Is The Maddux II Plan in Villa Rica, GA a good investment?

CashFlowRE grades it F with a 4.3% cap rate and $-502/mo modeled cash flow at a $229,900 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for The Maddux II Plan?

The modeled cap rate is 4.3% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $1,949/month, from CashFlowRE's rent model.

🏗️ New Construction

F Composite 31.64

Why this score? — see what drove the F 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 +7.5/15.0
Cash flow +6.5/30.0
Condition / age +4.8/5.0
Schools +4.2/10.0
Livability +3.2/5.0
Rent growth +3.1/5.0
1% rule +1.6/10.0
DSCR +0.8/10.0
Appreciation +0.0/10.0

$229,900

The Maddux II Plan · Villa Rica, GA 30180

3 bd · 2.5 ba · 1,725 sqft · SingleFamily · 417 Days on market

Excellent condition ↓ 4% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

The Maddux II townhome offers a thoughtfully planned layout that is not short on style or function. With its open kitchen-dining-living combination and convenient access to the rear yard, you'll find a comfortable living area perfect for spending time indoors or out. The upstairs is highlighted by the owner's suite, which has a bath complete with a walk-in closet and a separate water closet. Two bedrooms, a full hall bath, and a second-floor laundry room make it easy to keep up with household chores.

Key facts

Rear yard access
Walk-in closet
Owner's suite

What this means for you Summary

Snapshot

This is a 3-bed/2.5-bath single-family listed at $230k. Condition is rated excellent.

Deal economics

At list price, monthly cash flow is $-502 ($-6k/yr) — negative.
To cash-flow at today's rent, offer at most $223k (3.1% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (15.2% below list).
Recommended offer: $195k (15.2% below list) — sets the bar for 1% rule.

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); 789 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 38d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 76% 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 417 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.

Recommended offer $194,891 (15.2% below list)

Questions for the listing agent

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?
It's been on market 417 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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.
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.
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: 0.66% ✗
Cap rate: 4.26%
Cash-on-cash: -7.28%
DSCR: 0.68
GRM: 12.6

CMA / ARV

ARV (median comp): $295,368
List price: $229,900
Delta: -22.16%
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
116 Southside Dr	0.24mi	4/2.0 (+1)	1,680 (-3%)	13mo	$292,500	$174	66
200 Augusta Woods Dr	0.38mi	3/2.5	1,793 (+4%)	16mo	$288,000	$161	63
527 Firethorn Ct	0.59mi	3/2.5	1,692 (-2%)	11mo	$299,900	$177	60
1010 Nandina Ct	0.68mi	3/2.5	1,793 (+4%)	4mo	$285,000	$159	58
242 Augusta Woods Dr	0.43mi	3/2.0	1,741 (+1%)	24mo	$315,000	$181	57
530 Firethorn Ct	0.59mi	3/2.0	1,741 (+1%)	16mo	$309,000	$177	55
510 Firethorn Ct	0.49mi	4/2.0 (+1)	1,646 (-5%)	16mo	$312,000	$190	49
808 Hickory Level Rd	0.56mi	4/2.0 (+1)	1,850 (+7%)	10mo	$275,000	$149	46
1014 Nandina Ct	0.67mi	3/2.5	1,793 (+4%)	21mo	$304,000	$170	45
632 Amberwood Dr	0.44mi	4/3.0 (+1)	1,512 (-12%)	10mo	$300,000	$198	44
800 Golden Bell Way	0.66mi	4/2.5 (+1)	1,848 (+7%)	18mo	$284,000	$154	37
287 Augusta Woods Dr	0.64mi	3/2.5	1,954 (+13%)	18mo	$285,000	$146	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 · 2.42% rent growth · sell at horizon

5-year hold

IRR: -29.6%
Equity multiple: 0.02×
Total profit: $-80,910
Equity at exit: $44,040

10-year hold

IRR: -33.1%
Equity multiple: -0.40×
Total profit: $-116,058
Equity at exit: $25,538

Cash invested: $82,703 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now: 12 active · 3 under contract
Months of supply: 18.0 mo (6%/mo absorbed)
Median asking: $280,000 ($165/sqft)
Median days on market: 78 d
This list price: 8% of active listings are priced below it
ARV vs active asking: +3.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30180

