218 Summergate Ln · Villa Rica, GA 30180

$310,000

3 bd · 2.0 ba · 1,525 sqft · SingleFamily public records · 35 Days on market

Built 2017 0.32 ac lot $203/sqft · 6% below area Est $329k · 6% under $31/mo HOA · 1% of rent

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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 +10.9/30.0
• ARV discount +10.2/15.0
• Schools +3.6/10.0
• DSCR +3.2/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming ranch home opportunity in Villa Rica! Come and see this stunning ranch home built in 2017, located at 218 Summergate Lane. This 3-bedroom, 2-bathroom home offers a functional single-level layout perfect for comfortable living. The spacious, fenced backyard provides plenty of room for entertaining, pets, or outdoor relaxation. With great bones and modern construction, this home simply needs a little TLC to truly shine-making it an excellent opportunity for a handyman or a first-time buyer looking to add personal touches and build equity. Don't miss your chance to turn this well-located property into your ideal home!

Key facts

• Modern construction
• Single-level layout
• Fenced backyard

Tags

• FENCED BACKYARD
• SINGLE-LEVEL LAYOUT
• MODERN CONSTRUCTION

Property features AI

Finance

• Other: Paved road frontage; County: Carroll, GA
• HOA & community: Homeowners association with annual fee of $375 that includes pool access

Exterior

• Parking: 2-car garage; Garage faces front; Driveway with level approach; Additional open parking available
• Utilities: Public water; Public sewer; Electric service with 110V; 220V available in garage; Cable available; Natural gas available; Phone available; Underground utilities
• Home design: Single-story (One level); Resale property
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built with typical construction materials
• Exterior features: Private yard; Rain gutters; Deck; Back yard fencing; Shed(s)

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Kitchen features: Other
• Bedrooms: Three main-level bedrooms; Bedroom features: Other
• Flooring: Carpet; Ceramic tile; Vinyl
• Bathrooms: Two full bathrooms (both on main level); Master bathroom: Other features
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: One fireplace located in the family room; Insulated windows with shutters; No shared/common walls; Other interior features
• Laundry & utility: Laundry features: Other

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-138 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $286k (7.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (29.1% below list).
• Recommended offer: $220k (29.1% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.0% in Villa Rica — 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 (#224 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: amenities F, commute F, health & safety F.
• Carroll County (rural): math 42% / reading 41% proficiency, ranked #38 of 174 in GA (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ithica Elementary (math 66% / reading 52%, grade B-, #138 of 1,228 statewide, top 11%, 778 students, 49% FRL); Bay Springs Middle School (math 42% / reading 42%, grade D-, #126 of 470 statewide, top 28%, 930 students, 57% FRL); Villa Rica High School (math 16% / reading 34%, grade F, #181 of 424 statewide, top 43%, 1,807 students, 56% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: Rents rising (+2.4%/yr); 653 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 876 units permitted in Carroll County in 2024 (150 in 5+ unit buildings).

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.
• Carroll County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($301k) 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 $110k; list at $310k implies a 183% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 8→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,639 (29.1% 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 35 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 5.76%
• Cash-on-cash: -1.90%
• DSCR: 0.92
• GRM: 11.8

CMA / ARV

• ARV (median comp): $329,435
• List price: $310,000
• Delta: -5.90%
• 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
120 Brookhaven Dr	0.08mi	3/2.0	1,550 (+2%)	9mo	$272,000	$175	86
156 Brookhaven Dr	0.15mi	3/2.0	1,624 (+6%)	3mo	$305,000	$188	80
231 Summergate Ln	0.10mi	3/2.0	1,676 (+10%)	6mo	$300,000	$179	74
245 Raleigh Way	0.47mi	3/2.0	1,619 (+6%)	7mo	$315,000	$195	62
494 Charleston Pl	0.59mi	3/2.0	1,600 (+5%)	5mo	$315,900	$197	60
243 Summergate Ln	0.14mi	3/2.0	1,748 (+15%)	12mo	$327,000	$187	59
499 Charleston Pl	0.56mi	4/3.0 (+1)	1,600 (+5%)	0mo	$322,900	$202	56
1443 Daniel Rd	0.59mi	3/2.0	1,560 (+2%)	16mo	$250,000	$160	55
500 Charleston Pl	0.61mi	4/3.0 (+1)	1,600 (+5%)	6mo	$319,900	$200	49
475 Charleston Pl	0.72mi	3/2.0	1,600 (+5%)	14mo	$311,900	$195	46
470 Charleston Pl	0.72mi	3/2.5	1,600 (+5%)	18mo	$300,000	$188	41
478 Charleston Pl	0.72mi	4/3.0 (+1)	1,600 (+5%)	14mo	$313,900	$196	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 · 2.42% rent growth · sell at horizon

5-year hold

• IRR: -20.1%
• Equity multiple: 0.30×
• Total profit: $-60,401
• Equity at exit: $46,222

10-year hold

• IRR: -14.3%
• Equity multiple: 0.20×
• Total profit: $-69,584
• Equity at exit: $26,803

Cash invested: $86,800 (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 30180

• Home prices YoY: -12.8%
• Rents YoY: 2.4%
• Active inventory: 653
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,196 high
• Mortgage (P&I): −$1,626
• Tax from tax record: −$87 /mo · $1,042/yr
• Insurance: −$129
• HOA: −$31
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $-138

