167 London Dr · McDonough, GA 30253

$198,000

2 bd · 2.5 ba · 1,320 sqft · SingleFamily public records · 2 Days on market

Built 2003 2,639 sqft lot $150/sqft · 8% below area Est $216k · 8% under $54/mo HOA · 3% of rent

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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).

• ARV discount +11.3/15.0
• Cash flow +10.5/30.0
• 1% rule +3.8/10.0
• Livability +3.2/5.0
• DSCR +3.0/10.0
• 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

**** Presenting 167 London Drive, McDonough, GA, located in Henry County. This inviting home offers 2 bedrooms and 2.5 bathrooms and is immediately ready for its new owner. The living room serves as the heart of the home, highlighted by a high, vaulted ceiling that enhances the sense of space and natural light. A fireplace provides warmth and creates a welcoming focal point for gatherings throughout the seasons. The kitchen offers both functionality and a comfortable, social atmosphere. Built in 2003, the residence features a well-proportioned 1,320 square feet of living space. A dedicated laundry room adds everyday convenience and efficiency. Outdoor living is enhanced by a welcoming front porch and a private patio. The primary bedroom is located on the ground floor and features an en-suite bathroom. A powder room on the main level allows guests to avoid entering the primary bath. Perfect for first-time buyers or those looking to downsize.

Key facts

• Community pool
• Private backyard
• Move in ready

Tags

• MOVE IN READY
• PRIVATE BACKYARD
• COMMUNITY POOL
• EASY ACCESS TO I-75

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $198k.

Deal economics

• At list price, monthly cash flow is $-103 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (9.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (12.0% below list).
• Recommended offer: $174k (12.0% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: schools D, crime D, amenities 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.
• Market conditions: Rents soft (-0.3%/yr); 663 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,989 units permitted in Henry County in 2024 (92 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.
• Henry County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 2y ago; this cycle's ask has dropped $17k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; list at $198k implies a 98% gain — meaningful room to come down on a strong offer.

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 $174,148 (12.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.88% ✗
• Cap rate: 5.67%
• Cash-on-cash: -2.22%
• DSCR: 0.90
• GRM: 9.5

CMA / ARV

• ARV (median comp): $216,291
• List price: $198,000
• Delta: -8.23%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
235 London Dr	0.12mi	3/2.5 (+1)	1,395 (+6%)	5mo	$205,500	$147	75
501 Epris Ln	0.09mi	3/2.5 (+1)	1,398 (+6%)	6mo	$217,000	$155	75
645 Stadler Pointe	0.15mi	3/2.5 (+1)	1,398 (+6%)	4mo	$200,000	$143	75
327 Coral Cir	0.35mi	3/2.5 (+1)	1,296 (-2%)	1mo	$210,000	$162	75
371 Autumn Lake Dr	0.57mi	2/2.0	1,273 (-4%)	7mo	$190,000	$149	59
241 Coral Cir	0.34mi	3/2.5 (+1)	1,440 (+9%)	9mo	$212,500	$148	57
115 Samanthas Way	0.40mi	3/2.0 (+1)	1,155 (-12%)	2mo	$215,000	$186	52
108 Samanthas Way	0.38mi	3/2.0 (+1)	1,191 (-10%)	9mo	$219,900	$185	52
408 Autumn Lake Ct	0.67mi	3/2.0 (+1)	1,205 (-9%)	1mo	$199,900	$166	46
721 Village Overlook	0.72mi	3/2.0 (+1)	1,404 (+6%)	5mo	$230,000	$164	45
300 Ashton Pl	0.72mi	3/3.0 (+1)	1,504 (+14%)	6mo	$202,500	$135	31
207 Autumn Lake Way	0.72mi	3/2.0 (+1)	1,148 (-13%)	10mo	$227,500	$198	29

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: -23.6%
• Equity multiple: 0.21×
• Total profit: $-43,639
• Equity at exit: $29,522

