2034 Avalon Rdg · Conyers, GA 30013

$303,990

4 bd · 2.5 ba · 1,934 sqft · Other · 183 Days on market

Built 2025 0.35 ac lot $157/sqft · 8% below area Est $330k · 8% under $4/mo HOA ↓ 20% since listing

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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).

• Cash flow +11.7/30.0
• ARV discount +11.1/15.0
• DSCR +3.5/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• 1% rule +2.1/10.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand new, energy-efficient home available NOW! Kick your feet up after a long day on the back patio. Inside, the kitchen island overlooks the open-concept great room. Upstairs, the kids will love the loft and study nook. The primary suite features a spacious ensuite bath and walk-in closet. Discover Avalon, a vibrant new community offering a blend of single-family homes and townhomes. Located in Conyers, right off I-20, enjoy a round of golf at Honey Creek Golf and Country Club or experience the thrill with a horse show at the Georgia International Horse Park. Spend your weekends with a splash at the pool, relax at the cabana, or chill at the dog park. On a typical day, access nearby shopping and food accommodations minutes away. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

Key facts

• Loft
• Kitchen island
• Back patio

Tags

• BACK PATIO
• KITCHEN ISLAND
• OPEN CONCEPT GREAT ROOM
• LOFT
• STUDY NOOK
• SPACIOUS ENSUITE BATH

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath other listed at $304k.

Deal economics

• At list price, monthly cash flow is $-86 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $289k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (28.6% below list).
• Recommended offer: $217k (28.6% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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 soft (-1.3%/yr); 367 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 483 units permitted in Rockdale County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($75k/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 $2k of loan paydown is wiped out by about $9k 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 183 days — a 12% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $75k (20%) 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 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,941 (28.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 183 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.71% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.22%
• DSCR: 0.95
• GRM: 11.7

CMA / ARV

• ARV (median comp): $330,339
• List price: $303,990
• Delta: -7.98%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.3%
• Equity multiple: 0.28×
• Total profit: $-61,272
• Equity at exit: $45,326

10-year hold

• IRR: -22.3%
• Equity multiple: -0.01×
• Total profit: $-85,628
• Equity at exit: $26,283

Cash invested: $85,117 (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 30013

• Home prices YoY: -29.5%
• Rents YoY: -1.3%
• Active inventory: 367
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,169 high
• Mortgage (P&I): −$1,594
• Tax from tax record: −$75 /mo · $905/yr
• Insurance: −$127
• HOA: −$4
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $-86

