712 Douglass Cir · Heron Bay, GA 30253

$275,000

4 bd · 2.5 ba · 1,975 sqft · SingleFamily public records · 57 Days on market

Built 2013 435 sqft lot $139/sqft · 15% below area Est $308k · 11% 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).

• ARV discount +12.3/15.0
• Cash flow +9.8/30.0
• Livability +3.4/5.0
• DSCR +2.8/10.0
• 1% rule +2.6/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 712 Douglass Circle in the heart of McDonough-a spacious and inviting 2-story traditional home that's perfect for first-time buyers ready to make a house their own! Step inside to a bright, open-concept main level where the living area seamlessly flows into the heart of the home-the kitchen. Durable LVP flooring runs throughout, offering both style and easy maintenance. The kitchen features a functional island with seating for two, perfect for casual meals or morning coffee, all while overlooking and providing access to a private backyard-ideal for relaxing, entertaining, or creating your own outdoor oasis. Upstairs, you'll find all four bedrooms, including a generously sized primary suite designed for comfort. Enjoy dual sinks, a spa-like shower, and not one-but two walk-in closets, giving you plenty of space to stay organized. Three additional bedrooms share a full hallway bath, and the conveniently located upstairs laundry room makes everyday living a breeze. With just a little TLC to the paint, this home is a fantastic opportunity to add your personal touch and build instant equity. Location is everything, and this home delivers! You're just minutes from shopping, dining, and entertainment at South Point Shopping Center, outdoor fun at Alexander Park, and family-friendly attractions like Sky Zone Trampoline Park. Plus, easy access to major highways makes commuting simple. Whether you're buying your first home or looking for space to grow, this one checks all the boxes-schedule your showing today!

Key facts

• Private backyard
• Two walk-in closets
• 2 garage spots

Tags

• OPEN CONCEPT MAIN LEVEL
• FUNCTIONAL ISLAND WITH SEATING
• PRIVATE BACKYARD
• UPSTAIRS LAUNDRY ROOM
• TWO WALK-IN CLOSETS
• EASY ACCESS TO MAJOR HIGHWAYS

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-174 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (11.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (23.6% below list).
• Recommended offer: $210k (23.6% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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: schools C-, amenities F, commute 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.
• Market conditions: Rents soft (-0.3%/yr); 663 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,989 units permitted in Henry County in 2024 (92 in 5+ unit buildings).
• This rent runs 31% of the median local income ($82k/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 $8k 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 57 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $209,978 (23.6% 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 57 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.76% ✗
• Cap rate: 5.53%
• Cash-on-cash: -2.71%
• DSCR: 0.88
• GRM: 10.9

CMA / ARV

• ARV (median comp): $307,994
• List price: $275,000
• Delta: -10.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
620 Calvo Run	0.06mi	3/2.5 (-1)	2,026 (+3%)	13mo	$295,500	$146	77
269 Klinetop Dr	0.10mi	4/2.5	2,192 (+11%)	6mo	$280,000	$128	72
285 Klinetop Dr	0.14mi	3/2.5 (-1)	1,780 (-10%)	3mo	$270,000	$152	70
484 Cathedral Dr	0.05mi	3/2.0 (-1)	1,742 (-12%)	12mo	$260,000	$149	61
457 Glouchester Dr	0.10mi	3/2.0 (-1)	2,197 (+11%)	15mo	$340,000	$155	57
213 Whistle Way	0.46mi	3/2.0 (-1)	1,884 (-5%)	10mo	$265,000	$141	56
1586 Sungrown Way #247	0.33mi	4/3.0	2,172 (+10%)	13mo	$385,990	$178	55
304 Klinetop Dr	0.16mi	3/2.5 (-1)	1,700 (-14%)	12mo	$180,000	$106	54
364 The Gables Dr	0.55mi	3/2.0 (-1)	1,821 (-8%)	19mo	$342,000	$188	38
7009 Lunar Blue Way	0.71mi	4/3.5	1,753 (-11%)	9mo	$275,000	$157	37
330 The Gables Dr	0.46mi	3/2.0 (-1)	1,686 (-15%)	14mo	$280,000	$166	35
541 Wyntuck Dr	0.54mi	5/3.0 (+1)	2,200 (+11%)	18mo	$289,800	$132	34

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -24.1%
• Equity multiple: 0.20×
• Total profit: $-61,794
• Equity at exit: $41,003

10-year hold

• IRR: -30.3%
• Equity multiple: -0.19×
• Total profit: $-91,883
• Equity at exit: $23,777

Cash invested: $77,000 (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 30253

