133 Brookhaven Ln · McDonough, GA 30253

$300,000

3 bd · 2.5 ba · 2,248 sqft · SingleFamily public records · 208 Days on market

Built 1994 0.70 ac lot $133/sqft · 8% below area Est $326k · 8% 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).

• Cash flow +14.3/30.0
• ARV discount +11.1/15.0
• DSCR +4.3/10.0
• Livability +3.2/5.0
• 1% rule +2.7/10.0
• 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- This is a traditional 4BR/ 2.5 Bath 2 story home that has been very well maintained. It offers a large eat-in kitchen. There is a huge family room with fireplace situated perfectly for warm family gatherings. The formal dining room is located just off the kitchen. There is 1 BR on the main that could be used as an in-law suite or office. There are 3 expansive BR's upstairs. This home has a fenced in backyard with a nice durable shed. There is a welcoming porch in the front. Also, All 23 windows are new recently replaced and all exterior wood siding boards have also been recently replaced...Please view this home asap.....

Key facts

• Large eat-in kitchen
• Formal dining room
• Fenced in backyard

Tags

• LARGE EAT-IN KITCHEN
• HUGE FAMILY ROOM
• FORMAL DINING ROOM
• FENCED IN BACKYARD
• DURABLE SHED
• WELCOMING PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $54 ($649/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (22.9% below list).
• Recommended offer: $231k (22.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Walnut Creek Elementary (math 17% / reading 17%, grade F, #936 of 1,228 statewide, top 79%, 716 students, 65% FRL); Eagle'S Landing Middle School (math 16% / reading 33%, grade F, #301 of 470 statewide, top 66%, 1,092 students, 59% FRL); Eagle'S Landing High School (math 18% / reading 22%, grade F, #232 of 424 statewide, top 56%, 1,642 students, 48% FRL).
• Market conditions: Rents soft (-0.3%/yr); 682 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 34% 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 $9k 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 208 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $300k implies a 689% 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 $231,348 (22.9% below list)

Questions for the listing agent

1. It's been on market 208 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.77% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.77%
• DSCR: 1.03
• GRM: 10.8

CMA / ARV

• ARV (median comp): $326,007
• List price: $300,000
• Delta: -7.98%
• 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
9135 Woodhaven Way	0.44mi	3/2.0	2,118 (-6%)	3mo	$313,000	$148	65
155 Leland Ln	0.61mi	4/2.5 (+1)	2,306 (+3%)	1mo	$325,000	$141	61
8240 Knollbrook Ln	0.13mi	4/3.0 (+1)	2,468 (+10%)	13mo	$445,000	$180	60
171 Leland Ln	0.63mi	4/2.5 (+1)	2,305 (+2%)	2mo	$312,000	$135	60
1285 Lake Forest Ln	0.64mi	3/2.5	2,138 (-5%)	7mo	$313,000	$146	56
1305 Lake Forest Ln	0.60mi	3/2.5	2,142 (-5%)	10mo	$489,000	$228	56
409 Hyder Ct	0.65mi	4/2.5 (+1)	2,076 (-8%)	5mo	$280,000	$135	48
326 Satie Creek Way	0.66mi	3/2.0	2,067 (-8%)	8mo	$270,000	$131	47
1356 Lake Forest Ln	0.56mi	3/2.5	2,526 (+12%)	8mo	$385,000	$152	46
96 Daniel Ct	0.37mi	3/2.0	1,916 (-15%)	12mo	$342,000	$178	46
175 Leland Ln	0.64mi	4/2.5 (+1)	2,054 (-9%)	8mo	$279,500	$136	44
301 Leland Ct	0.71mi	4/2.5 (+1)	2,102 (-6%)	9mo	$315,000	$150	44

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: -18.1%
• Equity multiple: 0.38×
• Total profit: $-52,095
• Equity at exit: $44,731

10-year hold

• IRR: -16.4%
• Equity multiple: 0.19×
• Total profit: $-67,733
• Equity at exit: $25,939

Cash invested: $84,000 (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: 10.8×

Monthly cashflow live

• Estimated rent: $2,313 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$75 /mo · $904/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $54

Break-even live

Break-even rent $2,245

Max offer price $300,000

Occupancy floor 93%

Sensitivity live

Price	-10% $224	-5% $139	+0% $54	+5% $-31	+10% $-116
Rent	-10% $-129	-5% $-37	+0% $54	+5% $146	+10% $237
Rate	-1.0pp $205	-0.5pp $130	base $54	+0.5pp $-24	+1.0pp $-103