Break-even live

Break-even rent $2,279

Max offer price $288,727

Occupancy floor 99%

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: $75,998
• Closing costs: $9,120
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2021 Old Covington Hwy SE Conyers, GA	3.0	2.5	1745	$2,300	$1.32	4d	2	0.31mi
1200 Peaks Lndg SE Conyers, GA	1.0–3.0	1.0–2.0	1063	$1,695	$1.59	3d	16	0.47mi
2025 W Iris Dr SE Unit 633 Conyers, GA	3.0	2.0	1393	$2,450	$1.76	43d	1	0.72mi
2140 Teri Ln SE Conyers, GA	3.0	2.0	1268	$1,690	$1.33	4d	1	0.81mi
1986 Lou Dr SE Conyers, GA	3.0	2.0	1834	$2,500	$1.36	43d	1	0.82mi
1615 Aiden Way Conyers, GA	3.0	2.5	1750	$2,250	$1.29	20d	1	0.99mi
2129 Kings Forest Dr SE Conyers, GA	3.0	2.0	1675	$1,761	$1.05	43d	1	1.05mi
1585 Salem Dr Conyers, GA	3.0	2.5	1685	$2,250	$1.34	21d	1	1.07mi
2101 Ann Ct SE Conyers, GA	4.0	2.5	2236	$2,110	$0.94	19d	1	1.09mi
1369 White Oak St SE Conyers, GA	3.0	2.0	1691	$1,890	$1.12	19d	1	1.09mi
1369 White Oak St SE Conyers, GA	3.0	2.0	1691	$1,795	$1.06	43d	1	1.09mi
2255 Kings Forest Dr SE Conyers, GA	4.0	2.0	2077	$2,075	$1.00	24d	1	1.27mi
1210 Maple St SE Conyers, GA	3.0	2.5	1970	$1,840	$0.93	12d	1	1.35mi
1176 Charming Pines Pl NE Conyers, GA	4.0	2.5	1664	$2,240	$1.35	4d	1	1.43mi
50 Loch Haven Dr SE Conyers, GA	1.0–3.0	1.0–2.0	1146	$1,905	$1.66	1d	88	1.43mi
1178 Charming Pines Pl NE Conyers, GA	4.0	2.5	1664	$2,240	$1.35	43d	1	1.43mi
1193 Charming Pines Pl NE Conyers, GA	4.0	2.5	1664	$2,240	$1.35	4d	1	1.45mi
1191 Charming Pines Pl NE Conyers, GA	3.0	2.5	1765	$2,040	$1.16	43d	1	1.45mi
1189 Charming Pines Pl NE Conyers, GA	4.0	2.5	1664	$2,240	$1.35	43d	1	1.46mi
1187 Charming Pines Pl NE Conyers, GA	3.0	2.5	1765	$2,040	$1.16	43d	1	1.46mi
1185 Charming Pines Pl NE Conyers, GA	4.0	2.5	1664	$2,240	$1.35	43d	1	1.47mi
2335 Jennas Way SE Conyers, GA	5.0	3.0	2422	$2,300	$0.95	24d	1	1.47mi
1174 Charming Pines Pl NE Conyers, GA	4.0	2.5	1664	$2,240	$1.35	4d	1	1.47mi
1172 Charming Pines Pl NE Conyers, GA	3.0	2.5	1765	$2,040	$1.16	43d	1	1.47mi
1181 Charming Pines Pl NE Conyers, GA	4.0	2.5	1664	$2,240	$1.35	43d	1	1.47mi
1170 Charming Pines Pl NE Conyers, GA	4.0	2.5	1664	$2,365	$1.42	43d	1	1.48mi
1179 Charming Pines Pl NE Conyers, GA	3.0	2.5	1765	$2,115	$1.20	43d	1	1.48mi
1175 Charming Pines Pl NE Conyers, GA	4.0	2.5	1664	$2,240	$1.35	43d	1	1.49mi

HOA detail

• Monthly dues: $4 · $48/yr
• Likely covers: pool

Listing history 10 events

1. 2026-05-12
   status Pending 899-char remark

   Show marketing remark (899 chars)

   Brand new, energy-efficient home available NOW! Kick your feet up after a long day on the back patio. Inside, the kitchen island overlooks the open-concept great room. Upstairs, the kids will love the loft and study nook. The primary suite features a spacious ensuite bath and walk-in closet. Discover Avalon, a vibrant new community offering a blend of single-family homes and townhomes. Located in Conyers, right off I-20, enjoy a round of golf at Honey Creek Golf and Country Club or experience the thrill with a horse show at the Georgia International Horse Park. Spend your weekends with a splash at the pool, relax at the cabana, or chill at the dog park. On a typical day, access nearby shopping and food accommodations minutes away. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

2. 2026-05-12
   status Under Contract 899-char remark

   Show marketing remark (899 chars)

   Brand new, energy-efficient home available NOW! Kick your feet up after a long day on the back patio. Inside, the kitchen island overlooks the open-concept great room. Upstairs, the kids will love the loft and study nook. The primary suite features a spacious ensuite bath and walk-in closet. Discover Avalon, a vibrant new community offering a blend of single-family homes and townhomes. Located in Conyers, right off I-20, enjoy a round of golf at Honey Creek Golf and Country Club or experience the thrill with a horse show at the Georgia International Horse Park. Spend your weekends with a splash at the pool, relax at the cabana, or chill at the dog park. On a typical day, access nearby shopping and food accommodations minutes away. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

