8084 Louis Dr · Heron Bay, GA 30248

$449,900

6 bd · 4.0 ba · 3,678 sqft · SingleFamily public records · 9 Days on market

Built 2020 0.56 ac lot $122/sqft · 9% below area Est $494k · 9% 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).

• Cash flow +11.8/30.0
• ARV discount +11.5/15.0
• DSCR +3.5/10.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Assumable VA Loan Opportunity in Heron Bay Golf & Country Club Locust Grove, GA Welcome to resort-style living in the highly sought-after Heron Bay Golf & Country Club, a master-planned community that was proudly recognized as Community of the Year by the Home Builders Association. Built in 2020 and barely lived in, this stunning 5-bedroom, 4-bathroom home offers 3,633 square feet of thoughtfully designed living space and an incredible opportunity to assume the seller's low-interest VA loan, potentially saving thousands compared to today's mortgage rates. From the moment you enter, you'll appreciate the open-concept design, spacious living areas, and numerous upgrades throughout. The main level features a guest bedroom and full bathroom, making it ideal for multi-generational living, visiting family, or a private home office. The heart of the home is the chef-inspired kitchen, complete with a touchscreen Samsung refrigerator, gas cooktop, oversized center island, double pantry, and abundant cabinet space. Entertain with ease in the oversized family room and elegant dining area featuring upgraded lighting. Upstairs, you'll find a spacious loft that serves as the perfect entertainment center, media room, play area, or secondary living space. Storage will never be an issue with the large hallway walk-in closet, dedicated laundry room storage cabinets, and a custom California-style owner's closet. The luxurious owner's suite offers a private retreat with a spa-inspired bathroom and custom closet system. A separate teen suite with its own walk-in closet and private bathroom provides comfort and privacy for older children or guests. Step outside and enjoy a fully fenced backyard complete with a 10' x 16' storage shed, perfect for lawn equipment, tools, outdoor gear, and seasonal storage. The included swingset creates a fun outdoor space for children and family gatherings. Additional features include: * Assumable low-interest VA loan * 5 Bedrooms 4 Bathrooms * 3,633 Square Feet * Built in 2020 * Guest suite on main level * Double pantry * Oversized family room * Large loft/entertainment area * California-style primary closet * Teen en-suite bedroom * Touchscreen Samsung refrigerator included * Washer and dryer included * Gas cooking * Large kitchen island * Laundry room storage cabinets * Walk-in storage closet * 10' x 16' outdoor storage building * Backyard swingset included Living in Heron Bay means access to exceptional amenities including: * Championship Golf Course * Country Club * Resort-Style Aquatic Center * Tennis Courts * Playground * Walking Trails * Lakefront Pavilion * Fire Pit Gathering Area * Clubhouse and Community Events Conveniently located near Interstate 75, shopping, dining, schools, and medical facilities, this home offers the perfect blend of luxury, comfort, and community living. Schedule your private showing today and discover why so many families choose to call Heron Bay home.

Key facts

• Large loft
• 0.56 acre lot
• 2 garage spots

Tags

• HERON BAY GOLF & COUNTRY CLUB
• MASTER-PLANNED COMMUNITY
• CHEF-INSPIRED KITCHEN
• OVERSIZED FAMILY ROOM
• LARGE LOFT
• TEEN EN-SUITE BEDROOM

Property features AI

Finance

• Other: Private road frontage with concrete and asphalt surfaces; Directions: GPS
• HOA & community: Homeowners association with amenities including clubhouse, fitness center, pool, tennis and pickleball courts, playground, lake, sidewalks and nearby shopping; Association fee includes tennis

Exterior

• Parking: Attached garage; Two garage spaces; Driveway parking; Total of four parking spaces; Open parking available
• Utilities: Public water; Public sewer; Electric service includes 110V and 220V (220V in laundry); Phone, cable and sewer available
• Home design: Two-story home; Brick construction; Slab foundation; Composition/shingle roof; Resale property
• Construction: Brick exterior; Shingle/composition roof; Slab foundation; Other equipment: satellite dish
• Exterior features: Deck; Covered and enclosed porch options; Front porch; Screened porch; Rain gutters; Storage; Outbuilding, shed(s) and additional storage structures; Community spa/pool area

Interior

• Kitchen: Breakfast bar; Eat-in kitchen; Kitchen island; Walk-in pantry; Open view to family room; Dishwasher; Gas range; Microwave; Range hood; Refrigerator
• Bedrooms: One main-level bedroom; Four upper-level bedrooms; Oversized master suite with sitting room
• Flooring: Hardwood; Wood; Tile; Carpet
• Bathrooms: Four full bathrooms; Master bath with double vanity, separate tub and shower, soaking tub, and vaulted ceiling(s)
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Entrance foyer; High 9-ft ceilings on main level; Walk-in closets; Recessed lighting; Double vanity in baths; One factory-built fireplace in family room
• Laundry & utility: Laundry room located on upper level; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 6-bed/4.0-bath single-family listed at $450k.

