180 Colser Dr · Conyers, GA 30016

$199,900

3 bd · 2.0 ba · 1,380 sqft · SingleFamily public records · 5 Days on market

Built 2007 1,306 sqft lot $145/sqft · 19% below area Est $233k · 14% under $23/mo HOA · 1% of rent ↓ 32% since listing

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Why this score? — see what drove the C- 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 +17.0/30.0
• ARV discount +13.8/15.0
• DSCR +5.3/10.0
• 1% rule +4.4/10.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautiful home is a must see! Living is easy in this impressive, generously spacious home located close to shopping, food, and more. The open floor plan allows enjoyment of gatherings in the generously-sized living area connected to the kitchen. The three bedrooms upstairs offer plenty of room for study, sleep, storage and more.

Key facts

• 1,306 sq ft lot
• Garage
• Community pool

Property features AI

Finance

• HOA & community: Homeowners association with $275 fee; HOA covers sewer and tennis; Community clubhouse, pool, and sidewalks

Exterior

• Parking: 2 parking spaces; Garage with garage door opener
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence (house); Two levels; Resale condition
• Construction: Built in 2007; Vinyl siding; Composition roof; Slab foundation
• Exterior features: Deck; Patio

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Breakfast area
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom (2.5 total)
• Heating & cooling: Electric central heating; Electric central air conditioning
• Interior features: Walk-in closet(s); Split bedroom plan; Factory-built fireplace (1)
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $137 ($2k/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 $188k (5.7% below list).
• Recommended offer: $188k (5.7% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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.
• Newton County (suburban): math 17% / reading 26% proficiency, ranked #137 of 174 in GA (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Live Oak Elementary (math 17% / reading 25%, grade F, #850 of 1,228 statewide, top 70%, 891 students, 85% FRL); Clements Middle School (math 6% / reading 17%, grade F, #424 of 470 statewide, top 90%, 754 students, 85% FRL); Newton High School (math 8% / reading 12%, grade F, #365 of 424 statewide, top 88%, 2,472 students, 85% FRL) — zoned schools average 85% FRL vs 59% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 448 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,480 units permitted in Newton County in 2024 (702 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.
• Newton County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 10y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $188,423 (5.7% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.94% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.94%
• DSCR: 1.13
• GRM: 8.8

CMA / ARV

• ARV (median comp): $232,607
• List price: $199,900
• Delta: -14.06%
• 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
675 Barshay Dr	0.05mi	3/2.5	1,380 (0%)	7mo	$250,000	$181	90
180 Colser Dr	0.00mi	3/2.5	1,307 (-5%)	0mo	$210,000	$161	89
80 Lakeview Trl	0.31mi	3/2.0	1,360 (-1%)	5mo	$175,000	$129	79
285 Barshay Dr	0.09mi	3/2.0	1,549 (+12%)	3mo	$233,000	$150	73
1903 Old Concord Dr SE	0.56mi	3/2.0	1,389 (+1%)	2mo	$179,000	$129	71
225 Colser Dr	0.04mi	3/2.5	1,549 (+12%)	10mo	$215,000	$139	67
85 Lakeside Cir	0.61mi	3/2.0	1,460 (+6%)	5mo	$230,000	$158	58
1015 Lakeside Cir	0.45mi	3/2.0	1,508 (+9%)	11mo	$221,000	$147	54
50 Fieldview Ln	0.66mi	3/2.5	1,480 (+7%)	6mo	$255,000	$172	50
285 Fieldview Ln	0.58mi	3/2.5	1,513 (+10%)	10mo	$235,000	$155	47
2554 Fairview Rd SE	0.72mi	3/2.0	1,502 (+9%)	8mo	$270,000	$180	45
3170 Lakeside Cir	0.57mi	2/2.0 (-1)	1,222 (-11%)	8mo	$140,000	$115	43

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 · 1.84% rent growth · sell at horizon

5-year hold

• IRR: -12.9%
• Equity multiple: 0.54×
• Total profit: $-25,818
• Equity at exit: $29,806

10-year hold

• IRR: -5.8%
• Equity multiple: 0.64×
• Total profit: $-19,906
• Equity at exit: $17,284