• Home prices YoY: -29.4%
• Rents YoY: -0.3%
• Active inventory: 663
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,100 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$276 /mo · $3,311/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-174

Break-even live

Break-even rent $2,320

Max offer price $244,301

Occupancy floor —

Sensitivity live

Price	-10% $-18	-5% $-96	+0% $-174	+5% $-252	+10% $-329
Rent	-10% $-340	-5% $-257	+0% $-174	+5% $-91	+10% $-8
Rate	-1.0pp $-35	-0.5pp $-104	base $-174	+0.5pp $-245	+1.0pp $-318

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
465 Cathedral Dr McDonough, GA	3.0	2.0	1785	$1,805	$1.01	44d	1	0.07mi
133 Centerra Springs Dr McDonough, GA	4.0	2.5	2012	$1,995	$0.99	16d	1	0.10mi
133 Centerra Springs Dr McDonough, GA	4.0	2.5	2012	$1,895	$0.94	0d	1	0.10mi
304 Klinetop Dr McDonough, GA	3.0	2.5	1700	$1,725	$1.01	0d	1	0.17mi
304 Hawken Trl McDonough, GA	3.0	2.5	2551	$2,300	$0.90	25d	1	0.38mi
504 Wyntuck Dr McDonough, GA	3.0	2.5	1912	$1,985	$1.04	5d	1	0.46mi
824 Summit Park Trl McDonough, GA	3.0	2.0	1650	$2,090	$1.27	13d	1	0.51mi
160 Rendition Dr McDonough, GA	3.0	2.0	1700	$2,900	$1.71	13d	1	0.57mi
613 Everlasting Way Locust Grove, GA	3.0	2.0	1493	$1,869	$1.25	3d	1	0.60mi
420 Underwood Ct Locust Grove, GA	3.0	2.0	1560	$1,546	$0.99	5d	1	0.69mi
645 Everlasting Way Locust Grove, GA	3.0	2.0	1500	$1,885	$1.26	5d	1	0.73mi
2001 Reserve Pkwy McDonough, GA	5.0	3.0	2454	$2,660	$1.08	44d	1	0.78mi
4012 Cool Water Cv McDonough, GA	4.0	2.0	1843	$1,901	$1.03	0d	1	0.87mi
394 Lossie Ln McDonough, GA	3.0	2.5	1476	$1,769	$1.20	22d	1	0.94mi
225 Lossie Ln McDonough, GA	3.0	3.0	1322	$1,669	$1.26	3d	1	0.94mi
377 Lossie Ln McDonough, GA	3.0	2.5	1992	$1,999	$1.00	5d	1	0.96mi
508 Jaclyn Cir McDonough, GA	3.0	2.5	1343	$1,700	$1.27	44d	1	0.99mi
204 Lossie Ln McDonough, GA	3.0	2.5	1398	$2,027	$1.45	5d	1	1.00mi
189 Hunters Chase McDonough, GA	4.0	3.0	2377	$2,631	$1.11	13d	1	1.02mi
300 Stones Throw Dr McDonough, GA	4.0	3.0	1678	$1,950	$1.16	2d	1	1.43mi

Listing history 21 events

1. 2026-06-08
   status $275,000 Pending 57 DOM
2. 2026-06-07
   days on market $275,000 Active Under Contract 57 DOM
3. 2026-06-04
   days on market $275,000 Active Under Contract 54 DOM
4. 2026-06-03
   days on market $275,000 Active Under Contract 53 DOM
5. 2026-06-02
   days on market $275,000 Active Under Contract 52 DOM
6. 2026-06-02
   status $275,000 Active Under Contract 51 DOM
7. 2026-06-01
   days on market $275,000 Active 51 DOM
8. 2026-05-31
   days on market $275,000 Active 50 DOM
9. 2026-05-14
   status Price Change 1553-char remark

   Show marketing remark (1601 chars)

   Welcome to 712 Douglass Circle in the heart of McDonough—a spacious and inviting 2-story traditional home that’s perfect for first-time buyers ready to make a house their own! Step inside to a bright, open-concept main level where the living area seamlessly flows into the heart of the home—the kitchen. Durable LVP flooring runs throughout, offering both style and easy maintenance. The kitchen features a functional island with seating for two, perfect for casual meals or morning coffee, all while overlooking and providing access to a private backyard—ideal for relaxing, entertaining, or creating your own outdoor oasis. Upstairs, you’ll find all four bedrooms, including a generously sized primary suite designed for comfort. Enjoy dual sinks, a spa-like shower, and not one—but two walk-in closets, giving you plenty of space to stay organized. Three additional bedrooms share a full hallway bath, and the conveniently located upstairs laundry room makes everyday living a breeze. With just a little TLC to the paint, this home is a fantastic opportunity to add your personal touch and build instant equity. Location is everything, and this home delivers! You’re just minutes from shopping, dining, and entertainment at South Point Shopping Center, outdoor fun at Alexander Park, and family-friendly attractions like Sky Zone Trampoline Park. Plus, easy access to major highways makes commuting simple. Whether you're buying your first home or looking for space to grow, this one checks all the boxes—schedule your showing today!

