10 Woodlawn Ave · Hampton, GA 30228

$194,950

3 bd · 1.0 ba · 1,461 sqft · SingleFamily public records · 7 Days on market

Built 1909 9,796 sqft lot Est $241k · 19% 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 +20.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +5.0/10.0
• 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

Charming traditional home in the heart of Hampton with inviting curb appeal and a classic front porch setting. The home offers a functional layout with comfortable living space, a defined kitchen area, and flexible bedroom space that can fit a variety of needs. The exterior includes a spacious yard with mature surroundings and room to enjoy outdoor use, gardening, or future improvements. Located near downtown Hampton, local shops, dining, parks, and convenient access to major routes, this property offers a great opportunity for buyers looking for character, location, and potential in Henry County.

Key facts

• Spacious yard
• Mature surroundings
• Front porch

Tags

• FRONT PORCH
• SPACIOUS YARD
• MATURE SURROUNDINGS
• NEAR DOWNTOWN HAMPTON
• LOCAL SHOPS
• DINING

Property features AI

Exterior

• Parking: Carport (1 space)
• Utilities: Electricity available (110V and 220V in laundry); Natural gas available; Water available (other); Sewer available (other)
• Home design: One level; Resale property
• Construction: Frame construction with wood siding; Composition/shingle roof; Pillar/post/pier foundation
• Exterior features: Garden; Covered, enclosed and screened front porch; Patio

Interior

• Kitchen: Dishwasher; Electric oven; Microwave; Refrigerator; Stained cabinets; Solid surface countertops; Separate dining room
• Bedrooms: 4 bedrooms on the main level; Primary suite on the main level
• Flooring: Hardwood; Laminate
• Bathrooms: Full bathroom with tub/shower combo
• Heating & cooling: Natural gas heating; Central air; Ceiling fans; Electric cooling components
• Interior features: 9-foot ceilings on main level; Living room fireplace; No shared/common walls; Attic; Crawl space
• Laundry & utility: Laundry room; 220V outlet in laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Cap rate 7.9% 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: Hampton Elementary School (math 17% / reading 17%, grade F, #936 of 1,228 statewide, top 79%, 447 students, 70% FRL); Hampton Middle School (math 18% / reading 33%, grade F, #288 of 470 statewide, top 62%, 850 students, 62% FRL); Hampton High School (math 22% / reading 34%, grade F, #151 of 424 statewide, top 36%, 1,265 students, 50% FRL) — zoned schools average 60% FRL vs 43% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.2%/yr); 560 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).

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.
• Henry County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1909 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $194,950

Questions for the listing agent

1. Built in 1909 — 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: 1.00% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.70%
• DSCR: 1.25
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $241,065
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25 Georgia Ave	0.15mi	3/2.0	1,518 (+4%)	1mo	$195,000	$128	82
6 Derrick St	0.44mi	3/2.0	1,389 (-5%)	1mo	$108,000	$78	66
25 Mcdonough St	0.40mi	3/2.0	1,507 (+3%)	7mo	$289,000	$192	66
1904 Elm Park Dr	0.43mi	3/2.5	1,420 (-3%)	5mo	$225,000	$158	65
2012 Elm Grove Ln	0.48mi	3/2.0	1,589 (+9%)	4mo	$256,000	$161	55
2 Cindy Ct	0.58mi	3/2.0	1,568 (+7%)	2mo	$258,000	$165	55
1903 Elm Park Dr	0.41mi	3/2.0	1,279 (-12%)	2mo	$235,000	$184	55
2040 Elm Grove Ln	0.60mi	3/2.0	1,294 (-11%)	4mo	$245,000	$189	46
35 Hampton Oaks Dr	0.58mi	3/2.5	1,305 (-11%)	6mo	$180,000	$138	44
248 Fern Ct	0.73mi	3/2.0	1,310 (-10%)	2mo	$220,000	$168	43
1902 Elm Park Dr	0.43mi	3/2.5	1,668 (+14%)	11mo	$269,900	$162	41
218 Nicki Ct	0.74mi	3/2.5	1,281 (-12%)	4mo	$257,000	$201	36

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: -8.4%
• Equity multiple: 0.70×
• Total profit: $-16,644
• Equity at exit: $29,068

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $438
• Equity at exit: $16,856

Cash invested: $54,586 (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: 560
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,951 high
• Mortgage (P&I): −$1,022
• Tax from tax record: −$179 /mo · $2,144/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $259

Break-even live

Break-even rent $1,623

Max offer price $194,950

Occupancy floor 82%

Sensitivity live

Price	-10% $370	-5% $314	+0% $259	+5% $204	+10% $149
Rent	-10% $105	-5% $182	+0% $259	+5% $336	+10% $413
Rate	-1.0pp $357	-0.5pp $309	base $259	+0.5pp $209	+1.0pp $157

