982 Highland Cir SE · Conyers, GA 30012

$200,000

3 bd · 1.5 ba · 1,247 sqft · SingleFamily public records · 41 Days on market

Built 1949 0.53 ac lot $160/sqft · 9% below area Est $221k · 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 +13.5/30.0
• ARV discount +11.8/15.0
• DSCR +4.1/10.0
• Livability +3.4/5.0
• 1% rule +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity for investors or buyers looking to add value! Features include two outbuildings, a covered carport, and a spacious backyard with plenty of room for outdoor living, storage, or expansion possibilities. This property offers public water and sewer, making future improvements even more convenient. Conveniently located close to everyday amenities while still offering a comfortable setting. Whether you're looking for your next rental, flip project, or long-term investment, this property has strong potential!

Key facts

• Public sewer
• Spacious backyard
• Covered carport

Tags

• TWO OUTBUILDINGS
• COVERED CARPORT
• SPACIOUS BACKYARD
• PUBLIC WATER
• PUBLIC SEWER

Property features AI

Exterior

• Parking: Carport parking (2 carport spaces, total 2 parking spaces)
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: One-level (single story) residence; Resale property; Fee simple ownership
• Construction: Brick and vinyl siding exterior; Composition roof; Block foundation
• Exterior features: Patio; Chain link fence; Barn(s), outbuilding, and workshop on the property; Paved road frontage on a city street

Interior

• Kitchen: White cabinets; Country-style kitchen; Eat-in kitchen; Laminate counters; Refrigerator included
• Bedrooms: 2 bedrooms on the main level; Master on main
• Flooring: Carpet; Ceramic tile; Vinyl
• Bathrooms: 1 full bathroom with tub/shower combo (main level)
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Bookcases; Accessible entrance; No common walls; Aluminum frame windows; One fireplace located in the family room
• Laundry & utility: Mud room laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $6 ($71/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 $155k (22.7% below list).
• Recommended offer: $155k (22.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: Hicks Elementary School (math 12% / reading 22%, grade F, #936 of 1,228 statewide, top 79%, 1,025 students, 78% FRL); Edwards Middle School (math 15% / reading 33%, grade F, #311 of 470 statewide, top 68%, 943 students, 76% 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 (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 281 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 483 units permitted in Rockdale County in 2024 (0 in 5+ unit buildings).

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.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($194k) 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.
• Current owner paid $80k; list at $200k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• 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 $154,599 (22.7% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.77% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.13%
• DSCR: 1.01
• GRM: 10.8

CMA / ARV

• ARV (median comp): $220,934
• List price: $200,000
• Delta: -9.48%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1176 Cardinal Rd NE	0.61mi	3/1.5	1,273 (+2%)	10mo	$166,000	$130	60
983 Highland Cir	0.04mi	2/1.0 (-1)	1,120 (-10%)	24mo	$265,000	$237	54
981 Highland Cir SE	0.03mi	2/1.0 (-1)	1,080 (-13%)	20mo	$224,700	$208	53
1210 Lark Ln	0.59mi	3/1.5	1,213 (-3%)	23mo	$220,000	$181	49
1203 Robin Road Northeast Rd NE	0.61mi	3/2.0	1,312 (+5%)	20mo	$202,000	$154	44

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 · 0.39% rent growth · sell at horizon

5-year hold

• IRR: -18.8%
• Equity multiple: 0.36×
• Total profit: $-36,070
• Equity at exit: $29,821

10-year hold

• IRR: -16.8%
• Equity multiple: 0.17×
• Total profit: $-46,657
• Equity at exit: $17,292

Cash invested: $56,000 (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 30012

• Rents YoY: 0.4%
• Active inventory: 281
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,546 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$83 /mo · $999/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $6

Break-even live

Break-even rent $1,539

Max offer price $200,000

Occupancy floor 95%

Sensitivity live

Price	-10% $119	-5% $62	+0% $6	+5% $-51	+10% $-107
Rent	-10% $-116	-5% $-55	+0% $6	+5% $67	+10% $128
Rate	-1.0pp $107	-0.5pp $57	base $6	+0.5pp $-46	+1.0pp $-99

