2521 Fairview Rd · Conyers, GA 30016

$189,999

3 bd · 2.0 ba · 1,373 sqft · SingleFamily public records · 74 Days on market

Built 1962 0.71 ac lot $138/sqft · 14% below area Est $220k · 14% 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 +18.6/30.0
• ARV discount +13.7/15.0
• DSCR +5.9/10.0
• 1% rule +4.5/10.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious one-story home featuring 3 bedrooms and 2 bathrooms with a functional and inviting layout. The living area offers natural light and flows into the kitchen with ample cabinet and counter space for everyday living. The primary suite provides a comfortable retreat, while additional bedrooms offer flexibility for guests, office space, or hobbies. Enjoy a large backyard with plenty of space for relaxing or entertaining, with practical features throughout completing this home. One or more photo(s) was virtually staged.

Key facts

• 0.71 acre lot
• 2 garage spots
• Built 1962

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $184 ($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 $181k (4.6% below list).
• Recommended offer: $179k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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: crime D, amenities D, commute 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: Newton County Theme School At Ficquett (math 49% / reading 65%, grade C+, #151 of 1,228 statewide, top 13%, 977 students, 29% 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).
• Market conditions: Rents rising (+1.8%/yr); 449 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask has dropped $32k (14%) 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,599 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.95% ✗
• Cap rate: 7.46%
• Cash-on-cash: 4.16%
• DSCR: 1.19
• GRM: 8.7

CMA / ARV

• ARV (median comp): $220,153
• List price: $189,999
• Delta: -13.70%
• 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
85 Lakeside Cir	0.03mi	3/2.0	1,460 (+6%)	5mo	$230,000	$158	83
80 Lakeview Trl	0.40mi	3/2.0	1,360 (-1%)	5mo	$175,000	$129	76
2554 Fairview Rd SE	0.09mi	3/2.0	1,502 (+9%)	8mo	$270,000	$180	73
50 Fieldview Ln	0.18mi	3/2.5	1,480 (+8%)	6mo	$255,000	$172	71
230 Crestfield Cir	0.31mi	3/2.5	1,480 (+8%)	1mo	$255,000	$172	69
3170 Lakeside Cir	0.08mi	2/2.0 (-1)	1,222 (-11%)	8mo	$140,000	$115	67
2895 Fairview Rd	0.67mi	3/2.0	1,354 (-1%)	2mo	$270,000	$199	65
675 Barshay Dr	0.59mi	3/2.5	1,380 (+0%)	7mo	$250,000	$181	64
110 Bentley Place Way	0.45mi	4/2.0 (+1)	1,420 (+3%)	6mo	$275,000	$194	64
180 Colser Dr	0.64mi	3/2.5	1,307 (-5%)	0mo	$210,000	$161	60
165 Bentley Place Way	0.49mi	4/2.5 (+1)	1,575 (+15%)	3mo	$156,000	$99	43
285 Barshay Dr	0.72mi	3/2.0	1,549 (+13%)	3mo	$233,000	$150	43

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 · 1.84% rent growth · sell at horizon

5-year hold

• IRR: -11.1%
• Equity multiple: 0.60×
• Total profit: $-21,146
• Equity at exit: $28,329

10-year hold

• IRR: -3.5%
• Equity multiple: 0.78×
• Total profit: $-11,723
• Equity at exit: $16,428

Cash invested: $53,200 (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 30016

• Home prices YoY: -8.6%
• Rents YoY: 1.8%
• Active inventory: 449
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,812 high
• Mortgage (P&I): −$996
• Tax from tax record: −$171 /mo · $2,056/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $184

Break-even live

Break-even rent $1,578

Max offer price $189,999

Occupancy floor 85%

Sensitivity live

Price	-10% $292	-5% $238	+0% $184	+5% $131	+10% $77
Rent	-10% $41	-5% $113	+0% $184	+5% $256	+10% $328
Rate	-1.0pp $280	-0.5pp $233	base $184	+0.5pp $135	+1.0pp $85