Deal economics

• At list price, monthly cash flow is $-127 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $427k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $320k (28.8% below list).
• Recommended offer: $320k (28.8% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.2% in Heron Bay — 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 67/100 on livability (#159 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Henry County (rural): math 24% / reading 33% proficiency, ranked #89 of 174 in GA (top 51%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Bethlehem Elementary School (math 22% / reading 27%, grade F, #753 of 1,228 statewide, top 64%, 474 students, 53% FRL); Locust Grove Middle (math 30% / reading 35%, grade F, #221 of 470 statewide, top 48%, 1,103 students, 51% FRL); Locust Grove High (math 7% / reading 33%, grade F, #232 of 424 statewide, top 56%, 1,637 students, 41% FRL).
• Market conditions: Rents rising (+2.2%/yr); 499 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,989 units permitted in Henry County in 2024 (92 in 5+ unit buildings).
• At $3,203/mo this rent would consume 46% of the median local household income ($84k/yr) (locally 485% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.
• Henry County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 6y 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.
• Current owner paid $320k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $320,314 (28.8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.71% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.21%
• DSCR: 0.95
• GRM: 11.7

CMA / ARV

• ARV (median comp): $493,721
• List price: $449,900
• Delta: -7.84%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8069 Louis Dr	0.08mi	5/4.5 (-1)	3,552 (-3%)	9mo	$425,000	$120	76
6142 Golf View Xing	0.24mi	5/4.0 (-1)	3,590 (-2%)	8mo	$425,000	$118	73
8041 Louis Dr	0.20mi	5/4.5 (-1)	3,486 (-5%)	4mo	$429,000	$123	72
6048 Golf View Xing	0.41mi	5/4.0 (-1)	3,805 (+4%)	12mo	$622,000	$163	60
7113 Treveno Pl	0.31mi	6/4.5	3,902 (+6%)	17mo	$550,000	$141	60
7221 Eton Ln	0.50mi	5/4.0 (-1)	3,350 (-9%)	8mo	$399,900	$119	50
7204 Eton Ln	0.54mi	5/4.0 (-1)	3,208 (-13%)	3mo	$465,000	$145	46
7644 Watson Cir	0.42mi	5/3.0 (-1)	3,216 (-13%)	7mo	$365,000	$113	45
5371 Heron Bay Blvd	0.45mi	5/4.0 (-1)	3,208 (-13%)	10mo	$429,900	$134	44
7601 Watson Cir	0.53mi	5/3.0 (-1)	3,331 (-9%)	9mo	$375,000	$113	43
7256 Eton Ln	0.47mi	5/4.0 (-1)	3,214 (-13%)	13mo	$479,900	$149	41
5392 Heron Bay Blvd	0.50mi	5/4.0 (-1)	3,214 (-13%)	17mo	$429,900	$134	37

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 · 2.16% rent growth · sell at horizon

5-year hold

• IRR: -19.2%
• Equity multiple: 0.33×
• Total profit: $-83,901
• Equity at exit: $67,082

10-year hold

• IRR: -13.4%
• Equity multiple: 0.24×
• Total profit: $-95,232
• Equity at exit: $38,899

Cash invested: $125,972 (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 30248

• Home prices YoY: -21.0%
• Rents YoY: 2.2%
• Active inventory: 499
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $3,203 medium
• Mortgage (P&I): −$2,359
• Tax from tax record: −$111 /mo · $1,327/yr
• Insurance: −$187
• HOA: −$0
• Vacancy / Maint / Mgmt: −$673
• Net cashflow: $-127

Break-even live

Break-even rent $3,364

Max offer price $427,479

Occupancy floor 99%

Sensitivity live

Price	-10% $128	-5% $0	+0% $-127	+5% $-254	+10% $-382
Rent	-10% $-380	-5% $-253	+0% $-127	+5% $0	+10% $126
Rate	-1.0pp $100	-0.5pp $-12	base $-127	+0.5pp $-243	+1.0pp $-362

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: $112,475
• Closing costs: $13,497
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1629 Prospect Pl Locust Grove, GA	5.0	3.0	3350	$2,730	$0.81	26d	1	1.16mi
1521 Granby Ln Locust Grove, GA	5.0	3.5	3546	$3,031	$0.85	45d	1	1.30mi

