504 J C Daniel Rd · Carrollton, GA 30117

$175,000

3 bd · 2.5 ba · 1,494 sqft · SingleFamily public records · 90 Days on market

Built 1986 1.07 ac lot $117/sqft · 28% below area Est $242k · 28% 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 +16.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• 1% rule +3.9/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Distress Sale! Must sell this private wooded 3bedroom 2bath home enjoy the charming updated kitchen and bath 3 bedroom 2 bath over 1 acre home! Pending Short Sale approval jump on this opportunity! NO HOA! This home needs some tlc AC Condenser needs to be replaced was stolen, well pump needs to be replaced, septic tank was serviced 2024 this a FIXER exterior porch needs work-Home Warranty Included! Submit an offer accordingly INVESTOR OPPORTUNITY! CALL FOR DETAILS

Key facts

• 1.07 acre lot
• Built 1986
• Listed 89 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/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 $157k (10.5% below list).
• Recommended offer: $157k (10.5% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.3% in Carrollton — 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 69/100 on livability (#113 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities C-, schools D, commute F.
• Carroll County (rural): math 42% / reading 41% proficiency, ranked #38 of 174 in GA (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.7%/yr); 261 active listings in the ZIP; 876 units permitted in Carroll County in 2024 (150 in 5+ unit buildings).
• This rent runs 30% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Carroll County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 6y ago; this cycle's ask has dropped $24k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $156,596 (10.5% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 11% 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. 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: 0.89% ✗
• Cap rate: 6.89%
• Cash-on-cash: 2.11%
• DSCR: 1.09
• GRM: 9.3

CMA / ARV

• ARV (median comp): $241,652
• List price: $175,000
• Delta: -27.58%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.71% rent growth · sell at horizon

5-year hold

• IRR: -13.3%
• Equity multiple: 0.52×
• Total profit: $-23,325
• Equity at exit: $26,093

10-year hold

• IRR: -4.8%
• Equity multiple: 0.69×
• Total profit: $-15,138
• Equity at exit: $15,131

Cash invested: $49,000 (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 30117

• Home prices YoY: -14.7%
• Rents YoY: 2.7%
• Active inventory: 261
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,566 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$160 /mo · $1,921/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $86

Break-even live

Break-even rent $1,457

Max offer price $175,000

Occupancy floor 89%

Sensitivity live

Price	-10% $185	-5% $136	+0% $86	+5% $37	+10% $-13
Rent	-10% $-37	-5% $25	+0% $86	+5% $148	+10% $210
Rate	-1.0pp $174	-0.5pp $131	base $86	+0.5pp $41	+1.0pp $-5

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-21
   days on market $175,000 Active 90 DOM
2. 2026-06-18
   days on market $175,000 Active 87 DOM
3. 2026-06-17
   days on market $175,000 Active 86 DOM
4. 2026-06-16
   days on market $175,000 Active 85 DOM
5. 2026-06-15
   days on market $175,000 Active 84 DOM
6. 2026-06-13
   days on market $175,000 Active 82 DOM
7. 2026-06-09
   days on market $175,000 Active 78 DOM
8. 2026-06-08
   days on market $175,000 Active 77 DOM
9. 2026-06-07
   days on market $175,000 Active 76 DOM
10. 2026-06-04
    days on market $175,000 Active 73 DOM
11. 2026-06-03
    days on market $175,000 Active 72 DOM
12. 2026-06-02
    days on market $175,000 Active 71 DOM
13. 2026-06-01
    days on market $175,000 Active 70 DOM
14. 2026-05-31
    days on market $175,000 Active 69 DOM
15. 2026-04-30
    price $175,000 469-char remark

    Show marketing remark (469 chars)

    Distress Sale! Must sell this private wooded 3bedroom 2bath home enjoy the charming updated kitchen and bath 3 bedroom 2 bath over 1 acre home! Pending Short Sale approval jump on this opportunity! NO HOA! This home needs some tlc AC Condenser needs to be replaced was stolen, well pump needs to be replaced, septic tank was serviced 2024 this a FIXER exterior porch needs work-Home Warranty Included! Submit an offer accordingly INVESTOR OPPORTUNITY! CALL FOR DETAILS