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
152 Tyre Dr McDonough, GA	4.0	3.0	2430	$2,573	$1.06	45d	1	0.39mi
125 Leland Ln McDonough, GA	4.0	2.0	1852	$2,200	$1.19	12d	1	0.61mi
291 Hamilton Pointe Dr McDonough, GA	4.0	3.0	2570	$2,580	$1.00	7d	1	0.62mi
307 Hamilton Pointe Dr McDonough, GA	4.0	3.0	2570	$2,555	$0.99	12d	1	0.64mi
196 Leland Ln McDonough, GA	3.0	2.5	1930	$2,145	$1.11	26d	1	0.68mi
324 Hamilton Pointe Dr McDonough, GA	4.0	3.0	2410	$2,430	$1.01	45d	1	0.69mi
449 Culloden Moor Dr McDonough, GA	4.0	3.0	2410	$2,595	$1.08	7d	1	0.72mi
380 Hamilton Pointe Dr McDonough, GA	4.0	3.0	2570	$2,535	$0.99	3d	1	0.75mi
101 Hamilton Pointe Dr McDonough, GA	4.0	2.5	2097	$2,320	$1.11	46d	1	0.78mi
151 Hamilton Pointe Dr McDonough, GA	4.0	2.5	2097	$2,470	$1.18	7d	1	0.84mi
1138 Dunaway Dr McDonough, GA	3.0	2.0	1737	$1,795	$1.03	45d	1	1.09mi
1146 Dunaway Dr McDonough, GA	3.0	2.5	1854	$1,779	$0.96	45d	1	1.09mi
108 Rankin Cir McDonough, GA	4.0	2.5	1980	$2,051	$1.04	14d	1	1.11mi
100 Agee Ln McDonough, GA	3.0–4.0	2.5–3.0	2151	$2,682	$1.25	1d	10	1.23mi
608 Waterford Ln McDonough, GA	3.0	2.0	1403	$1,939	$1.38	12d	1	1.29mi
310 Lakefront Dr McDonough, GA	4.0	2.0	2568	$2,345	$0.91	14d	1	1.38mi
262 White Mountain Pass McDonough, GA	3.0	2.5	1540	$1,719	$1.12	23d	1	1.38mi
915 Castlerock Way McDonough, GA	4.0	3.0	1944	$2,245	$1.15	7d	1	1.38mi
644 Highway 155 N McDonough, GA	3.0	2.0	1649	$1,793	$1.09	1d	1	1.40mi
685 Chaseridge Dr McDonough, GA	3.0	2.0	2155	$2,155	$1.00	12d	1	1.42mi
511 Gables Ct McDonough, GA	4.0	2.5	2352	$2,165	$0.92	20d	1	1.50mi

Listing history 16 events

1. 2026-06-07
   statusdays on market $300,000 Pending 208 DOM
2. 2026-06-04
   days on market $300,000 Active 206 DOM
3. 2026-06-03
   days on market $300,000 Active 205 DOM
4. 2026-06-02
   days on market $300,000 Active 204 DOM
5. 2026-06-01
   days on market $300,000 Active 203 DOM
6. 2026-05-31
   days on market $300,000 Active 202 DOM
7. 2026-05-20
   price $300,000 647-char remark

   Show marketing remark (658 chars)

   Motivated Seller-This is a traditional 3BR/ 2.5 Bath 2 story home that has been very well maintained. It offers a large eat-in kitchen. There is a huge family room with fireplace situated perfectly for warm family gatherings. The formal sep dining room is located just off the kitchen. There is a bonus room on the main that could be used as an in-law suite or office. There are 3 expansive BR's upstairs. This home has a fenced in backyard with a nice durable shed. There is a welcoming porch in the front. Also, All 23 windows are new recently replaced and all exterior wood siding boards have also been recently replaced...Please view this home asap.....

8. 2026-05-20
   price $300,000 658-char remark

   Show marketing remark (658 chars)

   Motivated Seller-This is a traditional 3BR/ 2.5 Bath 2 story home that has been very well maintained. It offers a large eat-in kitchen. There is a huge family room with fireplace situated perfectly for warm family gatherings. The formal sep dining room is located just off the kitchen. There is a bonus room on the main that could be used as an in-law suite or office. There are 3 expansive BR's upstairs. This home has a fenced in backyard with a nice durable shed. There is a welcoming porch in the front. Also, All 23 windows are new recently replaced and all exterior wood siding boards have also been recently replaced...Please view this home asap.....

9. 2026-04-21
   price $319,999 658-char remark

   Show marketing remark (658 chars)

   Motivated Seller-This is a traditional 3BR/ 2.5 Bath 2 story home that has been very well maintained. It offers a large eat-in kitchen. There is a huge family room with fireplace situated perfectly for warm family gatherings. The formal sep dining room is located just off the kitchen. There is a bonus room on the main that could be used as an in-law suite or office. There are 3 expansive BR's upstairs. This home has a fenced in backyard with a nice durable shed. There is a welcoming porch in the front. Also, All 23 windows are new recently replaced and all exterior wood siding boards have also been recently replaced...Please view this home asap.....