3. 2026-04-29
   price $303,990 899-char remark

   Show marketing remark (899 chars)

   Brand new, energy-efficient home available NOW! Kick your feet up after a long day on the back patio. Inside, the kitchen island overlooks the open-concept great room. Upstairs, the kids will love the loft and study nook. The primary suite features a spacious ensuite bath and walk-in closet. Discover Avalon, a vibrant new community offering a blend of single-family homes and townhomes. Located in Conyers, right off I-20, enjoy a round of golf at Honey Creek Golf and Country Club or experience the thrill with a horse show at the Georgia International Horse Park. Spend your weekends with a splash at the pool, relax at the cabana, or chill at the dog park. On a typical day, access nearby shopping and food accommodations minutes away. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

4. 2026-04-29
   price $303,990 899-char remark

   Show marketing remark (899 chars)

   Brand new, energy-efficient home available NOW! Kick your feet up after a long day on the back patio. Inside, the kitchen island overlooks the open-concept great room. Upstairs, the kids will love the loft and study nook. The primary suite features a spacious ensuite bath and walk-in closet. Discover Avalon, a vibrant new community offering a blend of single-family homes and townhomes. Located in Conyers, right off I-20, enjoy a round of golf at Honey Creek Golf and Country Club or experience the thrill with a horse show at the Georgia International Horse Park. Spend your weekends with a splash at the pool, relax at the cabana, or chill at the dog park. On a typical day, access nearby shopping and food accommodations minutes away. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

5. 2026-04-22
   price $338,990 899-char remark

   Show marketing remark (899 chars)

   Brand new, energy-efficient home available NOW! Kick your feet up after a long day on the back patio. Inside, the kitchen island overlooks the open-concept great room. Upstairs, the kids will love the loft and study nook. The primary suite features a spacious ensuite bath and walk-in closet. Discover Avalon, a vibrant new community offering a blend of single-family homes and townhomes. Located in Conyers, right off I-20, enjoy a round of golf at Honey Creek Golf and Country Club or experience the thrill with a horse show at the Georgia International Horse Park. Spend your weekends with a splash at the pool, relax at the cabana, or chill at the dog park. On a typical day, access nearby shopping and food accommodations minutes away. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

6. 2026-04-22
   price $338,990 899-char remark

   Show marketing remark (899 chars)

   Brand new, energy-efficient home available NOW! Kick your feet up after a long day on the back patio. Inside, the kitchen island overlooks the open-concept great room. Upstairs, the kids will love the loft and study nook. The primary suite features a spacious ensuite bath and walk-in closet. Discover Avalon, a vibrant new community offering a blend of single-family homes and townhomes. Located in Conyers, right off I-20, enjoy a round of golf at Honey Creek Golf and Country Club or experience the thrill with a horse show at the Georgia International Horse Park. Spend your weekends with a splash at the pool, relax at the cabana, or chill at the dog park. On a typical day, access nearby shopping and food accommodations minutes away. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

7. 2025-11-21
   price $369,480 899-char remark

   Show marketing remark (899 chars)

   Brand new, energy-efficient home available NOW! Kick your feet up after a long day on the back patio. Inside, the kitchen island overlooks the open-concept great room. Upstairs, the kids will love the loft and study nook. The primary suite features a spacious ensuite bath and walk-in closet. Discover Avalon, a vibrant new community offering a blend of single-family homes and townhomes. Located in Conyers, right off I-20, enjoy a round of golf at Honey Creek Golf and Country Club or experience the thrill with a horse show at the Georgia International Horse Park. Spend your weekends with a splash at the pool, relax at the cabana, or chill at the dog park. On a typical day, access nearby shopping and food accommodations minutes away. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

8. 2025-11-21
   price $369,480 899-char remark

   Show marketing remark (899 chars)