Break-even live

Break-even rent $2,370

Max offer price $285,702

Occupancy floor —

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
150 Brookhaven Dr Villa Rica, GA	3.0	2.0	1791	$2,149	$1.20	17d	1	0.11mi
242 Summergate Ln Villa Rica, GA	3.0	2.0	1600	$2,000	$1.25	12d	1	0.14mi
221 Raleigh Way Villa Rica, GA	3.0	2.5	2027	$2,081	$1.03	43d	1	0.56mi
58 Legend Dr Villa Rica, GA	3.0	2.0	1988	$2,600	$1.31	43d	1	1.09mi
124 S Winds Dr Villa Rica, GA	3.0	3.0	1604	$1,990	$1.24	12d	1	1.18mi

HOA detail

• Monthly dues: $31 · $372/yr

Listing history 18 events

1. 2026-06-18
   days on market $310,000 Active 35 DOM
2. 2026-06-17
   days on market $310,000 Active 34 DOM
3. 2026-06-16
   days on market $310,000 Active 33 DOM
4. 2026-06-15
   days on market $310,000 Active 32 DOM
5. 2026-06-13
   days on market $310,000 Active 30 DOM
6. 2026-06-09
   days on market $310,000 Active 26 DOM
7. 2026-06-08
   days on market $310,000 Active 25 DOM
8. 2026-06-07
   days on market $310,000 Active 24 DOM
9. 2026-06-04
   days on market $310,000 Active 21 DOM
10. 2026-06-03
    days on market $310,000 Active 20 DOM
11. 2026-06-02
    days on market $310,000 Active 19 DOM
12. 2026-06-01
    days on market $310,000 Active 18 DOM
13. 2026-05-31
    days on market $310,000 Active 17 DOM
14. 2026-05-14
    listed $310,000 Active 668-char remark

    Show marketing remark (656 chars)

    Welcome to this charming ranch home opportunity in Villa Rica! Come and see this stunning ranch home built in 2017, located at 218 Summergate Lane. This 3-bedroom, 2-bathroom home offers a functional single-level layout perfect for comfortable living. The spacious, fenced backyard provides plenty of room for entertaining, pets, or outdoor relaxation. With great bones and modern construction, this home simply needs a little TLC to truly shine-making it an excellent opportunity for a handyman or a first-time buyer looking to add personal touches and build equity. Don't miss your chance to turn this well-located property into your ideal home!

15. 2026-05-14
    listed $310,000 New 656-char remark

    Show marketing remark (656 chars)

    Welcome to this charming ranch home opportunity in Villa Rica! Come and see this stunning ranch home built in 2017, located at 218 Summergate Lane. This 3-bedroom, 2-bathroom home offers a functional single-level layout perfect for comfortable living. The spacious, fenced backyard provides plenty of room for entertaining, pets, or outdoor relaxation. With great bones and modern construction, this home simply needs a little TLC to truly shine-making it an excellent opportunity for a handyman or a first-time buyer looking to add personal touches and build equity. Don't miss your chance to turn this well-located property into your ideal home!

16. 2011-12-06
    soldstatus $109,500
17. 2006-10-13
    soldstatus $1,802,000
18. 2006-10-13
    soldstatus $1,961,000

ⓘ 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: $1,042 · $87/mo
• Projected year-2 tax: $2,852 · $238/mo
• Expected delta: +$1,810/yr (+$151/mo · 173.6%)

ⓘ 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 6/10 Major 8 d/yr ≥103°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,357
• − Mortgage interest: −$17,365
• − Property taxes: −$1,042
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,109
• − Management: −$2,109
• − HOA: −$372
• − Depreciation: −$9,018
• Taxable loss: −$7,208
• Est. tax savings @ 24.0%: +$1,730
• After-tax cash flow: $79/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: Carroll County
• NCES district ID: 1300840
• Math proficiency: 42% ▼ -7.00%
• Reading proficiency: 41% ▼ -8.00%
• Median HH income: $48,692
• Composite: 35.62/100
• National rank: #4888
• State rank: #38 of 174 in GA

Livability — Villa Rica

• Score: 65/100
• State rank: #224
• US rank: #13182

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Villa Rica, GA
• County: Carroll County · 124,888 people
• City population: 43,013
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 43,013
• Household income: $88,514
• Rent vs Own: 22.4% rent · 77.6% own
• Severe rent burden: 853.0

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 123,370 people
• By 2030: 127,186 · +3.1%
• By 2040: 133,534 · +8.2%
• By 2050: 137,612 · +11.5%
• By 2075: 142,892 · +15.8%
• By 2100: 136,294 · +10.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 57% Black 29% Hispanic / Latino 7% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: German 1% Slovak 1% Italian 1%
• Foreign-born: 8% · Canada
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 2% French/Haitian/Cajun 1%

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+41.2) · D 29.1% · R 70.3%
• 2008→2024 swing: -8.2pp toward R · 2008: -32.9pp · 2024: -41.2pp
• All cycles: 2024: R+41.2 2020: R+39.0 2016: R+40.1 2012: R+37.7 2008: R+32.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.97%
• Current HPI: 321.1874
• Rent YoY: ▲ 2.42%
• 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

-82.8% since first listed

5 events — show timeline

• 2026-05-14 Listed $310,000 FMLS
• 2026-05-14 Listed $310,000 GAMLS
• 2011-12-06 Sold (Public Records) $109,500 Public Records
• 2006-10-13 Sold (Public Records) $1,961,000 Public Records
• 2006-10-13 Sold (Public Records) $1,802,000 Public Records

Property tax history

+10.1%/yr

Latest (2025): $1,042 · -0.4% YoY. Source: county tax records.