329 Hampton St · McDonough, GA 30253

$189,000

3 bd · 1.0 ba · 6,311 sqft · SingleFamily public records · 19 Days on market

Built 1970 0.50 ac lot ↓ 16% 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 +22.3/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.0/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in ready!! Nothing left to do!! Brand new hardiplank exterior siding with fresh paint! Interior also has fresh paint but also brand-new cabinets, brand-new stainless-steel appliances, new granite countertops, updated plumbing and electrical, too! But wait.....new light fixtures and hardware, refinished hardwood floors, plus new LVP in bathroom and laundry. See this property today, make your decision today to call it HOME! *This property is also known as 329 Highway 20/81 West, but the Post Office and GPS recognize 329 Hampton Street.

Key facts

• Covered front porch
• Hardwood flooring
• Covered back deck

Tags

• PRIVATE HALF ACRE LOT
• COVERED FRONT PORCH
• COVERED BACK DECK
• HARDWOOD FLOORING
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/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 (0.3% below list).
• Recommended offer: $186k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 3.9% in McDonough — 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 63/100 on livability (#279 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: crime D, amenities F, commute 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: Tussahaw Elementary (math 22% / reading 32%, grade F, #689 of 1,228 statewide, top 58%, 802 students, 69% FRL); Mcdonough High School (math 4% / reading 27%, grade F, #290 of 424 statewide, top 69%, 1,288 students, 62% FRL) — zoned schools average 65% FRL vs 43% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.3%/yr); 663 active listings in the ZIP; solid renter incomes; 1,989 units permitted in Henry County in 2024 (92 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.
• 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 19 days — a 2% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $186,165 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.00% ✗
• Cap rate: 8.26%
• Cash-on-cash: 7.03%
• DSCR: 1.31
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.7%
• Equity multiple: 0.69×
• Total profit: $-16,452
• Equity at exit: $28,181

10-year hold

• IRR: -3.4%
• Equity multiple: 0.80×
• Total profit: $-10,444
• Equity at exit: $16,341

Cash invested: $52,920 (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 30253

• Home prices YoY: -29.4%
• Rents YoY: -0.3%
• Active inventory: 663
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,884 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$109 /mo · $1,304/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $310

Break-even live

Break-even rent $1,492

Max offer price $189,000

Occupancy floor 79%

Sensitivity live

Price	-10% $417	-5% $364	+0% $310	+5% $257	+10% $203
Rent	-10% $161	-5% $236	+0% $310	+5% $384	+10% $459
Rate	-1.0pp $405	-0.5pp $358	base $310	+0.5pp $261	+1.0pp $211

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-04-08
   status Under Contract
2. 2026-03-19
   historical
3. 2026-01-23
   status Back On Market
4. 2026-01-14
   status Under Contract
5. 2025-12-12
   price $189,000
6. 2025-11-05
   status Back On Market
7. 2025-10-09
   status Under Contract
8. 2025-09-19
   listed $189,000 New
9. 2025-09-19
   listed $199,000 New
10. 2023-09-14
    soldstatus $200,000 Sold 544-char remark

    Show marketing remark (544 chars)

    Move in ready!! Nothing left to do!! Brand new hardiplank exterior siding with fresh paint! Interior also has fresh paint but also brand-new cabinets, brand-new stainless-steel appliances, new granite countertops, updated plumbing and electrical, too! But wait.....new light fixtures and hardware, refinished hardwood floors, plus new LVP in bathroom and laundry. See this property today, make your decision today to call it HOME! *This property is also known as 329 Highway 20/81 West, but the Post Office and GPS recognize 329 Hampton Street.

11. 2023-08-22
    status Under Contract 544-char remark

    Show marketing remark (544 chars)

    Move in ready!! Nothing left to do!! Brand new hardiplank exterior siding with fresh paint! Interior also has fresh paint but also brand-new cabinets, brand-new stainless-steel appliances, new granite countertops, updated plumbing and electrical, too! But wait.....new light fixtures and hardware, refinished hardwood floors, plus new LVP in bathroom and laundry. See this property today, make your decision today to call it HOME! *This property is also known as 329 Highway 20/81 West, but the Post Office and GPS recognize 329 Hampton Street.

