1223 Kathy Ct NE · Conyers, GA 30012

$220,000

3 bd · 2.0 ba · 1,628 sqft · SingleFamily public records · 127 Days on market

Built 1981 10,663 sqft lot $135/sqft · 16% below area Est $260k · 16% 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 +14.9/30.0
• ARV discount +14.5/15.0
• DSCR +4.6/10.0
• 1% rule +4.0/10.0
• 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

Fully Renovated 3BR/2BA Home in Prime Conyers Location! Welcome home to this beautifully rebuilt 3 bedroom, 2 bathroom residence in a well-established and convenient Conyers neighborhood-just minutes from I-20 and close to all the dining, shopping, and charm of Old Town Conyers. Rebuilt from the studs in, this home is essentially brand new with everything thoughtfully updated. Step inside to find beautiful laminate wood flooring throughout and a bright, open feel. The spacious bedrooms offer comfort and flexibility, while the gorgeous bathrooms feature stylish finishes and modern touches. The kitchen shines with all-new stainless steel appliances, crisp white cabinetry, and brand-new countertops-perfect for everyday living and entertaining alike. Enjoy relaxing mornings on the newly built front porch, designed with the potential for handicap accessibility. Out back, a brand-new screened porch overlooks fresh landscaping, creating a peaceful outdoor retreat. Additional highlights include a large crawl space area ideal for a workshop or extra storage. Move-in ready and loaded with upgrades, this like-new home combines quality craftsmanship with an unbeatable location. Don't miss your opportunity to own this stunning Conyers property!

Key facts

• Fully renovated
• 0.24 acre lot
• 3 parking spots

Tags

• FULLY RENOVATED
• PRIME CONYERS LOCATION
• NEWLY BUILT FRONT PORCH
• BRAND NEW SCREENED PORCH
• LARGE CRAWL SPACE AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $65 ($778/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 $199k (9.6% below list).
• Recommended offer: $194k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 483 units permitted in Rockdale County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($66k/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 $7k 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 127 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $220k implies a 446% 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 $193,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.90% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.26%
• DSCR: 1.06
• GRM: 9.2

CMA / ARV

• ARV (median comp): $260,399
• List price: $220,000
• Delta: -15.51%
• 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
2010 Briar Creek Ct NE	0.31mi	3/2.5	1,648 (+1%)	5mo	$250,000	$152	77
1001 Woodbridge Way NE	0.10mi	3/2.0	1,458 (-10%)	6mo	$279,900	$192	73
1421 Oak Knoll Dr NE	0.08mi	3/2.0	1,416 (-13%)	10mo	$260,000	$184	66
2086 Belmont Cir	0.55mi	3/2.5	1,624 (-0%)	9mo	$209,000	$129	65
126 Wellbrook Ct NE	0.43mi	3/2.5	1,745 (+7%)	2mo	$180,000	$103	64
1271 Eastview Rd NE	0.26mi	2/1.0 (-1)	1,512 (-7%)	6mo	$217,500	$144	62
2102 Belmont Cir	0.55mi	3/2.5	1,704 (+5%)	5mo	$215,000	$126	61
2144 Belmont Cir	0.42mi	3/2.0	1,784 (+10%)	6mo	$210,000	$118	59
1269 Lark Ln NE	0.62mi	4/2.0 (+1)	1,614 (-1%)	7mo	$223,900	$139	59
1286 Robin Rd NE	0.53mi	4/2.0 (+1)	1,734 (+6%)	3mo	$275,000	$159	57
2137 Belmont Cir	0.46mi	3/2.5	1,784 (+10%)	12mo	$223,900	$126	51
1091 Pine St	0.70mi	4/2.0 (+1)	1,772 (+9%)	7mo	$254,900	$144	41

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: -17.2%
• Equity multiple: 0.41×
• Total profit: $-36,591
• Equity at exit: $32,803

10-year hold

• IRR: -14.9%
• Equity multiple: 0.25×
• Total profit: $-46,284
• Equity at exit: $19,022

Cash invested: $61,600 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,989 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$261 /mo · $3,131/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $65