10. 2026-05-14
    status Active 1601-char remark

    Show marketing remark (1601 chars)

    Welcome to 712 Douglass Circle in the heart of McDonough—a spacious and inviting 2-story traditional home that’s perfect for first-time buyers ready to make a house their own! Step inside to a bright, open-concept main level where the living area seamlessly flows into the heart of the home—the kitchen. Durable LVP flooring runs throughout, offering both style and easy maintenance. The kitchen features a functional island with seating for two, perfect for casual meals or morning coffee, all while overlooking and providing access to a private backyard—ideal for relaxing, entertaining, or creating your own outdoor oasis. Upstairs, you’ll find all four bedrooms, including a generously sized primary suite designed for comfort. Enjoy dual sinks, a spa-like shower, and not one—but two walk-in closets, giving you plenty of space to stay organized. Three additional bedrooms share a full hallway bath, and the conveniently located upstairs laundry room makes everyday living a breeze. With just a little TLC to the paint, this home is a fantastic opportunity to add your personal touch and build instant equity. Location is everything, and this home delivers! You’re just minutes from shopping, dining, and entertainment at South Point Shopping Center, outdoor fun at Alexander Park, and family-friendly attractions like Sky Zone Trampoline Park. Plus, easy access to major highways makes commuting simple. Whether you're buying your first home or looking for space to grow, this one checks all the boxes—schedule your showing today!

11. 2026-05-14
    price $275,000 1553-char remark

    Show marketing remark (1601 chars)

    Welcome to 712 Douglass Circle in the heart of McDonough—a spacious and inviting 2-story traditional home that’s perfect for first-time buyers ready to make a house their own! Step inside to a bright, open-concept main level where the living area seamlessly flows into the heart of the home—the kitchen. Durable LVP flooring runs throughout, offering both style and easy maintenance. The kitchen features a functional island with seating for two, perfect for casual meals or morning coffee, all while overlooking and providing access to a private backyard—ideal for relaxing, entertaining, or creating your own outdoor oasis. Upstairs, you’ll find all four bedrooms, including a generously sized primary suite designed for comfort. Enjoy dual sinks, a spa-like shower, and not one—but two walk-in closets, giving you plenty of space to stay organized. Three additional bedrooms share a full hallway bath, and the conveniently located upstairs laundry room makes everyday living a breeze. With just a little TLC to the paint, this home is a fantastic opportunity to add your personal touch and build instant equity. Location is everything, and this home delivers! You’re just minutes from shopping, dining, and entertainment at South Point Shopping Center, outdoor fun at Alexander Park, and family-friendly attractions like Sky Zone Trampoline Park. Plus, easy access to major highways makes commuting simple. Whether you're buying your first home or looking for space to grow, this one checks all the boxes—schedule your showing today!

12. 2026-05-14
    price $275,000 1601-char remark

    Show marketing remark (1601 chars)

    Welcome to 712 Douglass Circle in the heart of McDonough—a spacious and inviting 2-story traditional home that’s perfect for first-time buyers ready to make a house their own! Step inside to a bright, open-concept main level where the living area seamlessly flows into the heart of the home—the kitchen. Durable LVP flooring runs throughout, offering both style and easy maintenance. The kitchen features a functional island with seating for two, perfect for casual meals or morning coffee, all while overlooking and providing access to a private backyard—ideal for relaxing, entertaining, or creating your own outdoor oasis. Upstairs, you’ll find all four bedrooms, including a generously sized primary suite designed for comfort. Enjoy dual sinks, a spa-like shower, and not one—but two walk-in closets, giving you plenty of space to stay organized. Three additional bedrooms share a full hallway bath, and the conveniently located upstairs laundry room makes everyday living a breeze. With just a little TLC to the paint, this home is a fantastic opportunity to add your personal touch and build instant equity. Location is everything, and this home delivers! You’re just minutes from shopping, dining, and entertainment at South Point Shopping Center, outdoor fun at Alexander Park, and family-friendly attractions like Sky Zone Trampoline Park. Plus, easy access to major highways makes commuting simple. Whether you're buying your first home or looking for space to grow, this one checks all the boxes—schedule your showing today!