Cash invested: $55,972 (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 30016

• Home prices YoY: -8.6%
• Rents YoY: 1.8%
• Active inventory: 448
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,884 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$197 /mo · $2,361/yr
• Insurance: −$83
• HOA: −$23
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $137

Break-even live

Break-even rent $1,711

Max offer price $199,900

Occupancy floor 88%

Sensitivity live

Price	-10% $250	-5% $194	+0% $137	+5% $81	+10% $24
Rent	-10% $-12	-5% $63	+0% $137	+5% $212	+10% $286
Rate	-1.0pp $238	-0.5pp $188	base $137	+0.5pp $85	+1.0pp $33

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
215 Colser Dr Covington, GA	3.0	2.5	1549	$2,175	$1.40	4d	1	0.05mi
75 Colser Dr Covington, GA	3.0	2.5	1380	$1,790	$1.30	45d	1	0.07mi
305 Barshay Dr Covington, GA	3.0	2.5	1660	$1,810	$1.09	6d	1	0.07mi
120 Lakeside Pt Covington, GA	4.0	2.0	1721	$1,889	$1.10	44d	1	0.27mi
125 Lakeview Trl Covington, GA	3.0	2.0	1548	$1,495	$0.97	44d	1	0.27mi
50 Greenleaf Rd Conyers, GA	1.0–3.0	1.0–2.0	970	$1,696	$1.75	2d	29	0.28mi
100 Salem Glen Way Conyers, GA	2.0–3.0	2.0–2.5	1101	$1,775	$1.61	2d	7	0.35mi
1882 Kirkland Rd Unit B Covington, GA	2.0	2.0	1139	$1,350	$1.19	44d	1	0.47mi
30 Gross Lake Pkwy Covington, GA	2.0	2.0	1119	$1,599	$1.43	44d	1	0.49mi
30 Gross Lake Pkwy Covington, GA	2.0	2.0	1119	$1,619	$1.45	25d	1	0.49mi
1843 Kirkland Rd Covington, GA	3.0	1.0	1356	$1,500	$1.11	25d	1	0.50mi
175 Meadowridge Dr Covington, GA	3.0	2.0	1508	$1,719	$1.14	3d	1	0.52mi
3080 Lakeside Cir Covington, GA	3.0	2.0	1508	$1,731	$1.15	6d	1	0.52mi
155 Meadowridge Dr Covington, GA	3.0	2.5	1300	$1,615	$1.24	6d	1	0.52mi
2075 Pinewood Dr Covington, GA	3.0	2.0	1757	$1,975	$1.12	3d	1	0.53mi
145 Meadowridge Dr Covington, GA	3.0	2.0	1708	$1,790	$1.05	2d	1	0.53mi
43 Gum Tree Ct Covington, GA	2.0	2.0	1120	$1,300	$1.16	6d	1	0.57mi
255 Fieldview Ln Covington, GA	4.0	2.0	1519	$1,791	$1.18	6d	1	0.59mi
15 Lakeside Cir Covington, GA	2.0	2.5	1222	$1,575	$1.29	44d	1	0.60mi
185 Summer Walk Dr Covington, GA	3.0	2.0	1713	$2,085	$1.22	13d	1	0.61mi
345 Lakeside Cir Covington, GA	3.0	2.5	1410	$1,571	$1.11	2d	1	0.67mi
110 Chandler Cir Covington, GA	3.0	2.5	1469	$1,795	$1.22	25d	1	0.68mi
2387 Country Club Dr SE Conyers, GA	3.0	2.0	1700	$1,545	$0.91	0d	1	0.72mi
330 Crestfield Cir Covington, GA	4.0	3.0	1500	$1,850	$1.23	13d	1	0.80mi
2206 Country Club Dr SE Conyers, GA	3.0	2.5	1723	$1,950	$1.13	25d	1	0.85mi
3026 Birdsong Ave Covington, GA	4.0	2.0	1795	$2,275	$1.27	44d	1	0.89mi
267 Limestone Cir Conyers, GA	3.0	2.0	1770	$1,295	$0.73	25d	1	1.01mi
267 Limestone Cir Conyers, GA	3.0	2.5	1770	$1,500	$0.85	23d	1	1.01mi
565 Womack Rd Covington, GA	3.0	1.0	1056	$1,295	$1.23	25d	1	1.03mi
125 Bentley Place Way Covington, GA	3.0	2.0	1464	$1,816	$1.24	13d	1	1.04mi
2798 Country Ct SE Unit B Conyers, GA	4.0	2.5	1830	$1,900	$1.04	12d	1	1.04mi
45 Sunset Ct Covington, GA	3.0	2.0	1525	$1,846	$1.21	13d	1	1.06mi
2782 Country Ct SE Unit B Conyers, GA	2.0	2.5	1218	$1,340	$1.10	25d	1	1.11mi
2782 Country Ct SE Unit B Conyers, GA	2.0	2.5	1218	$1,340	$1.10	0d	1	1.11mi
2644 Fieldstone View Ln SE Apt A Conyers, GA	2.0	2.0	1296	$1,450	$1.12	44d	1	1.11mi
2644 Fieldstone View Ln SE Unit C Conyers, GA	2.0	1.5	1296	$1,350	$1.04	44d	1	1.11mi
2644 Fieldstone View Ln SE Unit B Conyers, GA	2.0	2.0	1296	$1,350	$1.04	19d	1	1.11mi
2783 Coventry Grn SE Unit b Conyers, GA	3.0	2.0	1328	$1,575	$1.19	0d	1	1.13mi
2784 Coventry Grn SE Unit c Conyers, GA	3.0	2.0	1305	$1,595	$1.22	0d	1	1.14mi
2130 Fieldstone View Ct SE Unit B Conyers, GA	2.0	2.0	1322	$1,325	$1.00	44d	1	1.19mi