Break-even live

Break-even rent $1,907

Max offer price $220,000

Occupancy floor 92%

Sensitivity live

Price	-10% $189	-5% $127	+0% $65	+5% $3	+10% $-60
Rent	-10% $-92	-5% $-14	+0% $65	+5% $143	+10% $222
Rate	-1.0pp $176	-0.5pp $121	base $65	+0.5pp $8	+1.0pp $-50

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1417 Oak Knoll Dr NE Conyers, GA	3.0	1.5	1511	$1,636	$1.08	25d	1	0.09mi
990 Woodbridge Dr NE Conyers, GA	3.0	2.0	1508	$1,760	$1.17	25d	1	0.19mi
885 Park Pl NE Conyers, GA	2.0	2.0	1233	$1,650	$1.34	45d	1	0.23mi
905 Park Pl NE Conyers, GA	2.0	2.5	2123	$1,850	$0.87	45d	1	0.24mi
1096 Benfield Rdg W Conyers, GA	3.0	2.5	1600	$1,774	$1.11	18d	1	0.36mi
2020 Briar Creek Ct NE Conyers, GA	4.0	2.5	1942	$1,895	$0.98	23d	1	0.37mi
1081 Benfield Rdg W Conyers, GA	3.0	2.5	1600	$1,774	$1.11	45d	1	0.40mi
1079 Benfield Rdg W Conyers, GA	3.0	2.5	1600	$1,794	$1.12	25d	1	0.40mi
1048 Wedgewood Ct Conyers, GA	3.0	2.5	1600	$1,754	$1.10	25d	1	0.41mi
1121 Sunset Run NE Conyers, GA	3.0	2.5	2036	$2,165	$1.06	0d	1	0.44mi
1107 Sunset Run NE Conyers, GA	3.0	2.5	2036	$2,165	$1.06	0d	1	0.44mi
1112 Sunset Run NE Conyers, GA	3.0	2.5	2036	$2,415	$1.19	45d	1	0.45mi
1114 Sunset Run NE Conyers, GA	3.0	2.5	2036	$2,415	$1.19	45d	1	0.45mi
1122 Sunset Run NE Conyers, GA	3.0	2.5	2036	$2,165	$1.06	0d	1	0.45mi
1127 Charming Pines Pl NE Conyers, GA	4.0	2.5	1664	$2,065	$1.24	0d	1	0.46mi
1243 Woodlyn Chase NE Conyers, GA	3.0	2.5	2036	$2,315	$1.14	45d	1	0.47mi
1132 Charming Pines Pl NE Conyers, GA	4.0	2.5	1664	$2,065	$1.24	0d	1	0.48mi
1296 Woodlyn Chase NE Conyers, GA	4.0	2.5	1664	$2,090	$1.26	0d	1	0.48mi
1269 Woodlyn Chase NE Conyers, GA	3.0	2.5	1971	$1,965	$1.00	0d	1	0.50mi
1283 Woodlyn Chase NE Conyers, GA	4.0	2.5	1664	$2,065	$1.24	0d	1	0.50mi
1290 Woodlyn Chase NE Conyers, GA	4.0	2.5	1664	$2,065	$1.24	0d	1	0.50mi
1144 Charming Pines Pl NE Conyers, GA	4.0	2.5	1664	$2,065	$1.24	0d	1	0.51mi
1261 Woodlyn Chase NE Conyers, GA	3.0	2.5	2036	$2,165	$1.06	0d	1	0.52mi
1286 Woodlyn Chase NE Conyers, GA	3.0	2.5	1971	$1,965	$1.00	0d	1	0.52mi
1282 Woodlyn Chase NE Conyers, GA	3.0	2.5	1971	$2,040	$1.04	45d	1	0.53mi
1274 Woodlyn Chase NE Conyers, GA	4.0	2.5	1664	$2,090	$1.26	0d	1	0.53mi
2065 Belmont Cir Conyers, GA	3.0	3.0	1704	$1,595	$0.94	13d	1	0.53mi
1152 Charming Pines Pl NE Conyers, GA	4.0	2.5	1664	$2,065	$1.24	0d	1	0.53mi
1280 Woodlyn Chase NE Conyers, GA	3.0	2.5	2036	$2,340	$1.15	45d	1	0.53mi
1253 Woodlyn Chase NE Conyers, GA	3.0	2.5	2036	$2,165	$1.06	0d	1	0.53mi
1270 Woodlyn Chase NE Conyers, GA	4.0	2.5	1664	$2,090	$1.26	0d	1	0.53mi
1266 Woodlyn Chase NE Conyers, GA	4.0	2.5	1664	$2,090	$1.26	0d	1	0.54mi
1207 Woodlyn Chase NE Conyers, GA	3.0	2.5	2036	$2,240	$1.10	45d	1	0.54mi
1143 Charming Pines Pl NE Conyers, GA	4.0	2.5	1664	$2,090	$1.26	0d	1	0.55mi
1203 Woodlyn Chase NE Conyers, GA	3.0	2.5	2036	$2,390	$1.17	45d	1	0.55mi
1145 Charming Pines Pl NE Conyers, GA	4.0	2.5	1664	$2,090	$1.26	0d	1	0.55mi
1254 Woodlyn Chase NE Conyers, GA	3.0	2.5	2036	$2,240	$1.10	45d	1	0.56mi
1149 Charming Pines Pl NE Conyers, GA	4.0	2.5	1664	$2,090	$1.26	0d	1	0.56mi
1202 Woodlyn Chase NE Conyers, GA	3.0	2.5	2036	$2,390	$1.17	25d	1	0.56mi
1153 Charming Pines Pl NE Conyers, GA	4.0	2.5	1664	$2,090	$1.26	0d	1	0.57mi