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Lakeside Cir Covington, GA	2.0	2.5	1222	$1,575	$1.29	45d	1	0.06mi
3080 Lakeside Cir Covington, GA	3.0	2.0	1508	$1,681	$1.11	0d	1	0.12mi
145 Meadowridge Dr Covington, GA	3.0	2.0	1708	$1,790	$1.05	3d	1	0.14mi
155 Meadowridge Dr Covington, GA	3.0	2.5	1300	$1,615	$1.24	6d	1	0.14mi
175 Meadowridge Dr Covington, GA	3.0	2.0	1508	$1,719	$1.14	4d	1	0.15mi
345 Lakeside Cir Covington, GA	3.0	2.5	1410	$1,526	$1.08	0d	1	0.16mi
30 Gross Lake Pkwy Covington, GA	2.0	2.0	1119	$1,619	$1.45	25d	1	0.23mi
30 Gross Lake Pkwy Covington, GA	2.0	2.0	1119	$1,599	$1.43	45d	1	0.23mi
2387 Country Club Dr SE Conyers, GA	3.0	2.0	1700	$1,545	$0.91	0d	1	0.25mi
255 Fieldview Ln Covington, GA	4.0	2.0	1519	$1,741	$1.15	0d	1	0.28mi
110 Chandler Cir Covington, GA	3.0	2.5	1469	$1,795	$1.22	25d	1	0.30mi
330 Crestfield Cir Covington, GA	4.0	3.0	1500	$1,850	$1.23	14d	1	0.40mi
125 Lakeview Trl Covington, GA	3.0	2.0	1548	$1,495	$0.97	45d	1	0.43mi
125 Bentley Place Way Covington, GA	3.0	2.0	1464	$1,786	$1.22	0d	1	0.45mi
120 Lakeside Pt Covington, GA	4.0	2.0	1721	$1,889	$1.10	45d	1	0.48mi
50 Greenleaf Rd Conyers, GA	1.0–3.0	1.0–2.0	970	$1,696	$1.75	3d	29	0.53mi
267 Limestone Cir Conyers, GA	3.0	2.0	1770	$1,295	$0.73	25d	1	0.53mi
267 Limestone Cir Conyers, GA	3.0	2.5	1770	$1,500	$0.85	23d	1	0.53mi
2206 Country Club Dr SE Conyers, GA	3.0	2.5	1723	$1,950	$1.13	25d	1	0.59mi
215 Colser Dr Covington, GA	3.0	2.5	1549	$2,175	$1.40	5d	1	0.66mi
75 Colser Dr Covington, GA	3.0	2.5	1380	$1,790	$1.30	46d	1	0.69mi
305 Barshay Dr Covington, GA	3.0	2.5	1660	$1,785	$1.08	0d	1	0.72mi
185 Summer Walk Dr Covington, GA	3.0	2.0	1713	$2,085	$1.22	14d	1	0.73mi
125 Flowers Dr Covington, GA	3.0	2.0	1712	$1,895	$1.11	45d	1	0.75mi
2798 Country Ct SE Unit B Conyers, GA	4.0	2.5	1830	$1,900	$1.04	12d	1	0.76mi
2782 Country Ct SE Unit B Conyers, GA	2.0	2.5	1218	$1,340	$1.10	25d	1	0.79mi
2782 Country Ct SE Unit B Conyers, GA	2.0	2.5	1218	$1,340	$1.10	0d	1	0.79mi
130 Avondale Blvd SE Conyers, GA	3.0	2.5	1770	$2,049	$1.16	45d	1	0.81mi
2783 Coventry Grn SE Unit b Conyers, GA	3.0	2.0	1328	$1,575	$1.19	0d	1	0.83mi
269 Limestone Cir Conyers, GA	3.0	2.0	1500	$1,100	$0.73	18d	1	0.84mi
2784 Coventry Grn SE Unit c Conyers, GA	3.0	2.0	1305	$1,595	$1.22	0d	1	0.85mi
2130 Fieldstone View Ct SE Unit B Conyers, GA	2.0	2.0	1322	$1,325	$1.00	45d	1	0.86mi
2644 Fieldstone View Ln SE Unit C Conyers, GA	2.0	1.5	1296	$1,350	$1.04	45d	1	0.87mi
2644 Fieldstone View Ln SE Unit B Conyers, GA	2.0	2.0	1296	$1,350	$1.04	20d	1	0.87mi
2644 Fieldstone View Ln SE Apt A Conyers, GA	2.0	2.0	1296	$1,450	$1.12	45d	1	0.87mi
2136 Golfview Dr SE Conyers, GA	3.0	3.0	1200	$1,800	$1.50	45d	1	0.89mi
2120 Fieldstone View Ct SE Conyers, GA	3.0	2.0	1600	$1,700	$1.06	25d	1	0.91mi
50 Salem Chase Way Conyers, GA	1.0–3.0	1.5–2.0	1019	$1,575	$1.55	6d	2	0.92mi
100 Salem Glen Way Conyers, GA	2.0–3.0	2.0–2.5	1101	$1,775	$1.61	3d	7	0.94mi
2591 Golfview Ter SE Conyers, GA	3.0	1.5	1496	$1,700	$1.14	45d	1	0.98mi

