75 Greenway Ct · McDonough, GA 30253

$129,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 97 Days on market

Built 1971 0.45 ac lot Est $169k · 24% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• 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

This 3 bedroom, 1 bath single-family home built in 1971 offers approximately 1,056 square feet on approximately 0.45 acres. Suitable for an owner-occupant or investor. Home is being sold as-is. Home may be purchased individually or as part of a multi-property package. Additional locations available. Purchase options may be available for individual homes. Located in the Oakland and McDonough school districts. All information is believed to be accurate but not guaranteed and should be independently verified. What was removed, correctly: No mobile language No title status No "no park / no lot rent" No mobile framing at all Next step when you're ready: Private remark

Key facts

• 0.45 acre lot
• Built 1971
• Listed 97 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $571 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $117k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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: Oakland Elementary School (math 8% / reading 17%, grade F, #1,032 of 1,228 statewide, top 85%, 931 students, 70% FRL); Mcdonough Middle School (math 22% / reading 32%, grade F, #271 of 470 statewide, top 60%, 954 students, 66% FRL); Mcdonough High School (math 4% / reading 27%, grade F, #290 of 424 statewide, top 69%, 1,288 students, 62% FRL) — zoned schools average 66% FRL vs 43% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.3%/yr); 682 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $892 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $46k; list at $129k implies a 180% 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 $117,390 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.45% ✓
• Cap rate: 11.61%
• Cash-on-cash: 18.98%
• DSCR: 1.84
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $168,960
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
75 Greenway Ct	0.00mi	3/1.0	1,056 (0%)	1mo	$129,000	$122	99
30 Lemon Pl	0.25mi	3/1.0	960 (-9%)	8mo	$154,000	$160	67
117 Tillman Ct	0.58mi	3/2.0	1,118 (+6%)	6mo	$233,000	$208	54
48 Washington St	0.53mi	3/1.0	1,168 (+11%)	15mo	$73,000	$63	45
205 Old Griffin Rd	0.39mi	2/1.0 (-1)	924 (-12%)	24mo	$210,000	$227	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 7.4%
• Equity multiple: 1.28×
• Total profit: $10,032
• Equity at exit: $19,234

10-year hold

• IRR: 13.9%
• Equity multiple: 1.96×
• Total profit: $34,544
• Equity at exit: $11,154

Cash invested: $36,120 (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: 682
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,871 high
• Mortgage (P&I): −$676
• Tax from tax record: −$177 /mo · $2,122/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $571

Break-even live

Break-even rent $1,148

Max offer price $129,000

Occupancy floor 64%

Sensitivity live

Price	-10% $644	-5% $608	+0% $571	+5% $535	+10% $498
Rent	-10% $423	-5% $497	+0% $571	+5% $645	+10% $719
Rate	-1.0pp $636	-0.5pp $604	base $571	+0.5pp $538	+1.0pp $504

