2421 Brianna Dr · Lovejoy, GA 30228

$169,000

3 bd · 3.0 ba · 1,432 sqft · Townhouse public records · 114 Days on market

Built 2002 2,204 sqft lot $118/sqft · 14% below area Est $196k · 14% under $40/mo HOA · 2% of rent

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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 +22.8/30.0
• ARV discount +13.7/15.0
• DSCR +7.3/10.0
• 1% rule +6.3/10.0
• Rent growth +3.1/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely 3-bedroom, 2.5-bathroom townhome in excellent, well-kept condition. This move-in-ready property features a spacious layout, a nice-sized outdoor area perfect for entertaining, and a fenced yard offering added privacy. Enjoy a convenient location close to schools, shopping, dining, and everyday necessities. This is a fantastic opportunity for a first-time homebuyer or investor. Don't miss your chance-schedule a showing today!

Key facts

• Fenced yard
• Outdoor area
• Convenient location

Tags

• OUTDOOR AREA
• FENCED YARD
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $169k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $154k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 4.4% in Lovejoy — 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 62/100 on livability (#317 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, schools F, amenities F.
• Clayton County (suburban): math 11% / reading 20% proficiency, ranked #155 of 174 in GA (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.2%/yr); 560 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 865 units permitted in Clayton County in 2024 (448 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 $5k of value loss. Plan a longer hold.
• Clayton 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 114 days — a 9% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $11k (6%) 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 $153,790 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.13% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.49%
• DSCR: 1.33
• GRM: 7.4

CMA / ARV

• ARV (median comp): $195,915
• List price: $169,000
• Delta: -13.74%
• 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
2296 Nicole Dr	0.10mi	3/2.5	1,584 (+11%)	1mo	$200,000	$126	75
11522 Kimberly Way	0.40mi	3/2.5	1,579 (+10%)	1mo	$275,491	$174	61
11514 Kimberly Way	0.39mi	3/2.5	1,579 (+10%)	2mo	$285,990	$181	61
11524 Kimberly Way	0.42mi	3/2.5	1,579 (+10%)	0mo	$245,490	$155	61
11526 Kimberly Way	0.40mi	3/2.5	1,579 (+10%)	1mo	$286,490	$181	61
11518 Kimberly Way	0.39mi	3/2.5	1,579 (+10%)	2mo	$275,491	$174	61
11535 Kimberly Way Lot 11	0.41mi	3/2.5	1,579 (+10%)	2mo	$269,990	$171	60
11531 Kimberly Way Lot 09	0.43mi	3/2.5	1,579 (+10%)	1mo	$279,990	$177	60
11552 Kimberly Way #29	0.43mi	3/2.5	1,579 (+10%)	2mo	$269,990	$171	59
11541 Kimberly Way	0.45mi	3/2.5	1,579 (+10%)	2mo	$269,590	$171	58
11539 Kimberly Way Lot 13	0.44mi	3/2.5	1,579 (+10%)	3mo	$269,990	$171	58
11447 South Grove Dr	0.74mi	3/2.5	1,520 (+6%)	2mo	$159,900	$105	51

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: -5.8%
• Equity multiple: 0.79×
• Total profit: $-10,050
• Equity at exit: $25,198

10-year hold

• IRR: 2.9%
• Equity multiple: 1.20×
• Total profit: $9,531
• Equity at exit: $14,612

Cash invested: $47,320 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,914 high
• Mortgage (P&I): −$886
• Tax from tax record: −$220 /mo · $2,639/yr
• Insurance: −$70
• HOA: −$40
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $295

Break-even live

Break-even rent $1,540

Max offer price $169,000

Occupancy floor 80%

Sensitivity live

Price	-10% $391	-5% $343	+0% $295	+5% $247	+10% $200
Rent	-10% $144	-5% $220	+0% $295	+5% $371	+10% $446
Rate	-1.0pp $380	-0.5pp $338	base $295	+0.5pp $251	+1.0pp $207