10. 2026-03-06
    price $325,000 647-char remark

    Show marketing remark (658 chars)

    Motivated Seller-This is a traditional 3BR/ 2.5 Bath 2 story home that has been very well maintained. It offers a large eat-in kitchen. There is a huge family room with fireplace situated perfectly for warm family gatherings. The formal sep dining room is located just off the kitchen. There is a bonus room on the main that could be used as an in-law suite or office. There are 3 expansive BR's upstairs. This home has a fenced in backyard with a nice durable shed. There is a welcoming porch in the front. Also, All 23 windows are new recently replaced and all exterior wood siding boards have also been recently replaced...Please view this home asap.....

11. 2026-03-06
    price $325,000 658-char remark

    Show marketing remark (658 chars)

    Motivated Seller-This is a traditional 3BR/ 2.5 Bath 2 story home that has been very well maintained. It offers a large eat-in kitchen. There is a huge family room with fireplace situated perfectly for warm family gatherings. The formal sep dining room is located just off the kitchen. There is a bonus room on the main that could be used as an in-law suite or office. There are 3 expansive BR's upstairs. This home has a fenced in backyard with a nice durable shed. There is a welcoming porch in the front. Also, All 23 windows are new recently replaced and all exterior wood siding boards have also been recently replaced...Please view this home asap.....

12. 2025-12-01
    price $330,000 647-char remark

    Show marketing remark (658 chars)

    Motivated Seller-This is a traditional 3BR/ 2.5 Bath 2 story home that has been very well maintained. It offers a large eat-in kitchen. There is a huge family room with fireplace situated perfectly for warm family gatherings. The formal sep dining room is located just off the kitchen. There is a bonus room on the main that could be used as an in-law suite or office. There are 3 expansive BR's upstairs. This home has a fenced in backyard with a nice durable shed. There is a welcoming porch in the front. Also, All 23 windows are new recently replaced and all exterior wood siding boards have also been recently replaced...Please view this home asap.....

13. 2025-12-01
    price $330,000 658-char remark

    Show marketing remark (658 chars)

    Motivated Seller-This is a traditional 3BR/ 2.5 Bath 2 story home that has been very well maintained. It offers a large eat-in kitchen. There is a huge family room with fireplace situated perfectly for warm family gatherings. The formal sep dining room is located just off the kitchen. There is a bonus room on the main that could be used as an in-law suite or office. There are 3 expansive BR's upstairs. This home has a fenced in backyard with a nice durable shed. There is a welcoming porch in the front. Also, All 23 windows are new recently replaced and all exterior wood siding boards have also been recently replaced...Please view this home asap.....

14. 2025-11-10
    listed $350,000 Active 647-char remark

    Show marketing remark (647 chars)

    Motivated Seller- This is a traditional 4BR/ 2.5 Bath 2 story home that has been very well maintained. It offers a large eat-in kitchen. There is a huge family room with fireplace situated perfectly for warm family gatherings. The formal dining room is located just off the kitchen. There is 1 BR on the main that could be used as an in-law suite or office. There are 3 expansive BR's upstairs. This home has a fenced in backyard with a nice durable shed. There is a welcoming porch in the front. Also, All 23 windows are new recently replaced and all exterior wood siding boards have also been recently replaced...Please view this home asap.....

15. 2025-11-06
    listed $350,000 New 658-char remark

    Show marketing remark (658 chars)

    Motivated Seller-This is a traditional 3BR/ 2.5 Bath 2 story home that has been very well maintained. It offers a large eat-in kitchen. There is a huge family room with fireplace situated perfectly for warm family gatherings. The formal sep dining room is located just off the kitchen. There is a bonus room on the main that could be used as an in-law suite or office. There are 3 expansive BR's upstairs. This home has a fenced in backyard with a nice durable shed. There is a welcoming porch in the front. Also, All 23 windows are new recently replaced and all exterior wood siding boards have also been recently replaced...Please view this home asap.....

16. 1994-06-20
    soldstatus $38,000

ⓘ 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: $904 · $75/mo
• Projected year-2 tax: $2,760 · $230/mo
• Expected delta: +$1,856/yr (+$155/mo · 205.4%)

ⓘ 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 ≥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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,762
• − Mortgage interest: −$16,805
• − Property taxes: −$904
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,221
• − Management: −$2,221
• − Depreciation: −$8,727
• Taxable loss: −$4,616
• Est. tax savings @ 24.0%: +$1,108
• After-tax cash flow: $1,757/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

+689.5% since first listed

10 events — show timeline

• 2026-05-20 Price Changed $300,000 FMLS
• 2026-05-20 Price Changed $300,000 GAMLS
• 2026-04-21 Price Changed $319,999 GAMLS
• 2026-03-06 Price Changed $325,000 FMLS
• 2026-03-06 Price Changed $325,000 GAMLS
• 2025-12-01 Price Changed $330,000 FMLS
• 2025-12-01 Price Changed $330,000 GAMLS
• 2025-11-10 Listed $350,000 FMLS
• 2025-11-06 Listed $350,000 GAMLS
• 1994-06-20 Sold (Public Records) $38,000 Public Records

Property tax history

-4.4%/yr

Latest (2025): $904 · -9.9% YoY. Source: county tax records.