Listing history 22 events

1. 2026-06-21
   days on market $220,000 Active 127 DOM
2. 2026-06-18
   days on market $220,000 Active 124 DOM
3. 2026-06-17
   days on market $220,000 Active 123 DOM
4. 2026-06-16
   days on market $220,000 Active 122 DOM
5. 2026-06-15
   days on market $220,000 Active 121 DOM
6. 2026-06-13
   days on market $220,000 Active 119 DOM
7. 2026-06-09
   days on market $220,000 Active 115 DOM
8. 2026-06-08
   days on market $220,000 Active 114 DOM
9. 2026-06-07
   days on market $220,000 Active 113 DOM
10. 2026-06-04
    pricedays on market $220,000 Active 110 DOM
11. 2026-06-03
    days on market $230,000 Active 109 DOM
12. 2026-06-02
    days on market $230,000 Active 108 DOM
13. 2026-06-01
    days on market $230,000 Active 107 DOM
14. 2026-05-31
    days on market $230,000 Active 106 DOM
15. 2026-05-18
    status Under Contract 1251-char remark

    Show marketing remark (1269 chars)

    Fully Renovated 3BR/2BA Home in Prime Conyers Location! Welcome home to this beautifully rebuilt 3 bedroom, 2 bathroom residence in a well-established and convenient Conyers neighborhood—just minutes from I-20 and close to all the dining, shopping, and charm of Old Town Conyers. Rebuilt from the studs in, this home is essentially brand new with everything thoughtfully updated. Step inside to find beautiful laminate wood flooring throughout and a bright, open feel. The spacious bedrooms offer comfort and flexibility, while the gorgeous bathrooms feature stylish finishes and modern touches. The kitchen shines with all-new stainless steel appliances, crisp white cabinetry, and brand-new countertops—perfect for everyday living and entertaining alike. Enjoy relaxing mornings on the newly built front porch, designed with the potential for handicap accessibility. Out back, a brand-new screened porch overlooks fresh landscaping, creating a peaceful outdoor retreat. Additional highlights include a large crawl space area ideal for a workshop or extra storage. Move-in ready and loaded with upgrades, this like-new home combines quality craftsmanship with an unbeatable location. Don’t miss your opportunity to own this stunning Conyers property!

