289 Magnaview Dr · McDonough, GA 30253

$275,000

3 bd · 2.5 ba · 1,692 sqft · SingleFamily public records · 68 Days on market

Built 2019 3,990 sqft lot $163/sqft · 14% below area Est $321k · 14% under $35/mo HOA · 2% of rent

---

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 +13.9/15.0
• Cash flow +9.4/30.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• DSCR +2.6/10.0
• 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

Motivated Seller! Welcome to this beautifully maintained 3-bedroom, 2.5-bath home offering the perfect opportunity for first-time buyers, savvy investors, or anyone seeking easy, low-maintenance living with modern touches. Step inside to an open and inviting floor plan filled with natural light, creating a warm and comfortable space for everyday living and entertaining. The kitchen offers ample cabinet space, appliances, and a seamless flow into the dining and living areas—perfect for hosting or relaxing at home. Upstairs, the spacious primary suite features tray ceilings, a private bath, a large walk-in closet, and plenty of room to unwind. Additional bedrooms provide flexibility for guests, a home office, or growing households. Also, enjoy a private, fenced backyard—ideal for pets, kids, or easy outdoor living without the upkeep of a large lot. This home is conveniently located near shopping, dining, and major highways, this home offers both comfort and accessibility.

Key facts

• Open floor plan
• Private bath
• Ample cabinet space

Tags

• OPEN FLOOR PLAN
• AMPLE CABINET SPACE
• PRIVATE BATH
• LARGE WALK-IN CLOSET
• PRIVATE FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-197 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (12.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (21.9% below list).
• Recommended offer: $215k (21.9% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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: Oakland Elementary School (math 8% / reading 17%, grade F, #1,032 of 1,228 statewide, top 85%, 931 students, 70% FRL); Luella Middle School (math 12% / reading 29%, grade F, #345 of 470 statewide, top 74%, 870 students, 53% FRL); Luella High School (math 12% / reading 22%, grade F, #277 of 424 statewide, top 67%, 1,373 students, 44% FRL).
• Market conditions: Rents soft (-0.3%/yr); 682 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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).
• This rent runs 31% of the median local income ($82k/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.
• 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 68 days — a 6% lower offer ($258k) is reasonable based on typical stale-listing flexibility.

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 $214,817 (21.9% 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 68 days. Have you received any prior offers? Is the seller open to a 22% 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: 0.78% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.08%
• DSCR: 0.86
• GRM: 10.7

CMA / ARV

• ARV (median comp): $320,715
• List price: $275,000
• Delta: -14.25%
• 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
264 Magnaview Dr	0.12mi	3/2.5	1,698 (+0%)	13mo	$269,500	$159	83
251 Magnaview Dr	0.16mi	3/2.5	1,771 (+5%)	3mo	$290,000	$164	82
208 Magnaview Dr	0.25mi	3/2.5	1,702 (+1%)	14mo	$300,000	$176	75
212 Magnaview Dr	0.25mi	4/2.5 (+1)	1,869 (+10%)	4mo	$274,900	$147	63
219 Magnaview Dr	0.28mi	4/2.5 (+1)	1,834 (+8%)	7mo	$299,900	$164	62
770 Galveston Way	0.13mi	3/2.5	1,886 (+12%)	15mo	$289,900	$154	62
2058 Dickons Garden Ln	0.43mi	3/2.0	1,646 (-3%)	16mo	$313,000	$190	60
120 Magnaview Dr	0.06mi	4/2.5 (+1)	1,944 (+15%)	10mo	$298,850	$154	59
161 Parkview Place Dr	0.48mi	3/2.5	1,850 (+9%)	9mo	$285,000	$154	54
157 Parkview Place Dr	0.50mi	3/2.5	1,852 (+10%)	8mo	$285,000	$154	54
5045 Pioneer Pkwy	0.37mi	4/2.5 (+1)	1,864 (+10%)	8mo	$299,900	$161	54
150 Parkview Place Dr	0.51mi	4/2.5 (+1)	1,910 (+13%)	19mo	$285,000	$149	34

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: -24.8%
• Equity multiple: 0.18×
• Total profit: $-63,404
• Equity at exit: $41,003

10-year hold

• IRR: -33.0%
• Equity multiple: -0.24×
• Total profit: $-95,617
• Equity at exit: $23,777

Cash invested: $77,000 (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 30253