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11352 Michelle Way Lovejoy, GA	3.0	2.5	1440	$1,485	$1.03	13d	1	0.04mi
2411 Brianna Dr Lovejoy, GA	3.0	2.0	1432	$1,826	$1.28	3d	1	0.04mi
2306 Nicole Dr Lovejoy, GA	3.0	2.5	1324	$1,800	$1.36	44d	1	0.08mi
2367 Brianna Dr Lovejoy, GA	3.0	2.5	1440	$1,695	$1.18	44d	1	0.09mi
2361 Brianna Dr Lovejoy, GA	3.0	2.5	1384	$1,525	$1.10	23d	1	0.10mi
2275 Nicole Dr Lovejoy, GA	4.0	2.0	1800	$1,835	$1.02	6d	1	0.11mi
2257 Sugarleaf Trl Lovejoy, GA	3.0	2.0	1624	$1,775	$1.09	44d	1	0.12mi
11523 Vinea Ln Lovejoy, GA	3.0	2.0	1557	$1,850	$1.19	44d	1	0.14mi
2251 Nicole Dr #119 Hampton, GA	3.0	2.5	1324	$1,700	$1.28	25d	1	0.14mi
11560 Winston Dr Lovejoy, GA	3.0	3.0	1710	$2,710	$1.58	44d	1	0.30mi
11649 Mendenhall Ct Hampton, GA	3.0	2.5	1568	$2,300	$1.47	21d	1	0.44mi
10938 Wheeler Trce Lovejoy, GA	3.0	3.0	1692	$1,879	$1.11	44d	1	0.44mi
11531 Kimberly Way Lovejoy, GA	3.0	2.5	1579	$2,200	$1.39	5d	1	0.44mi
11522 Kimberly Way Lovejoy, GA	3.0	2.5	1700	$2,200	$1.29	5d	1	0.44mi
11866 Registry Blvd Unit 1 Hampton, GA	3.0	2.0	1488	$1,650	$1.11	25d	1	0.48mi
2056 Registry Pl Lovejoy, GA	3.0	2.0	1488	$1,825	$1.23	44d	1	0.51mi
11722 Chatham Dr Hampton, GA	3.0	2.5	1600	$2,300	$1.44	25d	1	0.51mi
1992 Lovejoy Rd Lovejoy, GA	1.0–3.0	1.0–2.0	1085	$1,902	$1.75	2d	25	0.57mi
2019 Grove Way Lovejoy, GA	3.0	2.5	1524	$1,395	$0.92	44d	1	0.71mi
1902 Grove Way Lovejoy, GA	3.0	2.5	1592	$1,555	$0.98	4d	1	0.72mi
11236 James Madison Dr Hampton, GA	3.0	2.5	1518	$1,870	$1.23	44d	1	0.72mi
11942 Fuller St Lovejoy, GA	3.0	2.5	1421	$1,639	$1.15	44d	1	0.73mi
11940 Fuller St Lovejoy, GA	3.0	2.5	1421	$1,699	$1.20	44d	1	0.73mi
1863 Grove Way Lovejoy, GA	3.0	2.5	1592	$1,660	$1.04	25d	1	0.76mi
11877 Fuller St Lovejoy, GA	3.0	2.5	1386	$1,609	$1.16	25d	1	0.84mi
1781 Fielding Way Lovejoy, GA	3.0	2.5	1370	$1,545	$1.13	44d	1	0.86mi
1578 Onalee Dr Hampton, GA	3.0	2.5	1709	$1,800	$1.05	25d	1	0.88mi
10997 Big Sky Dr Lovejoy, GA	2.0	1.0	1110	$1,250	$1.13	6d	1	0.95mi
11015 Tara Blvd Lovejoy, GA	1.0–3.0	1.0–2.0	1113	$1,815	$1.63	44d	1	0.95mi
12227 Tara Blvd Lovejoy, GA	1.0–3.0	1.0–2.0	1179	$1,913	$1.62	2d	13	1.00mi
10911 Tara Blvd Lovejoy, GA	1.0–3.0	1.0–2.0	1150	$1,795	$1.56	44d	1	1.08mi
2762 Hunters Ct Hampton, GA	3.0	2.5	1702	$1,870	$1.10	21d	1	1.11mi
11035 Shannon Cir Hampton, GA	3.0	2.0	1320	$1,606	$1.22	13d	1	1.13mi
30 Winston Way Hampton, GA	3.0	2.0	924	$1,400	$1.52	44d	1	1.20mi
10887 Tara Blvd Hampton, GA	3.0	2.5	1756	$2,032	$1.16	5d	10	1.29mi
1591 Elizabeth Ln Hampton, GA	3.0	2.0	1352	$1,591	$1.18	44d	1	1.29mi
1652 Thorn Ridge Trl Hampton, GA	3.0	2.0	1360	$1,960	$1.44	44d	1	1.39mi
10903 Thrasher Rd Hampton, GA	3.0	2.0	1412	$1,725	$1.22	23d	1	1.43mi
10784 Knotty Pine Pl Hampton, GA	3.0	2.0	1329	$1,795	$1.35	44d	1	1.50mi

