1593 Cherry Hill Ln SW · Conyers, GA 30094

$214,900

3 bd · 2.0 ba · 1,092 sqft · SingleFamily public records · 65 Days on market

Built 1985 0.33 ac lot $197/sqft · 56% above area Est $235k · 9% 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).

• Cash flow +11.4/30.0
• ARV discount +11.4/15.0
• Rent growth +3.5/5.0
• 1% rule +3.4/10.0
• Livability +3.4/5.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

An opportunity for refined living awaits at 1593 Cherry Hill Lane SW, Conyers, GA, US, presenting itself as an inviting home, thoroughly ready for immediate occupancy. Within this distinctive raised ranch residence, the living room serves as a central point of comfort, a fireplace that offers a focal point for relaxation. Above, a beamed ceiling provides architectural character, complemented by a vaulted ceiling that enhances the sense of openness and airy sophistication, creating an atmosphere conducive to both quiet contemplation and engaging conversations. The expansive 1864 square feet of living area graciously accommodates generously proportioned bedrooms and two and one-half bathrooms, ensuring ample personal space and convenience for all residents. The property also features a deck, extending the living space outdoors and providing a setting for enjoyment and leisurely pursuits.

Key facts

• Vaulted ceiling
• Deck
• Beamed ceiling

Tags

• RAISED RANCH RESIDENCE
• BEAMED CEILING
• VAULTED CEILING
• FIREPLACE
• DECK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-75 ($-902/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (16.1% below list).
• Recommended offer: $180k (16.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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 rising fast (+4.2%/yr); 386 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 483 units permitted in Rockdale County in 2024 (0 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.
• 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 65 days — a 6% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 16y 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.
• Current owner paid $32k; list at $215k implies a 561% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% 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 $180,320 (16.1% 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 65 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.84% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.50%
• DSCR: 0.93
• GRM: 9.9

CMA / ARV

• ARV (median comp): $235,052
• List price: $214,900
• Delta: -8.57%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1598 Cherry Hill Ln SW	0.04mi	3/2.0	1,118 (+2%)	4mo	$190,000	$170	91
1590 SW Cherry Hill Ln	0.03mi	3/2.0	1,113 (+2%)	12mo	$237,000	$213	85
1624 Sugarmaple Ln SW	0.15mi	3/2.0	1,052 (-4%)	8mo	$185,000	$176	80
1617 Cherry Hill Ln SW	0.09mi	3/2.0	1,092 (0%)	20mo	$240,900	$221	79
1627 Cherry Hill Ct SW	0.19mi	3/2.0	1,195 (+9%)	4mo	$215,000	$180	72
1700 Mccollum Rd SW	0.17mi	3/1.0	1,000 (-8%)	12mo	$200,000	$200	64
1461 Cherry Hill Rd SW	0.20mi	3/2.0	1,245 (+14%)	6mo	$215,000	$173	62
1655 Cherry Hill Rd SW	0.29mi	3/2.0	1,234 (+13%)	8mo	$218,000	$177	58
1609 Cherry Hill Rd SW	0.29mi	4/2.5 (+1)	1,162 (+6%)	20mo	$213,000	$183	52

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 · 4.16% rent growth · sell at horizon

5-year hold

• IRR: -17.4%
• Equity multiple: 0.38×
• Total profit: $-37,445
• Equity at exit: $32,042

10-year hold

• IRR: -7.4%
• Equity multiple: 0.51×
• Total profit: $-29,678
• 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 30094

• Rents YoY: 4.2%
• Active inventory: 386
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,803 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$283 /mo · $3,398/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $-75

Break-even live

Break-even rent $1,898

Max offer price $201,624

Occupancy floor 99%

Sensitivity live

Price	-10% $46	-5% $-14	+0% $-75	+5% $-136	+10% $-197
Rent	-10% $-218	-5% $-146	+0% $-75	+5% $-4	+10% $67
Rate	-1.0pp $33	-0.5pp $-20	base $-75	+0.5pp $-131	+1.0pp $-187

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 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1576 Cherry Hill Ct SW Conyers, GA	3.0	2.0	1392	$1,450	$1.04	21d	1	0.16mi
1477 Cherry Hill Rd SW Conyers, GA	3.0	2.0	1396	$1,725	$1.24	24d	1	0.26mi
1616 Cherry Hill Rd SW Conyers, GA	3.0	2.0	1250	$1,639	$1.31	3d	1	0.28mi
288 Morris Dr SE Conyers, GA	3.0	2.0	1251	$1,731	$1.38	13d	1	0.44mi
325 Morris Ct SE Conyers, GA	3.0	2.0	1256	$1,770	$1.41	44d	1	0.58mi
2511 Nugget Dr SW Conyers, GA	3.0	2.0	1311	$1,755	$1.34	22d	1	0.65mi
359 Cindy Dr SE Conyers, GA	3.0	1.0	1265	$1,326	$1.05	44d	1	0.68mi
337 Windsor Walk SE Conyers, GA	3.0	2.0	1247	$1,695	$1.36	13d	1	0.78mi
411 Cindy Dr SE Conyers, GA	3.0	2.0	1424	$1,830	$1.29	2d	1	0.82mi
2641 Rolling Hills Way SE Conyers, GA	3.0	2.0	1452	$1,791	$1.23	13d	1	0.89mi
1825 Parker Rd SE Conyers, GA	1.0–3.0	1.0–2.0	1111	$1,895	$1.71	2d	18	1.21mi