Listing history 33 events

1. 2026-06-21
   days on market $189,999 Active 74 DOM
2. 2026-06-18
   days on market $189,999 Active 71 DOM
3. 2026-06-17
   days on market $189,999 Active 70 DOM
4. 2026-06-16
   days on market $189,999 Active 69 DOM
5. 2026-06-15
   days on market $189,999 Active 68 DOM
6. 2026-06-13
   days on market $189,999 Active 66 DOM
7. 2026-06-13
   days on market $189,999 Active 65 DOM
8. 2026-06-09
   days on market $189,999 Active 62 DOM
9. 2026-06-08
   days on market $189,999 Active 61 DOM
10. 2026-06-07
    days on market $189,999 Active 60 DOM
11. 2026-06-04
    days on market $189,999 Active 57 DOM
12. 2026-06-03
    days on market $189,999 Active 56 DOM
13. 2026-06-02
    pricedays on market $189,999 Active 55 DOM
14. 2026-06-01
    days on market $199,950 Active 54 DOM
15. 2026-05-31
    days on market $199,950 Active 53 DOM
16. 2026-05-16
    price $199,950 527-char remark

    Show marketing remark (527 chars)

    Spacious one-story home featuring 3 bedrooms and 2 bathrooms with a functional and inviting layout. The living area offers natural light and flows into the kitchen with ample cabinet and counter space for everyday living. The primary suite provides a comfortable retreat, while additional bedrooms offer flexibility for guests, office space, or hobbies. Enjoy a large backyard with plenty of space for relaxing or entertaining, with practical features throughout completing this home. One or more photo(s) was virtually staged.

17. 2026-05-16
    price $199,950 527-char remark

    Show marketing remark (527 chars)

    Spacious one-story home featuring 3 bedrooms and 2 bathrooms with a functional and inviting layout. The living area offers natural light and flows into the kitchen with ample cabinet and counter space for everyday living. The primary suite provides a comfortable retreat, while additional bedrooms offer flexibility for guests, office space, or hobbies. Enjoy a large backyard with plenty of space for relaxing or entertaining, with practical features throughout completing this home. One or more photo(s) was virtually staged.

18. 2026-05-04
    price $209,900 527-char remark

    Show marketing remark (527 chars)

    Spacious one-story home featuring 3 bedrooms and 2 bathrooms with a functional and inviting layout. The living area offers natural light and flows into the kitchen with ample cabinet and counter space for everyday living. The primary suite provides a comfortable retreat, while additional bedrooms offer flexibility for guests, office space, or hobbies. Enjoy a large backyard with plenty of space for relaxing or entertaining, with practical features throughout completing this home. One or more photo(s) was virtually staged.

