15 Lisa Ct · Porterdale, GA 30016

$275,000

4 bd · 2.0 ba · 1,876 sqft · SingleFamily public records · 35 Days on market

Built 2018 0.56 ac lot $147/sqft · 11% below area Est $308k · 11% under $54/mo HOA · 2% 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).

• ARV discount +12.3/15.0
• Cash flow +10.2/30.0
• Rent growth +3.0/5.0
• 1% rule +2.9/10.0
• DSCR +2.9/10.0
• 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 updated home offering the perfect blend of comfort, space, and everyday functionality. From the moment you arrive, the charming covered front porch creates a warm first impression and invites you inside. The main level features a bright, open-concept layout designed for modern living and entertaining, complete with fresh interior paint, updated flooring in the kitchen and foyer, and brand-new carpet throughout. The spacious living areas flow seamlessly, creating an inviting atmosphere for gatherings or quiet evenings at home. Upstairs, the oversized owner's suite provides a relaxing retreat with a private bath and walk-in closet. Three additional bedrooms, a full secondary bathroom, and a large laundry room offer flexibility and convenience for families, guests, or a home office setup. Located in the desirable Ashley Meadows community, residents enjoy access to a neighborhood playground, picnic pavilion, and scenic pond. Conveniently situated near schools, shopping, dining, and just minutes from historic downtown Covington, this home combines neighborhood charm with everyday accessibility. With stylish updates, generous living space, and a prime location, this move-in-ready home is a must-see.

Key facts

• Covered front porch
• Scenic pond
• Walk-in closet

Tags

• COVERED FRONT PORCH
• OPEN-CONCEPT LAYOUT
• UPDATED FLOORING
• WALK-IN CLOSET
• SCENIC POND
• PRIME LOCATION

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $650

Exterior

• Parking: Garage parking (2 spaces total)
• Utilities: Public water; Public sewer; Electric service available; Cable available; Phone service available
• Home design: Two levels; Resale property
• Construction: HardiPlank-type siding; Shingle roof; Slab foundation
• Exterior features: Patio; No shared/common walls; Asphalt road access

Interior

• Kitchen: Pantry (walk-in); Dishwasher; Disposal; Electric cooktop; Electric oven; Microwave; Refrigerator
• Bedrooms: Four upstairs bedrooms; Bedroom features: none listed
• Flooring: Luxury vinyl flooring
• Bathrooms: Two full bathrooms and one half bathroom; Master bath with double vanity, separate tub and shower, and soaking tub; One main-level half bath and two upper-level full baths
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: High 9-foot ceilings on the main level; One electric fireplace; Open-concept dining area; View from the kitchen to the family room
• Laundry & utility: Laundry located on the upper level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-156 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (10.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (20.8% below list).
• Recommended offer: $218k (20.8% below list) — sets the bar for 1% rule.

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: East Newton Elementary School (math 32% / reading 36%, grade F, #554 of 1,228 statewide, top 46%, 565 students, 53% FRL); Clements Middle School (math 6% / reading 17%, grade F, #424 of 470 statewide, top 90%, 754 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 at 64% FRL track the district average.
• Market conditions: Rents rising (+1.8%/yr); 419 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).
• This rent runs 33% of the median local income ($80k/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 $8k 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 35 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 2y 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.

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 $217,729 (20.8% 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. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.79% ✗
• Cap rate: 5.61%
• Cash-on-cash: -2.43%
• DSCR: 0.89
• GRM: 10.5

CMA / ARV

• ARV (median comp): $307,657
• List price: $275,000
• Delta: -10.61%
• 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
60 Katelen Ct	0.10mi	3/2.0 (-1)	1,844 (-2%)	2mo	$309,000	$168	86
135 Eleanor Dr	0.36mi	3/2.5 (-1)	1,868 (-0%)	5mo	$324,000	$173	72
90 Randy Trce	0.20mi	4/2.5	1,876 (0%)	21mo	$315,000	$168	72
115 Randy Trce	0.22mi	4/2.0	2,121 (+13%)	6mo	$306,000	$144	63
60 Knights Cir	0.33mi	3/2.0 (-1)	2,071 (+10%)	3mo	$250,000	$121	60
400 Sunflower Ln	0.36mi	3/2.0 (-1)	1,844 (-2%)	18mo	$307,000	$166	60
5656 Salem Rd	0.42mi	4/2.0	2,000 (+7%)	16mo	$190,000	$95	56
75 Sunflower Ln	0.26mi	4/2.0	2,104 (+12%)	17mo	$302,000	$144	53
5798 Salem Rd	0.44mi	3/2.0 (-1)	1,678 (-11%)	7mo	$241,000	$144	52
309 Lynn Dr	0.29mi	3/2.0 (-1)	1,604 (-14%)	10mo	$226,000	$141	49
110 Claremont Dr	0.44mi	3/2.0 (-1)	1,655 (-12%)	19mo	$299,900	$181	39
250 Fieldstone Ln	0.67mi	5/3.0 (+1)	1,985 (+6%)	17mo	$303,900	$153	36

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: -21.6%
• Equity multiple: 0.26×
• Total profit: $-56,991
• Equity at exit: $41,003