HOA detail

• Monthly dues: $23 · $276/yr

Listing history 25 events

1. 2026-05-12
   status Under Contract 721-char remark
2. 2026-05-05
   listed $199,900 New 721-char remark
3. 2024-11-13
   historical $1,595
4. 2024-11-10
   listed $1,595
5. 2024-11-08
   historical $1,595
6. 2024-10-04
   price $1,595
7. 2024-09-25
   historical $1,695
8. 2024-09-24
   listed $1,695
9. 2024-09-19
   listed $1,695
10. 2023-06-02
    historical
11. 2021-01-19
    soldstatus $130,000
12. 2017-04-20
    soldstatus $99,900
13. 2017-04-20
    soldstatus $99,900
14. 2017-04-14
    soldstatus $99,900 Sold 336-char remark

    Show marketing remark (336 chars)

    This beautiful home is a must see! Living is easy in this impressive, generously spacious home located close to shopping, food, and more. The open floor plan allows enjoyment of gatherings in the generously-sized living area connected to the kitchen. The three bedrooms upstairs offer plenty of room for study, sleep, storage and more.

15. 2017-04-14
    soldstatus $99,900 Sold

    Show marketing remark (336 chars)

    This beautiful home is a must see! Living is easy in this impressive, generously spacious home located close to shopping, food, and more. The open floor plan allows enjoyment of gatherings in the generously-sized living area connected to the kitchen. The three bedrooms upstairs offer plenty of room for study, sleep, storage and more.

16. 2017-04-06
    status Under Contract

    Show marketing remark (336 chars)

    This beautiful home is a must see! Living is easy in this impressive, generously spacious home located close to shopping, food, and more. The open floor plan allows enjoyment of gatherings in the generously-sized living area connected to the kitchen. The three bedrooms upstairs offer plenty of room for study, sleep, storage and more.

17. 2017-03-30
    historical Pending 336-char remark

    Show marketing remark (336 chars)

    This beautiful home is a must see! Living is easy in this impressive, generously spacious home located close to shopping, food, and more. The open floor plan allows enjoyment of gatherings in the generously-sized living area connected to the kitchen. The three bedrooms upstairs offer plenty of room for study, sleep, storage and more.

18. 2017-03-27
    status Under Contract
19. 2017-03-27
    status Back on Market
20. 2017-03-20
    listed $115,000 New

    Show marketing remark (336 chars)

    This beautiful home is a must see! Living is easy in this impressive, generously spacious home located close to shopping, food, and more. The open floor plan allows enjoyment of gatherings in the generously-sized living area connected to the kitchen. The three bedrooms upstairs offer plenty of room for study, sleep, storage and more.