19. 2026-05-04
    price $209,900 527-char remark

    Show marketing remark (527 chars)

    Spacious one-story home featuring 3 bedrooms and 2 bathrooms with a functional and inviting layout. The living area offers natural light and flows into the kitchen with ample cabinet and counter space for everyday living. The primary suite provides a comfortable retreat, while additional bedrooms offer flexibility for guests, office space, or hobbies. Enjoy a large backyard with plenty of space for relaxing or entertaining, with practical features throughout completing this home. One or more photo(s) was virtually staged.

20. 2026-04-07
    listed $221,750 New 527-char remark

    Show marketing remark (527 chars)

    Spacious one-story home featuring 3 bedrooms and 2 bathrooms with a functional and inviting layout. The living area offers natural light and flows into the kitchen with ample cabinet and counter space for everyday living. The primary suite provides a comfortable retreat, while additional bedrooms offer flexibility for guests, office space, or hobbies. Enjoy a large backyard with plenty of space for relaxing or entertaining, with practical features throughout completing this home. One or more photo(s) was virtually staged.

21. 2026-04-07
    listed $221,750 Active 527-char remark

    Show marketing remark (527 chars)

    Spacious one-story home featuring 3 bedrooms and 2 bathrooms with a functional and inviting layout. The living area offers natural light and flows into the kitchen with ample cabinet and counter space for everyday living. The primary suite provides a comfortable retreat, while additional bedrooms offer flexibility for guests, office space, or hobbies. Enjoy a large backyard with plenty of space for relaxing or entertaining, with practical features throughout completing this home. One or more photo(s) was virtually staged.

22. 2021-11-12
    soldstatus $2,037,681
23. 2013-07-03
    price $44,000
24. 2013-06-14
    soldstatus $44,000 Sold
25. 2013-04-19
    status Under Contract
26. 2013-04-19
    price $45,000
27. 2013-04-12
    historical Pending Approval
28. 2013-04-08
    status Back On Market
29. 2013-02-17
    status Under Contract
30. 2013-02-02
    historical
31. 2012-12-28
    listed $45,000 New
32. 2005-09-22
    soldstatus $105,700
33. 2003-05-22
    soldstatus $96,000

ⓘ 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: $2,056 · $171/mo
• Projected year-2 tax: $2,056 · $171/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 · 19 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: $21,741
• − Mortgage interest: −$10,643
• − Property taxes: −$2,056
• − Insurance: −$950
• − Repairs & maintenance: −$1,739
• − Management: −$1,739
• − Depreciation: −$5,527
• Taxable loss: −$914
• Est. tax savings @ 24.0%: +$219
• After-tax cash flow: $2,432/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 — 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: Newton County · 104,393 people
• City population: 96,534
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 62,968
• Household income: $79,527
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 1172.0

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 0.57)
• Race & ethnicity: Black 59% White 29% Two or more races 8% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -29.68%
• Current HPI: 317.5605
• Rent YoY: ▲ 1.84%
• 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

+108.3% since first listed

18 events — show timeline

• 2026-05-16 Price Changed $199,950 GAMLS
• 2026-05-16 Price Changed $199,950 FMLS
• 2026-05-04 Price Changed $209,900 FMLS
• 2026-05-04 Price Changed $209,900 GAMLS
• 2026-04-07 Listed $221,750 FMLS
• 2026-04-07 Listed $221,750 GAMLS
• 2021-11-12 Sold (Public Records) $2,037,681 Public Records
• 2013-07-03 Price Changed $44,000 GAMLS
• 2013-06-14 Sold (MLS) $44,000 GAMLS
• 2013-04-19 Pending — GAMLS
• 2013-04-19 Price Changed $45,000 GAMLS
• 2013-04-12 Contingent — GAMLS
• 2013-04-08 Relisted — GAMLS
• 2013-02-17 Pending — GAMLS
• 2013-02-02 Listing Removed — GAMLS
• 2012-12-28 Listed $45,000 GAMLS
• 2005-09-22 Sold (Public Records) $105,700 Public Records
• 2003-05-22 Sold (Public Records) $96,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $2,056 · +47.3% YoY. Source: county tax records.