16. 2026-05-18
    status Pending 1269-char remark

    Show marketing remark (1269 chars)

    Fully Renovated 3BR/2BA Home in Prime Conyers Location! Welcome home to this beautifully rebuilt 3 bedroom, 2 bathroom residence in a well-established and convenient Conyers neighborhood—just minutes from I-20 and close to all the dining, shopping, and charm of Old Town Conyers. Rebuilt from the studs in, this home is essentially brand new with everything thoughtfully updated. Step inside to find beautiful laminate wood flooring throughout and a bright, open feel. The spacious bedrooms offer comfort and flexibility, while the gorgeous bathrooms feature stylish finishes and modern touches. The kitchen shines with all-new stainless steel appliances, crisp white cabinetry, and brand-new countertops—perfect for everyday living and entertaining alike. Enjoy relaxing mornings on the newly built front porch, designed with the potential for handicap accessibility. Out back, a brand-new screened porch overlooks fresh landscaping, creating a peaceful outdoor retreat. Additional highlights include a large crawl space area ideal for a workshop or extra storage. Move-in ready and loaded with upgrades, this like-new home combines quality craftsmanship with an unbeatable location. Don’t miss your opportunity to own this stunning Conyers property!

17. 2026-04-25
    price $230,000 1269-char remark

    Show marketing remark (1251 chars)

    Fully Renovated 3BR/2BA Home in Prime Conyers Location! Welcome home to this beautifully rebuilt 3 bedroom, 2 bathroom residence in a well-established and convenient Conyers neighborhood-just minutes from I-20 and close to all the dining, shopping, and charm of Old Town Conyers. Rebuilt from the studs in, this home is essentially brand new with everything thoughtfully updated. Step inside to find beautiful laminate wood flooring throughout and a bright, open feel. The spacious bedrooms offer comfort and flexibility, while the gorgeous bathrooms feature stylish finishes and modern touches. The kitchen shines with all-new stainless steel appliances, crisp white cabinetry, and brand-new countertops-perfect for everyday living and entertaining alike. Enjoy relaxing mornings on the newly built front porch, designed with the potential for handicap accessibility. Out back, a brand-new screened porch overlooks fresh landscaping, creating a peaceful outdoor retreat. Additional highlights include a large crawl space area ideal for a workshop or extra storage. Move-in ready and loaded with upgrades, this like-new home combines quality craftsmanship with an unbeatable location. Don't miss your opportunity to own this stunning Conyers property!

18. 2026-04-25
    price $230,000 1251-char remark

    Show marketing remark (1251 chars)

    Fully Renovated 3BR/2BA Home in Prime Conyers Location! Welcome home to this beautifully rebuilt 3 bedroom, 2 bathroom residence in a well-established and convenient Conyers neighborhood-just minutes from I-20 and close to all the dining, shopping, and charm of Old Town Conyers. Rebuilt from the studs in, this home is essentially brand new with everything thoughtfully updated. Step inside to find beautiful laminate wood flooring throughout and a bright, open feel. The spacious bedrooms offer comfort and flexibility, while the gorgeous bathrooms feature stylish finishes and modern touches. The kitchen shines with all-new stainless steel appliances, crisp white cabinetry, and brand-new countertops-perfect for everyday living and entertaining alike. Enjoy relaxing mornings on the newly built front porch, designed with the potential for handicap accessibility. Out back, a brand-new screened porch overlooks fresh landscaping, creating a peaceful outdoor retreat. Additional highlights include a large crawl space area ideal for a workshop or extra storage. Move-in ready and loaded with upgrades, this like-new home combines quality craftsmanship with an unbeatable location. Don't miss your opportunity to own this stunning Conyers property!

19. 2026-04-20
    price $240,000 1251-char remark

    Show marketing remark (1251 chars)

    Fully Renovated 3BR/2BA Home in Prime Conyers Location! Welcome home to this beautifully rebuilt 3 bedroom, 2 bathroom residence in a well-established and convenient Conyers neighborhood-just minutes from I-20 and close to all the dining, shopping, and charm of Old Town Conyers. Rebuilt from the studs in, this home is essentially brand new with everything thoughtfully updated. Step inside to find beautiful laminate wood flooring throughout and a bright, open feel. The spacious bedrooms offer comfort and flexibility, while the gorgeous bathrooms feature stylish finishes and modern touches. The kitchen shines with all-new stainless steel appliances, crisp white cabinetry, and brand-new countertops-perfect for everyday living and entertaining alike. Enjoy relaxing mornings on the newly built front porch, designed with the potential for handicap accessibility. Out back, a brand-new screened porch overlooks fresh landscaping, creating a peaceful outdoor retreat. Additional highlights include a large crawl space area ideal for a workshop or extra storage. Move-in ready and loaded with upgrades, this like-new home combines quality craftsmanship with an unbeatable location. Don't miss your opportunity to own this stunning Conyers property!