13. 2026-05-05
    historical On Hold 1553-char remark

    Show marketing remark (1553 chars)

    Welcome to 712 Douglass Circle in the heart of McDonough-a spacious and inviting 2-story traditional home that's perfect for first-time buyers ready to make a house their own! Step inside to a bright, open-concept main level where the living area seamlessly flows into the heart of the home-the kitchen. Durable LVP flooring runs throughout, offering both style and easy maintenance. The kitchen features a functional island with seating for two, perfect for casual meals or morning coffee, all while overlooking and providing access to a private backyard-ideal for relaxing, entertaining, or creating your own outdoor oasis. Upstairs, you'll find all four bedrooms, including a generously sized primary suite designed for comfort. Enjoy dual sinks, a spa-like shower, and not one-but two walk-in closets, giving you plenty of space to stay organized. Three additional bedrooms share a full hallway bath, and the conveniently located upstairs laundry room makes everyday living a breeze. With just a little TLC to the paint, this home is a fantastic opportunity to add your personal touch and build instant equity. Location is everything, and this home delivers! You're just minutes from shopping, dining, and entertainment at South Point Shopping Center, outdoor fun at Alexander Park, and family-friendly attractions like Sky Zone Trampoline Park. Plus, easy access to major highways makes commuting simple. Whether you're buying your first home or looking for space to grow, this one checks all the boxes-schedule your showing today!

14. 2026-04-22
    price $285,000 1601-char remark

    Show marketing remark (1553 chars)

    Welcome to 712 Douglass Circle in the heart of McDonough-a spacious and inviting 2-story traditional home that's perfect for first-time buyers ready to make a house their own! Step inside to a bright, open-concept main level where the living area seamlessly flows into the heart of the home-the kitchen. Durable LVP flooring runs throughout, offering both style and easy maintenance. The kitchen features a functional island with seating for two, perfect for casual meals or morning coffee, all while overlooking and providing access to a private backyard-ideal for relaxing, entertaining, or creating your own outdoor oasis. Upstairs, you'll find all four bedrooms, including a generously sized primary suite designed for comfort. Enjoy dual sinks, a spa-like shower, and not one-but two walk-in closets, giving you plenty of space to stay organized. Three additional bedrooms share a full hallway bath, and the conveniently located upstairs laundry room makes everyday living a breeze. With just a little TLC to the paint, this home is a fantastic opportunity to add your personal touch and build instant equity. Location is everything, and this home delivers! You're just minutes from shopping, dining, and entertainment at South Point Shopping Center, outdoor fun at Alexander Park, and family-friendly attractions like Sky Zone Trampoline Park. Plus, easy access to major highways makes commuting simple. Whether you're buying your first home or looking for space to grow, this one checks all the boxes-schedule your showing today!

15. 2026-04-22
    price $285,000 1553-char remark

    Show marketing remark (1553 chars)

    Welcome to 712 Douglass Circle in the heart of McDonough-a spacious and inviting 2-story traditional home that's perfect for first-time buyers ready to make a house their own! Step inside to a bright, open-concept main level where the living area seamlessly flows into the heart of the home-the kitchen. Durable LVP flooring runs throughout, offering both style and easy maintenance. The kitchen features a functional island with seating for two, perfect for casual meals or morning coffee, all while overlooking and providing access to a private backyard-ideal for relaxing, entertaining, or creating your own outdoor oasis. Upstairs, you'll find all four bedrooms, including a generously sized primary suite designed for comfort. Enjoy dual sinks, a spa-like shower, and not one-but two walk-in closets, giving you plenty of space to stay organized. Three additional bedrooms share a full hallway bath, and the conveniently located upstairs laundry room makes everyday living a breeze. With just a little TLC to the paint, this home is a fantastic opportunity to add your personal touch and build instant equity. Location is everything, and this home delivers! You're just minutes from shopping, dining, and entertainment at South Point Shopping Center, outdoor fun at Alexander Park, and family-friendly attractions like Sky Zone Trampoline Park. Plus, easy access to major highways makes commuting simple. Whether you're buying your first home or looking for space to grow, this one checks all the boxes-schedule your showing today!

