187 Dodgen Rd · Hampton, GA 30228

$245,000

4 bd · 2.0 ba · 2,215 sqft · SingleFamily public records · 16 Days on market

Built 1950 1.32 ac lot Est $339k · 28% under

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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 +19.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +5.4/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this versatile and spacious 4-bedroom, 2-bath home nestled in a quiet, peaceful neighborhood! Featuring two full kitchens, this property is perfect for multi-generational living, rental income potential, or hosting guests with ease. Enjoy generous living spaces, a functional layout, and a private setting ideal for relaxing after a long day. Conveniently located while still offering privacy, this home is a rare find with endless possibilities!

Key facts

• Private setting
• Two full kitchens
• 1.32 acre lot

Tags

• TWO FULL KITCHENS
• MULTI-GENERATIONAL LIVING
• RENTAL INCOME POTENTIAL
• PRIVATE SETTING

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer (connected); Electricity available; Cable available; High-speed internet available; Phone service available
• Home design: Single-family residence (house); Resale property; Built in 1950
• Construction: Vinyl siding construction; Composition roof; Year built 1950
• Exterior features: Composition roof; Vinyl siding; City lot

Interior

• Kitchen: Convection oven; Dishwasher; Refrigerator
• Bedrooms: 4 bedrooms on the main level
• Flooring: Hardwood flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One-level living; Public records show 2,215 total living area; Other interior features
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).
• Recommended offer: $241k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 4.5% in Hampton — 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 (#213 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime 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: Mount Carmel Elementary School (math 34% / reading 31%, grade F, #575 of 1,228 statewide, top 47%, 602 students, 67% FRL); Hampton Middle School (math 18% / reading 33%, grade F, #288 of 470 statewide, top 62%, 850 students, 62% FRL) — zoned schools average 64% FRL vs 43% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.2%/yr); 547 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,989 units permitted in Henry County in 2024 (92 in 5+ unit buildings).
• This rent runs 37% of the median local income ($83k/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 $7k 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

• It's been on market 16 days — a 2% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y 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 $189k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $241,325 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.04% ✓
• Cap rate: 7.57%
• Cash-on-cash: 4.56%
• DSCR: 1.20
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $338,895
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 Dodgen Rd	0.26mi	3/2.5 (-1)	2,261 (+2%)	20mo	$335,000	$148	61
219 Garden Walk W	0.27mi	3/2.5 (-1)	2,077 (-6%)	12mo	$283,000	$136	60
137 Dodgen Place Dr	0.40mi	3/2.0 (-1)	2,048 (-8%)	5mo	$309,900	$151	60
1431 Beckett Dr	0.47mi	4/3.0	2,092 (-6%)	11mo	$349,500	$167	56
164 Dodgen Place Dr	0.49mi	4/2.5	2,176 (-2%)	22mo	$344,900	$159	54
148 Dodgen Place Dr	0.44mi	3/2.0 (-1)	1,928 (-13%)	1mo	$295,000	$153	52
124 Dodgen Rd	0.16mi	3/2.5 (-1)	2,505 (+13%)	17mo	$315,000	$126	49
121 Wynn Dr	0.72mi	4/2.5	2,096 (-5%)	8mo	$317,000	$151	48
145 Dodgen Place Dr	0.44mi	4/2.5	2,060 (-7%)	21mo	$327,000	$159	48
141 Dodgen Place Dr	0.42mi	3/3.0 (-1)	2,367 (+7%)	16mo	$355,000	$150	46
249 Edenwylde Ct	0.67mi	3/3.0 (-1)	2,245 (+1%)	13mo	$435,000	$194	46
245 Edenwylde Ct	0.65mi	3/3.5 (-1)	2,520 (+14%)	11mo	$450,000	$179	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 · 2.2% rent growth · sell at horizon

5-year hold

• IRR: -10.1%
• Equity multiple: 0.63×
• Total profit: $-25,066
• Equity at exit: $36,530

10-year hold

• IRR: -1.9%
• Equity multiple: 0.88×
• Total profit: $-8,373
• Equity at exit: $21,183

Cash invested: $68,600 (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 30228

• Home prices YoY: -24.3%
• Rents YoY: 2.2%
• Active inventory: 547
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,551 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$368 /mo · $4,412/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$536
• Net cashflow: $261

