2072 Hampton Trl SE · Conyers, GA 30013

$250,000

3 bd · 2.5 ba · 2,226 sqft · SingleFamily public records · 75 Days on market

Built 1978 0.41 ac lot $112/sqft · 23% below area Est $326k · 23% under

---

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 +10.9/30.0
• Livability +3.4/5.0
• DSCR +3.2/10.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy serene lake views from the front of this charming Country Farm-style home in the desirable Salem Lake subdivision. This 3-bedroom, 2-bath home features a sunroom, a bathroom upstairs and one downstairs, and a private backyard with a pool ready for entertaining. Located in a peaceful neighborhood yet close to shopping, schools, and highways, this home combines comfort, convenience, and lakeside charm. (Brand new roof just installed)

Key facts

• 0.41 acre lot
• 2 garage spots
• Pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-109 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (7.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (20.2% below list).
• Recommended offer: $200k (20.2% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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.
• 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.
• Zoned schools: Peek'S Chapel Elementary (math 12% / reading 17%, grade F, #996 of 1,228 statewide, top 83%, 532 students, 77% FRL); Memorial Middle School (math 12% / reading 34%, grade F, #321 of 470 statewide, top 69%, 771 students, 79% FRL); Salem High School (math 2% / reading 15%, grade F, #375 of 424 statewide, top 88%, 1,120 students, 71% FRL) — zoned schools average 75% FRL vs 60% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.3%/yr); 377 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 483 units permitted in Rockdale County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% 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 $8k 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 75 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y ago; this cycle's ask has dropped $30k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $174k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $199,610 (20.2% 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 75 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.80% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.88%
• DSCR: 0.92
• GRM: 10.4

CMA / ARV

• ARV (median comp): $326,196
• List price: $250,000
• Delta: -23.36%
• 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
3228 Hildas Cor SE	0.45mi	4/2.5 (+1)	2,199 (-1%)	1mo	$320,000	$146	72
3413 Underwood Rd SE	0.22mi	4/3.0 (+1)	2,012 (-10%)	4mo	$305,000	$152	63
1917 Kevin Dr	0.49mi	4/2.0 (+1)	2,259 (+2%)	8mo	$326,000	$144	61
2333 Ettas Cir SE	0.69mi	4/2.0 (+1)	2,228 (+0%)	0mo	$245,000	$110	60
3296 Haverhill Ct SE	0.20mi	3/4.0	1,897 (-15%)	2mo	$456,000	$240	58
2193 Hampton Trl SE	0.33mi	4/3.0 (+1)	2,394 (+8%)	11mo	$266,500	$111	56
3284 Salem Ln SE	0.17mi	4/2.5 (+1)	2,554 (+15%)	8mo	$280,000	$110	56
1402 Pickets Ct SE	0.60mi	4/2.5 (+1)	2,311 (+4%)	9mo	$275,000	$119	54
2325 Ettas Cir SE	0.72mi	3/2.0	2,346 (+5%)	2mo	$385,000	$164	53
2135 Surrey Trl	0.60mi	4/2.5 (+1)	2,100 (-6%)	6mo	$285,000	$136	53
2177 E Chester Cir E	0.66mi	3/2.0	2,064 (-7%)	5mo	$150,000	$73	51
2509 Fairweather Ct	0.68mi	3/2.0	1,962 (-12%)	12mo	$326,500	$166	37

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: -22.7%
• Equity multiple: 0.24×
• Total profit: $-53,325
• Equity at exit: $37,276

10-year hold

• IRR: -27.1%
• Equity multiple: -0.11×
• Total profit: $-77,996
• Equity at exit: $21,615

Cash invested: $70,000 (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 30013

• Home prices YoY: -29.5%
• Rents YoY: -1.3%
• Active inventory: 377
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,996 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$271 /mo · $3,254/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $-109

Break-even live

Break-even rent $2,135

Max offer price $230,671

Occupancy floor —

Sensitivity live

Price	-10% $32	-5% $-39	+0% $-109	+5% $-180	+10% $-251
Rent	-10% $-267	-5% $-188	+0% $-109	+5% $-31	+10% $48
Rate	-1.0pp $16	-0.5pp $-46	base $-109	+0.5pp $-174	+1.0pp $-240