21. 2017-03-20
    listed $115,000 Active 336-char remark

    Show marketing remark (336 chars)

    This beautiful home is a must see! Living is easy in this impressive, generously spacious home located close to shopping, food, and more. The open floor plan allows enjoyment of gatherings in the generously-sized living area connected to the kitchen. The three bedrooms upstairs offer plenty of room for study, sleep, storage and more.

22. 2017-03-15
    historical
23. 2017-03-06
    soldstatus $80,764 Sold
24. 2016-12-15
    listed $77,400 New
25. 2006-11-13
    soldstatus $310,200

ⓘ 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: $2,361 · $197/mo
• Projected year-2 tax: $2,361 · $197/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 · 19 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: $22,611
• − Mortgage interest: −$11,198
• − Property taxes: −$2,361
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,809
• − Management: −$1,809
• − HOA: −$276
• − Depreciation: −$5,815
• Taxable loss: −$1,656
• Est. tax savings @ 24.0%: +$398
• After-tax cash flow: $2,044/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: Newton County
• NCES district ID: 1303930
• Math proficiency: 17% ▼ -13.00%
• Reading proficiency: 26% ▼ -8.00%
• Median HH income: $50,768
• Composite: 19.2/100
• National rank: #8816
• State rank: #137 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: Newton County · 104,393 people
• City population: 96,534
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 62,968
• Household income: $79,527
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 1172.0

Population outlook (Newton County) Hauer SSP2

• Today (2025): 118,372 people
• By 2030: 124,234 · +5.0%
• By 2040: 135,550 · +14.5%
• By 2050: 145,309 · +22.8%
• By 2075: 166,843 · +40.9%
• By 2100: 175,800 · +48.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 59% White 29% Two or more races 8% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 1% French/Haitian/Cajun 1%

Political lean MEDSL · Newton

• 2024 margin: D (+15.1) · D 57.3% · R 42.2%
• 2008→2024 swing: +14.0pp toward D · 2008: 1.2pp · 2024: 15.1pp
• All cycles: 2024: D+15.1 2020: D+10.9 2016: D+2.4 2012: D+2.0 2008: D+1.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.68%
• Current HPI: 317.5605
• Rent YoY: ▲ 1.84%
• 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

-32.3% since first listed

26 events — show timeline

• 2026-06-12 Sold (MLS) $210,000 GAMLS
• 2026-05-12 Pending — GAMLS
• 2026-05-05 Listed $199,900 GAMLS
• 2024-11-13 Rental Removed $1,595 RENTALBEAST
• 2024-11-10 Listed for Rent $1,595 RENTALBEAST
• 2024-11-08 Rental Removed $1,595 GAMLS
• 2024-10-04 Price Changed $1,595 GAMLS
• 2024-09-25 Rental Removed $1,695 RENTALBEAST
• 2024-09-24 Listed for Rent $1,695 RENTALBEAST
• 2024-09-19 Listed for Rent $1,695 GAMLS
• 2023-06-02 Rental Removed — GAMLS
• 2021-01-19 Sold (Public Records) $130,000 Public Records
• 2017-04-20 Sold (Public Records) $99,900 Public Records
• 2017-04-20 Sold (Public Records) $99,900 Public Records
• 2017-04-14 Sold (MLS) $99,900 GAMLS
• 2017-04-14 Sold (MLS) $99,900 FMLS
• 2017-04-06 Pending — GAMLS
• 2017-03-30 Contingent — FMLS
• 2017-03-27 Pending — GAMLS
• 2017-03-27 Relisted — GAMLS
• 2017-03-20 Listed $115,000 GAMLS
• 2017-03-20 Listed $115,000 FMLS
• 2017-03-15 Listing Removed — GAMLS
• 2017-03-06 Sold (MLS) $80,764 GAMLS
• 2016-12-15 Listed $77,400 GAMLS
• 2006-11-13 Sold (Public Records) $310,200 Public Records

Property tax history

+3.6%/yr

Latest (2025): $2,361 · +3.4% YoY. Source: county tax records.