None · Conyers, GA 30013

$210,000

2 bd · 2.0 ba · 1,680 sqft · MultiFamily public records · 12 Days on market

Built 1985 10,454 sqft lot Est $300k · 30% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Great investment opportunity. Needs full renovation

Key facts

• 0.24 acre lot
• 4 parking spots
• Built 1985

Property features AI

Finance

• Financial info: Multi-family property with 2 total units
• HOA & community: Curbs and sidewalks in the community

Exterior

• Parking: 4 total parking spaces
• Utilities: Public water; Public sewer; Cable available; Electricity available; Natural gas available
• Home design: Two-story building; Brick construction; Fixer condition; Composition roof
• Construction: Brick exterior; Composition roof
• Exterior features: Curb and sidewalk in the community; Level driveway; Open parking available

Interior

• Bedrooms: Two-level property (levels noted for layout)
• Flooring: Tile
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Aluminum window frames; Tile flooring

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $210k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $210k).
• Cap rate 17.1% vs local median 4.4% in Conyers — 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 (#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: Peek'S Chapel Elementary (math 12% / reading 17%, grade F, #996 of 1,228 statewide, top 83%, 532 students, 77% 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) — zoned schools average 75% FRL vs 60% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.3%/yr); 367 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 483 units permitted in Rockdale County in 2024 (0 in 5+ unit buildings).
• At $4,109/mo this rent would consume 66% of the median local household income ($75k/yr) (locally 1197% 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 $1k of loan paydown is wiped out by about $6k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $59k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y 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: moderate wind risk, 26% 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 $210,000

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. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.96% ✓
• Cap rate: 17.09%
• Cash-on-cash: 38.56%
• DSCR: 2.72
• GRM: 4.3

CMA / ARV

• ARV (median comp): $300,161
• List price: $210,000
• Delta: -30.04%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 31.3%
• Equity multiple: 2.26×
• Total profit: $74,276
• Equity at exit: $31,312

10-year hold

• IRR: 36.8%
• Equity multiple: 3.94×
• Total profit: $173,118
• Equity at exit: $18,157

Cash invested: $58,800 (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: 367
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $4,109 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$168 /mo · $2,014/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$863
• Net cashflow: $1,890

Break-even live

Break-even rent $1,717

Max offer price $210,000

Occupancy floor 49%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$4,110
Total (3 units)			$4,109

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2644 Fieldstone View Ln SE Unit C Conyers, GA	2.0	1.5	1296	$1,350	$1.04	44d	1	0.12mi
2644 Fieldstone View Ln SE Unit B Conyers, GA	2.0	2.0	1296	$1,350	$1.04	19d	1	0.12mi
2644 Fieldstone View Ln SE Apt A Conyers, GA	2.0	2.0	1296	$1,450	$1.12	44d	1	0.12mi
2120 Fieldstone View Ct SE Conyers, GA	3.0	2.0	1600	$1,700	$1.06	24d	1	0.12mi
2784 Coventry Grn SE Unit c Conyers, GA	3.0	2.0	1305	$1,625	$1.25	15d	1	0.15mi
2783 Coventry Grn SE Unit b Conyers, GA	3.0	2.0	1328	$1,595	$1.20	22d	1	0.17mi
2130 Fieldstone View Ct SE Unit B Conyers, GA	2.0	2.0	1322	$1,325	$1.00	44d	1	0.17mi
2782 Country Ct SE Unit B Conyers, GA	2.0	2.5	1218	$1,340	$1.10	24d	1	0.22mi
2136 Golfview Dr SE Conyers, GA	3.0	3.0	1200	$1,800	$1.50	44d	1	0.23mi
2591 Golfview Ter SE Conyers, GA	3.0	1.5	1496	$1,700	$1.14	44d	1	0.27mi
2112 Fairway Ct SE Conyers, GA	3.0	2.0	1150	$1,725	$1.50	5d	1	0.31mi
2206 Country Club Dr SE Conyers, GA	3.0	2.5	1723	$1,950	$1.13	24d	1	0.41mi
50 Salem Chase Way Conyers, GA	1.0–3.0	1.5–2.0	1019	$1,362	$1.34	5d	2	0.42mi
50 Loch Haven Dr SE Conyers, GA	1.0–3.0	1.0–2.0	1146	$1,578	$1.38	2d	88	0.51mi
219 Beam Dr Conyers, GA	3.0	2.5	1879	$2,212	$1.18	44d	1	0.54mi
267 Limestone Cir Conyers, GA	3.0	2.0	1770	$1,295	$0.73	24d	1	0.54mi
267 Limestone Cir Conyers, GA	3.0	2.5	1770	$1,500	$0.85	22d	1	0.54mi
130 Avondale Blvd SE Conyers, GA	3.0	2.5	1770	$2,049	$1.16	44d	1	0.68mi
269 Limestone Cir Conyers, GA	3.0	2.0	1500	$1,100	$0.73	17d	1	0.81mi
30 Gross Lake Pkwy Covington, GA	2.0	2.0	1119	$1,619	$1.45	24d	1	0.88mi
30 Gross Lake Pkwy Covington, GA	2.0	2.0	1119	$1,599	$1.43	44d	1	0.88mi
295 Limestone Cir Conyers, GA	3.0	2.5	1770	$2,160	$1.22	17d	1	0.92mi
50 Greenleaf Rd Conyers, GA	1.0–3.0	1.0–2.0	970	$1,482	$1.53	2d	29	0.94mi
15 Lakeside Cir Covington, GA	2.0	2.5	1222	$1,575	$1.29	44d	1	0.94mi
125 Lakeview Trl Covington, GA	3.0	2.0	1548	$1,495	$0.97	44d	1	0.98mi
3080 Lakeside Cir Covington, GA	3.0	2.0	1508	$1,731	$1.15	5d	1	1.00mi
145 Meadowridge Dr Covington, GA	3.0	2.0	1708	$1,790	$1.05	2d	1	1.06mi
155 Meadowridge Dr Covington, GA	3.0	2.5	1300	$1,615	$1.24	5d	1	1.07mi
175 Meadowridge Dr Covington, GA	3.0	2.0	1508	$1,719	$1.14	3d	1	1.08mi
2876 Fieldstone Dr SE Conyers, GA	3.0	2.0	2205	$1,706	$0.77	24d	1	1.10mi
2615 Darlington Ct Conyers, GA	3.0	2.0	2180	$2,260	$1.04	24d	1	1.13mi
345 Lakeside Cir Covington, GA	3.0	2.5	1410	$1,571	$1.11	2d	1	1.14mi
2140 Teri Ln SE Conyers, GA	3.0	2.0	1268	$1,690	$1.33	5d	1	1.16mi
215 Colser Dr Covington, GA	3.0	2.5	1549	$2,175	$1.40	4d	1	1.19mi
2025 W Iris Dr SE Unit 326 Conyers, GA	2.0	2.0	1305	$1,800	$1.38	24d	1	1.23mi
2025 W Iris Dr SE Unit 633 Conyers, GA	3.0	2.0	1393	$2,450	$1.76	44d	1	1.23mi
2025 W Iris Dr SE Unit 438 Conyers, GA	2.0	2.0	1305	$1,800	$1.38	44d	1	1.23mi
2025 W Iris Dr SE Unit 224 Conyers, GA	2.0	2.0	1305	$1,800	$1.38	17d	1	1.23mi
100 Salem Glen Way Conyers, GA	2.0–3.0	2.0–2.5	1101	$1,350	$1.23	2d	7	1.26mi
305 Barshay Dr Covington, GA	3.0	2.5	1660	$1,810	$1.09	5d	1	1.27mi