• Home prices YoY: -29.4%
• Rents YoY: -0.3%
• Active inventory: 682
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,148 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$303 /mo · $3,634/yr
• Insurance: −$115
• HOA: −$35
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $-197

Break-even live

Break-even rent $2,398

Max offer price $240,120

Occupancy floor —

Sensitivity live

Price	-10% $-42	-5% $-120	+0% $-197	+5% $-275	+10% $-353
Rent	-10% $-367	-5% $-282	+0% $-197	+5% $-113	+10% $-28
Rate	-1.0pp $-59	-0.5pp $-128	base $-197	+0.5pp $-269	+1.0pp $-341

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
139 Magnaview Dr McDonough, GA	4.0	2.5	2245	$2,315	$1.03	45d	1	0.04mi
203 Magnaview Dr McDonough, GA	4.0	2.5	1926	$2,129	$1.11	12d	1	0.26mi
221 Magnaview Dr McDonough, GA	4.0	2.5	2118	$2,320	$1.10	5d	1	0.27mi
1281 Heartwood Ave McDonough, GA	3.0	2.5	2242	$2,385	$1.06	45d	1	0.33mi
5048 Pioneer Pkwy McDonough, GA	3.0	2.5	1904	$1,901	$1.00	26d	1	0.35mi
415 Parkside Way McDonough, GA	4.0	2.5	1891	$1,970	$1.04	14d	1	0.42mi
408 Parkside Way McDonough, GA	4.0	2.5	1881	$1,995	$1.06	45d	1	0.45mi
149 Parkview Place Dr McDonough, GA	3.0	2.5	1830	$2,120	$1.16	26d	1	0.49mi
1433 Veranda Ln McDonough, GA	4.0	2.5	2050	$2,269	$1.11	4d	1	0.56mi
1690 Georgia Crown Dr McDonough, GA	1.0–3.0	1.0–2.0	1170	$2,120	$1.81	0d	14	0.89mi
300 Stones Throw Dr McDonough, GA	4.0	3.0	1678	$1,950	$1.16	3d	1	0.90mi
601 Nail Rd McDonough, GA	1.0–3.0	1.0–2.0	1060	$2,257	$2.13	0d	15	1.10mi
333 Southpoint Blvd McDonough, GA	3.0	2.5	1788	$2,200	$1.23	1d	1	1.27mi
172 Regency Park Dr McDonough, GA	3.0	2.0	1283	$1,875	$1.46	26d	1	1.33mi
2845 Marlin Dr McDonough, GA	3.0	2.5	1334	$1,781	$1.34	6d	1	1.36mi
4012 Cool Water Cv McDonough, GA	4.0	2.0	1843	$1,901	$1.03	1d	1	1.36mi
2835 Marlin Dr McDonough, GA	3.0	2.5	1334	$1,831	$1.37	26d	1	1.36mi
377 Lossie Ln McDonough, GA	3.0	2.5	1992	$1,999	$1.00	6d	1	1.39mi
394 Lossie Ln McDonough, GA	3.0	2.5	1476	$1,769	$1.20	23d	1	1.42mi
1550 Labonte Pkwy McDonough, GA	3.0	2.5	1219	$1,550	$1.27	17d	1	1.44mi
100 Oakbrook Dr McDonough, GA	1.0–2.0	1.0–2.0	996	$2,029	$2.04	1d	32	1.45mi
325 Southpoint Blvd McDonough, GA	3.0	2.0	1334	$2,516	$1.89	26d	1	1.45mi
325 Southpoint Blvd McDonough, GA	2.0	2.0	1106	$1,997	$1.81	46d	1	1.45mi
508 Jaclyn Cir McDonough, GA	3.0	2.5	1343	$1,700	$1.27	45d	1	1.47mi
2435 Marlin Dr McDonough, GA	3.0	2.5	1386	$1,781	$1.28	6d	1	1.48mi
204 Lossie Ln McDonough, GA	3.0	2.5	1398	$2,027	$1.45	6d	1	1.49mi
225 Lossie Ln McDonough, GA	3.0	3.0	1322	$1,669	$1.26	4d	1	1.50mi

HOA detail

• Monthly dues: $35 · $420/yr

Listing history 15 events

1. 2026-06-08
   status $275,000 Pending 68 DOM
2. 2026-06-07
   days on market $275,000 Active 68 DOM
3. 2026-06-04
   days on market $275,000 Active 65 DOM
4. 2026-06-03
   days on market $275,000 Active 64 DOM
5. 2026-06-02
   days on market $275,000 Active 63 DOM
6. 2026-06-01
   pricedays on market $275,000 Active 62 DOM
7. 2026-05-31
   days on market $280,000 Active 61 DOM
8. 2026-05-01
   price $280,000 996-char remark