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3316 Concord Cor SE Conyers, GA	4.0	3.0	2500	$2,065	$0.83	5d	1	0.12mi
3401 Salem Mill Trl SE Conyers, GA	3.0	2.0	1664	$1,949	$1.17	4d	1	0.30mi
1703 Windy Ridge Ct SE Conyers, GA	3.0	2.0	1426	$1,825	$1.28	45d	1	0.61mi
3203 Beuhlah Way SE Conyers, GA	4.0	3.5	2894	$2,700	$0.93	18d	1	0.73mi
3203 Beuhlah Way SE Conyers, GA	4.0	3.5	2894	$2,700	$0.93	17d	1	0.73mi
2075 Pinewood Dr Covington, GA	3.0	2.0	1757	$1,975	$1.12	0d	1	0.76mi
2075 Pinewood Dr Covington, GA	3.0	2.0	1757	$1,975	$1.12	4d	1	0.76mi
1707 Carolina Pl SE Conyers, GA	4.0	2.5	2835	$2,481	$0.88	26d	1	1.02mi
215 Colser Dr Covington, GA	3.0	2.5	1549	$2,175	$1.40	5d	1	1.06mi
305 Barshay Dr Covington, GA	3.0	2.5	1660	$1,785	$1.08	0d	1	1.09mi
45 Sunset Ct Covington, GA	3.0	2.0	1525	$1,846	$1.21	14d	1	1.09mi
125 Lakeview Trl Covington, GA	3.0	2.0	1548	$1,495	$0.97	45d	1	1.13mi
2206 Country Club Dr SE Conyers, GA	3.0	2.5	1723	$1,950	$1.13	26d	1	1.18mi
2798 Country Ct SE Unit B Conyers, GA	4.0	2.5	1830	$1,900	$1.04	13d	1	1.24mi
2304 Blackburn Pass Conyers, GA	4.0	2.5	2836	$2,471	$0.87	45d	1	1.28mi
2120 Fieldstone View Ct SE Conyers, GA	3.0	2.0	1600	$1,700	$1.06	26d	1	1.31mi
120 Lakeside Pt Covington, GA	4.0	2.0	1721	$1,889	$1.10	45d	1	1.36mi
2387 Country Club Dr SE Conyers, GA	3.0	2.0	1700	$1,545	$0.91	1d	1	1.39mi
3080 Lakeside Cir Covington, GA	3.0	2.0	1508	$1,681	$1.11	0d	1	1.42mi
145 Meadowridge Dr Covington, GA	3.0	2.0	1708	$1,790	$1.05	3d	1	1.47mi
175 Meadowridge Dr Covington, GA	3.0	2.0	1508	$1,719	$1.14	4d	1	1.48mi
2591 Golfview Ter SE Conyers, GA	3.0	1.5	1496	$1,700	$1.14	45d	1	1.49mi
219 Beam Dr Conyers, GA	3.0	2.5	1879	$2,212	$1.18	45d	1	1.49mi
267 Limestone Cir Conyers, GA	3.0	2.5	1770	$1,500	$0.85	24d	1	1.49mi
267 Limestone Cir Conyers, GA	3.0	2.0	1770	$1,295	$0.73	26d	1	1.49mi

Listing history 39 events

1. 2026-06-21
   days on market $250,000 Active 75 DOM
2. 2026-06-18
   days on market $250,000 Active 72 DOM
3. 2026-06-17
   days on market $250,000 Active 71 DOM
4. 2026-06-16
   days on market $250,000 Active 70 DOM
5. 2026-06-15
   days on market $250,000 Active 69 DOM
6. 2026-06-13
   days on market $250,000 Active 67 DOM
7. 2026-06-09
   days on market $250,000 Active 63 DOM
8. 2026-06-08
   days on market $250,000 Active 62 DOM
9. 2026-06-08
   price $250,000 Active 61 DOM
10. 2026-06-07
    days on market $270,000 Active 61 DOM
11. 2026-06-04
    days on market $270,000 Active 58 DOM
12. 2026-06-03
    days on market $270,000 Active 57 DOM
13. 2026-06-02
    days on market $270,000 Active 56 DOM
14. 2026-06-01
    days on market $270,000 Active 55 DOM
15. 2026-05-31
    remarks 513-char remark
16. 2026-05-31
    days on market $270,000 Active 54 DOM
17. 2026-05-15
    price $280,000 441-char remark

    Show marketing remark (447 chars)

    Enjoy serene lake views from the front of this charming Country Farm–style home in the desirable Salem Lake subdivision. This 3-bedroom, 2-bath home features a sunroom, a bathroom upstairs and one downstairs, and a private backyard with a pool ready for entertaining. Located in a peaceful neighborhood yet close to shopping, schools, and highways, this home combines comfort, convenience, and lakeside charm. (Brand new roof just installed)

18. 2026-05-15
    price $280,000 447-char remark

    Show marketing remark (447 chars)

    Enjoy serene lake views from the front of this charming Country Farm–style home in the desirable Salem Lake subdivision. This 3-bedroom, 2-bath home features a sunroom, a bathroom upstairs and one downstairs, and a private backyard with a pool ready for entertaining. Located in a peaceful neighborhood yet close to shopping, schools, and highways, this home combines comfort, convenience, and lakeside charm. (Brand new roof just installed)

19. 2026-04-13
    historical
20. 2026-04-10
    price $290,000
21. 2026-04-08
    price $290,000 447-char remark

    Show marketing remark (447 chars)