10-year hold

• IRR: -31.1%
• Equity multiple: -0.19×
• Total profit: $-65,769
• Equity at exit: $17,119

Cash invested: $55,440 (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: 663
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,741 high
• Mortgage (P&I): −$1,038
• Tax from tax record: −$304 /mo · $3,644/yr
• Insurance: −$82
• HOA: −$54
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $-103

Break-even live

Break-even rent $1,872

Max offer price $179,848

Occupancy floor —

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: $49,500
• Closing costs: $5,940
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
408 Kendall Ln McDonough, GA	3.0	2.5	1395	$1,695	$1.22	12d	1	0.06mi
532 Epris Ln McDonough, GA	2.0	2.0	1070	$1,400	$1.31	5d	1	0.11mi
156 Madeline Ct McDonough, GA	3.0	2.5	1552	$1,695	$1.09	43d	1	0.15mi
449 Kara Ln McDonough, GA	3.0	2.5	1299	$800	$0.62	18d	1	0.25mi
820 Hampton Rd McDonough, GA	1.0–3.0	1.0–2.0	1149	$1,567	$1.36	1d	15	0.26mi
311 Coral Cir McDonough, GA	3.0	2.5	1421	$1,595	$1.12	2d	1	0.27mi
241 Coral Cir McDonough, GA	3.0	2.5	1440	$1,950	$1.35	24d	1	0.32mi
204 Adam Cir McDonough, GA	3.0	2.0	1139	$1,695	$1.49	1d	1	0.34mi
348 Coral Cir McDonough, GA	3.0	2.5	1296	$1,880	$1.45	43d	1	0.35mi
122 Samanthas Way McDonough, GA	3.0	2.0	1118	$1,600	$1.43	43d	1	0.36mi
132 Samanthas Way McDonough, GA	3.0	2.0	1139	$1,600	$1.40	43d	1	0.38mi
100 Preston Creek Dr McDonough, GA	1.0–3.0	1.0–2.0	1117	$1,974	$1.77	43d	13	0.44mi
100 Preston Creek Dr McDonough, GA	1.0–3.0	1.0–2.0	1117	$1,666	$1.49	3d	17	0.44mi
575 McDonough Pkwy McDonough, GA	1.0–2.0	1.0–2.5	960	$1,900	$1.98	1d	15	0.44mi
7 Sherwood Loop McDonough, GA	3.0	1.0	1080	$1,650	$1.53	18d	1	0.56mi
131 Juniper Dr McDonough, GA	3.0	2.5	1584	$1,811	$1.14	43d	1	0.57mi
337 Autumn Lake Dr McDonough, GA	3.0	2.0	1225	$1,795	$1.47	43d	1	0.58mi
305 Cerulean Gull Bnd McDonough, GA	3.0	2.5	1849	$2,495	$1.35	4d	1	0.59mi
34 Birch Ct McDonough, GA	3.0	2.0	1389	$1,485	$1.07	16d	1	0.61mi
209 Swindon Dr McDonough, GA	3.0	2.5	1476	$1,795	$1.22	24d	1	0.65mi
1000 Columns Dr McDonough, GA	1.0–2.0	1.0–2.0	1036	$1,790	$1.73	2d	19	0.66mi
177 Swindon Dr McDonough, GA	3.0	2.5	1488	$1,825	$1.23	15d	1	0.69mi
740 McDonough Pkwy McDonough, GA	1.0–3.0	1.0–2.0	1128	$1,704	$1.51	1d	17	0.69mi
173 Swindon Dr McDonough, GA	3.0	2.5	1488	$1,900	$1.28	5d	1	0.69mi
173 Swindon Dr McDonough, GA	3.0	2.5	1476	$1,925	$1.30	24d	1	0.69mi
570 McDonough Pkwy McDonough, GA	1.0–3.0	1.0–2.0	1066	$1,632	$1.53	1d	27	0.69mi
420 Autumn Lake Ct McDonough, GA	3.0	2.0	1238	$1,626	$1.31	22d	1	0.71mi
851 Sweetwater Way McDonough, GA	3.0	2.0	1293	$1,820	$1.41	12d	1	0.74mi
300 Ashton Pl McDonough, GA	3.0	3.0	1504	$2,000	$1.33	43d	1	0.74mi
1322 Sweetwater Ct McDonough, GA	3.0	2.0	1385	$1,900	$1.37	5d	1	0.75mi
172 Regency Park Dr McDonough, GA	3.0	2.0	1283	$1,875	$1.46	24d	1	0.82mi
1204 Fagiolo St McDonough, GA	3.0	2.5	1764	$2,100	$1.19	16d	1	0.82mi
512 Edgewater Way McDonough, GA	3.0	2.0	1656	$1,981	$1.20	24d	1	0.83mi
1205 Fagiolo St McDonough, GA	3.0	2.5	1764	$2,100	$1.19	16d	1	0.83mi
235 Jonesboro Rd McDonough, GA	1.0–3.0	1.0–2.0	996	$1,699	$1.71	1d	3	0.87mi
1257 Fagiolo St McDonough, GA	3.0	2.5	1764	$2,100	$1.19	16d	1	0.89mi
102 Sable Chase Blvd McDonough, GA	1.0–3.0	1.0–2.0	980	$1,388	$1.42	2d	22	0.89mi
205 Bridges Rd McDonough, GA	1.0–3.0	1.0–2.0	1083	$1,768	$1.63	2d	31	0.89mi
205 Coldsprings Ct McDonough, GA	3.0	3.0	1666	$2,000	$1.20	43d	1	0.91mi
635 Beaver Run Trce McDonough, GA	3.0	2.0	1246	$1,850	$1.48	43d	1	0.91mi