10-year hold

• IRR: -18.3%
• Equity multiple: 0.06×
• Total profit: $-72,418
• Equity at exit: $23,777

Cash invested: $77,000 (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: 419
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,177 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$265 /mo · $3,184/yr
• Insurance: −$115
• HOA: −$54
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $-156

Break-even live

Break-even rent $2,375

Max offer price $247,445

Occupancy floor —

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35 Michelle Way Covington, GA	4.0	2.5	2220	$2,055	$0.93	44d	1	0.07mi
30 Katelen Ct Covington, GA	4.0	2.5	2220	$2,075	$0.93	44d	1	0.11mi
35 Tamalynn Trl Covington, GA	4.0	2.5	1829	$1,890	$1.03	44d	1	0.16mi
355 Sunflower Ln Covington, GA	4.0	2.5	1829	$1,855	$1.01	44d	1	0.26mi
115 Tamalynn Trl Covington, GA	4.0	2.0	2157	$2,245	$1.04	2d	1	0.27mi
40 Heaton Dr Covington, GA	4.0	2.5	2544	$2,335	$0.92	5d	1	0.47mi
330 Fieldstone Ln Covington, GA	4.0	2.0	2002	$2,205	$1.10	15d	1	0.58mi
300 Claremont Dr Covington, GA	3.0	2.0	1398	$1,895	$1.36	5d	1	0.64mi
90 Wynfield Keep Covington, GA	4.0	3.0	2217	$2,121	$0.96	44d	1	0.87mi
150 Wynfield Dr Covington, GA	3.0	2.0	1232	$1,798	$1.46	44d	1	0.90mi
155 McGiboney Pl Covington, GA	3.0	2.0	1932	$1,745	$0.90	44d	1	0.93mi
85 Lakeside Dr Covington, GA	3.0	2.0	1513	$1,710	$1.13	5d	1	1.02mi
20 Daniel Ln Covington, GA	4.0	3.0	2256	$2,024	$0.90	13d	1	1.05mi
55 Creekstone Ct Covington, GA	3.0	2.0	1350	$1,775	$1.31	13d	1	1.06mi
374 McGiboney Rd Covington, GA	3.0	2.5	1624	$1,850	$1.14	2d	1	1.10mi
150 Lakeside Dr Covington, GA	4.0	3.0	1264	$2,060	$1.63	2d	1	1.17mi
15 Magan Ct Porterdale, GA	3.0	2.5	1656	$1,750	$1.06	44d	1	1.19mi
15 Magan Ct Porterdale, GA	3.0	2.0	1656	$1,725	$1.04	13d	1	1.19mi
105 River North Ct Covington, GA	3.0	3.0	1523	$2,195	$1.44	13d	1	1.26mi
27 Elm St Covington, GA	3.0	2.0	1590	$1,800	$1.13	44d	1	1.34mi
205 Highgrove Dr Covington, GA	4.0	3.0	1364	$1,849	$1.36	17d	1	1.36mi
155 Creekside Trl Covington, GA	3.0	2.0	1394	$1,745	$1.25	5d	1	1.48mi
80 Forray Dr Covington, GA	3.0	2.0	1690	$1,850	$1.09	24d	1	1.49mi

HOA detail

• Monthly dues: $54 · $648/yr

Listing history 46 events

1. 2026-06-18
   days on market $275,000 Active 35 DOM
2. 2026-06-17
   days on market $275,000 Active 34 DOM
3. 2026-06-16
   days on market $275,000 Active 33 DOM
4. 2026-06-15
   days on market $275,000 Active 32 DOM
5. 2026-06-13
   days on market $275,000 Active 30 DOM
6. 2026-06-13
   days on market $275,000 Active 29 DOM
7. 2026-06-09
   days on market $275,000 Active 26 DOM
8. 2026-06-08
   days on market $275,000 Active 25 DOM
9. 2026-06-07
   days on market $275,000 Active 24 DOM
10. 2026-06-04
    days on market $275,000 Active 21 DOM
11. 2026-06-03
    days on market $275,000 Active 20 DOM
12. 2026-06-02
    days on market $275,000 Active 19 DOM
13. 2026-06-01
    days on market $275,000 Active 18 DOM
14. 2026-05-31
    days on market $275,000 Active 17 DOM
15. 2026-05-12
    listed $275,000 New 1252-char remark

    Show marketing remark (1252 chars)

    Welcome to this beautifully updated home offering the perfect blend of comfort, space, and everyday functionality. From the moment you arrive, the charming covered front porch creates a warm first impression and invites you inside. The main level features a bright, open-concept layout designed for modern living and entertaining, complete with fresh interior paint, updated flooring in the kitchen and foyer, and brand-new carpet throughout. The spacious living areas flow seamlessly, creating an inviting atmosphere for gatherings or quiet evenings at home. Upstairs, the oversized owner's suite provides a relaxing retreat with a private bath and walk-in closet. Three additional bedrooms, a full secondary bathroom, and a large laundry room offer flexibility and convenience for families, guests, or a home office setup. Located in the desirable Ashley Meadows community, residents enjoy access to a neighborhood playground, picnic pavilion, and scenic pond. Conveniently situated near schools, shopping, dining, and just minutes from historic downtown Covington, this home combines neighborhood charm with everyday accessibility. With stylish updates, generous living space, and a prime location, this move-in-ready home is a must-see.

