255 Countryside Ln · Porterdale, GA 30016

$215,000

3 bd · 2.0 ba · 1,270 sqft · SingleFamily public records · 24 Days on market

Built 1993 0.59 ac lot Est $244k · 12% under

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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 +16.6/30.0
• ARV discount +12.8/15.0
• DSCR +5.1/10.0
• 1% rule +4.1/10.0
• Rent growth +3.0/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully renovated 3-bedroom, 2-bath ranch perfectly situated on a spacious corner lot! This move-in ready home offers the ideal blend of modern updates and comfortable, single-level living. Step inside to discover a bright, open-concept layout featuring fresh paint, updated flooring throughout, and an abundance of natural light. The inviting living room centers around a cozy brick fireplace, creating the perfect space to relax or entertain. Just off the living area, the dining space flows seamlessly into the fully updated kitchen, complete with crisp white cabinetry, modern countertops, subway tile backsplash, and sleek black hardware for a clean, contemporary feel. The home features three well-sized bedrooms and two renovated bathrooms, each thoughtfully updated with stylish finishes and fixtures. The primary suite offers a private retreat, while the additional bedrooms provide flexibility for guests, a home office, or growing families. Outside, enjoy the privacy and space of a large corner lot with plenty of room for outdoor living, gardening, or future enhancements. The 2-car garage and extended driveway provide ample parking and storage. With its fresh renovations, functional layout, and desirable lot, this home is perfect for first-time buyers, down-sizers, or investors looking for long term holds. Don't miss your opportunity to own this turnkey property!

Key facts

• 0.59 acre lot
• 2 garage spots
• Built 1993

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $129 ($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 $195k (9.2% below list).
• Recommended offer: $195k (9.2% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 5.0% in Porterdale — 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 58/100 on livability (#447 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B+, housing B; Watch: amenities F, commute F, employment 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: South Salem Elementary School (math 8% / reading 15%, grade F, #1,069 of 1,228 statewide, top 87%, 852 students, 85% FRL); Liberty Middle School (math 7% / reading 15%, grade F, #426 of 470 statewide, top 91%, 944 students, 85% FRL); Alcovy High School (math 3% / reading 12%, grade F, #378 of 424 statewide, top 91%, 1,991 students, 55% FRL) — zoned schools average 75% FRL vs 59% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 449 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 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

• It's been on market 24 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 7 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.
• Current owner paid $125k; list at $215k implies a 72% 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $195,130 (9.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.91% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.58%
• DSCR: 1.11
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $243,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
255 Countryside Ln	0.00mi	3/2.0	1,270 (0%)	1mo	$226,000	$178	99
375 Branchwood Dr	0.16mi	3/2.0	1,274 (+0%)	1mo	$227,500	$179	91
260 Countryside Ln	0.05mi	3/2.0	1,278 (+1%)	11mo	$246,000	$192	87
115 Branchwood Dr	0.24mi	3/2.0	1,235 (-3%)	3mo	$235,000	$190	82
145 Mills Lndg	0.41mi	3/2.0	1,307 (+3%)	1mo	$252,900	$193	75
120 Lazy Hollow Ln	0.34mi	3/2.0	1,294 (+2%)	8mo	$249,900	$193	74
215 Cowan Rd	0.58mi	3/2.0	1,234 (-3%)	4mo	$250,000	$203	65
684 Mills Dr	0.62mi	3/2.0	1,313 (+3%)	1mo	$295,000	$225	65
750 Mills Dr	0.59mi	3/2.0	1,327 (+4%)	1mo	$227,900	$172	64
800 Mills Dr	0.61mi	3/2.0	1,319 (+4%)	2mo	$204,900	$155	64
145 Mill Chase	0.65mi	3/2.0	1,434 (+13%)	4mo	$285,000	$199	45
50 Blackberry Ln	0.67mi	3/2.0	1,417 (+12%)	11mo	$272,000	$192	40

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: -13.5%
• Equity multiple: 0.52×
• Total profit: $-28,862
• Equity at exit: $32,057

10-year hold

• IRR: -6.4%
• Equity multiple: 0.61×
• Total profit: $-23,607
• Equity at exit: $18,589

Cash invested: $60,200 (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 30016

• Home prices YoY: -8.6%
• Rents YoY: 1.8%
• Active inventory: 449
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,951 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$195 /mo · $2,340/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $129

Break-even live

Break-even rent $1,787

Max offer price $215,000

Occupancy floor 88%

Sensitivity live

Price	-10% $251	-5% $190	+0% $129	+5% $69	+10% $8
Rent	-10% $-25	-5% $52	+0% $129	+5% $207	+10% $284
Rate	-1.0pp $238	-0.5pp $184	base $129	+0.5pp $74	+1.0pp $17

