2987 Landmark Dr SE · Conyers, GA 30094

$214,000

3 bd · 2.0 ba · 996 sqft · SingleFamily public records · 455 Days on market

Built 1982 10,018 sqft lot $215/sqft · 13% below area Est $246k · 13% 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 +16.8/30.0
• ARV discount +13.4/15.0
• DSCR +5.2/10.0
• 1% rule +4.7/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A beautifully renovated 3-bedroom, 2-bathroom ranch home. This home features stylish updates including stainless steel kitchen appliances, granite countertops, and updated flooring throughout. Situated on a large level lot. Conveniently located near shopping, dining, and more! Do not miss this great opportunity!

Key facts

• Large level lot
• Updated flooring
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• UPDATED FLOORING
• LARGE LEVEL LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $214k.

Deal economics

• At list price, monthly cash flow is $135 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (3.3% below list).
• Recommended offer: $188k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 4.4% in Conyers — 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 (#167 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, crime D, amenities D.
• Rockdale County (suburban): math 14% / reading 29% proficiency, ranked #136 of 174 in GA (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+4.2%/yr); 386 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 483 units permitted in Rockdale County in 2024 (0 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.
• Rockdale 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 455 days — a 12% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $16k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $117k; list at $214k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $188,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 455 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.97% ✗
• Cap rate: 7.05%
• Cash-on-cash: 2.71%
• DSCR: 1.12
• GRM: 8.6

CMA / ARV

• ARV (median comp): $246,083
• List price: $214,000
• Delta: -13.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3003 Landmark Dr	0.03mi	3/2.0	990 (-1%)	14mo	$230,000	$232	86
615 Lakeridge Cir SE	0.03mi	3/2.0	1,086 (+9%)	22mo	$200,000	$184	66
2999 Raintree Dr SE	0.39mi	3/1.5	1,118 (+12%)	13mo	$190,000	$170	48
3154 Goode Rd	0.30mi	2/2.0 (-1)	1,104 (+11%)	23mo	$214,900	$195	44

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 · 4.16% rent growth · sell at horizon

5-year hold

• IRR: -10.7%
• Equity multiple: 0.61×
• Total profit: $-23,569
• Equity at exit: $31,908

10-year hold

• IRR: 0.2%
• Equity multiple: 1.02×
• Total profit: $1,022
• Equity at exit: $18,503

Cash invested: $59,920 (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 30094

• Rents YoY: 4.2%
• Active inventory: 386
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,069 medium
• Mortgage (P&I): −$1,122
• Tax from tax record: −$288 /mo · $3,457/yr
• Insurance: −$89
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $135

Break-even live

Break-even rent $1,898

Max offer price $214,000

Occupancy floor 88%

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: $53,500
• Closing costs: $6,420
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
612 Ralph Rd SE Conyers, GA	3.0	2.0	1032	$1,681	$1.63	5d	1	0.13mi
2365 Highway 20 SE Conyers, GA	1.0–2.0	1.0–2.0	984	$1,730	$1.76	1d	7	1.33mi

Listing history 27 events

1. 2026-06-18
   days on market $214,000 Active 455 DOM
2. 2026-06-17
   days on market $214,000 Active 454 DOM
3. 2026-06-16
   days on market $214,000 Active 453 DOM
4. 2026-06-15
   days on market $214,000 Active 452 DOM
5. 2026-06-13
   days on market $214,000 Active 450 DOM
6. 2026-06-09
   days on market $214,000 Active 446 DOM
7. 2026-06-08
   days on market $214,000 Active 445 DOM
8. 2026-06-07
   days on market $214,000 Active 444 DOM
9. 2026-06-04
   days on market $214,000 Active 441 DOM
10. 2026-06-03
    days on market $214,000 Active 440 DOM
11. 2026-06-02
    days on market $214,000 Active 439 DOM
12. 2026-06-01
    days on market $214,000 Active 438 DOM
13. 2026-05-31
    days on market $214,000 Active 437 DOM
14. 2025-07-22
    price $214,000 313-char remark

    Show marketing remark (313 chars)

    A beautifully renovated 3-bedroom, 2-bathroom ranch home. This home features stylish updates including stainless steel kitchen appliances, granite countertops, and updated flooring throughout. Situated on a large level lot. Conveniently located near shopping, dining, and more! Do not miss this great opportunity!

15. 2025-03-20
    listed $230,000 New 313-char remark

    Show marketing remark (313 chars)

    A beautifully renovated 3-bedroom, 2-bathroom ranch home. This home features stylish updates including stainless steel kitchen appliances, granite countertops, and updated flooring throughout. Situated on a large level lot. Conveniently located near shopping, dining, and more! Do not miss this great opportunity!

16. 2020-09-15
    soldstatus $117,000
17. 2020-09-08
    soldstatus $117,000 Closed 383-char remark

    Show marketing remark (383 chars)

    Investor Special! Recently updated 3br 2ba stepless ranch ready for renter. Will easily rent between 1200-1300 per month. New roof, new gutters, new water heater, new exterior paint, new deck, new interior paint, newer appliances and carpet. Zoned for one of the best school clusters in Rockdale County. Property would also be perfect for someone who doesn,t want to climb steps.

18. 2020-09-08
    soldstatus $117,000 Sold

    Show marketing remark (383 chars)

    Investor Special! Recently updated 3br 2ba stepless ranch ready for renter. Will easily rent between 1200-1300 per month. New roof, new gutters, new water heater, new exterior paint, new deck, new interior paint, newer appliances and carpet. Zoned for one of the best school clusters in Rockdale County. Property would also be perfect for someone who doesn,t want to climb steps.