   Brand new, energy-efficient home available NOW! Kick your feet up after a long day on the back patio. Inside, the kitchen island overlooks the open-concept great room. Upstairs, the kids will love the loft and study nook. The primary suite features a spacious ensuite bath and walk-in closet. Discover Avalon, a vibrant new community offering a blend of single-family homes and townhomes. Located in Conyers, right off I-20, enjoy a round of golf at Honey Creek Golf and Country Club or experience the thrill with a horse show at the Georgia International Horse Park. Spend your weekends with a splash at the pool, relax at the cabana, or chill at the dog park. On a typical day, access nearby shopping and food accommodations minutes away. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

9. 2025-11-10
   listed $379,480 Active 899-char remark

   Show marketing remark (899 chars)

   Brand new, energy-efficient home available NOW! Kick your feet up after a long day on the back patio. Inside, the kitchen island overlooks the open-concept great room. Upstairs, the kids will love the loft and study nook. The primary suite features a spacious ensuite bath and walk-in closet. Discover Avalon, a vibrant new community offering a blend of single-family homes and townhomes. Located in Conyers, right off I-20, enjoy a round of golf at Honey Creek Golf and Country Club or experience the thrill with a horse show at the Georgia International Horse Park. Spend your weekends with a splash at the pool, relax at the cabana, or chill at the dog park. On a typical day, access nearby shopping and food accommodations minutes away. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

10. 2025-11-10
    listed $379,480 New 899-char remark

    Show marketing remark (899 chars)

    Brand new, energy-efficient home available NOW! Kick your feet up after a long day on the back patio. Inside, the kitchen island overlooks the open-concept great room. Upstairs, the kids will love the loft and study nook. The primary suite features a spacious ensuite bath and walk-in closet. Discover Avalon, a vibrant new community offering a blend of single-family homes and townhomes. Located in Conyers, right off I-20, enjoy a round of golf at Honey Creek Golf and Country Club or experience the thrill with a horse show at the Georgia International Horse Park. Spend your weekends with a splash at the pool, relax at the cabana, or chill at the dog park. On a typical day, access nearby shopping and food accommodations minutes away. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

ⓘ 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: $905 · $75/mo
• Projected year-2 tax: $2,797 · $233/mo
• Expected delta: +$1,892/yr (+$158/mo · 209.0%)

ⓘ 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 5/10 Major 6 d/yr ≥105°F today · 16 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: $26,033
• − Mortgage interest: −$17,028
• − Property taxes: −$905
• − Insurance: −$1,520
• − Repairs & maintenance: −$2,083
• − Management: −$2,083
• − HOA: −$48
• − Depreciation: −$8,843
• Taxable loss: −$6,477
• Est. tax savings @ 24.0%: +$1,554
• After-tax cash flow: $518/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): 28,297
• Household income: $74,691
• Rent vs Own: 36.5% rent · 63.5% own
• Severe rent burden: 1197.0

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: Predominantly Black (70%)
• Race & ethnicity: Black 70% White 17% Two or more races 6% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 11% · Canada, Vietnam, China
• Languages at home: 92% English-only · Spanish 3% Vietnamese 1% Other Indo-European 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: ▼ -80.27%
• Current HPI: 192.1705
• Rent YoY: ▼ -1.33%
• 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

-19.9% since first listed

10 events — show timeline

• 2026-05-12 Pending — FMLS
• 2026-05-12 Pending — GAMLS
• 2026-04-29 Price Changed $303,990 GAMLS
• 2026-04-29 Price Changed $303,990 FMLS
• 2026-04-22 Price Changed $338,990 GAMLS
• 2026-04-22 Price Changed $338,990 FMLS
• 2025-11-21 Price Changed $369,480 GAMLS
• 2025-11-21 Price Changed $369,480 FMLS
• 2025-11-10 Listed $379,480 GAMLS
• 2025-11-10 Listed $379,480 FMLS