Home prices YoY: -12.8%
Rents YoY: 2.4%
Active inventory: 789
Price-to-rent: 9.8×

Monthly cashflow live

Estimated rent: $1,949 high interval (Pro) →
Mortgage (P&I): −$1,549
Tax est. 1.5%: −$369 /mo · $4,431/yr
Insurance: −$123
HOA: −$0
Lot rent: −$0
Vacancy / Maint / Mgmt: −$409
Net cashflow: $-502

Break-even live

Break-even rent $2,584

Max offer price $222,788

Occupancy floor —

Sensitivity live

Price	-10% $-297	-5% $-400	+0% $-502	+5% $-604	+10% $-706
Rent	-10% $-656	-5% $-579	+0% $-502	+5% $-425	+10% $-348
Rate	-1.0pp $-353	-0.5pp $-426	base $-502	+0.5pp $-578	+1.0pp $-656

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: $73,842
Closing costs: $8,861
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
246 Augusta Woods Dr Villa Rica, GA	3.0	2.0	1462	$1,970	$1.35	1d	1	0.44mi
211 Cypress Ln Villa Rica, GA	2.0	2.5	1404	$2,050	$1.46	3d	6	0.54mi
902 Hickory Level Rd Villa Rica, GA	3.0	2.0	1230	$2,150	$1.75	73d	1	0.62mi
125 Azalea Dr Villa Rica, GA	4.0	2.0	1879	$1,795	$0.96	30d	1	0.74mi
125 Azalea Dr Villa Rica, GA	4.0	2.0	1879	$1,795	$0.96	38d	1	0.74mi
347 Augusta Woods Dr Villa Rica, GA	3.0	2.5	1800	$1,845	$1.02	92d	1	0.74mi
303 Augusta Woods Dr Villa Rica, GA	3.0	2.5	1793	$1,895	$1.06	30d	1	0.74mi
24 Azalea Dr Villa Rica, GA	3.0	2.0	1268	$1,750	$1.38	92d	1	0.92mi
191 Commerce Dr Villa Rica, GA	1.0–3.0	1.0–2.0	1063	$2,491	$2.34	2d	37	0.92mi
731 Parker St Villa Rica, GA	4.0	2.0	1474	$1,765	$1.20	10d	1	1.08mi
730 Parker St Villa Rica, GA	3.0	1.5	1474	$1,385	$0.94	37d	1	1.12mi
408 Erin Ct Villa Rica, GA	3.0	2.5	1772	$1,495	$0.84	92d	1	1.18mi
406 Erin Ct Villa Rica, GA	3.0	2.5	1508	$1,699	$1.13	52d	1	1.19mi
124 S Winds Dr Villa Rica, GA	3.0	3.0	1604	$1,950	$1.22	33d	1	1.23mi
709 Williamsburg Ct Villa Rica, GA	3.0	2.5	1967	$2,080	$1.06	20d	1	1.28mi
221 Raleigh Way Villa Rica, GA	3.0	2.5	2027	$2,081	$1.03	92d	1	1.28mi
138 Alton Cir Villa Rica, GA	3.0	2.5	1524	$1,550	$1.02	54d	1	1.31mi
221 Alton Cir Villa Rica, GA	3.0	2.0	1586	$1,525	$0.96	54d	1	1.35mi
1012 Sapphire St Villa Rica, GA	2.0	1.0	1284	$1,445	$1.13	32d	1	1.37mi
170 Alton Cir Villa Rica, GA	3.0	2.5	1796	$1,820	$1.01	60d	1	1.40mi
170 Lost Lake Trl Villa Rica, GA	3.0	2.0	1200	$1,831	$1.53	42d	1	1.48mi