16. 2026-04-02
    listed $290,000 New 1553-char remark

    Show marketing remark (1601 chars)

    Welcome to 712 Douglass Circle in the heart of McDonough—a spacious and inviting 2-story traditional home that’s perfect for first-time buyers ready to make a house their own! Step inside to a bright, open-concept main level where the living area seamlessly flows into the heart of the home—the kitchen. Durable LVP flooring runs throughout, offering both style and easy maintenance. The kitchen features a functional island with seating for two, perfect for casual meals or morning coffee, all while overlooking and providing access to a private backyard—ideal for relaxing, entertaining, or creating your own outdoor oasis. Upstairs, you’ll find all four bedrooms, including a generously sized primary suite designed for comfort. Enjoy dual sinks, a spa-like shower, and not one—but two walk-in closets, giving you plenty of space to stay organized. Three additional bedrooms share a full hallway bath, and the conveniently located upstairs laundry room makes everyday living a breeze. With just a little TLC to the paint, this home is a fantastic opportunity to add your personal touch and build instant equity. Location is everything, and this home delivers! You’re just minutes from shopping, dining, and entertainment at South Point Shopping Center, outdoor fun at Alexander Park, and family-friendly attractions like Sky Zone Trampoline Park. Plus, easy access to major highways makes commuting simple. Whether you're buying your first home or looking for space to grow, this one checks all the boxes—schedule your showing today!

17. 2026-04-02
    listed $290,000 Active 1601-char remark

    Show marketing remark (1601 chars)

    Welcome to 712 Douglass Circle in the heart of McDonough—a spacious and inviting 2-story traditional home that’s perfect for first-time buyers ready to make a house their own! Step inside to a bright, open-concept main level where the living area seamlessly flows into the heart of the home—the kitchen. Durable LVP flooring runs throughout, offering both style and easy maintenance. The kitchen features a functional island with seating for two, perfect for casual meals or morning coffee, all while overlooking and providing access to a private backyard—ideal for relaxing, entertaining, or creating your own outdoor oasis. Upstairs, you’ll find all four bedrooms, including a generously sized primary suite designed for comfort. Enjoy dual sinks, a spa-like shower, and not one—but two walk-in closets, giving you plenty of space to stay organized. Three additional bedrooms share a full hallway bath, and the conveniently located upstairs laundry room makes everyday living a breeze. With just a little TLC to the paint, this home is a fantastic opportunity to add your personal touch and build instant equity. Location is everything, and this home delivers! You’re just minutes from shopping, dining, and entertainment at South Point Shopping Center, outdoor fun at Alexander Park, and family-friendly attractions like Sky Zone Trampoline Park. Plus, easy access to major highways makes commuting simple. Whether you're buying your first home or looking for space to grow, this one checks all the boxes—schedule your showing today!

18. 2026-02-27
    soldstatus $290,000
19. 2012-05-10
    soldstatus $38,000
20. 2006-04-24
    soldstatus $1,900,000
21. 2006-03-31
    soldstatus $5,440,000

ⓘ 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: $3,311 · $276/mo
• Projected year-2 tax: $3,311 · $276/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 7/10 Severe 7 d/yr ≥105°F today · 20 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 · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,197
• − Mortgage interest: −$15,404
• − Property taxes: −$3,311
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − Depreciation: −$8,000
• Taxable loss: −$6,924
• Est. tax savings @ 24.0%: +$1,662
• After-tax cash flow: $-424/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

• County: Henry County · 316,359 people
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 64,779
• Household income: $81,892
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 2591.0

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 0.57)
• Race & ethnicity: Black 61% White 22% Two or more races 7% Hispanic / Latino 7% Asian 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Hispanic 1% Lithuanian 1% Slovak 1%
• Foreign-born: 10% · Canada, China, Vietnam
• Languages at home: 89% English-only · Spanish 5% French/Haitian/Cajun 1% 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: ▼ -87.51%
• Current HPI: 210.679
• Rent YoY: ▼ -0.35%
• 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

-94.9% since first listed

13 events — show timeline

• 2026-05-14 Relisted — GAMLS
• 2026-05-14 Relisted — FMLS
• 2026-05-14 Price Changed $275,000 GAMLS
• 2026-05-14 Price Changed $275,000 FMLS
• 2026-05-05 Delisted — GAMLS
• 2026-04-22 Price Changed $285,000 FMLS
• 2026-04-22 Price Changed $285,000 GAMLS
• 2026-04-02 Listed $290,000 FMLS
• 2026-04-02 Listed $290,000 GAMLS
• 2026-02-27 Sold (Public Records) $290,000 Public Records
• 2012-05-10 Sold (Public Records) $38,000 Public Records
• 2006-04-24 Sold (Public Records) $1,900,000 Public Records
• 2006-03-31 Sold (Public Records) $5,440,000 Public Records

Property tax history

+10.3%/yr

Latest (2025): $3,311 · -1.8% YoY. Source: county tax records.