16. 2026-05-12
    listed $275,000 Active 1258-char remark

    Show marketing remark (1252 chars)

    Welcome to this beautifully updated home offering the perfect blend of comfort, space, and everyday functionality. From the moment you arrive, the charming covered front porch creates a warm first impression and invites you inside. The main level features a bright, open-concept layout designed for modern living and entertaining, complete with fresh interior paint, updated flooring in the kitchen and foyer, and brand-new carpet throughout. The spacious living areas flow seamlessly, creating an inviting atmosphere for gatherings or quiet evenings at home. Upstairs, the oversized owner's suite provides a relaxing retreat with a private bath and walk-in closet. Three additional bedrooms, a full secondary bathroom, and a large laundry room offer flexibility and convenience for families, guests, or a home office setup. Located in the desirable Ashley Meadows community, residents enjoy access to a neighborhood playground, picnic pavilion, and scenic pond. Conveniently situated near schools, shopping, dining, and just minutes from historic downtown Covington, this home combines neighborhood charm with everyday accessibility. With stylish updates, generous living space, and a prime location, this move-in-ready home is a must-see.

17. 2026-04-30
    historical
18. 2026-04-30
    historical
19. 2026-04-01
    price $280,000
20. 2026-03-15
    price $280,000
21. 2026-02-05
    listed $288,000 Active
22. 2026-02-04
    historical
23. 2026-02-02
    listed $288,000 New
24. 2026-01-31
    historical
25. 2025-12-16
    price $290,000
26. 2025-11-20
    listed $300,000 New
27. 2025-04-30
    historical
28. 2025-04-30
    historical
29. 2025-01-22
    listed $290,000 Active
30. 2025-01-21
    historical
31. 2025-01-13
    listed $290,000 New
32. 2025-01-08
    historical
33. 2025-01-08
    historical
34. 2024-11-15
    listed $300,000 Active
35. 2024-11-15
    listed $300,000 New
36. 2024-11-13
    historical
37. 2024-11-12
    historical
38. 2024-10-30
    price $302,000
39. 2024-10-30
    price $302,000
40. 2024-10-09
    price $309,000
41. 2024-10-09
    price $309,000
42. 2024-09-25
    listed $317,000 Active
43. 2024-09-20
    historical
44. 2024-09-13
    listed $317,000 New
45. 2017-08-23
    soldstatus $1,815,000
46. 2009-06-09
    soldstatus $3,684,200

ⓘ 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: $3,184 · $265/mo
• Projected year-2 tax: $3,184 · $265/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 ≥107°F today · 18 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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,127
• − Mortgage interest: −$15,404
• − Property taxes: −$3,184
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,090
• − Management: −$2,090
• − HOA: −$648
• − Depreciation: −$8,000
• Taxable loss: −$6,664
• Est. tax savings @ 24.0%: +$1,599
• After-tax cash flow: $-272/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

-92.5% since first listed

32 events — show timeline

• 2026-05-12 Listed $275,000 FMLS
• 2026-05-12 Listed $275,000 GAMLS
• 2026-04-30 Listing Removed — GAMLS
• 2026-04-30 Listing Removed — FMLS
• 2026-04-01 Price Changed $280,000 GAMLS
• 2026-03-15 Price Changed $280,000 FMLS
• 2026-02-05 Listed $288,000 FMLS
• 2026-02-04 Coming Soon — FMLS
• 2026-02-02 Listed $288,000 GAMLS
• 2026-01-31 Listing Removed — GAMLS
• 2025-12-16 Price Changed $290,000 GAMLS
• 2025-11-20 Listed $300,000 GAMLS
• 2025-04-30 Listing Removed — FMLS
• 2025-04-30 Listing Removed — GAMLS
• 2025-01-22 Listed $290,000 FMLS
• 2025-01-21 Coming Soon — FMLS
• 2025-01-13 Listed $290,000 GAMLS
• 2025-01-08 Listing Removed — GAMLS
• 2025-01-08 Listing Removed — FMLS
• 2024-11-15 Listed $300,000 GAMLS
• 2024-11-15 Listed $300,000 FMLS
• 2024-11-13 Listing Removed — FMLS
• 2024-11-12 Listing Removed — GAMLS
• 2024-10-30 Price Changed $302,000 GAMLS
• 2024-10-30 Price Changed $302,000 FMLS
• 2024-10-09 Price Changed $309,000 GAMLS
• 2024-10-09 Price Changed $309,000 FMLS
• 2024-09-25 Listed $317,000 FMLS
• 2024-09-20 Coming Soon — FMLS
• 2024-09-13 Listed $317,000 GAMLS
• 2017-08-23 Sold (Public Records) $1,815,000 Public Records
• 2009-06-09 Sold (Public Records) $3,684,200 Public Records

Property tax history

+15.9%/yr

Latest (2025): $3,184 · -3.2% YoY. Source: county tax records.