1515 Hydrangea Ln · McDonough, GA 30253

$214,900

3 bd · 2.5 ba · 1,546 sqft · Townhouse public records · 19 Days on market

Built 2017 2,003 sqft lot Est $260k · 17% under

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Why this score? — see what drove the D+ 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 +15.0/15.0
• Cash flow +14.5/30.0
• DSCR +4.4/10.0
• 1% rule +4.2/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Presenting a distinguished residential property located at 1515 Hydrangea Lane in McDonough, GA. Constructed in 2017, this residence offers a meticulously designed living area of 1834 square feet, embodying contemporary comfort and sophisticated functionality. This exceptional property invites further exploration to fully appreciate its refined details and the lifestyle it affords.

Key facts

• Garage
• Built 2017
• Listed 19 days

Property features AI

Finance

• HOA & community: Community contains about 100 units

Exterior

• Parking: Attached garage; One garage space; Two total parking spaces
• Utilities: Public water; Public sewer; Other utilities
• Home design: Two levels; Fee simple ownership; Resale property
• Construction: Vinyl siding; Other roof; Slab foundation
• Exterior features: Asphalt road surface

Interior

• Kitchen: Cabinets with stain finish; Solid surface countertops; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Three upper-level bedrooms; Bedroom with other features
• Flooring: Carpet
• Bathrooms: Two full bathrooms; One half bathroom (main level); Master bath with tub/shower combo
• Heating & cooling: Central heating; Central air conditioning
• Interior features: 2+ common walls; Other interior features; Bonus room
• Laundry & utility: Laundry in hall

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $215k.

Deal economics

• At list price, monthly cash flow is $45 ($544/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 $198k (8.1% below list).
• Recommended offer: $198k (8.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.9% in McDonough — 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 63/100 on livability (#279 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: crime D, amenities F, commute F.
• Henry County (rural): math 24% / reading 33% proficiency, ranked #89 of 174 in GA (top 51%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Wesley Lakes Elementary School (math 12% / reading 22%, grade F, #936 of 1,228 statewide, top 79%, 843 students, 73% FRL); Eagle'S Landing Middle School (math 16% / reading 33%, grade F, #301 of 470 statewide, top 66%, 1,092 students, 59% FRL); Eagle'S Landing High School (math 18% / reading 22%, grade F, #232 of 424 statewide, top 56%, 1,642 students, 48% FRL) — zoned schools average 60% FRL vs 43% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.3%/yr); 682 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,989 units permitted in Henry County in 2024 (92 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.
• Henry 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 19 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago 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.

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 $197,511 (8.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.92% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.90%
• DSCR: 1.04
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $259,728
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
515 Magnolia Gardens Walk	0.09mi	3/2.5	1,580 (+2%)	8mo	$199,000	$126	85
955 Magnolia Gardens Walk	0.09mi	3/2.5	1,584 (+2%)	11mo	$220,000	$139	83
1155 Magnolia Gardens Walk	0.02mi	3/2.5	1,612 (+4%)	11mo	$210,000	$130	82
1005 Magnolia Gardens Walk	0.08mi	3/2.5	1,606 (+4%)	10mo	$193,000	$120	81
1605 Hydrangea Ln	0.02mi	3/2.5	1,689 (+9%)	11mo	$210,000	$124	75
257 Kenoot Dr #42	0.63mi	3/2.5	1,552 (+0%)	12mo	$260,000	$168	60
385 Navigator Ln	0.70mi	3/2.5	1,579 (+2%)	10mo	$285,000	$180	56
377 Navigator Ln	0.70mi	3/2.5	1,579 (+2%)	12mo	$284,990	$180	54
340 Navigator Ln	0.70mi	3/2.5	1,579 (+2%)	12mo	$284,500	$180	54
344 Navigator Ln	0.70mi	3/2.5	1,650 (+7%)	11mo	$274,993	$167	47
320 Navigator Ln	0.70mi	3/2.5	1,650 (+7%)	11mo	$279,993	$170	46
389 Navigator Ln	0.70mi	3/2.5	1,714 (+11%)	11mo	$304,000	$177	40