Listing history 50 events

2026-08-08

days on market $229,900 Active 417 DOM
2026-08-06

days on market $229,900 Active 415 DOM
2026-08-05

days on market $229,900 Active 414 DOM
2026-08-04

days on market $229,900 Active 413 DOM
2026-08-03

days on market $229,900 Active 412 DOM
2026-07-31

days on market $229,900 Active 409 DOM
2026-07-30

days on market $229,900 Active 408 DOM
2026-07-30

days on market $229,900 Active 407 DOM
2026-07-28

days on market $229,900 Active 406 DOM
2026-07-26

days on market $229,900 Active 404 DOM
2026-07-24

days on market $229,900 Active 402 DOM
2026-07-23

days on market $229,900 Active 401 DOM
2026-07-22

days on market $229,900 Active 400 DOM
2026-07-21

days on market $229,900 Active 399 DOM
2026-07-20

days on market $229,900 Active 398 DOM
2026-07-18

days on market $229,900 Active 396 DOM
2026-07-18

days on market $229,900 Active 395 DOM
2026-07-16

days on market $229,900 Active 394 DOM
2026-07-15

days on market $229,900 Active 393 DOM
2026-07-14

days on market $229,900 Active 392 DOM
2026-07-13

days on market $229,900 Active 391 DOM
2026-07-13

days on market $229,900 Active 390 DOM
2026-07-11

days on market $229,900 Active 389 DOM
2026-07-10

days on market $229,900 Active 388 DOM
2026-07-09

days on market $229,900 Active 387 DOM
2026-07-07

days on market $229,900 Active 385 DOM
2026-07-06

days on market $229,900 Active 384 DOM
2026-07-06

days on market $229,900 Active 383 DOM
2026-07-05

days on market $229,900 Active 382 DOM
2026-07-03

days on market $229,900 Active 381 DOM
2026-07-02

days on market $229,900 Active 380 DOM
2026-07-01

days on market $229,900 Active 379 DOM
2026-06-30

days on market $229,900 Active 378 DOM
2026-06-29

days on market $229,900 Active 377 DOM
2026-06-28

days on market $229,900 Active 376 DOM
2026-06-27

days on market $229,900 Active 375 DOM
2026-06-26

days on market $229,900 Active 374 DOM
2026-06-24

days on market $229,900 Active 372 DOM
2026-06-22

days on market $229,900 Active 370 DOM
2026-06-21

days on market $229,900 Active 369 DOM
2026-06-18

days on market $229,900 Active 366 DOM
2026-06-17

days on market $229,900 Active 365 DOM
2026-06-16

days on market $229,900 Active 364 DOM
2026-06-15

days on market $229,900 Active 363 DOM
2026-06-13

pricedays on market $229,900 Active 361 DOM
2026-06-09

days on market $239,900 Active 357 DOM
2026-06-08

days on market $239,900 Active 356 DOM
2026-06-07

days on market $239,900 Active 355 DOM
2026-06-04

days on market $239,900 Active 352 DOM
2026-06-03

days on market $239,900 Active 351 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $23,387
− Mortgage interest: −$16,545
− Property taxes: −$4,431
− Insurance: −$1,477
− Repairs & maintenance: −$1,871
− Management: −$1,871
− Depreciation: −$8,593
Taxable loss: −$11,400

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$2,736
After-tax cash flow: $-3,283/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.

Condition & rehab AI · 6 photos

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs or maintenance needed. It is move-in ready and would benefit from a fresh coat of paint and some landscaping improvements to further enhance its curb appeal and value.

Value-add opportunities

Both Painting the exterior — Fresh paint can enhance curb appeal and the home's overall appearance. ↑
Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
Both Interior touch-ups — Fresh paint and minor touch-ups can improve the home's overall appearance and attract potential buyers/tenants. ↑

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary Ithica Elementary B- GA #138/1,228 Nat'l #8,048/41,679 Middle Bay Springs Middle School D- GA #126/470 Nat'l #5,398/14,009 High Villa Rica High School F GA #181/424 Nat'l #12,347/17,239

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

C Composite livability gradescore 65/100

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 · 123,370 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: 5% of renters

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
#203 WestRock Atlanta $19.3B #346 Graphic Packaging Holding Atlanta $9.4B
Retail	1	$160B
#24 Home Depot Atlanta $159.5B
Transportation / Logistics	1	$91B
#47 United Parcel Service Atlanta $91.1B
Airlines	1	$62B
#70 Delta Air Lines Atlanta $61.6B
Consumer Goods	1	$47B
#97 Coca-Cola Atlanta $47.1B
Utilities	1	$25B
#147 Southern Company Atlanta $24.9B

Price history

-4.0% since first listed

2 events — show timeline

2025-12-19 Price Changed $239,900 Zillow
2025-06-18 Listed $249,900 Zillow

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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