22 S Broad St · Porterdale, GA 30014

$85,000

2 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 3 Days on market

Built 1916 3,920 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.9/5.0
• 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

Investor Special! Unlock the potential of this property located in the heart of Porterdale. This home offers a great opportunity for investors, flippers, or buyers looking to renovate and add value. Situated on a generous lot with convenient access to shopping, dining, schools, and historic downtown Porterdale, this property is ready for your vision. Whether you're looking for your next fix-and-flip, rental property, or renovation project, this home presents endless possibilities. Sold As-Is. Cash or renovation financing is preferred. Don't miss this chance to invest in a growing area with strong potential for future appreciation.

Key facts

• Generous lot
• 3,920 sq ft lot
• Built 1916

Tags

• GENEROUS LOT
• CONVENIENT ACCESS TO SHOPPING
• CONVENIENT ACCESS TO DINING
• CONVENIENT ACCESS TO SCHOOLS

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electricity available; Phone service available; Water service available
• Home design: One level; Resale property
• Construction: Wood siding exterior; Shingle roof; Concrete perimeter foundation; Built on a 0.09-acre lot
• Exterior features: Rear porch; Back yard fence

Interior

• Kitchen: Refrigerator included; No additional kitchen features listed
• Bedrooms: Two main-level bedrooms
• Flooring: Tile flooring; Vinyl flooring
• Bathrooms: Two full bathrooms (both on the main level); Master bathroom has no special features listed
• Heating & cooling: Electric heating; Electric cooling
• Interior features: No common walls; Other interior features
• Laundry & utility: Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $685 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Cap rate 16.0% vs local median 5.0% in Porterdale — 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 58/100 on livability (#447 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B+, housing B; Watch: amenities F, commute F, employment F.
• Newton County (suburban): math 17% / reading 26% proficiency, ranked #137 of 174 in GA (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Middle Ridge Elementary School (math 17% / reading 17%, grade F, #936 of 1,228 statewide, top 79%, 577 students, 85% FRL); Clements Middle School (math 6% / reading 17%, grade F, #424 of 470 statewide, top 90%, 754 students, 85% FRL); Newton High School (math 8% / reading 12%, grade F, #365 of 424 statewide, top 88%, 2,472 students, 85% FRL) — zoned schools average 85% FRL vs 59% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 486 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); 1,480 units permitted in Newton County in 2024 (702 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Newton County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.5% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $35k; list at $85k implies a 143% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1916 — 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 $85,000

Questions for the listing agent

1. Built in 1916 — 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: 1.90% ✓
• Cap rate: 15.96%
• Cash-on-cash: 34.52%
• DSCR: 2.54
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $184,632
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Elm St	0.05mi	2/1.0	1,020 (-13%)	7mo	$91,000	$89	70
595 Crowell Rd	0.24mi	3/2.0 (+1)	1,162 (-1%)	10mo	$184,900	$159	69
15 Jackson Rd	0.51mi	2/1.0	1,080 (-8%)	2mo	$142,000	$131	61
51 Hazel St	0.62mi	2/1.0	1,120 (-5%)	7mo	$105,000	$94	57
18 Laurel St	0.66mi	3/1.0 (+1)	1,180 (+0%)	13mo	$138,000	$117	53
1 Ivy St	0.38mi	2/1.0	1,108 (-6%)	24mo	$178,900	$161	53
9 N Broad St	0.48mi	2/1.0	1,348 (+15%)	7mo	$105,000	$78	47
15 Cotton St	0.43mi	2/1.0	1,010 (-14%)	20mo	$159,000	$157	40
100 Wynfield Dr	0.61mi	3/2.0 (+1)	1,271 (+8%)	15mo	$228,000	$179	36
16 Highway 162	0.71mi	2/1.0	1,087 (-8%)	23mo	$199,900	$184	35

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 · 0.52% rent growth · sell at horizon

5-year hold

• IRR: 27.1%
• Equity multiple: 2.09×
• Total profit: $25,931
• Equity at exit: $12,674

10-year hold

• IRR: 33.2%
• Equity multiple: 3.67×
• Total profit: $63,510
• Equity at exit: $7,349

Cash invested: $23,800 (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 30014

• Home prices YoY: -19.2%
• Rents YoY: 0.5%
• Active inventory: 486
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,611 high
• Mortgage (P&I): −$446
• Tax from tax record: −$107 /mo · $1,282/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $685

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 52%

Sensitivity live

Price	-10% $733	-5% $709	+0% $685	+5% $661	+10% $636
Rent	-10% $557	-5% $621	+0% $685	+5% $748	+10% $812
Rate	-1.0pp $727	-0.5pp $706	base $685	+0.5pp $663	+1.0pp $640