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1076 S Main St NE Conyers, GA	1.0–3.0	1.0–2.0	945	$1,490	$1.58	7d	14	0.35mi
1055 Pine St NE Conyers, GA	2.0	2.0	1184	$1,300	$1.10	1d	1	0.63mi
1055 Pine St NE Conyers, GA	2.0	2.0	1184	$1,300	$1.10	14d	1	0.63mi
1031 Barn Oak Ct NE Conyers, GA	2.0	1.0	961	$1,295	$1.35	45d	1	0.90mi
1681 Winchester Way SE Conyers, GA	2.0	2.5	1008	$1,495	$1.48	21d	1	0.94mi
1681 Winchester Way SE Conyers, GA	2.0	2.5	1008	$1,495	$1.48	1d	1	0.94mi
1015 Rosser St NW Unit 4A Conyers, GA	2.0	1.0	1000	$1,199	$1.20	4d	1	0.96mi
1075 Eastview Rd NE Unit A Conyers, GA	2.0	1.0	1018	$1,250	$1.23	45d	1	1.03mi
885 Park Pl NE Conyers, GA	2.0	2.0	1233	$1,650	$1.34	45d	1	1.12mi
1175 Milstead Ave NE Conyers, GA	3.0	2.0	1406	$1,541	$1.10	7d	1	1.14mi
1825 Parker Rd SE Conyers, GA	1.0–3.0	1.0–2.0	1111	$1,890	$1.70	1d	18	1.21mi
1219 Lakeview Dr NW Conyers, GA	2.0	1.0	900	$1,000	$1.11	45d	1	1.27mi
1107 Windgate Cir NW Conyers, GA	2.0	2.5	1200	$1,570	$1.31	24d	1	1.33mi
1200 Rockmont Cir SW Conyers, GA	1.0–3.0	1.0–1.5	947	$1,349	$1.42	45d	1	1.37mi
893 Briar Creek Ct NE Conyers, GA	1.0–2.0	1.0–1.5	815	$1,320	$1.62	7d	1	1.38mi
1322 S Hicks Cir NW Conyers, GA	3.0	2.0	1250	$2,000	$1.60	7d	1	1.42mi
1289 Knoll Ct NW Conyers, GA	2.0	2.0	1200	$1,245	$1.04	45d	1	1.44mi
1669 Iris Dr SE Conyers, GA	1.0–2.0	1.0–2.0	888	$1,235	$1.39	0d	15	1.50mi

Listing history 18 events

1. 2026-06-21
   days on market $200,000 Active 41 DOM
2. 2026-06-18
   days on market $200,000 Active 38 DOM
3. 2026-06-17
   days on market $200,000 Active 37 DOM
4. 2026-06-16
   days on market $200,000 Active 36 DOM
5. 2026-06-15
   days on market $200,000 Active 35 DOM
6. 2026-06-13
   days on market $200,000 Active 33 DOM
7. 2026-06-09
   days on market $200,000 Active 29 DOM
8. 2026-06-08
   days on market $200,000 Active 28 DOM
9. 2026-06-07
   days on market $200,000 Active 27 DOM
10. 2026-06-04
    days on market $200,000 Active 24 DOM
11. 2026-06-03
    days on market $200,000 Active 23 DOM
12. 2026-06-02
    days on market $200,000 Active 22 DOM
13. 2026-06-01
    days on market $200,000 Active 21 DOM
14. 2026-05-31
    days on market $200,000 Active 20 DOM
15. 2026-05-11
    listed $200,000 New 525-char remark

    Show marketing remark (525 chars)

    Great opportunity for investors or buyers looking to add value! Features include two outbuildings, a covered carport, and a spacious backyard with plenty of room for outdoor living, storage, or expansion possibilities. This property offers public water and sewer, making future improvements even more convenient. Conveniently located close to everyday amenities while still offering a comfortable setting. Whether you're looking for your next rental, flip project, or long-term investment, this property has strong potential!

16. 2026-05-11
    listed $200,000 Active 525-char remark

    Show marketing remark (525 chars)

    Great opportunity for investors or buyers looking to add value! Features include two outbuildings, a covered carport, and a spacious backyard with plenty of room for outdoor living, storage, or expansion possibilities. This property offers public water and sewer, making future improvements even more convenient. Conveniently located close to everyday amenities while still offering a comfortable setting. Whether you're looking for your next rental, flip project, or long-term investment, this property has strong potential!

17. 1993-02-12
    soldstatus $80,000
18. 1960-01-01
    soldstatus $12,000

ⓘ 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: $999 · $83/mo
• Projected year-2 tax: $1,840 · $153/mo
• Expected delta: +$841/yr (+$70/mo · 84.1%)

ⓘ 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 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,552
• − Mortgage interest: −$11,203
• − Property taxes: −$999
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,484
• − Management: −$1,484
• − Depreciation: −$5,818
• Taxable loss: −$3,437
• Est. tax savings @ 24.0%: +$825
• After-tax cash flow: $896/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

• Census place: Conyers, GA
• County: Rockdale County · 96,534 people
• City population: 96,534
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 34,506
• Household income: $66,153
• Rent vs Own: 38.1% rent · 61.9% own
• Severe rent burden: 986.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Black 49% White 27% Hispanic / Latino 18% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Hispanic 1% Lithuanian 1% Italian 1%
• Foreign-born: 14% · Canada, South Korea
• Languages at home: 81% English-only · Spanish 16% French/Haitian/Cajun 2% Korean 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: ▼ -123.61%
• Current HPI: 226.9588
• Rent YoY: ▲ 0.39%
• 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

+1566.7% since first listed

4 events — show timeline

• 2026-05-11 Listed $200,000 FMLS
• 2026-05-11 Listed $200,000 GAMLS
• 1993-02-12 Sold (Public Records) $80,000 Public Records
• 1960-01-01 Sold (Public Records) $12,000 Public Records

Property tax history

+20.4%/yr

Latest (2025): $999 · +3.8% YoY. Source: county tax records.