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.3%
• Equity multiple: 0.37×
• Total profit: $-37,674
• Equity at exit: $32,042

10-year hold

• IRR: -18.2%
• Equity multiple: 0.15×
• Total profit: $-51,260
• Equity at exit: $18,581

Cash invested: $60,172 (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 30253

• Home prices YoY: -29.4%
• Rents YoY: -0.3%
• Active inventory: 682
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,975 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$298 /mo · $3,582/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $45

Break-even live

Break-even rent $1,918

Max offer price $214,900

Occupancy floor 93%

Sensitivity live

Price	-10% $167	-5% $106	+0% $45	+5% $-15	+10% $-76
Rent	-10% $-111	-5% $-33	+0% $45	+5% $123	+10% $201
Rate	-1.0pp $154	-0.5pp $100	base $45	+0.5pp $-10	+1.0pp $-67

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1535 Hydrangea Ln McDonough, GA	3.0	2.5	1446	$1,761	$1.22	26d	1	0.03mi
1740 Formosa Ln Unit MC McDonough, GA	3.0	2.0	1606	$1,669	$1.04	26d	1	0.06mi
105 Dailey Mill Rd McDonough, GA	3.0	1.5	1278	$1,795	$1.40	7d	1	0.30mi
1116 E Shoreview Rd McDonough, GA	4.0	2.0	1960	$2,495	$1.27	7d	1	0.49mi
1000 Columns Dr McDonough, GA	1.0–2.0	1.0–2.0	987	$1,755	$1.78	0d	20	0.67mi
2435 Cornell Cir McDonough, GA	3.0	3.0	1752	$1,919	$1.10	5d	1	0.69mi
305 Cerulean Gull Bnd McDonough, GA	3.0	2.5	1849	$2,495	$1.35	6d	1	0.74mi
740 McDonough Pkwy McDonough, GA	1.0–3.0	1.0–2.0	1128	$1,971	$1.75	1d	22	0.78mi
235 Jonesboro Rd McDonough, GA	1.0–3.0	1.0–2.0	996	$1,999	$2.01	1d	2	0.80mi
685 Chaseridge Dr McDonough, GA	3.0	2.0	2155	$2,155	$1.00	13d	1	0.81mi
424 Concord Ter McDonough, GA	4.0	3.0	1887	$2,181	$1.16	4d	1	0.85mi
428 Concord Ter McDonough, GA	4.0	3.0	1887	$2,151	$1.14	45d	1	0.86mi
151 Hamilton Pointe Dr McDonough, GA	4.0	2.5	2097	$2,470	$1.18	7d	1	0.89mi
270 Wynbrook Dr McDonough, GA	4.0	2.5	1896	$2,211	$1.17	45d	1	0.90mi
700 Cannoli Ct McDonough, GA	4.0	2.5	2080	$2,400	$1.15	24d	1	0.91mi
321 Concord Ter McDonough, GA	4.0	3.0	1887	$2,231	$1.18	7d	1	0.92mi
340 Concord Ter McDonough, GA	4.0	2.5	1887	$2,060	$1.09	4d	1	0.93mi
635 Beaver Run Trce McDonough, GA	3.0	2.0	1246	$1,850	$1.48	45d	1	0.94mi
1322 Sweetwater Ct McDonough, GA	3.0	2.0	1385	$1,900	$1.37	7d	1	0.96mi
209 Swindon Dr McDonough, GA	3.0	2.5	1476	$1,795	$1.22	26d	1	0.96mi
642 Beaver Run Trce McDonough, GA	3.0	2.0	1316	$1,975	$1.50	1d	1	0.97mi
177 Swindon Dr McDonough, GA	3.0	2.5	1488	$1,825	$1.23	1d	1	0.98mi
177 Swindon Dr McDonough, GA	3.0	2.5	1488	$1,825	$1.23	17d	1	0.98mi
173 Swindon Dr McDonough, GA	3.0	2.5	1488	$1,900	$1.28	7d	1	0.98mi
173 Swindon Dr McDonough, GA	3.0	2.5	1476	$1,925	$1.30	26d	1	0.98mi
451 Clear Blue Way McDonough, GA	4.0	3.0	1768	$1,995	$1.13	14d	1	0.99mi
101 Hamilton Pointe Dr McDonough, GA	4.0	2.5	2097	$2,320	$1.11	46d	1	1.00mi
3440 Baylor Cir McDonough, GA	3.0	2.5	1983	$2,269	$1.14	4d	1	1.03mi
270 Rosewood Dr McDonough, GA	3.0	2.0	1750	$1,849	$1.06	7d	1	1.03mi
575 McDonough Pkwy McDonough, GA	1.0–2.0	1.0–2.5	960	$1,900	$1.98	1d	14	1.03mi
210 Coldsprings Ct McDonough, GA	3.0	2.0	1232	$1,990	$1.62	0d	1	1.03mi
512 Edgewater Way McDonough, GA	3.0	2.0	1656	$1,981	$1.20	26d	1	1.04mi
851 Sweetwater Way McDonough, GA	3.0	2.0	1293	$1,820	$1.41	14d	1	1.04mi
532 Epris Ln McDonough, GA	2.0	2.0	1070	$1,400	$1.31	0d	1	1.04mi
532 Epris Ln McDonough, GA	2.0	2.0	1070	$1,400	$1.31	7d	1	1.04mi
205 Coldsprings Ct McDonough, GA	3.0	3.0	1666	$2,000	$1.20	45d	1	1.06mi
217 Kenoot Dr Unit 1 McDonough, GA	3.0	2.0	1552	$2,200	$1.42	14d	1	1.08mi
261 Kenoot Dr Unit 1 McDonough, GA	3.0	2.5	1620	$1,995	$1.23	45d	1	1.09mi
408 Kendall Ln McDonough, GA	3.0	2.5	1395	$1,695	$1.22	14d	1	1.09mi
156 Madeline Ct McDonough, GA	3.0	2.5	1552	$1,695	$1.09	45d	1	1.09mi