19. 2020-08-05
    status Under Contract

    Show marketing remark (383 chars)

    Investor Special! Recently updated 3br 2ba stepless ranch ready for renter. Will easily rent between 1200-1300 per month. New roof, new gutters, new water heater, new exterior paint, new deck, new interior paint, newer appliances and carpet. Zoned for one of the best school clusters in Rockdale County. Property would also be perfect for someone who doesn,t want to climb steps.

20. 2020-08-05
    status Pending 383-char remark

    Show marketing remark (383 chars)

    Investor Special! Recently updated 3br 2ba stepless ranch ready for renter. Will easily rent between 1200-1300 per month. New roof, new gutters, new water heater, new exterior paint, new deck, new interior paint, newer appliances and carpet. Zoned for one of the best school clusters in Rockdale County. Property would also be perfect for someone who doesn,t want to climb steps.

21. 2020-07-29
    historical Contingent (with Kickout)

    Show marketing remark (383 chars)

    Investor Special! Recently updated 3br 2ba stepless ranch ready for renter. Will easily rent between 1200-1300 per month. New roof, new gutters, new water heater, new exterior paint, new deck, new interior paint, newer appliances and carpet. Zoned for one of the best school clusters in Rockdale County. Property would also be perfect for someone who doesn,t want to climb steps.

22. 2020-07-29
    historical Active Under Contract 383-char remark

    Show marketing remark (383 chars)

    Investor Special! Recently updated 3br 2ba stepless ranch ready for renter. Will easily rent between 1200-1300 per month. New roof, new gutters, new water heater, new exterior paint, new deck, new interior paint, newer appliances and carpet. Zoned for one of the best school clusters in Rockdale County. Property would also be perfect for someone who doesn,t want to climb steps.

23. 2020-07-27
    listed $129,900 Active 383-char remark

    Show marketing remark (383 chars)

    Investor Special! Recently updated 3br 2ba stepless ranch ready for renter. Will easily rent between 1200-1300 per month. New roof, new gutters, new water heater, new exterior paint, new deck, new interior paint, newer appliances and carpet. Zoned for one of the best school clusters in Rockdale County. Property would also be perfect for someone who doesn,t want to climb steps.

24. 2020-07-27
    listed $129,900 New

    Show marketing remark (383 chars)

    Investor Special! Recently updated 3br 2ba stepless ranch ready for renter. Will easily rent between 1200-1300 per month. New roof, new gutters, new water heater, new exterior paint, new deck, new interior paint, newer appliances and carpet. Zoned for one of the best school clusters in Rockdale County. Property would also be perfect for someone who doesn,t want to climb steps.

25. 2000-05-11
    soldstatus $79,000
26. 1994-04-27
    soldstatus $59,900
27. 1987-05-08
    soldstatus $52,000

ⓘ 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: $3,457 · $288/mo
• Projected year-2 tax: $3,457 · $288/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°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 · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,834
• − Mortgage interest: −$11,987
• − Property taxes: −$3,457
• − Insurance: −$1,070
• − Repairs & maintenance: −$1,987
• − Management: −$1,987
• − Depreciation: −$6,225
• Taxable loss: −$1,880
• Est. tax savings @ 24.0%: +$451
• After-tax cash flow: $2,076/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: Rockdale County
• NCES district ID: 1304410
• Math proficiency: 14% ▼ -17.00%
• Reading proficiency: 29% ▼ -11.00%
• Median HH income: $53,325
• Composite: 19.42/100
• National rank: #8776
• State rank: #136 of 174 in GA

Livability — Conyers

• Score: 67/100
• State rank: #167
• US rank: #10533

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Rockdale County · 96,534 people
• City population: 96,534
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 33,731
• Household income: $88,530
• Rent vs Own: 20.5% rent · 79.5% own
• Severe rent burden: 549.0

Population outlook (Rockdale County) Hauer SSP2

• Today (2025): 99,145 people
• By 2030: 104,558 · +5.5%
• By 2040: 116,100 · +17.1%
• By 2050: 127,827 · +28.9%
• By 2075: 159,113 · +60.5%
• By 2100: 181,178 · +82.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Black 56% White 29% Two or more races 9% Hispanic / Latino 7% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Hispanic 1% Serbian 1% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 5% French/Haitian/Cajun 1%

Political lean MEDSL · Rockdale

• 2024 margin: Solid D (+47.5) · D 73.4% · R 25.9%
• 2008→2024 swing: +37.9pp toward D · 2008: 9.6pp · 2024: 47.5pp
• All cycles: 2024: D+47.5 2020: D+40.8 2016: D+25.9 2012: D+16.4 2008: D+9.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -168.06%
• Current HPI: 205.627
• Rent YoY: ▲ 4.16%
• 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

+311.5% since first listed

14 events — show timeline

• 2025-07-22 Price Changed $214,000 GAMLS
• 2025-03-20 Listed $230,000 GAMLS
• 2020-09-15 Sold (Public Records) $117,000 Public Records
• 2020-09-08 Sold (MLS) $117,000 GAMLS
• 2020-09-08 Sold (MLS) $117,000 FMLS
• 2020-08-05 Pending — GAMLS
• 2020-08-05 Pending — FMLS
• 2020-07-29 Contingent — GAMLS
• 2020-07-29 Contingent — FMLS
• 2020-07-27 Listed $129,900 GAMLS
• 2020-07-27 Listed $129,900 FMLS
• 2000-05-11 Sold (Public Records) $79,000 Public Records
• 1994-04-27 Sold (Public Records) $59,900 Public Records
• 1987-05-08 Sold (Public Records) $52,000 Public Records

Property tax history

+11.5%/yr

Latest (2025): $3,457 · +47.8% YoY. Source: county tax records.