    Enjoy serene lake views from the front of this charming Country Farm–style home in the desirable Salem Lake subdivision. This 3-bedroom, 2-bath home features a sunroom, a bathroom upstairs and one downstairs, and a private backyard with a pool ready for entertaining. Located in a peaceful neighborhood yet close to shopping, schools, and highways, this home combines comfort, convenience, and lakeside charm. (Brand new roof just installed)

22. 2026-04-08
    listed $280,000 Active 447-char remark

    Show marketing remark (447 chars)

    Enjoy serene lake views from the front of this charming Country Farm–style home in the desirable Salem Lake subdivision. This 3-bedroom, 2-bath home features a sunroom, a bathroom upstairs and one downstairs, and a private backyard with a pool ready for entertaining. Located in a peaceful neighborhood yet close to shopping, schools, and highways, this home combines comfort, convenience, and lakeside charm. (Brand new roof just installed)

23. 2026-04-06
    historical $280,000 447-char remark

    Show marketing remark (441 chars)

    Enjoy serene lake views from the front of this charming Country Farm-style home in the desirable Salem Lake subdivision. This 3-bedroom, 2-bath home features a sunroom, a bathroom upstairs and one downstairs, and a private backyard with a pool ready for entertaining. Located in a peaceful neighborhood yet close to shopping, schools, and highways, this home combines comfort, convenience, and lakeside charm. (Brand new roof just installed)

24. 2026-04-06
    listed $290,000 New 441-char remark

    Show marketing remark (441 chars)

    Enjoy serene lake views from the front of this charming Country Farm-style home in the desirable Salem Lake subdivision. This 3-bedroom, 2-bath home features a sunroom, a bathroom upstairs and one downstairs, and a private backyard with a pool ready for entertaining. Located in a peaceful neighborhood yet close to shopping, schools, and highways, this home combines comfort, convenience, and lakeside charm. (Brand new roof just installed)

25. 2026-04-06
    listed $280,000 New

    Show marketing remark (441 chars)

    Enjoy serene lake views from the front of this charming Country Farm-style home in the desirable Salem Lake subdivision. This 3-bedroom, 2-bath home features a sunroom, a bathroom upstairs and one downstairs, and a private backyard with a pool ready for entertaining. Located in a peaceful neighborhood yet close to shopping, schools, and highways, this home combines comfort, convenience, and lakeside charm. (Brand new roof just installed)

26. 2019-09-20
    soldstatus $174,000
27. 2019-09-12
    soldstatus $174,000 Closed
28. 2019-09-12
    soldstatus $174,000 Sold
29. 2019-09-12
    soldstatus $174,000
30. 2019-08-27
    status Under Contract
31. 2019-08-27
    status Pending
32. 2019-08-21
    listed $180,000
33. 2019-08-19
    listed $180,000 Active
34. 2019-08-19
    listed $180,000 New
35. 2010-04-14
    soldstatus $139,000
36. 2005-01-14
    soldstatus $149,500
37. 1995-12-18
    soldstatus $112,000
38. 1992-06-24
    soldstatus $115,000
39. 1980-07-29
    soldstatus $72,000

ⓘ 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: $3,254 · $271/mo
• Projected year-2 tax: $3,254 · $271/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 1/10 Low
• 🌡 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 · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,953
• − Mortgage interest: −$14,004
• − Property taxes: −$3,254
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,916
• − Management: −$1,916
• − Depreciation: −$7,273
• Taxable loss: −$5,660
• Est. tax savings @ 24.0%: +$1,358
• After-tax cash flow: $45/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

+288.9% since first listed

23 events — show timeline

• 2026-05-15 Price Changed $280,000 GAMLS
• 2026-05-15 Price Changed $280,000 FMLS
• 2026-04-13 Listing Removed — GAMLS
• 2026-04-10 Price Changed $290,000 GAMLS
• 2026-04-08 Price Changed $290,000 FMLS
• 2026-04-08 Listed $280,000 FMLS
• 2026-04-06 Coming Soon $280,000 FMLS
• 2026-04-06 Listed $280,000 GAMLS
• 2026-04-06 Listed $290,000 GAMLS
• 2019-09-20 Sold (Public Records) $174,000 Public Records
• 2019-09-12 Sold (MLS) $174,000 Hive MLS
• 2019-09-12 Sold (MLS) $174,000 GAMLS
• 2019-09-12 Sold (MLS) $174,000 FMLS
• 2019-08-27 Pending — GAMLS
• 2019-08-27 Pending — FMLS
• 2019-08-21 Listed $180,000 Hive MLS
• 2019-08-19 Listed $180,000 GAMLS
• 2019-08-19 Listed $180,000 FMLS
• 2010-04-14 Sold (Public Records) $139,000 Public Records
• 2005-01-14 Sold (Public Records) $149,500 Public Records
• 1995-12-18 Sold (Public Records) $112,000 Public Records
• 1992-06-24 Sold (Public Records) $115,000 Public Records
• 1980-07-29 Sold (Public Records) $72,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $3,254 · -2.4% YoY. Source: county tax records.