Listing history 12 events

1. 2026-06-21
   days on market $214,900 Active 19 DOM
2. 2026-06-18
   days on market $214,900 Active 16 DOM
3. 2026-06-17
   days on market $214,900 Active 15 DOM
4. 2026-06-16
   days on market $214,900 Active 14 DOM
5. 2026-06-15
   days on market $214,900 Active 13 DOM
6. 2026-06-13
   days on market $214,900 Active 11 DOM
7. 2026-06-09
   days on market $214,900 Active 7 DOM
8. 2026-06-08
   days on market $214,900 Active 6 DOM
9. 2026-06-07
   days on market $214,900 Active 5 DOM
10. 2026-06-04
    days on market $214,900 Active 2 DOM
11. 2026-06-02
    remarks 384-char remark
12. 2026-06-02
    listed $214,900 Active 1 DOM

ⓘ 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: $3,582 · $298/mo
• Projected year-2 tax: $3,582 · $298/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 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 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,701
• − Mortgage interest: −$12,038
• − Property taxes: −$3,582
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,896
• − Management: −$1,896
• − Depreciation: −$6,252
• Taxable loss: −$3,037
• Est. tax savings @ 24.0%: +$729
• After-tax cash flow: $1,273/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: Henry County
• NCES district ID: 1302820
• Math proficiency: 24% ▼ -9.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $62,594
• Composite: 26.13/100
• National rank: #7279
• State rank: #89 of 174 in GA

Livability — McDonough

• Score: 63/100
• State rank: #279
• US rank: #14962

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McDonough, GA
• County: Henry County · 316,359 people
• City population: 114,333
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 64,779
• Household income: $81,892
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 2591.0

