1140 Forest Villa Dr NW · Conyers, GA 30012

$110,000

2 bd · 1.5 ba · 1,160 sqft · SingleFamily public records · 68 Days on market

Built 1974 627 sqft lot $95/sqft · at area comps Est $108k · at est. $175/mo HOA · 12% 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).

• Cash flow +18.6/30.0
• 1% rule +8.1/10.0
• ARV discount +6.6/15.0
• DSCR +5.9/10.0
• Livability +3.4/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Exceptional turnkey investment opportunity featuring a well-maintained 3-bedroom townhome with a long-term, quality tenant already in place at $1,175 per month who wishes to remain. 1142 Forest Villa Drive, is available as well at the same price, allowing buyers to acquire the entire building (Price is for each unit) Seller also has additional units available in this community, making it possible to purchase up to four income-producing townhomes. Whether you are looking for a single unit, a two-property package, or a four-unit portfolio, the flexibility is here. All units are separately deeded, well-maintained, and occupied by responsible long-term tenants. Cash Only offers please. This is the kind of stabilized, low-maintenance investment that is difficult to find in today's market.

Key facts

• $175 HOA
• 2 parking spots
• Built 1974

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $107 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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 flat; 281 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $761 of loan paydown is wiped out by about $3k 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 68 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 9y 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 $81k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• 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 $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.31% ✓
• Cap rate: 7.46%
• Cash-on-cash: 4.17%
• DSCR: 1.19
• GRM: 6.3

CMA / ARV

• ARV (median comp): $107,895
• List price: $110,000
• Delta: 1.95%
• 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
1050 Green Valley Dr	0.22mi	2/2.0	1,080 (-7%)	6mo	$130,000	$120	72
1321 Lakeview Dr NW	0.26mi	2/2.5	1,200 (+3%)	11mo	$137,000	$114	69
1063 Mountain View Rd NW	0.38mi	3/2.0 (+1)	1,064 (-8%)	3mo	$219,000	$206	59
1318 Needmore St SW	0.68mi	3/2.0 (+1)	1,137 (-2%)	2mo	$225,000	$198	56
885 Green Valley Dr NW	0.31mi	3/2.0 (+1)	1,056 (-9%)	14mo	$224,000	$212	52
1611 Wesley Way	0.52mi	3/2.0 (+1)	1,300 (+12%)	4mo	$196,000	$151	46
1352 N Hicks Cir NW	0.60mi	2/1.0	1,000 (-14%)	3mo	$76,500	$77	45
1091 Mountain View Rd NW	0.36mi	3/1.5 (+1)	1,320 (+14%)	14mo	$206,900	$157	44
1665 Ridgeview Dr NW	0.66mi	3/2.0 (+1)	1,240 (+7%)	12mo	$237,000	$191	40
1421 Northside Dr NW	0.73mi	2/1.0	988 (-15%)	8mo	$190,000	$192	32
1314 S Hicks Cir NW	0.51mi	3/1.5 (+1)	988 (-15%)	21mo	$170,500	$173	29
940 Kingston Rd NW	0.59mi	3/2.0 (+1)	1,303 (+12%)	22mo	$260,000	$200	27

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 · 0.39% rent growth · sell at horizon

5-year hold

• IRR: -13.6%
• Equity multiple: 0.53×
• Total profit: $-14,521
• Equity at exit: $16,401

10-year hold

• IRR: -11.1%
• Equity multiple: 0.43×
• Total profit: $-17,497
• Equity at exit: $9,511

Cash invested: $30,800 (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 30012

• Rents YoY: 0.4%
• Active inventory: 281
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,444 high
• Mortgage (P&I): −$577
• Tax from tax record: −$236 /mo · $2,831/yr
• Insurance: −$46
• HOA: −$175
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $107

Break-even live

Break-even rent $1,308

Max offer price $110,000

Occupancy floor 88%

Sensitivity live

Price	-10% $169	-5% $138	+0% $107	+5% $76	+10% $45
Rent	-10% $-7	-5% $50	+0% $107	+5% $164	+10% $221
Rate	-1.0pp $162	-0.5pp $135	base $107	+0.5pp $78	+1.0pp $49

