2 Willow St · Porterdale, GA 30014

$99,900

2 bd · 2.0 ba · 2,144 sqft · MultiFamily public records · 74 Days on market

Built 1916 4,791 sqft lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.9/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Charming home in the heart of Porterdale offering small-town character with convenient access to shopping, dining, and I-20. Occupied property being sold as-is. Exterior features inviting curb appeal and a spacious lot with room to relax, entertain, or expand. Conveniently located just minutes from historic downtown Porterdale, local parks, shopping, dining, and interstate access. Great opportunity for an owner-occupant or investor looking to add personal touches and build value. Interior details are limited due to occupancy.

Key facts

• Interstate access
• Spacious lot
• Local parks

Tags

• SPACIOUS LOT
• HISTORIC DOWNTOWN PORTERDALE
• LOCAL PARKS
• INTERSTATE ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $100k.

Deal economics

• At list price, monthly cash flow is $657 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.2% vs local median 5.1% in Porterdale — 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 58/100 on livability (#447 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B+, housing B; Watch: schools F, amenities F, 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.
• Market conditions: Rents flat; 479 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.5% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $50k; list at $100k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.
• 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 $93,906 (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 1916 — 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 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.78% ✓
• Cap rate: 14.19%
• Cash-on-cash: 28.20%
• DSCR: 2.25
• GRM: 4.7

CMA / ARV

• ARV (median comp): $207,847
• List price: $99,900
• Delta: -51.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.52% rent growth · sell at horizon

5-year hold

• IRR: 19.5%
• Equity multiple: 1.77×
• Total profit: $21,405
• Equity at exit: $14,895

10-year hold

• IRR: 25.9%
• Equity multiple: 3.00×
• Total profit: $55,883
• Equity at exit: $8,638

Cash invested: $27,972 (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 30014

• Home prices YoY: -19.2%
• Rents YoY: 0.5%
• Active inventory: 479
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,779 high
• Mortgage (P&I): −$524
• Tax from tax record: −$183 /mo · $2,190/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $657

Break-even live

Break-even rent $947

Max offer price $99,900

Occupancy floor 58%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27 Elm St Covington, GA	3.0	2.0	1590	$1,800	$1.13	44d	1	0.15mi
15 Magan Ct Porterdale, GA	3.0	2.0	1656	$1,725	$1.04	13d	1	0.21mi
15 Magan Ct Porterdale, GA	3.0	2.5	1656	$1,750	$1.06	44d	1	0.21mi
105 River North Ct Covington, GA	3.0	3.0	1523	$2,195	$1.44	13d	1	1.34mi
70 Trelawney Dr Covington, GA	2.0	1.0	1750	$1,850	$1.06	19d	1	1.36mi

Listing history 19 events

1. 2026-06-18
   days on market $99,900 Active 74 DOM
2. 2026-06-17
   days on market $99,900 Active 73 DOM
3. 2026-06-16
   days on market $99,900 Active 72 DOM
4. 2026-06-15
   days on market $99,900 Active 71 DOM
5. 2026-06-13
   days on market $99,900 Active 69 DOM
6. 2026-06-13
   days on market $99,900 Active 68 DOM
7. 2026-06-09
   days on market $99,900 Active 65 DOM
8. 2026-06-08
   days on market $99,900 Active 64 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    days on market $99,900 Active 63 DOM
11. 2026-06-04
    days on market $99,900 Active 60 DOM
12. 2026-06-03
    days on market $99,900 Active 59 DOM
13. 2026-06-02
    days on market $99,900 Active 58 DOM
14. 2026-06-01
    days on market $99,900 Active 57 DOM
15. 2026-05-31
    days on market $99,900 Active 56 DOM
16. 2026-04-03
    listed $99,900 New 531-char remark

    Show marketing remark (531 chars)

    Charming home in the heart of Porterdale offering small-town character with convenient access to shopping, dining, and I-20. Occupied property being sold as-is. Exterior features inviting curb appeal and a spacious lot with room to relax, entertain, or expand. Conveniently located just minutes from historic downtown Porterdale, local parks, shopping, dining, and interstate access. Great opportunity for an owner-occupant or investor looking to add personal touches and build value. Interior details are limited due to occupancy.

17. 2026-04-03
    listed $99,900 Active 531-char remark

    Show marketing remark (531 chars)

    Charming home in the heart of Porterdale offering small-town character with convenient access to shopping, dining, and I-20. Occupied property being sold as-is. Exterior features inviting curb appeal and a spacious lot with room to relax, entertain, or expand. Conveniently located just minutes from historic downtown Porterdale, local parks, shopping, dining, and interstate access. Great opportunity for an owner-occupant or investor looking to add personal touches and build value. Interior details are limited due to occupancy.

18. 2018-01-30
    soldstatus $50,000
19. 2018-01-30
    soldstatus $59,100

ⓘ 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: $2,190 · $183/mo
• Projected year-2 tax: $2,190 · $183/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 · 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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,346
• − Mortgage interest: −$5,596
• − Property taxes: −$2,190
• − Insurance: −$500
• − Repairs & maintenance: −$1,708
• − Management: −$1,708
• − Depreciation: −$2,906
• Taxable income: $6,739
• Est. tax owed @ 24.0%: −$1,617
• After-tax cash flow: $6,270/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 — Porterdale

• Score: 58/100
• State rank: #447
• US rank: #21362

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Porterdale, GA
• County: Newton County · 104,393 people
• City population: 76
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 41,425
• Household income: $72,254
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 1934.0

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 0.59)
• Race & ethnicity: White 53% Black 35% Hispanic / Latino 7% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 2% Slovak 2% Serbian 1%
• Foreign-born: 7% · Canada
• Languages at home: 93% English-only · Spanish 5% Other Indo-European 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: ▼ -64.50%
• Current HPI: 270.9868
• Rent YoY: ▲ 0.52%
• 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

+99.8% since first listed

4 events — show timeline

• 2026-04-03 Listed $99,900 FMLS
• 2026-04-03 Listed $99,900 GAMLS
• 2018-01-30 Sold (Public Records) $59,100 Public Records
• 2018-01-30 Sold (Public Records) $50,000 Public Records

Property tax history

+8.6%/yr

Latest (2025): $2,190 · +8.4% YoY. Source: county tax records.