HOA detail

• Monthly dues: $54 · $648/yr

Listing history 20 events

1. 2026-06-18
   days on market $198,000 Coming Soon 2 DOM
2. 2026-06-17
   pricestatusdays on marketlisting id $198,000 Coming Soon 1 DOM
3. 2026-05-31
   days on market $198,500 Active 170 DOM
4. 2026-01-28
   price $198,500 959-char remark

   Show marketing remark (959 chars)

   **** Presenting 167 London Drive, McDonough, GA, located in Henry County. This inviting home offers 2 bedrooms and 2.5 bathrooms and is immediately ready for its new owner. The living room serves as the heart of the home, highlighted by a high, vaulted ceiling that enhances the sense of space and natural light. A fireplace provides warmth and creates a welcoming focal point for gatherings throughout the seasons. The kitchen offers both functionality and a comfortable, social atmosphere. Built in 2003, the residence features a well-proportioned 1,320 square feet of living space. A dedicated laundry room adds everyday convenience and efficiency. Outdoor living is enhanced by a welcoming front porch and a private patio. The primary bedroom is located on the ground floor and features an en-suite bathroom. A powder room on the main level allows guests to avoid entering the primary bath. Perfect for first-time buyers or those looking to downsize.

5. 2026-01-28
   price $198,500 959-char remark

   Show marketing remark (959 chars)

   **** Presenting 167 London Drive, McDonough, GA, located in Henry County. This inviting home offers 2 bedrooms and 2.5 bathrooms and is immediately ready for its new owner. The living room serves as the heart of the home, highlighted by a high, vaulted ceiling that enhances the sense of space and natural light. A fireplace provides warmth and creates a welcoming focal point for gatherings throughout the seasons. The kitchen offers both functionality and a comfortable, social atmosphere. Built in 2003, the residence features a well-proportioned 1,320 square feet of living space. A dedicated laundry room adds everyday convenience and efficiency. Outdoor living is enhanced by a welcoming front porch and a private patio. The primary bedroom is located on the ground floor and features an en-suite bathroom. A powder room on the main level allows guests to avoid entering the primary bath. Perfect for first-time buyers or those looking to downsize.