16. 2026-04-22
    price $180,000 469-char remark

    Show marketing remark (469 chars)

    Distress Sale! Must sell this private wooded 3bedroom 2bath home enjoy the charming updated kitchen and bath 3 bedroom 2 bath over 1 acre home! Pending Short Sale approval jump on this opportunity! NO HOA! This home needs some tlc AC Condenser needs to be replaced was stolen, well pump needs to be replaced, septic tank was serviced 2024 this a FIXER exterior porch needs work-Home Warranty Included! Submit an offer accordingly INVESTOR OPPORTUNITY! CALL FOR DETAILS

17. 2026-04-16
    price $195,000 469-char remark

    Show marketing remark (469 chars)

    Distress Sale! Must sell this private wooded 3bedroom 2bath home enjoy the charming updated kitchen and bath 3 bedroom 2 bath over 1 acre home! Pending Short Sale approval jump on this opportunity! NO HOA! This home needs some tlc AC Condenser needs to be replaced was stolen, well pump needs to be replaced, septic tank was serviced 2024 this a FIXER exterior porch needs work-Home Warranty Included! Submit an offer accordingly INVESTOR OPPORTUNITY! CALL FOR DETAILS

18. 2026-02-11
    listed $199,000 New 469-char remark

    Show marketing remark (469 chars)

    Distress Sale! Must sell this private wooded 3bedroom 2bath home enjoy the charming updated kitchen and bath 3 bedroom 2 bath over 1 acre home! Pending Short Sale approval jump on this opportunity! NO HOA! This home needs some tlc AC Condenser needs to be replaced was stolen, well pump needs to be replaced, septic tank was serviced 2024 this a FIXER exterior porch needs work-Home Warranty Included! Submit an offer accordingly INVESTOR OPPORTUNITY! CALL FOR DETAILS

19. 2025-10-16
    historical
20. 2025-10-16
    historical
21. 2025-10-02
    price $220,504
22. 2025-10-02
    price $220,504
23. 2025-09-09
    price $230,504
24. 2025-09-09
    price $230,504
25. 2025-08-01
    listed $240,504 New
26. 2025-07-22
    price $240,504
27. 2025-07-16
    historical
28. 2025-06-30
    price $259,504
29. 2025-06-30
    price $249,504
30. 2025-06-13
    price $269,504
31. 2025-06-13
    price $269,504
32. 2025-06-02
    listed $272,900 Active
33. 2025-06-02
    listed $272,900 New
34. 2022-08-12
    soldstatus $220,000
35. 2022-08-11
    soldstatus $220,000 Sold
36. 2022-06-08
    status Under Contract
37. 2022-06-05
    status Back On Market
38. 2022-06-02
    status Under Contract
39. 2022-05-31
    price $219,900
40. 2022-05-22
    price $227,000
41. 2022-05-05
    status Back On Market
42. 2022-05-04
    status Under Contract
43. 2022-05-01
    listed $229,900 New
44. 2020-06-03
    soldstatus $145,000
45. 2020-06-02
    soldstatus $145,900 Sold
46. 2020-04-28
    status Under Contract
47. 2020-04-20
    status Back on Market
48. 2020-04-16
    status Under Contract
49. 2020-04-14
    price $146,900
50. 2020-03-17
    listed $149,900 New

ⓘ 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: $1,921 · $160/mo
• Projected year-2 tax: $1,921 · $160/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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,792
• − Mortgage interest: −$9,803
• − Property taxes: −$1,921
• − Insurance: −$875
• − Repairs & maintenance: −$1,503
• − Management: −$1,503
• − Depreciation: −$5,091
• Taxable loss: −$1,905
• Est. tax savings @ 24.0%: +$457
• After-tax cash flow: $1,494/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: Carroll County
• NCES district ID: 1300840
• Math proficiency: 42% ▼ -7.00%
• Reading proficiency: 41% ▼ -8.00%
• Median HH income: $48,692
• Composite: 35.62/100
• National rank: #4888
• State rank: #38 of 174 in GA