   Show marketing remark (996 chars)

   Motivated Seller! Welcome to this beautifully maintained 3-bedroom, 2.5-bath home offering the perfect opportunity for first-time buyers, savvy investors, or anyone seeking easy, low-maintenance living with modern touches. Step inside to an open and inviting floor plan filled with natural light, creating a warm and comfortable space for everyday living and entertaining. The kitchen offers ample cabinet space, appliances, and a seamless flow into the dining and living areas—perfect for hosting or relaxing at home. Upstairs, the spacious primary suite features tray ceilings, a private bath, a large walk-in closet, and plenty of room to unwind. Additional bedrooms provide flexibility for guests, a home office, or growing households. Also, enjoy a private, fenced backyard—ideal for pets, kids, or easy outdoor living without the upkeep of a large lot. This home is conveniently located near shopping, dining, and major highways, this home offers both comfort and accessibility.

9. 2026-04-08
   price $289,000 996-char remark

   Show marketing remark (996 chars)

   Motivated Seller! Welcome to this beautifully maintained 3-bedroom, 2.5-bath home offering the perfect opportunity for first-time buyers, savvy investors, or anyone seeking easy, low-maintenance living with modern touches. Step inside to an open and inviting floor plan filled with natural light, creating a warm and comfortable space for everyday living and entertaining. The kitchen offers ample cabinet space, appliances, and a seamless flow into the dining and living areas—perfect for hosting or relaxing at home. Upstairs, the spacious primary suite features tray ceilings, a private bath, a large walk-in closet, and plenty of room to unwind. Additional bedrooms provide flexibility for guests, a home office, or growing households. Also, enjoy a private, fenced backyard—ideal for pets, kids, or easy outdoor living without the upkeep of a large lot. This home is conveniently located near shopping, dining, and major highways, this home offers both comfort and accessibility.

10. 2026-03-31
    listed $290,000 Active 996-char remark

    Show marketing remark (996 chars)

    Motivated Seller! Welcome to this beautifully maintained 3-bedroom, 2.5-bath home offering the perfect opportunity for first-time buyers, savvy investors, or anyone seeking easy, low-maintenance living with modern touches. Step inside to an open and inviting floor plan filled with natural light, creating a warm and comfortable space for everyday living and entertaining. The kitchen offers ample cabinet space, appliances, and a seamless flow into the dining and living areas—perfect for hosting or relaxing at home. Upstairs, the spacious primary suite features tray ceilings, a private bath, a large walk-in closet, and plenty of room to unwind. Additional bedrooms provide flexibility for guests, a home office, or growing households. Also, enjoy a private, fenced backyard—ideal for pets, kids, or easy outdoor living without the upkeep of a large lot. This home is conveniently located near shopping, dining, and major highways, this home offers both comfort and accessibility.

11. 2018-07-16
    soldstatus $1,192,500
12. 2016-06-08
    soldstatus $1,416,000
13. 2012-12-13
    soldstatus $783,100
14. 2010-06-02
    soldstatus $2,628,000
15. 2009-08-04
    soldstatus $1,325,000

ⓘ 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: $3,634 · $303/mo
• Projected year-2 tax: $3,634 · $303/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 4 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,778
• − Mortgage interest: −$15,404
• − Property taxes: −$3,634
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,062
• − Management: −$2,062
• − HOA: −$420
• − Depreciation: −$8,000
• Taxable loss: −$7,179
• Est. tax savings @ 24.0%: +$1,723
• After-tax cash flow: $-646/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

-78.9% since first listed

8 events — show timeline

• 2026-05-01 Price Changed $280,000 FMLS
• 2026-04-08 Price Changed $289,000 FMLS
• 2026-03-31 Listed $290,000 FMLS
• 2018-07-16 Sold (Public Records) $1,192,500 Public Records
• 2016-06-08 Sold (Public Records) $1,416,000 Public Records
• 2012-12-13 Sold (Public Records) $783,100 Public Records
• 2010-06-02 Sold (Public Records) $2,628,000 Public Records
• 2009-08-04 Sold (Public Records) $1,325,000 Public Records

Property tax history

+13.0%/yr

Latest (2025): $3,634 · +1.0% YoY. Source: county tax records.