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1427 Villa Pines Ct NW Conyers, GA	2.0	1.5	1350	$1,450	$1.07	19d	1	0.09mi
1443 Forest Villa Dr NW Conyers, GA	3.0	2.0	1264	$1,499	$1.19	45d	1	0.13mi
1459 Forest Villa Dr NW Conyers, GA	3.0	1.5	1160	$1,500	$1.29	3d	1	0.17mi
1190 Millcrest Walk NW Conyers, GA	2.0	1.0–2.0	1035	$1,299	$1.26	4d	18	0.20mi
1158 Pinedale Cir NW Conyers, GA	2.0	1.0	1002	$1,350	$1.35	0d	1	0.24mi
1158 Pinedale Cir NW Conyers, GA	2.0	1.0	1002	$1,350	$1.35	5d	1	0.24mi
1289 Knoll Ct NW Conyers, GA	2.0	2.0	1200	$1,245	$1.04	45d	1	0.28mi
1653 Pinedale Cir NW Conyers, GA	2.0	1.5	1160	$1,350	$1.16	45d	1	0.34mi
1637 Pinedale Cir NW Conyers, GA	1.0	1.0	986	$750	$0.76	45d	1	0.34mi
1107 Windgate Cir NW Conyers, GA	2.0	2.5	1200	$1,570	$1.31	23d	1	0.37mi
1240 Pinedale Cir NW Conyers, GA	3.0	2.5	1324	$1,900	$1.44	25d	1	0.38mi
1219 Lakeview Dr NW Conyers, GA	2.0	1.0	900	$1,000	$1.11	45d	1	0.41mi
1214 Pinedale Cir NW Conyers, GA	3.0	2.5	1324	$1,475	$1.11	45d	1	0.41mi
1322 S Hicks Cir NW Conyers, GA	3.0	2.0	1250	$2,000	$1.60	6d	1	0.47mi
1015 Rosser St NW Unit 4A Conyers, GA	2.0	1.0	1000	$1,199	$1.20	4d	1	0.66mi
1175 Milstead Ave NE Conyers, GA	3.0	2.0	1406	$1,541	$1.10	6d	1	0.72mi
1075 Eastview Rd NE Unit A Conyers, GA	2.0	1.0	1018	$1,250	$1.23	45d	1	0.88mi
1031 Barn Oak Ct NE Conyers, GA	2.0	1.0	961	$1,295	$1.35	45d	1	0.89mi
1759 Stag Dr NW Conyers, GA	3.0	2.0	1215	$1,811	$1.49	23d	1	1.10mi
1055 Pine St NE Conyers, GA	2.0	2.0	1184	$1,300	$1.10	14d	1	1.15mi
1055 Pine St NE Conyers, GA	2.0	2.0	1184	$1,300	$1.10	0d	1	1.15mi
1200 Rockmont Cir SW Conyers, GA	1.0–3.0	1.0–1.5	947	$1,199	$1.27	45d	1	1.43mi
1076 S Main St NE Conyers, GA	1.0–3.0	1.0–2.0	945	$1,320	$1.40	6d	14	1.45mi
116 Hawkeye Ln Conyers, GA	3.0	2.5	1440	$1,700	$1.18	45d	1	1.49mi

HOA detail

• Monthly dues: $175 · $2,100/yr

Listing history 43 events

1. 2026-06-21
   days on market $110,000 Active 68 DOM
2. 2026-06-18
   days on market $110,000 Active 65 DOM
3. 2026-06-17
   days on market $110,000 Active 64 DOM
4. 2026-06-16
   days on market $110,000 Active 63 DOM
5. 2026-06-15
   days on market $110,000 Active 62 DOM
6. 2026-06-13
   days on market $110,000 Active 60 DOM
7. 2026-06-09
   days on market $110,000 Active 56 DOM
8. 2026-06-08
   days on market $110,000 Active 55 DOM
9. 2026-06-07
   days on market $110,000 Active 54 DOM
10. 2026-06-04
    days on market $110,000 Active 51 DOM
11. 2026-06-03
    days on market $110,000 Active 50 DOM
12. 2026-06-02
    days on market $110,000 Active 49 DOM
13. 2026-06-01
    days on market $110,000 Active 48 DOM
14. 2026-05-31
    days on market $110,000 Active 47 DOM
15. 2026-04-14
    listed $110,000 New 799-char remark

    Show marketing remark (799 chars)

    Exceptional turnkey investment opportunity featuring a well-maintained 3-bedroom townhome with a long-term, quality tenant already in place at $1,175 per month who wishes to remain. 1142 Forest Villa Drive, is available as well at the same price, allowing buyers to acquire the entire building (Price is for each unit) Seller also has additional units available in this community, making it possible to purchase up to four income-producing townhomes. Whether you are looking for a single unit, a two-property package, or a four-unit portfolio, the flexibility is here. All units are separately deeded, well-maintained, and occupied by responsible long-term tenants. Cash Only offers please. This is the kind of stabilized, low-maintenance investment that is difficult to find in today's market.