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30 Pommel Ct Covington, GA	4.0	2.5	1804	$2,001	$1.11	14d	1	0.27mi
35 Pommel Ct Covington, GA	4.0	2.5	1800	$1,981	$1.10	45d	1	0.27mi
90 Lazy Hollow Ln Covington, GA	3.0	2.0	1294	$1,761	$1.36	14d	1	0.37mi
150 Lazy Hollow Ln Covington, GA	3.0	2.0	1348	$1,805	$1.34	26d	1	0.37mi
75 Dove Lndg Covington, GA	3.0	2.0	1528	$1,750	$1.15	45d	1	0.46mi
75 Dove Lndg Covington, GA	3.0	2.0	1528	$1,750	$1.15	26d	1	0.46mi
705 Mills Dr Covington, GA	3.0	2.0	1196	$1,641	$1.37	45d	1	0.53mi
170 Oak Hill Dr Covington, GA	3.0	2.0	1677	$1,749	$1.04	4d	1	0.57mi
115 Autumn Cv Covington, GA	3.0	2.0	1500	$1,850	$1.23	0d	1	0.59mi
205 Oak Hill Dr Covington, GA	3.0	2.0	1683	$1,960	$1.16	7d	1	0.59mi
40 Oak Hill Dr Covington, GA	3.0	2.5	1644	$1,900	$1.16	26d	1	0.70mi
155 Creekside Trl Covington, GA	3.0	2.0	1394	$1,730	$1.24	0d	1	0.71mi
200 Falcon Ridge Dr Covington, GA	3.0	2.0	1409	$1,845	$1.31	0d	1	0.90mi
195 Falcon Ridge Dr Covington, GA	3.0	2.0	1319	$1,819	$1.38	5d	1	0.94mi
65 White Oak Dr Covington, GA	4.0	2.0	1269	$1,810	$1.43	26d	1	0.94mi
55 Creekstone Ct Covington, GA	3.0	2.0	1350	$1,775	$1.31	14d	1	1.00mi
20 Glynn Isle Dr Covington, GA	3.0	2.0	1401	$1,877	$1.34	19d	1	1.02mi
115 Falcon Ridge Dr Covington, GA	3.0	2.0	1648	$1,650	$1.00	26d	1	1.03mi
150 Lakeside Dr Covington, GA	4.0	3.0	1264	$2,060	$1.63	3d	1	1.46mi

Listing history 24 events

1. 2026-04-19
   status Under Contract 1402-char remark

   Show marketing remark (1402 chars)

   Welcome to this beautifully renovated 3-bedroom, 2-bath ranch perfectly situated on a spacious corner lot! This move-in ready home offers the ideal blend of modern updates and comfortable, single-level living. Step inside to discover a bright, open-concept layout featuring fresh paint, updated flooring throughout, and an abundance of natural light. The inviting living room centers around a cozy brick fireplace, creating the perfect space to relax or entertain. Just off the living area, the dining space flows seamlessly into the fully updated kitchen, complete with crisp white cabinetry, modern countertops, subway tile backsplash, and sleek black hardware for a clean, contemporary feel. The home features three well-sized bedrooms and two renovated bathrooms, each thoughtfully updated with stylish finishes and fixtures. The primary suite offers a private retreat, while the additional bedrooms provide flexibility for guests, a home office, or growing families. Outside, enjoy the privacy and space of a large corner lot with plenty of room for outdoor living, gardening, or future enhancements. The 2-car garage and extended driveway provide ample parking and storage. With its fresh renovations, functional layout, and desirable lot, this home is perfect for first-time buyers, down-sizers, or investors looking for long term holds. Don't miss your opportunity to own this turnkey property!

2. 2026-04-19
   status Pending

   Show marketing remark (1402 chars)

   Welcome to this beautifully renovated 3-bedroom, 2-bath ranch perfectly situated on a spacious corner lot! This move-in ready home offers the ideal blend of modern updates and comfortable, single-level living. Step inside to discover a bright, open-concept layout featuring fresh paint, updated flooring throughout, and an abundance of natural light. The inviting living room centers around a cozy brick fireplace, creating the perfect space to relax or entertain. Just off the living area, the dining space flows seamlessly into the fully updated kitchen, complete with crisp white cabinetry, modern countertops, subway tile backsplash, and sleek black hardware for a clean, contemporary feel. The home features three well-sized bedrooms and two renovated bathrooms, each thoughtfully updated with stylish finishes and fixtures. The primary suite offers a private retreat, while the additional bedrooms provide flexibility for guests, a home office, or growing families. Outside, enjoy the privacy and space of a large corner lot with plenty of room for outdoor living, gardening, or future enhancements. The 2-car garage and extended driveway provide ample parking and storage. With its fresh renovations, functional layout, and desirable lot, this home is perfect for first-time buyers, down-sizers, or investors looking for long term holds. Don't miss your opportunity to own this turnkey property!

