Household income: $74,691
• Rent vs Own: 36.5% rent · 63.5% own
• Severe rent burden: 1197.0

Population outlook (Rockdale County) Hauer SSP2

• Today (2025): 99,145 people
• By 2030: 104,558 · +5.5%
• By 2040: 116,100 · +17.1%
• By 2050: 127,827 · +28.9%
• By 2075: 159,113 · +60.5%
• By 2100: 181,178 · +82.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (70%)
• Race & ethnicity: Black 70% White 17% Two or more races 6% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 11% · Canada, Vietnam, China
• Languages at home: 92% English-only · Spanish 3% Vietnamese 1% Other Indo-European 1%

Political lean MEDSL · Rockdale

• 2024 margin: Solid D (+47.5) · D 73.4% · R 25.9%
• 2008→2024 swing: +37.9pp toward D · 2008: 9.6pp · 2024: 47.5pp
• All cycles: 2024: D+47.5 2020: D+40.8 2016: D+25.9 2012: D+16.4 2008: D+9.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -80.27%
• Current HPI: 192.1705
• Rent YoY: ▼ -1.33%
• 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

+12.5% since first listed

12 events — show timeline

• 2026-05-17 Pending — FMLS
• 2026-05-17 Pending — GAMLS
• 2025-12-01 Price Changed $315,000 GAMLS
• 2025-12-01 Price Changed $315,000 FMLS
• 2025-09-13 Listed $330,000 GAMLS
• 2025-09-13 Listed $330,000 FMLS
• 2025-05-23 Sold (Public Records) $320,000 Public Records
• 2009-12-15 Price Changed $66,500 GAMLS
• 2007-10-04 Sold (Public Records) $145,000 Public Records
• 2004-07-29 Sold (Public Records) $127,500 Public Records
• 2002-11-05 Sold (Public Records) $60,000 Public Records
• 2000-04-13 Sold (Public Records) $280,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $2,590 · -2.3% YoY. Source: county tax records.