Listing history 45 events

1. 2026-06-18
   days on market $214,900 Active 65 DOM
2. 2026-06-17
   days on market $214,900 Active 64 DOM
3. 2026-06-16
   days on market $214,900 Active 63 DOM
4. 2026-06-15
   days on market $214,900 Active 62 DOM
5. 2026-06-13
   days on market $214,900 Active 60 DOM
6. 2026-06-09
   days on market $214,900 Active 56 DOM
7. 2026-06-08
   days on market $214,900 Active 55 DOM
8. 2026-06-07
   days on market $214,900 Active 54 DOM
9. 2026-06-04
   days on market $214,900 Active 51 DOM
10. 2026-06-03
    days on market $214,900 Active 50 DOM
11. 2026-06-02
    days on market $214,900 Active 49 DOM
12. 2026-06-01
    days on market $214,900 Active 48 DOM
13. 2026-05-31
    days on market $214,900 Active 47 DOM
14. 2026-04-14
    listed $214,900 New 898-char remark

    Show marketing remark (898 chars)

    An opportunity for refined living awaits at 1593 Cherry Hill Lane SW, Conyers, GA, US, presenting itself as an inviting home, thoroughly ready for immediate occupancy. Within this distinctive raised ranch residence, the living room serves as a central point of comfort, a fireplace that offers a focal point for relaxation. Above, a beamed ceiling provides architectural character, complemented by a vaulted ceiling that enhances the sense of openness and airy sophistication, creating an atmosphere conducive to both quiet contemplation and engaging conversations. The expansive 1864 square feet of living area graciously accommodates generously proportioned bedrooms and two and one-half bathrooms, ensuring ample personal space and convenience for all residents. The property also features a deck, extending the living space outdoors and providing a setting for enjoyment and leisurely pursuits.

15. 2026-04-10
    historical
16. 2026-04-10
    historical
17. 2026-03-23
    status Active
18. 2026-03-23
    status Back On Market
19. 2026-03-16
    status Pending
20. 2026-03-16
    status Under Contract
21. 2026-01-11
    listed $219,900 Active
22. 2026-01-11
    listed $219,900 New
23. 2026-01-09
    historical
24. 2026-01-09
    historical
25. 2025-09-30
    price $224,900
26. 2025-09-30
    price $224,900
27. 2025-09-09
    listed $229,900 Active
28. 2025-09-09
    listed $229,900 New
29. 2025-09-08
    historical
30. 2025-09-08
    historical
31. 2025-07-25
    price $230,000
32. 2025-07-25
    price $230,000
33. 2025-07-16
    price $232,000
34. 2025-07-16
    price $232,000
35. 2025-05-08
    price $219,900
36. 2025-05-08
    price $219,900
37. 2024-12-10
    listed $230,000 Active
38. 2024-12-10
    listed $230,000 New
39. 2010-10-11
    historical
40. 2010-10-08
    soldstatus $32,500 Sold
41. 2010-09-02
    status Pending
42. 2010-08-16
    listed $31,000 Active
43. 2004-03-04
    soldstatus $116,000
44. 1997-10-30
    soldstatus $82,900
45. 1986-10-03
    soldstatus $63,900

ⓘ 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: $3,398 · $283/mo
• Projected year-2 tax: $3,398 · $283/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $21,638
• − Mortgage interest: −$12,038
• − Property taxes: −$3,398
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,731
• − Management: −$1,731
• − Depreciation: −$6,252
• Taxable loss: −$4,586
• Est. tax savings @ 24.0%: +$1,101
• After-tax cash flow: $199/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): 33,731
• Household income: $88,530
• Rent vs Own: 20.5% rent · 79.5% own
• Severe rent burden: 549.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Black 56% White 29% Two or more races 9% Hispanic / Latino 7% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Hispanic 1% Serbian 1% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 5% French/Haitian/Cajun 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: ▼ -168.06%
• Current HPI: 205.627
• Rent YoY: ▲ 4.16%
• 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

+236.3% since first listed

32 events — show timeline

• 2026-04-14 Listed $214,900 GAMLS
• 2026-04-10 Listing Removed — GAMLS
• 2026-04-10 Listing Removed — FMLS
• 2026-03-23 Relisted — FMLS
• 2026-03-23 Relisted — GAMLS
• 2026-03-16 Pending — FMLS
• 2026-03-16 Pending — GAMLS
• 2026-01-11 Listed $219,900 GAMLS
• 2026-01-11 Listed $219,900 FMLS
• 2026-01-09 Listing Removed — GAMLS
• 2026-01-09 Listing Removed — FMLS
• 2025-09-30 Price Changed $224,900 GAMLS
• 2025-09-30 Price Changed $224,900 FMLS
• 2025-09-09 Listed $229,900 GAMLS
• 2025-09-09 Listed $229,900 FMLS
• 2025-09-08 Listing Removed — GAMLS
• 2025-09-08 Listing Removed — FMLS
• 2025-07-25 Price Changed $230,000 FMLS
• 2025-07-25 Price Changed $230,000 GAMLS
• 2025-07-16 Price Changed $232,000 FMLS
• 2025-07-16 Price Changed $232,000 GAMLS
• 2025-05-08 Price Changed $219,900 FMLS
• 2025-05-08 Price Changed $219,900 GAMLS
• 2024-12-10 Listed $230,000 GAMLS
• 2024-12-10 Listed $230,000 FMLS
• 2010-10-11 Listing Removed — FMLS
• 2010-10-08 Sold (MLS) $32,500 FMLS
• 2010-09-02 Pending — FMLS
• 2010-08-16 Listed $31,000 FMLS
• 2004-03-04 Sold (Public Records) $116,000 Public Records
• 1997-10-30 Sold (Public Records) $82,900 Public Records
• 1986-10-03 Sold (Public Records) $63,900 Public Records

Property tax history

+3.8%/yr

Latest (2025): $3,398 · +12.2% YoY. Source: county tax records.