Listing history 24 events

1. 2026-06-21
   days on market $449,900 Active 9 DOM
2. 2026-06-18
   days on market $449,900 Active 6 DOM
3. 2026-06-17
   days on market $449,900 Active 5 DOM
4. 2026-06-16
   days on market $449,900 Active 4 DOM
5. 2026-06-15
   days on market $449,900 Active 3 DOM
6. 2026-06-13
   pricedays on marketlisting id $449,900 Active 1 DOM
7. 2026-05-31
   days on market $455,000 Active 86 DOM
8. 2026-03-06
   listed $455,000 New 2056-char remark
9. 2026-02-28
   historical
10. 2025-11-30
    price $460,000
11. 2025-09-22
    price $481,000
12. 2025-08-13
    listed $496,000 New
13. 2020-10-30
    soldstatus $320,350 Sold
14. 2020-10-28
    soldstatus $320,350 Closed
15. 2020-10-17
    status Pending
16. 2020-09-19
    status Under Contract
17. 2020-09-19
    historical Active Under Contract
18. 2020-09-11
    status Pending Offer Approval
19. 2020-09-09
    price $324,350
20. 2020-09-02
    price $322,350
21. 2020-09-02
    price $322,350
22. 2020-08-23
    listed $320,350 Active
23. 2020-08-23
    listed $320,350 New
24. 2018-12-27
    soldstatus $4,713,600

ⓘ 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: $1,327 · $111/mo
• Projected year-2 tax: $4,139 · $345/mo
• Expected delta: +$2,812/yr (+$234/mo · 211.8%)

ⓘ 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 6/10 Major 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,438
• − Mortgage interest: −$25,201
• − Property taxes: −$1,327
• − Insurance: −$2,250
• − Repairs & maintenance: −$3,075
• − Management: −$3,075
• − Depreciation: −$13,088
• Taxable loss: −$9,579
• Est. tax savings @ 24.0%: +$2,299
• After-tax cash flow: $776/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: Henry County
• NCES district ID: 1302820
• Math proficiency: 24% ▼ -9.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $62,594
• Composite: 26.13/100
• National rank: #7279
• State rank: #89 of 174 in GA

Livability — Heron Bay

• Score: 67/100
• State rank: #159
• US rank: #10151

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Heron Bay, GA
• County: Henry County · 316,359 people
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 36,038
• Household income: $83,823
• Rent vs Own: 15.8% rent · 84.2% own
• Severe rent burden: 485.0

Population outlook (Henry County) Hauer SSP2

• Today (2025): 249,041 people
• By 2030: 264,369 · +6.2%
• By 2040: 294,459 · +18.2%
• By 2050: 322,249 · +29.4%
• By 2075: 392,310 · +57.5%
• By 2100: 437,836 · +75.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 51% Black 37% Hispanic / Latino 9% Two or more races 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Slovak 2% Italian 2% Iranian 1%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 6% French/Haitian/Cajun 1%

Political lean MEDSL · Henry

• 2024 margin: Strong D (+29.7) · D 64.5% · R 34.9%
• 2008→2024 swing: +37.1pp toward D · 2008: -7.5pp · 2024: 29.7pp
• All cycles: 2024: D+29.7 2020: D+20.5 2016: D+4.3 2012: R+3.2 2008: R+7.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -54.09%
• Current HPI: 203.5358
• Rent YoY: ▲ 2.16%
• 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

-90.5% since first listed

20 events — show timeline

• 2026-06-11 Listed $449,900 GAMLS
• 2026-06-11 Listed $449,900 FMLS
• 2026-05-31 Listing Removed — GAMLS
• 2026-03-06 Listed $455,000 GAMLS
• 2026-02-28 Listing Removed — GAMLS
• 2025-11-30 Price Changed $460,000 GAMLS
• 2025-09-22 Price Changed $481,000 GAMLS
• 2025-08-13 Listed $496,000 GAMLS
• 2020-10-30 Sold (MLS) $320,350 GAMLS
• 2020-10-28 Sold (MLS) $320,350 FMLS
• 2020-10-17 Pending — FMLS
• 2020-09-19 Pending — GAMLS
• 2020-09-19 Contingent — FMLS
• 2020-09-11 Pending — GAMLS
• 2020-09-09 Price Changed $324,350 GAMLS
• 2020-09-02 Price Changed $322,350 GAMLS
• 2020-09-02 Price Changed $322,350 FMLS
• 2020-08-23 Listed $320,350 GAMLS
• 2020-08-23 Listed $320,350 FMLS
• 2018-12-27 Sold (Public Records) $4,713,600 Public Records

Property tax history

+11.4%/yr

Latest (2025): $1,327 · -17.0% YoY. Source: county tax records.