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 Ivy St Unit A Porterdale, GA	1.0	1.0	880	$1,150	$1.31	6d	1	0.39mi
75 Wynfield Dr Covington, GA	3.0	2.0	1160	$1,890	$1.63	0d	1	0.54mi
150 Wynfield Dr Covington, GA	3.0	2.0	1232	$1,798	$1.46	45d	1	0.67mi
10 Brandon Dr Covington, GA	3.0	2.0	1215	$1,950	$1.60	45d	1	0.82mi
65 Kenzi Way SW Covington, GA	3.0	2.0	1217	$1,000	$0.82	6d	1	0.93mi
150 Ram Dr Covington, GA	2.0	2.5	1022	$1,600	$1.57	25d	1	1.07mi
150 Ram Dr Covington, GA	2.0	2.5	1022	$1,600	$1.57	2d	33	1.07mi
150 Ram Dr Covington, GA	2.0	2.5	1022	$1,600	$1.57	45d	1	1.07mi
150 Ram Dr Covington, GA	2.0	2.5	1022	$1,450	$1.42	23d	1	1.07mi
20 E Lawn Dr Covington, GA	3.0	2.0	1476	$1,819	$1.23	0d	1	1.11mi
9220 Spillers Dr SW Covington, GA	3.0	2.0	1192	$1,455	$1.22	6d	1	1.34mi

Listing history 3 events

1. 2026-06-21
   days on market $85,000 Coming Soon 3 DOM
2. 2026-06-18
   remarks 638-char remark

   Show marketing remark (638 chars)

   Investor Special! Unlock the potential of this property located in the heart of Porterdale. This home offers a great opportunity for investors, flippers, or buyers looking to renovate and add value. Situated on a generous lot with convenient access to shopping, dining, schools, and historic downtown Porterdale, this property is ready for your vision. Whether you're looking for your next fix-and-flip, rental property, or renovation project, this home presents endless possibilities. Sold As-Is. Cash or renovation financing is preferred. Don't miss this chance to invest in a growing area with strong potential for future appreciation.

3. 2026-06-18
   listed $85,000 Coming Soon 1 DOM

   Show marketing remark (638 chars)

   Investor Special! Unlock the potential of this property located in the heart of Porterdale. This home offers a great opportunity for investors, flippers, or buyers looking to renovate and add value. Situated on a generous lot with convenient access to shopping, dining, schools, and historic downtown Porterdale, this property is ready for your vision. Whether you're looking for your next fix-and-flip, rental property, or renovation project, this home presents endless possibilities. Sold As-Is. Cash or renovation financing is preferred. Don't miss this chance to invest in a growing area with strong potential for future appreciation.

ⓘ 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: $1,282 · $107/mo
• Projected year-2 tax: $1,282 · $107/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 ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,331
• − Mortgage interest: −$4,761
• − Property taxes: −$1,282
• − Insurance: −$425
• − Repairs & maintenance: −$1,546
• − Management: −$1,546
• − Depreciation: −$2,473
• Taxable income: $7,297
• Est. tax owed @ 24.0%: −$1,751
• After-tax cash flow: $6,464/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: Newton County
• NCES district ID: 1303930
• Math proficiency: 17% ▼ -13.00%
• Reading proficiency: 26% ▼ -8.00%
• Median HH income: $50,768
• Composite: 19.2/100
• National rank: #8816
• State rank: #137 of 174 in GA

Livability — Porterdale

• Score: 58/100
• State rank: #447
• US rank: #21362

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Porterdale, GA
• County: Newton County · 104,393 people
• City population: 76
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 41,425
• Household income: $72,254
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 1934.0

Population outlook (Newton County) Hauer SSP2

• Today (2025): 118,372 people
• By 2030: 124,234 · +5.0%
• By 2040: 135,550 · +14.5%
• By 2050: 145,309 · +22.8%
• By 2075: 166,843 · +40.9%
• By 2100: 175,800 · +48.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 53% Black 35% Hispanic / Latino 7% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 2% Slovak 2% Serbian 1%
• Foreign-born: 7% · Canada
• Languages at home: 93% English-only · Spanish 5% Other Indo-European 1%

Political lean MEDSL · Newton

• 2024 margin: D (+15.1) · D 57.3% · R 42.2%
• 2008→2024 swing: +14.0pp toward D · 2008: 1.2pp · 2024: 15.1pp
• All cycles: 2024: D+15.1 2020: D+10.9 2016: D+2.4 2012: D+2.0 2008: D+1.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -64.50%
• Current HPI: 270.9868
• Rent YoY: ▲ 0.52%
• 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

+142.9% since first listed

3 events — show timeline

• 2026-06-18 Coming Soon $85,000 GAMLS
• 2026-06-18 Coming Soon $85,000 FMLS
• 2002-04-09 Sold (Public Records) $35,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $1,282 · +2.1% YoY. Source: county tax records.