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 12 events

1. 2026-05-07
   price $169,000 435-char remark

   Show marketing remark (447 chars)

   Lovely 3-bedroom, 2.5-bathroom townhome in excellent, well-kept condition. This move-in-ready property features a spacious layout, a nice-sized outdoor area perfect for entertaining, and a fenced yard offering added privacy. Enjoy a convenient location close to schools, shopping, dining, and everyday necessities. This is a fantastic opportunity for a first-time homebuyer or investor. Don’t miss your chance—schedule a showing today!

2. 2026-05-07
   price $169,000 447-char remark

   Show marketing remark (447 chars)

   Lovely 3-bedroom, 2.5-bathroom townhome in excellent, well-kept condition. This move-in-ready property features a spacious layout, a nice-sized outdoor area perfect for entertaining, and a fenced yard offering added privacy. Enjoy a convenient location close to schools, shopping, dining, and everyday necessities. This is a fantastic opportunity for a first-time homebuyer or investor. Don’t miss your chance—schedule a showing today!

3. 2026-04-23
   status Back On Market 435-char remark

   Show marketing remark (447 chars)

   Lovely 3-bedroom, 2.5-bathroom townhome in excellent, well-kept condition. This move-in-ready property features a spacious layout, a nice-sized outdoor area perfect for entertaining, and a fenced yard offering added privacy. Enjoy a convenient location close to schools, shopping, dining, and everyday necessities. This is a fantastic opportunity for a first-time homebuyer or investor. Don’t miss your chance—schedule a showing today!

4. 2026-04-23
   status Active 447-char remark

   Show marketing remark (447 chars)

   Lovely 3-bedroom, 2.5-bathroom townhome in excellent, well-kept condition. This move-in-ready property features a spacious layout, a nice-sized outdoor area perfect for entertaining, and a fenced yard offering added privacy. Enjoy a convenient location close to schools, shopping, dining, and everyday necessities. This is a fantastic opportunity for a first-time homebuyer or investor. Don’t miss your chance—schedule a showing today!

5. 2026-03-03
   status Pending 447-char remark

   Show marketing remark (447 chars)

   Lovely 3-bedroom, 2.5-bathroom townhome in excellent, well-kept condition. This move-in-ready property features a spacious layout, a nice-sized outdoor area perfect for entertaining, and a fenced yard offering added privacy. Enjoy a convenient location close to schools, shopping, dining, and everyday necessities. This is a fantastic opportunity for a first-time homebuyer or investor. Don’t miss your chance—schedule a showing today!

6. 2026-02-23
   status Under Contract 435-char remark

   Show marketing remark (447 chars)

   Lovely 3-bedroom, 2.5-bathroom townhome in excellent, well-kept condition. This move-in-ready property features a spacious layout, a nice-sized outdoor area perfect for entertaining, and a fenced yard offering added privacy. Enjoy a convenient location close to schools, shopping, dining, and everyday necessities. This is a fantastic opportunity for a first-time homebuyer or investor. Don’t miss your chance—schedule a showing today!

7. 2026-02-23
   historical Active Under Contract 447-char remark

   Show marketing remark (447 chars)

   Lovely 3-bedroom, 2.5-bathroom townhome in excellent, well-kept condition. This move-in-ready property features a spacious layout, a nice-sized outdoor area perfect for entertaining, and a fenced yard offering added privacy. Enjoy a convenient location close to schools, shopping, dining, and everyday necessities. This is a fantastic opportunity for a first-time homebuyer or investor. Don’t miss your chance—schedule a showing today!

