110 Mosby Creek Dr · Hampton, GA 30228

$290,000

4 bd · 2.5 ba · 1,996 sqft · SingleFamily public records · 26 Days on market

Built 1997 3,049 sqft lot $145/sqft · 11% above area Est $375k · 23% under ↓ 27% since listing

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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 +15.0/15.0
• Cash flow +9.5/30.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• 1% rule +3.0/10.0
• DSCR +2.7/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 4-bedroom, 2.5-bathroom two-story home offers a spacious floor plan and an attached 2-car garage, presenting a fantastic opportunity for those looking to add personal touches and build equity. The interior features a practical mix of laminate and carpet flooring, with a kitchen equipped with durable Formica countertops and a full suite of black appliances. While the home needs some repairs, its generous room sizes and traditional layout provide a solid foundation for a move-in ready transformation. Whether you are an investor or a handy homeowner, this property is primed for a refresh to restore its full potential.

Key facts

• Generous room sizes
• Spacious floor plan
• Formica countertops

Tags

• SPACIOUS FLOOR PLAN
• ATTACHED 2 CAR GARAGE
• LAMINATE AND CARPET FLOORING
• FORMICA COUNTERTOPS
• FULL SUITE OF BLACK APPLIANCES
• GENEROUS ROOM SIZES

Property features AI

Exterior

• Parking: Attached 2-car garage; Total 2 parking spaces
• Utilities: Public water; Septic tank sewer; Electricity available; Water available; Other electric setup
• Home design: Two levels; Resale property
• Construction: Wood siding exterior; Composition roof; Slab foundation; Built with wood siding
• Exterior features: Patio; Storage; Other exterior features

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Other kitchen features
• Bedrooms: One main-level bedroom; Three upper-level bedrooms; Other bedroom features
• Flooring: Laminate flooring; Carpet
• Bathrooms: Three full bathrooms; Two main-level bathrooms; One upper-level full bathroom; Master bath with other features
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One fireplace in the living room; No shared/common walls; Other interior features
• Laundry & utility: Other laundry features

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-202 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (12.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (20.0% below list).
• Recommended offer: $232k (20.0% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.5% in Hampton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 65/100 on livability (#213 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety 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: Mount Carmel Elementary School (math 34% / reading 31%, grade F, #575 of 1,228 statewide, top 47%, 602 students, 67% FRL); Hampton Middle School (math 18% / reading 33%, grade F, #288 of 470 statewide, top 62%, 850 students, 62% FRL); Hampton High School (math 22% / reading 34%, grade F, #151 of 424 statewide, top 36%, 1,265 students, 50% FRL) — zoned schools average 59% FRL vs 43% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.2%/yr); 561 active listings in the ZIP; 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 ($83k/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 26 days — a 2% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 flood risk; major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $232,090 (20.0% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-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. 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?
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: 0.80% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.98%
• DSCR: 0.87
• GRM: 10.4

CMA / ARV

• ARV (median comp): $374,628
• List price: $290,000
• Delta: -22.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
344 Rocky Creek Rd	0.38mi	4/3.0	2,076 (+4%)	13mo	$399,000	$192	63
113 Bridget Dr	0.44mi	3/2.5 (-1)	1,993 (-0%)	14mo	$319,900	$161	62
2742 Highway 20 W	0.55mi	3/2.0 (-1)	1,977 (-1%)	11mo	$270,000	$137	56
139 Manley Dr	0.39mi	4/2.0	2,177 (+9%)	18mo	$360,000	$165	49
303 Rocky Creek Rd	0.41mi	3/2.0 (-1)	2,234 (+12%)	19mo	$359,000	$161	38
101 Bridget Dr	0.65mi	3/2.0 (-1)	2,238 (+12%)	20mo	$299,000	$134	26

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 · 2.2% rent growth · sell at horizon

5-year hold

• IRR: -22.2%
• Equity multiple: 0.24×
• Total profit: $-61,649
• Equity at exit: $43,240

10-year hold

• IRR: -18.2%
• Equity multiple: 0.05×
• Total profit: $-77,502
• Equity at exit: $25,074

Cash invested: $81,200 (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 30228

• Home prices YoY: -24.3%
• Rents YoY: 2.2%
• Active inventory: 561
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,321 medium
• Mortgage (P&I): −$1,521
• Tax from tax record: −$394 /mo · $4,725/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $-202

Break-even live

Break-even rent $2,576

Max offer price $254,339

Occupancy floor —

Sensitivity live

Price	-10% $-38	-5% $-120	+0% $-202	+5% $-284	+10% $-366
Rent	-10% $-385	-5% $-294	+0% $-202	+5% $-110	+10% $-19
Rate	-1.0pp $-56	-0.5pp $-128	base $-202	+0.5pp $-277	+1.0pp $-353

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-24
   listed $290,000 New 627-char remark

   Show marketing remark (627 chars)

   This 4-bedroom, 2.5-bathroom two-story home offers a spacious floor plan and an attached 2-car garage, presenting a fantastic opportunity for those looking to add personal touches and build equity. The interior features a practical mix of laminate and carpet flooring, with a kitchen equipped with durable Formica countertops and a full suite of black appliances. While the home needs some repairs, its generous room sizes and traditional layout provide a solid foundation for a move-in ready transformation. Whether you are an investor or a handy homeowner, this property is primed for a refresh to restore its full potential.

2. 2026-04-24
   listed $290,000 Active 627-char remark

   Show marketing remark (627 chars)

   This 4-bedroom, 2.5-bathroom two-story home offers a spacious floor plan and an attached 2-car garage, presenting a fantastic opportunity for those looking to add personal touches and build equity. The interior features a practical mix of laminate and carpet flooring, with a kitchen equipped with durable Formica countertops and a full suite of black appliances. While the home needs some repairs, its generous room sizes and traditional layout provide a solid foundation for a move-in ready transformation. Whether you are an investor or a handy homeowner, this property is primed for a refresh to restore its full potential.

3. 1996-09-16
   soldstatus $399,000

ⓘ 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: $4,725 · $394/mo
• Projected year-2 tax: $4,725 · $394/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 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 17 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: $27,851
• − Mortgage interest: −$16,245
• − Property taxes: −$4,725
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,228
• − Management: −$2,228
• − Depreciation: −$8,436
• Taxable loss: −$7,461
• Est. tax savings @ 24.0%: +$1,791
• After-tax cash flow: $-632/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 — Hampton

• Score: 65/100
• State rank: #213
• US rank: #12664

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment C 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: 52,402
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 52,402
• Household income: $82,619
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 1285.0

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 23% Hispanic / Latino 8% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Hispanic 4% Lithuanian 1% Italian 1%
• Foreign-born: 9% · Canada, Vietnam, Jamaica
• Languages at home: 89% English-only · Spanish 6% French/Haitian/Cajun 2% 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: ▼ -71.11%
• Current HPI: 222.0357
• Rent YoY: ▲ 2.20%
• 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

-27.3% since first listed

7 events — show timeline

• 2026-06-04 Sold (MLS) $290,000 FMLS
• 2026-06-04 Sold (MLS) $290,000 GAMLS
• 2026-05-20 Pending — GAMLS
• 2026-05-20 Pending — FMLS
• 2026-04-24 Listed $290,000 FMLS
• 2026-04-24 Listed $290,000 GAMLS
• 1996-09-16 Sold (Public Records) $399,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $4,725 · +1.1% YoY. Source: county tax records.