3. 2026-03-26
   listed $215,000 New 1402-char remark

   Show marketing remark (1402 chars)

   Welcome to this beautifully renovated 3-bedroom, 2-bath ranch perfectly situated on a spacious corner lot! This move-in ready home offers the ideal blend of modern updates and comfortable, single-level living. Step inside to discover a bright, open-concept layout featuring fresh paint, updated flooring throughout, and an abundance of natural light. The inviting living room centers around a cozy brick fireplace, creating the perfect space to relax or entertain. Just off the living area, the dining space flows seamlessly into the fully updated kitchen, complete with crisp white cabinetry, modern countertops, subway tile backsplash, and sleek black hardware for a clean, contemporary feel. The home features three well-sized bedrooms and two renovated bathrooms, each thoughtfully updated with stylish finishes and fixtures. The primary suite offers a private retreat, while the additional bedrooms provide flexibility for guests, a home office, or growing families. Outside, enjoy the privacy and space of a large corner lot with plenty of room for outdoor living, gardening, or future enhancements. The 2-car garage and extended driveway provide ample parking and storage. With its fresh renovations, functional layout, and desirable lot, this home is perfect for first-time buyers, down-sizers, or investors looking for long term holds. Don't miss your opportunity to own this turnkey property!

4. 2026-03-26
   listed $215,000 Active

   Show marketing remark (1402 chars)

   Welcome to this beautifully renovated 3-bedroom, 2-bath ranch perfectly situated on a spacious corner lot! This move-in ready home offers the ideal blend of modern updates and comfortable, single-level living. Step inside to discover a bright, open-concept layout featuring fresh paint, updated flooring throughout, and an abundance of natural light. The inviting living room centers around a cozy brick fireplace, creating the perfect space to relax or entertain. Just off the living area, the dining space flows seamlessly into the fully updated kitchen, complete with crisp white cabinetry, modern countertops, subway tile backsplash, and sleek black hardware for a clean, contemporary feel. The home features three well-sized bedrooms and two renovated bathrooms, each thoughtfully updated with stylish finishes and fixtures. The primary suite offers a private retreat, while the additional bedrooms provide flexibility for guests, a home office, or growing families. Outside, enjoy the privacy and space of a large corner lot with plenty of room for outdoor living, gardening, or future enhancements. The 2-car garage and extended driveway provide ample parking and storage. With its fresh renovations, functional layout, and desirable lot, this home is perfect for first-time buyers, down-sizers, or investors looking for long term holds. Don't miss your opportunity to own this turnkey property!

5. 2026-02-19
   historical
6. 2026-01-09
   price $179,900
7. 2025-11-19
   listed $189,900 New
8. 2025-11-05
   soldstatus $125,000 Sold
9. 2025-10-31
   status Under Contract
10. 2025-10-30
    historical Active Under Contract
11. 2025-10-13
    status Back On Market
12. 2025-09-30
    historical
13. 2025-08-22
    status Back On Market
14. 2025-08-19
    historical
15. 2025-08-07
    price $154,900
16. 2025-07-30
    status Back On Market
17. 2025-07-19
    historical
18. 2025-05-13
    price $164,900
19. 2025-04-08
    price $174,900
20. 2025-02-21
    listed $189,900 New
21. 2024-07-25
    soldstatus $2,032,371
22. 2022-02-22
    soldstatus $3,992,000
23. 2014-08-12
    soldstatus $57,000
24. 2000-10-03
    soldstatus $99,700

ⓘ 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: $2,340 · $195/mo
• Projected year-2 tax: $2,340 · $195/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥106°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 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,416
• − Mortgage interest: −$12,043
• − Property taxes: −$2,340
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,873
• − Management: −$1,873
• − Depreciation: −$6,255
• Taxable loss: −$2,044
• Est. tax savings @ 24.0%: +$491
• 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 — Porterdale

• Score: 58/100
• State rank: #447
• US rank: #21362

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment F Housing B 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: 76
• 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

+115.6% since first listed

24 events — show timeline

• 2026-04-19 Pending — GAMLS
• 2026-04-19 Pending — FMLS
• 2026-03-26 Listed $215,000 FMLS
• 2026-03-26 Listed $215,000 GAMLS
• 2026-02-19 Listing Removed — GAMLS
• 2026-01-09 Price Changed $179,900 GAMLS
• 2025-11-19 Listed $189,900 GAMLS
• 2025-11-05 Sold (MLS) $125,000 GAMLS
• 2025-10-31 Pending — GAMLS
• 2025-10-30 Contingent — GAMLS
• 2025-10-13 Relisted — GAMLS
• 2025-09-30 Listing Removed — GAMLS
• 2025-08-22 Relisted — GAMLS
• 2025-08-19 Listing Removed — GAMLS
• 2025-08-07 Price Changed $154,900 GAMLS
• 2025-07-30 Relisted — GAMLS
• 2025-07-19 Listing Removed — GAMLS
• 2025-05-13 Price Changed $164,900 GAMLS
• 2025-04-08 Price Changed $174,900 GAMLS
• 2025-02-21 Listed $189,900 GAMLS
• 2024-07-25 Sold (Public Records) $2,032,371 Public Records
• 2022-02-22 Sold (Public Records) $3,992,000 Public Records
• 2014-08-12 Sold (Public Records) $57,000 Public Records
• 2000-10-03 Sold (Public Records) $99,700 Public Records

Property tax history

+3.7%/yr

Latest (2025): $2,340 · +17.4% YoY. Source: county tax records.