Population outlook (Henry County) Hauer SSP2

• Today (2025): 249,041 people
• By 2030: 264,369 · +6.2%
• By 2040: 294,459 · +18.2%
• By 2050: 322,249 · +29.4%
• By 2075: 392,310 · +57.5%
• By 2100: 437,836 · +75.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 61% White 22% Two or more races 7% Hispanic / Latino 7% Asian 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Hispanic 1% Lithuanian 1% Slovak 1%
• Foreign-born: 10% · Canada, China, Vietnam
• Languages at home: 89% English-only · Spanish 5% French/Haitian/Cajun 1% Vietnamese 1%

Political lean MEDSL · Henry

• 2024 margin: Strong D (+29.7) · D 64.5% · R 34.9%
• 2008→2024 swing: +37.1pp toward D · 2008: -7.5pp · 2024: 29.7pp
• All cycles: 2024: D+29.7 2020: D+20.5 2016: D+4.3 2012: R+3.2 2008: R+7.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.51%
• Current HPI: 210.679
• Rent YoY: ▼ -0.35%
• 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

+114.9% since first listed

41 events — show timeline

• 2026-05-29 Listed $214,900 GAMLS
• 2026-05-29 Listed $214,900 FMLS
• 2026-03-28 Rental Removed $1,835 RENTLY
• 2026-03-21 Price Changed $1,835 RENTLY
• 2026-03-01 Listed for Rent $1,881 RENTLY
• 2025-02-14 Rental Removed $1,715 RENT.
• 2025-02-13 Price Changed $1,715 RENT.
• 2025-02-12 Price Changed $1,680 RENT.
• 2025-02-08 Price Changed $1,710 RENT.
• 2025-02-07 Price Changed $1,665 RENT.
• 2025-02-04 Price Changed $1,650 RENT.
• 2025-01-29 Price Changed $1,645 RENT.
• 2025-01-28 Price Changed $2,320 RENT.
• 2025-01-27 Listed for Rent $2,300 RENT.
• 2024-01-06 Rental Removed $1,630 RENT.
• 2024-01-02 Price Changed $1,635 RENT.
• 2023-12-29 Price Changed $1,615 RENT.
• 2023-12-26 Price Changed $1,620 RENT.
• 2023-12-22 Price Changed $1,645 RENT.
• 2023-12-19 Price Changed $1,650 RENT.
• 2023-12-15 Price Changed $1,695 RENT.
• 2023-12-13 Price Changed $1,690 RENT.
• 2023-12-11 Price Changed $1,715 RENT.
• 2023-12-09 Price Changed $1,710 RENT.
• 2023-12-08 Price Changed $1,745 RENT.
• 2023-12-06 Price Changed $1,750 RENT.
• 2023-12-05 Price Changed $1,785 RENT.
• 2023-11-22 Price Changed $1,790 RENT.
• 2023-11-21 Listed for Rent $2,430 RENT.
• 2023-08-18 Rental Removed $1,795 RENT.
• 2023-08-15 Price Changed $1,795 RENT.
• 2023-08-12 Price Changed $1,800 RENT.
• 2023-08-08 Price Changed $1,790 RENT.
• 2023-08-06 Listed for Rent $1,795 RENT.
• 2021-07-01 Sold (Public Records) $17,519,436 Public Records
• 2018-11-05 Sold (Public Records) $1,350,100 Public Records
• 2018-04-05 Sold (Public Records) $130,000 Public Records
• 2018-04-05 Sold (Public Records) $127,000 Public Records
• 2018-04-05 Sold (Public Records) $127,000 Public Records
• 2017-08-08 Sold (Public Records) $120,000 Public Records
• 2012-10-19 Sold (Public Records) $100,000 Public Records

Property tax history

+12.9%/yr

Latest (2025): $3,582 · +16.8% YoY. Source: county tax records.