20. 2026-02-12
    listed $250,000 New 1251-char remark

    Show marketing remark (1269 chars)

    Fully Renovated 3BR/2BA Home in Prime Conyers Location! Welcome home to this beautifully rebuilt 3 bedroom, 2 bathroom residence in a well-established and convenient Conyers neighborhood—just minutes from I-20 and close to all the dining, shopping, and charm of Old Town Conyers. Rebuilt from the studs in, this home is essentially brand new with everything thoughtfully updated. Step inside to find beautiful laminate wood flooring throughout and a bright, open feel. The spacious bedrooms offer comfort and flexibility, while the gorgeous bathrooms feature stylish finishes and modern touches. The kitchen shines with all-new stainless steel appliances, crisp white cabinetry, and brand-new countertops—perfect for everyday living and entertaining alike. Enjoy relaxing mornings on the newly built front porch, designed with the potential for handicap accessibility. Out back, a brand-new screened porch overlooks fresh landscaping, creating a peaceful outdoor retreat. Additional highlights include a large crawl space area ideal for a workshop or extra storage. Move-in ready and loaded with upgrades, this like-new home combines quality craftsmanship with an unbeatable location. Don’t miss your opportunity to own this stunning Conyers property!

21. 2026-02-12
    listed $250,000 Active 1269-char remark

    Show marketing remark (1269 chars)

    Fully Renovated 3BR/2BA Home in Prime Conyers Location! Welcome home to this beautifully rebuilt 3 bedroom, 2 bathroom residence in a well-established and convenient Conyers neighborhood—just minutes from I-20 and close to all the dining, shopping, and charm of Old Town Conyers. Rebuilt from the studs in, this home is essentially brand new with everything thoughtfully updated. Step inside to find beautiful laminate wood flooring throughout and a bright, open feel. The spacious bedrooms offer comfort and flexibility, while the gorgeous bathrooms feature stylish finishes and modern touches. The kitchen shines with all-new stainless steel appliances, crisp white cabinetry, and brand-new countertops—perfect for everyday living and entertaining alike. Enjoy relaxing mornings on the newly built front porch, designed with the potential for handicap accessibility. Out back, a brand-new screened porch overlooks fresh landscaping, creating a peaceful outdoor retreat. Additional highlights include a large crawl space area ideal for a workshop or extra storage. Move-in ready and loaded with upgrades, this like-new home combines quality craftsmanship with an unbeatable location. Don’t miss your opportunity to own this stunning Conyers property!

22. 1981-04-29
    soldstatus $40,300

ⓘ 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: $3,131 · $261/mo
• Projected year-2 tax: $3,131 · $261/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 ≥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: $23,865
• − Mortgage interest: −$12,323
• − Property taxes: −$3,131
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,909
• − Management: −$1,909
• − Depreciation: −$6,400
• Taxable loss: −$2,908
• Est. tax savings @ 24.0%: +$698
• After-tax cash flow: $1,476/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

+470.7% since first listed

8 events — show timeline

• 2026-05-18 Pending — GAMLS
• 2026-05-18 Pending — FMLS
• 2026-04-25 Price Changed $230,000 FMLS
• 2026-04-25 Price Changed $230,000 GAMLS
• 2026-04-20 Price Changed $240,000 GAMLS
• 2026-02-12 Listed $250,000 FMLS
• 2026-02-12 Listed $250,000 GAMLS
• 1981-04-29 Sold (Public Records) $40,300 Public Records

Property tax history

+9.0%/yr

Latest (2025): $3,131 · -7.9% YoY. Source: county tax records.