8. 2026-02-19
   price $175,000 435-char remark

   Show marketing remark (447 chars)

   Lovely 3-bedroom, 2.5-bathroom townhome in excellent, well-kept condition. This move-in-ready property features a spacious layout, a nice-sized outdoor area perfect for entertaining, and a fenced yard offering added privacy. Enjoy a convenient location close to schools, shopping, dining, and everyday necessities. This is a fantastic opportunity for a first-time homebuyer or investor. Don’t miss your chance—schedule a showing today!

9. 2026-02-19
   price $175,000 447-char remark

   Show marketing remark (447 chars)

   Lovely 3-bedroom, 2.5-bathroom townhome in excellent, well-kept condition. This move-in-ready property features a spacious layout, a nice-sized outdoor area perfect for entertaining, and a fenced yard offering added privacy. Enjoy a convenient location close to schools, shopping, dining, and everyday necessities. This is a fantastic opportunity for a first-time homebuyer or investor. Don’t miss your chance—schedule a showing today!

10. 2025-12-14
    listed $180,000 New 435-char remark

    Show marketing remark (447 chars)

    Lovely 3-bedroom, 2.5-bathroom townhome in excellent, well-kept condition. This move-in-ready property features a spacious layout, a nice-sized outdoor area perfect for entertaining, and a fenced yard offering added privacy. Enjoy a convenient location close to schools, shopping, dining, and everyday necessities. This is a fantastic opportunity for a first-time homebuyer or investor. Don’t miss your chance—schedule a showing today!

11. 2025-12-14
    listed $180,000 Active 447-char remark

    Show marketing remark (447 chars)

    Lovely 3-bedroom, 2.5-bathroom townhome in excellent, well-kept condition. This move-in-ready property features a spacious layout, a nice-sized outdoor area perfect for entertaining, and a fenced yard offering added privacy. Enjoy a convenient location close to schools, shopping, dining, and everyday necessities. This is a fantastic opportunity for a first-time homebuyer or investor. Don’t miss your chance—schedule a showing today!

12. 2025-12-01
    soldstatus $160,100

ⓘ 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: $2,639 · $220/mo
• Projected year-2 tax: $2,639 · $220/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 · 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,965
• − Mortgage interest: −$9,467
• − Property taxes: −$2,639
• − Insurance: −$845
• − Repairs & maintenance: −$1,837
• − Management: −$1,837
• − HOA: −$480
• − Depreciation: −$4,916
• Taxable income: $943
• Est. tax owed @ 24.0%: −$226
• After-tax cash flow: $3,317/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: Clayton County
• NCES district ID: 1301230
• Math proficiency: 11% ▼ -13.00%
• Reading proficiency: 20% ▼ -9.00%
• Median HH income: $42,266
• Composite: 13.41/100
• National rank: #9527
• State rank: #155 of 174 in GA

Livability — Lovejoy

• Score: 62/100
• State rank: #317
• US rank: #17071

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lovejoy, GA
• County: Henry County · 316,359 people
• City population: 606
• 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 (Clayton County) Hauer SSP2

• Today (2025): 310,777 people
• By 2030: 329,762 · +6.1%
• By 2040: 368,052 · +18.4%
• By 2050: 401,196 · +29.1%
• By 2075: 472,488 · +52.0%
• By 2100: 500,446 · +61.0%

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 · Clayton

• 2024 margin: Solid D (+69.2) · D 84.3% · R 15.1%
• 2008→2024 swing: +2.8pp toward D · 2008: 66.4pp · 2024: 69.2pp
• All cycles: 2024: D+69.2 2020: D+70.9 2016: D+71.9 2012: D+70.1 2008: D+66.4

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

+5.6% since first listed

12 events — show timeline

• 2026-05-07 Price Changed $169,000 GAMLS
• 2026-05-07 Price Changed $169,000 FMLS
• 2026-04-23 Relisted — GAMLS
• 2026-04-23 Relisted — FMLS
• 2026-03-03 Pending — FMLS
• 2026-02-23 Pending — GAMLS
• 2026-02-23 Contingent — FMLS
• 2026-02-19 Price Changed $175,000 GAMLS
• 2026-02-19 Price Changed $175,000 FMLS
• 2025-12-14 Listed $180,000 FMLS
• 2025-12-14 Listed $180,000 GAMLS
• 2025-12-01 Sold (Public Records) $160,100 Public Records

Property tax history

+7.5%/yr

Latest (2025): $2,639 · +0.0% YoY. Source: county tax records.