Listing history 8 events

1. 2026-05-13
   status Under Contract 52-char remark

   Show marketing remark (52 chars)

   Great investment opportunity. Needs full renovation

2. 2026-05-13
   status Pending

   Show marketing remark (52 chars)

   Great investment opportunity. Needs full renovation

3. 2026-04-27
   listed $210,000 New 52-char remark

   Show marketing remark (52 chars)

   Great investment opportunity. Needs full renovation

4. 2026-04-27
   listed $210,000 Active

   Show marketing remark (52 chars)

   Great investment opportunity. Needs full renovation

5. 2018-09-27
   soldstatus $131,500 Sold

   Show marketing remark (315 chars)

   Great investment. Could rent for $925 per month. 3 Bedroom, 2 Bath with each having attached storage building, patio and private yard. Brick and vinyl exterior, white and wood cabinetry. 2 off-street parking spaces for each unit. Vaulted Family Rooms with fireplaces, right side has more updated kitchen appliances.

6. 2018-09-14
   status Pending

   Show marketing remark (315 chars)

   Great investment. Could rent for $925 per month. 3 Bedroom, 2 Bath with each having attached storage building, patio and private yard. Brick and vinyl exterior, white and wood cabinetry. 2 off-street parking spaces for each unit. Vaulted Family Rooms with fireplaces, right side has more updated kitchen appliances.

7. 2018-09-10
   listed $135,000 Active

   Show marketing remark (315 chars)

   Great investment. Could rent for $925 per month. 3 Bedroom, 2 Bath with each having attached storage building, patio and private yard. Brick and vinyl exterior, white and wood cabinetry. 2 off-street parking spaces for each unit. Vaulted Family Rooms with fireplaces, right side has more updated kitchen appliances.

8. 2002-09-30
   soldstatus $159,500

ⓘ 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: $2,014 · $168/mo
• Projected year-2 tax: $2,014 · $168/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $49,308
• − Mortgage interest: −$11,763
• − Property taxes: −$2,014
• − Insurance: −$1,050
• − Repairs & maintenance: −$3,945
• − Management: −$3,945
• − Depreciation: −$6,109
• Taxable income: $20,482
• Est. tax owed @ 24.0%: −$4,916
• After-tax cash flow: $17,758/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

+31.7% since first listed

10 events — show timeline

• 2026-05-21 Sold (MLS) $210,000 FMLS
• 2026-05-21 Sold (MLS) $210,000 GAMLS
• 2026-05-13 Pending — GAMLS
• 2026-05-13 Pending — FMLS
• 2026-04-27 Listed $210,000 FMLS
• 2026-04-27 Listed $210,000 GAMLS
• 2018-09-27 Sold (MLS) $131,500 FMLS
• 2018-09-14 Pending — FMLS
• 2018-09-10 Listed $135,000 FMLS
• 2002-09-30 Sold (Public Records) $159,500 Public Records

Property tax history

-1.3%/yr

Latest (2025): $2,014 · -53.9% YoY. Source: county tax records.