Livability — Carrollton

• Score: 69/100
• State rank: #113
• US rank: #8542

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Carroll County · 124,888 people
• City population: 61,993
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 39,804
• Household income: $61,842
• Rent vs Own: 46.6% rent · 53.4% own
• Severe rent burden: 1956.0

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 123,370 people
• By 2030: 127,186 · +3.1%
• By 2040: 133,534 · +8.2%
• By 2050: 137,612 · +11.5%
• By 2075: 142,892 · +15.8%
• By 2100: 136,294 · +10.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (63%)
• Race & ethnicity: White 63% Black 23% Hispanic / Latino 9% Two or more races 5% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 3% Slovak 1% Serbian 1%
• Foreign-born: 7% · Canada, United Kingdom
• Languages at home: 90% English-only · Spanish 8% Other Indo-European 1%

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+41.2) · D 29.1% · R 70.3%
• 2008→2024 swing: -8.2pp toward R · 2008: -32.9pp · 2024: -41.2pp
• All cycles: 2024: R+41.2 2020: R+39.0 2016: R+40.1 2012: R+37.7 2008: R+32.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -57.30%
• Current HPI: 331.823
• Rent YoY: ▲ 2.71%
• 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

+514.0% since first listed

40 events — show timeline

• 2026-04-30 Price Changed $175,000 GAMLS
• 2026-04-22 Price Changed $180,000 GAMLS
• 2026-04-16 Price Changed $195,000 GAMLS
• 2026-02-11 Listed $199,000 GAMLS
• 2025-10-16 Listing Removed — GAMLS
• 2025-10-16 Listing Removed — FMLS
• 2025-10-02 Price Changed $220,504 GAMLS
• 2025-10-02 Price Changed $220,504 FMLS
• 2025-09-09 Price Changed $230,504 GAMLS
• 2025-09-09 Price Changed $230,504 FMLS
• 2025-08-01 Listed $240,504 GAMLS
• 2025-07-22 Price Changed $240,504 FMLS
• 2025-07-16 Listing Removed — GAMLS
• 2025-06-30 Price Changed $259,504 GAMLS
• 2025-06-30 Price Changed $249,504 FMLS
• 2025-06-13 Price Changed $269,504 GAMLS
• 2025-06-13 Price Changed $269,504 FMLS
• 2025-06-02 Listed $272,900 GAMLS
• 2025-06-02 Listed $272,900 FMLS
• 2022-08-12 Sold (Public Records) $220,000 Public Records
• 2022-08-11 Sold (MLS) $220,000 GAMLS
• 2022-06-08 Pending — GAMLS
• 2022-06-05 Relisted — GAMLS
• 2022-06-02 Pending — GAMLS
• 2022-05-31 Price Changed $219,900 GAMLS
• 2022-05-22 Price Changed $227,000 GAMLS
• 2022-05-05 Relisted — GAMLS
• 2022-05-04 Pending — GAMLS
• 2022-05-01 Listed $229,900 GAMLS
• 2020-06-03 Sold (Public Records) $145,000 Public Records
• 2020-06-02 Sold (MLS) $145,900 GAMLS
• 2020-04-28 Pending — GAMLS
• 2020-04-20 Relisted — GAMLS
• 2020-04-16 Pending — GAMLS
• 2020-04-14 Price Changed $146,900 GAMLS
• 2020-03-17 Listed $149,900 GAMLS
• 2001-06-06 Sold (Public Records) $72,200 Public Records
• 1997-03-07 Sold (Public Records) $55,000 Public Records
• 1996-05-31 Sold (Public Records) $35,000 Public Records
• 1993-07-13 Sold (Public Records) $28,500 Public Records

Property tax history

+5.3%/yr

Latest (2025): $1,921 · -1.1% YoY. Source: county tax records.