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: $48,738
• Closing costs: $5,848
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9 W Main St Hampton, GA	3.0	2.0	1560	$1,713	$1.10	25d	1	0.29mi
1905 Elm Park Dr Hampton, GA	3.0	2.5	1739	$1,905	$1.10	3d	1	0.43mi
110 Jay Ln Unit A Hampton, GA	2.0	1.0	878	$1,275	$1.45	45d	1	0.74mi
100 Cottage Way Hampton, GA	2.0–3.0	2.0–3.0	1220	$2,342	$1.92	0d	18	0.74mi
241 Fern Ct Hampton, GA	3.0	2.0	1306	$1,900	$1.45	0d	1	0.76mi
102 Jay Ln Unit A Hampton, GA	2.0	1.0	878	$1,175	$1.34	45d	1	0.81mi
104 Dana Dr Hampton, GA	3.0	2.0	1460	$1,945	$1.33	6d	1	0.83mi
20 Windpher Rdg Hampton, GA	3.0	2.0	1694	$2,090	$1.23	45d	1	1.02mi
1184 Warm Spring Ct Hampton, GA	3.0	2.0	1595	$1,889	$1.18	23d	1	1.08mi
1299 N Hampton Dr Hampton, GA	3.0	2.0	1232	$1,775	$1.44	0d	1	1.42mi
637 Lynchburg St Hampton, GA	4.0	2.5	1867	$2,100	$1.12	25d	1	1.44mi
1323 N Hampton Dr Hampton, GA	3.0	2.0	1208	$1,794	$1.49	45d	1	1.46mi
1514 N Hampton Ct Hampton, GA	3.0	2.0	1208	$1,700	$1.41	14d	1	1.47mi
1330 N Hampton Dr Hampton, GA	3.0	2.0	1228	$1,685	$1.37	14d	1	1.48mi

Listing history 5 events

1. 2026-06-13
   statusdays on market $194,950 Pending 7 DOM
2. 2026-06-09
   days on market $194,950 Active 4 DOM
3. 2026-06-08
   days on market $194,950 Active 3 DOM
4. 2026-06-07
   remarks 604-char remark
5. 2026-06-07
   listed $194,950 Active 2 DOM

ⓘ 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: $2,144 · $179/mo
• Projected year-2 tax: $2,144 · $179/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 ≥105°F today · 17 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: $23,415
• − Mortgage interest: −$10,920
• − Property taxes: −$2,144
• − Insurance: −$975
• − Repairs & maintenance: −$1,873
• − Management: −$1,873
• − Depreciation: −$5,671
• Taxable loss: −$41
• Est. tax savings @ 24.0%: +$10
• After-tax cash flow: $3,121/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

• Census place: Hampton, GA
• 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

-96.8% since first listed

24 events — show timeline

• 2026-06-05 Listed $194,950 GAMLS
• 2026-06-05 Listed $194,950 FMLS
• 2025-01-01 Rental Removed $1,330 PROPERTYWARE
• 2024-12-13 Price Changed $1,330 PROPERTYWARE
• 2024-12-05 Price Changed $1,355 PROPERTYWARE
• 2024-11-28 Price Changed $1,385 PROPERTYWARE
• 2024-11-21 Price Changed $1,415 PROPERTYWARE
• 2024-11-07 Price Changed $1,445 PROPERTYWARE
• 2024-10-31 Price Changed $1,465 PROPERTYWARE
• 2024-10-24 Price Changed $1,495 PROPERTYWARE
• 2024-10-18 Price Changed $1,525 PROPERTYWARE
• 2024-10-17 Listed for Rent $1,555 PROPERTYWARE
• 2024-10-17 Rental Removed $1,555 RENTALBEAST
• 2024-10-11 Price Changed $1,555 RENTALBEAST
• 2024-10-04 Price Changed $1,585 RENTALBEAST
• 2024-09-27 Price Changed $1,625 RENTALBEAST
• 2024-09-24 Listed for Rent $1,665 RENTALBEAST
• 2024-09-24 Rental Removed $1,665 PROPERTYWARE
• 2024-09-20 Price Changed $1,665 PROPERTYWARE
• 2024-09-06 Listed for Rent $1,710 PROPERTYWARE
• 2023-09-27 Rental Removed $1,640 PROPERTYWARE
• 2023-09-10 Price Changed $1,640 PROPERTYWARE
• 2023-09-02 Listed for Rent $1,675 PROPERTYWARE
• 2021-10-07 Sold (Public Records) $6,068,664 Public Records

Property tax history

+3.8%/yr

Latest (2025): $2,144 · -16.5% YoY. Source: county tax records.