16. 2026-04-14
    listed $110,000 Active 799-char remark

    Show marketing remark (799 chars)

    Exceptional turnkey investment opportunity featuring a well-maintained 3-bedroom townhome with a long-term, quality tenant already in place at $1,175 per month who wishes to remain. 1142 Forest Villa Drive, is available as well at the same price, allowing buyers to acquire the entire building (Price is for each unit) Seller also has additional units available in this community, making it possible to purchase up to four income-producing townhomes. Whether you are looking for a single unit, a two-property package, or a four-unit portfolio, the flexibility is here. All units are separately deeded, well-maintained, and occupied by responsible long-term tenants. Cash Only offers please. This is the kind of stabilized, low-maintenance investment that is difficult to find in today's market.

17. 2025-09-30
    status Active
18. 2025-08-22
    historical
19. 2025-06-04
    listed $125,000 Active
20. 2025-06-04
    listed $125,000 New
21. 2024-12-31
    historical
22. 2024-12-31
    historical
23. 2024-12-04
    price $130,000
24. 2024-12-04
    price $130,000
25. 2024-11-04
    price $132,000
26. 2024-11-04
    price $132,000
27. 2024-10-23
    price $134,000
28. 2024-10-23
    price $134,000
29. 2024-09-16
    price $135,000
30. 2024-09-16
    price $135,000
31. 2024-09-02
    price $137,000
32. 2024-09-02
    price $137,000
33. 2024-08-06
    price $139,000
34. 2024-08-06
    price $139,000
35. 2024-07-15
    price $139,900
36. 2024-07-15
    price $139,900
37. 2024-06-12
    listed $145,000 Active
38. 2024-06-12
    listed $145,000 New
39. 2021-08-20
    soldstatus $81,000
40. 2017-09-22
    soldstatus $20,000 Sold
41. 2017-09-01
    status Under Contract
42. 2017-08-22
    listed $19,900 New
43. 1978-05-01
    soldstatus $24,000

ⓘ 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: $2,831 · $236/mo
• Projected year-2 tax: $2,831 · $236/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 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,324
• − Mortgage interest: −$6,162
• − Property taxes: −$2,831
• − Insurance: −$550
• − Repairs & maintenance: −$1,386
• − Management: −$1,386
• − HOA: −$2,100
• − Depreciation: −$3,200
• Taxable loss: −$290
• Est. tax savings @ 24.0%: +$70
• After-tax cash flow: $1,353/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

• Census place: Conyers, GA
• County: Rockdale County · 96,534 people
• City population: 96,534
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 34,506
• Household income: $66,153
• Rent vs Own: 38.1% rent · 61.9% own
• Severe rent burden: 986.0

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 0.65)
• Race & ethnicity: Black 49% White 27% Hispanic / Latino 18% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Hispanic 1% Lithuanian 1% Italian 1%
• Foreign-born: 14% · Canada, South Korea
• Languages at home: 81% English-only · Spanish 16% French/Haitian/Cajun 2% Korean 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: ▼ -123.61%
• Current HPI: 226.9588
• Rent YoY: ▲ 0.39%
• 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

+358.3% since first listed

29 events — show timeline

• 2026-04-14 Listed $110,000 FMLS
• 2026-04-14 Listed $110,000 GAMLS
• 2025-09-30 Relisted — FMLS
• 2025-08-22 Listing Removed — GAMLS
• 2025-06-04 Listed $125,000 GAMLS
• 2025-06-04 Listed $125,000 FMLS
• 2024-12-31 Listing Removed — GAMLS
• 2024-12-31 Listing Removed — FMLS
• 2024-12-04 Price Changed $130,000 FMLS
• 2024-12-04 Price Changed $130,000 GAMLS
• 2024-11-04 Price Changed $132,000 GAMLS
• 2024-11-04 Price Changed $132,000 FMLS
• 2024-10-23 Price Changed $134,000 FMLS
• 2024-10-23 Price Changed $134,000 GAMLS
• 2024-09-16 Price Changed $135,000 GAMLS
• 2024-09-16 Price Changed $135,000 FMLS
• 2024-09-02 Price Changed $137,000 FMLS
• 2024-09-02 Price Changed $137,000 GAMLS
• 2024-08-06 Price Changed $139,000 FMLS
• 2024-08-06 Price Changed $139,000 GAMLS
• 2024-07-15 Price Changed $139,900 GAMLS
• 2024-07-15 Price Changed $139,900 FMLS
• 2024-06-12 Listed $145,000 GAMLS
• 2024-06-12 Listed $145,000 FMLS
• 2021-08-20 Sold (Public Records) $81,000 Public Records
• 2017-09-22 Sold (MLS) $20,000 GAMLS
• 2017-09-01 Pending — GAMLS
• 2017-08-22 Listed $19,900 GAMLS
• 1978-05-01 Sold (Public Records) $24,000 Public Records

Property tax history

+27.2%/yr

Latest (2025): $2,831 · +10.7% YoY. Source: county tax records.