6. 2025-12-12
   listed $215,000 New 959-char remark

   Show marketing remark (959 chars)

   **** Presenting 167 London Drive, McDonough, GA, located in Henry County. This inviting home offers 2 bedrooms and 2.5 bathrooms and is immediately ready for its new owner. The living room serves as the heart of the home, highlighted by a high, vaulted ceiling that enhances the sense of space and natural light. A fireplace provides warmth and creates a welcoming focal point for gatherings throughout the seasons. The kitchen offers both functionality and a comfortable, social atmosphere. Built in 2003, the residence features a well-proportioned 1,320 square feet of living space. A dedicated laundry room adds everyday convenience and efficiency. Outdoor living is enhanced by a welcoming front porch and a private patio. The primary bedroom is located on the ground floor and features an en-suite bathroom. A powder room on the main level allows guests to avoid entering the primary bath. Perfect for first-time buyers or those looking to downsize.

7. 2025-12-12
   listed $215,000 Active 959-char remark

   Show marketing remark (959 chars)

   **** Presenting 167 London Drive, McDonough, GA, located in Henry County. This inviting home offers 2 bedrooms and 2.5 bathrooms and is immediately ready for its new owner. The living room serves as the heart of the home, highlighted by a high, vaulted ceiling that enhances the sense of space and natural light. A fireplace provides warmth and creates a welcoming focal point for gatherings throughout the seasons. The kitchen offers both functionality and a comfortable, social atmosphere. Built in 2003, the residence features a well-proportioned 1,320 square feet of living space. A dedicated laundry room adds everyday convenience and efficiency. Outdoor living is enhanced by a welcoming front porch and a private patio. The primary bedroom is located on the ground floor and features an en-suite bathroom. A powder room on the main level allows guests to avoid entering the primary bath. Perfect for first-time buyers or those looking to downsize.

8. 2025-10-31
   historical
9. 2025-10-01
   listed $248,000 New
10. 2025-10-01
    historical
11. 2025-09-30
    historical
12. 2025-08-31
    historical
13. 2025-08-01
    historical
14. 2025-06-30
    historical
15. 2025-01-28
    price $248,000
16. 2024-11-27
    listed $248,000 New
17. 2024-11-27
    listed $248,000 New
18. 2024-11-27
    listed $248,000 New
19. 2024-11-27
    listed $240,000 New
20. 2003-05-29
    soldstatus $100,000

ⓘ 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: $3,644 · $304/mo
• Projected year-2 tax: $3,644 · $304/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 4/10 Moderate
• 🌡 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: $20,898
• − Mortgage interest: −$11,091
• − Property taxes: −$3,644
• − Insurance: −$990
• − Repairs & maintenance: −$1,672
• − Management: −$1,672
• − HOA: −$648
• − Depreciation: −$5,760
• Taxable loss: −$4,579
• Est. tax savings @ 24.0%: +$1,099
• After-tax cash flow: $-134/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

• 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

+98.5% since first listed

17 events — show timeline

• 2026-01-28 Price Changed $198,500 GAMLS
• 2026-01-28 Price Changed $198,500 FMLS
• 2025-12-12 Listed $215,000 FMLS
• 2025-12-12 Listed $215,000 GAMLS
• 2025-10-31 Listing Removed — GAMLS
• 2025-10-01 Listed $248,000 GAMLS
• 2025-10-01 Coming Soon — GAMLS
• 2025-09-30 Listing Removed — GAMLS
• 2025-08-31 Listing Removed — GAMLS
• 2025-08-01 Listing Removed — GAMLS
• 2025-06-30 Listing Removed — GAMLS
• 2025-01-28 Price Changed $248,000 GAMLS
• 2024-11-27 Listed $240,000 GAMLS
• 2024-11-27 Listed $248,000 GAMLS
• 2024-11-27 Listed $248,000 GAMLS
• 2024-11-27 Listed $248,000 GAMLS
• 2003-05-29 Sold (Public Records) $100,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $3,644 · +20.8% YoY. Source: county tax records.