12. 2023-08-16
    status Back On Market 544-char remark

    Show marketing remark (544 chars)

    Move in ready!! Nothing left to do!! Brand new hardiplank exterior siding with fresh paint! Interior also has fresh paint but also brand-new cabinets, brand-new stainless-steel appliances, new granite countertops, updated plumbing and electrical, too! But wait.....new light fixtures and hardware, refinished hardwood floors, plus new LVP in bathroom and laundry. See this property today, make your decision today to call it HOME! *This property is also known as 329 Highway 20/81 West, but the Post Office and GPS recognize 329 Hampton Street.

13. 2023-08-14
    status Under Contract 544-char remark

    Show marketing remark (544 chars)

    Move in ready!! Nothing left to do!! Brand new hardiplank exterior siding with fresh paint! Interior also has fresh paint but also brand-new cabinets, brand-new stainless-steel appliances, new granite countertops, updated plumbing and electrical, too! But wait.....new light fixtures and hardware, refinished hardwood floors, plus new LVP in bathroom and laundry. See this property today, make your decision today to call it HOME! *This property is also known as 329 Highway 20/81 West, but the Post Office and GPS recognize 329 Hampton Street.

14. 2023-08-06
    price $200,000 544-char remark

    Show marketing remark (544 chars)

    Move in ready!! Nothing left to do!! Brand new hardiplank exterior siding with fresh paint! Interior also has fresh paint but also brand-new cabinets, brand-new stainless-steel appliances, new granite countertops, updated plumbing and electrical, too! But wait.....new light fixtures and hardware, refinished hardwood floors, plus new LVP in bathroom and laundry. See this property today, make your decision today to call it HOME! *This property is also known as 329 Highway 20/81 West, but the Post Office and GPS recognize 329 Hampton Street.

15. 2023-08-04
    listed $225,000 New 544-char remark

    Show marketing remark (544 chars)

    Move in ready!! Nothing left to do!! Brand new hardiplank exterior siding with fresh paint! Interior also has fresh paint but also brand-new cabinets, brand-new stainless-steel appliances, new granite countertops, updated plumbing and electrical, too! But wait.....new light fixtures and hardware, refinished hardwood floors, plus new LVP in bathroom and laundry. See this property today, make your decision today to call it HOME! *This property is also known as 329 Highway 20/81 West, but the Post Office and GPS recognize 329 Hampton Street.

ⓘ 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: $1,304 · $109/mo
• Projected year-2 tax: $1,739 · $145/mo
• Expected delta: +$435/yr (+$36/mo · 33.3%)

ⓘ 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 ≥106°F today · 16 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: $22,611
• − Mortgage interest: −$10,587
• − Property taxes: −$1,304
• − Insurance: −$945
• − Repairs & maintenance: −$1,809
• − Management: −$1,809
• − Depreciation: −$5,498
• Taxable income: $659
• Est. tax owed @ 24.0%: −$158
• After-tax cash flow: $3,562/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 — McDonough

• Score: 63/100
• State rank: #279
• US rank: #14962

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment B Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McDonough, GA
• County: Henry County · 316,359 people
• City population: 114,333
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 64,779
• Household income: $81,892
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 2591.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 61% White 22% Two or more races 7% Hispanic / Latino 7% Asian 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Hispanic 1% Lithuanian 1% Slovak 1%
• Foreign-born: 10% · Canada, China, Vietnam
• Languages at home: 89% English-only · Spanish 5% French/Haitian/Cajun 1% 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: ▼ -87.51%
• Current HPI: 210.679
• Rent YoY: ▼ -0.35%
• 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

-16.0% since first listed

15 events — show timeline

• 2026-04-08 Pending — GAMLS
• 2026-03-19 Listing Removed — GAMLS
• 2026-01-23 Relisted — GAMLS
• 2026-01-14 Pending — GAMLS
• 2025-12-12 Price Changed $189,000 GAMLS
• 2025-11-05 Relisted — GAMLS
• 2025-10-09 Pending — GAMLS
• 2025-09-19 Listed $199,000 GAMLS
• 2025-09-19 Listed $189,000 GAMLS
• 2023-09-14 Sold (MLS) $200,000 GAMLS
• 2023-08-22 Pending — GAMLS
• 2023-08-16 Relisted — GAMLS
• 2023-08-14 Pending — GAMLS
• 2023-08-06 Price Changed $200,000 GAMLS
• 2023-08-04 Listed $225,000 GAMLS

Property tax history

+0.0%/yr

Latest (2010): $1,304 · +0.0% YoY. Source: county tax records.