Break-even live

Break-even rent $2,221

Max offer price $245,000

Occupancy floor 85%

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1452 Shelnut Ct Hampton, GA	4.0	2.5	2907	$2,380	$0.82	15d	1	0.83mi
936 Brisley Cir Hampton, GA	4.0	2.5	2838	$2,285	$0.81	43d	1	0.86mi
221 Christopher Michael Ln Hampton, GA	4.0	2.5	2370	$2,480	$1.05	11d	1	1.01mi

Listing history 12 events

1. 2026-06-18
   status $245,000 Active 16 DOM
2. 2026-06-18
   days on market $245,000 Active Under Contract 16 DOM
3. 2026-06-17
   days on market $245,000 Active Under Contract 15 DOM
4. 2026-06-16
   days on market $245,000 Active Under Contract 14 DOM
5. 2026-06-15
   days on market $245,000 Active Under Contract 13 DOM
6. 2026-06-13
   days on market $245,000 Active Under Contract 11 DOM
7. 2026-06-09
   days on market $245,000 Active Under Contract 7 DOM
8. 2026-06-08
   days on market $245,000 Active Under Contract 6 DOM
9. 2026-06-07
   statusdays on marketlisting id $245,000 Active Under Contract 5 DOM
10. 2026-06-04
    days on market $245,000 Price Change 2 DOM
11. 2026-06-02
    remarks 457-char remark

    Show marketing remark (457 chars)

    Welcome to this versatile and spacious 4-bedroom, 2-bath home nestled in a quiet, peaceful neighborhood! Featuring two full kitchens, this property is perfect for multi-generational living, rental income potential, or hosting guests with ease. Enjoy generous living spaces, a functional layout, and a private setting ideal for relaxing after a long day. Conveniently located while still offering privacy, this home is a rare find with endless possibilities!

12. 2026-06-02
    listed $245,000 Price Change 1 DOM

    Show marketing remark (457 chars)

    Welcome to this versatile and spacious 4-bedroom, 2-bath home nestled in a quiet, peaceful neighborhood! Featuring two full kitchens, this property is perfect for multi-generational living, rental income potential, or hosting guests with ease. Enjoy generous living spaces, a functional layout, and a private setting ideal for relaxing after a long day. Conveniently located while still offering privacy, this home is a rare find with endless possibilities!

ⓘ 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: $4,412 · $368/mo
• Projected year-2 tax: $4,412 · $368/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 4/10 Moderate
• 🌡 Heat 5/10 Major 6 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,610
• − Mortgage interest: −$13,724
• − Property taxes: −$4,412
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,449
• − Management: −$2,449
• − Depreciation: −$7,127
• Taxable loss: −$776
• Est. tax savings @ 24.0%: +$186
• After-tax cash flow: $3,313/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 — Hampton

• Score: 65/100
• State rank: #213
• US rank: #12664

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Henry County · 316,359 people
• City population: 52,402
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 52,402
• Household income: $82,619
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 1285.0

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 23% Hispanic / Latino 8% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Hispanic 4% Lithuanian 1% Italian 1%
• Foreign-born: 9% · Canada, Vietnam, Jamaica
• Languages at home: 89% English-only · Spanish 6% French/Haitian/Cajun 2% Vietnamese 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: ▼ -71.11%
• Current HPI: 222.0357
• Rent YoY: ▲ 2.20%
• 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

+544.7% since first listed

18 events — show timeline

• 2026-06-02 Price Changed $245,000 GAMLS
• 2026-06-02 Listed $245,000 FMLS
• 2026-06-02 Listed $205,000 GAMLS
• 2024-12-06 Rental Removed $1,799 RENT.
• 2024-11-27 Listed for Rent $1,799 RENT.
• 2023-10-17 Rental Removed $1,795 APPFOLIO
• 2023-10-12 Rental Removed $1,795 RENT.
• 2023-10-05 Price Changed $1,795 APPFOLIO
• 2023-10-02 Price Changed $1,795 RENT.
• 2023-08-24 Listed for Rent $1,825 APPFOLIO
• 2023-08-23 Listed for Rent $1,825 RENT.
• 2023-07-25 Rental Removed $1,825 RENT.
• 2023-07-18 Listed for Rent $1,825 RENT.
• 2022-01-06 Sold (Public Records) $189,000 Public Records
• 2021-12-30 Sold (MLS) $189,000 GAMLS
• 2021-12-15 Pending — GAMLS
• 2021-12-09 Listed $189,000 GAMLS
• 1985-06-01 Sold (Public Records) $38,000 Public Records

Property tax history

+14.1%/yr

Latest (2025): $4,412 · +0.0% YoY. Source: county tax records.