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Crossing Blvd McDonough, GA	2.0–3.0	2.0	1271	$2,245	$1.77	21d	15	0.40mi
100 Crossing Blvd #1403 McDonough, GA	1.0–2.0	1.0–2.0	1030	$2,042	$1.98	20d	10	0.40mi
1010 Labonte Pkwy #1 McDonough, GA	3.0	2.5	1220	$1,800	$1.48	20d	1	0.55mi
1550 Labonte Pkwy McDonough, GA	3.0	2.5	1219	$1,550	$1.27	17d	1	0.59mi
2125 Marlin Dr McDonough, GA	2.0	2.0	1400	$1,831	$1.31	1d	1	0.61mi
2105 Marlin Dr McDonough, GA	3.0	2.0	1400	$1,781	$1.27	6d	1	0.61mi
2205 Marlin Dr McDonough, GA	3.0	2.0	1334	$1,831	$1.37	14d	1	0.61mi
2435 Marlin Dr McDonough, GA	3.0	2.5	1386	$1,781	$1.28	6d	1	0.62mi
2835 Marlin Dr McDonough, GA	3.0	2.5	1334	$1,831	$1.37	26d	1	0.65mi
2845 Marlin Dr McDonough, GA	3.0	2.5	1334	$1,781	$1.34	6d	1	0.65mi
135 Tillman Ct McDonough, GA	3.0	2.0	1206	$1,769	$1.47	4d	1	0.66mi
141 R L Stewart Ct McDonough, GA	2.0	2.0	1440	$1,200	$0.83	45d	1	0.76mi
745 Georgia 42 McDonough, GA	2.0	2.0	1320	$1,712	$1.30	45d	1	0.77mi
102 Sable Chase Blvd McDonough, GA	1.0–3.0	1.0–2.0	980	$1,734	$1.77	1d	20	0.88mi
6035 Creekerton Blvd McDonough, GA	3.0	2.5	1323	$1,550	$1.17	26d	1	0.98mi
420 Autumn Lake Ct McDonough, GA	3.0	2.0	1238	$1,626	$1.31	23d	1	0.99mi
1445 Lafayette Sq McDonough, GA	3.0	2.0	1386	$1,724	$1.24	18d	1	1.00mi
1445 Lafayette Sq McDonough, GA	3.0	2.0	1386	$1,724	$1.24	14d	1	1.00mi
300 Rogers St McDonough, GA	2.0	1.0	730	$1,350	$1.85	6d	1	1.04mi
300 Rogers St McDonough, GA	2.0	1.0	730	$1,350	$1.85	45d	1	1.04mi
1810 Midcourt Way McDonough, GA	3.0	2.0	1409	$1,840	$1.31	5d	1	1.05mi
337 Autumn Lake Dr McDonough, GA	3.0	2.0	1225	$1,795	$1.47	45d	1	1.07mi
172 Regency Park Dr McDonough, GA	3.0	2.0	1283	$1,875	$1.46	26d	1	1.08mi
205 Bridges Rd McDonough, GA	1.0–3.0	1.0–2.0	1083	$2,166	$2.00	1d	31	1.09mi
6004 Creekerton Blvd McDonough, GA	3.0	2.5	1461	$1,800	$1.23	20d	1	1.10mi
257 Rogers St McDonough, GA	2.0	1.0	780	$1,299	$1.67	1d	1	1.10mi
1025 City Park Dr McDonough, GA	2.0	2.0	1500	$1,900	$1.27	45d	1	1.10mi
5295 Tussahaw Xing McDonough, GA	3.0	2.5	1437	$1,765	$1.23	45d	1	1.13mi
4115 Mission Way McDonough, GA	3.0	2.5	1282	$1,745	$1.36	6d	1	1.14mi
5160 Tussahaw Xing McDonough, GA	3.0	2.5	1313	$1,649	$1.26	18d	1	1.19mi
132 Samanthas Way McDonough, GA	3.0	2.0	1139	$1,600	$1.40	45d	1	1.20mi
348 Coral Cir McDonough, GA	3.0	2.5	1296	$1,880	$1.45	45d	1	1.20mi
1785 Neighborhood Walk McDonough, GA	3.0	2.0	1369	$1,880	$1.37	3d	1	1.22mi
122 Samanthas Way McDonough, GA	3.0	2.0	1118	$1,600	$1.43	45d	1	1.24mi
241 Coral Cir McDonough, GA	3.0	2.5	1440	$1,950	$1.35	26d	1	1.25mi
155 Cola Welch Pkwy McDonough, GA	2.0–3.0	2.0	1038	$1,643	$1.58	1d	8	1.29mi
311 Coral Cir McDonough, GA	3.0	2.5	1421	$1,595	$1.12	1d	1	1.29mi
311 Coral Cir McDonough, GA	3.0	2.5	1421	$1,595	$1.12	4d	1	1.29mi
449 Kara Ln McDonough, GA	3.0	2.5	1299	$800	$0.62	20d	1	1.30mi
570 McDonough Pkwy McDonough, GA	1.0–3.0	1.0–2.0	1066	$1,955	$1.83	1d	28	1.32mi

Listing history 7 events

1. 2026-04-28
   status Under Contract
2. 2026-01-19
   listed $129,000 New
3. 2011-11-10
   price $14,000 Reduced
4. 2011-10-13
   price $15,000 Reduced
5. 2011-09-14
   price $18,000 Reduced
6. 2000-10-23
   soldstatus $46,000
7. 1972-02-01
   soldstatus $15,900

ⓘ 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: $2,122 · $177/mo
• Projected year-2 tax: $2,122 · $177/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 · 18 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: $22,455
• − Mortgage interest: −$7,226
• − Property taxes: −$2,122
• − Insurance: −$645
• − Repairs & maintenance: −$1,796
• − Management: −$1,796
• − Depreciation: −$3,753
• Taxable income: $5,117
• Est. tax owed @ 24.0%: −$1,228
• After-tax cash flow: $5,627/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

+711.3% since first listed

7 events — show timeline

• 2026-04-28 Pending — GAMLS
• 2026-01-19 Listed $129,000 GAMLS
• 2011-11-10 Price Changed $14,000 GAMLS
• 2011-10-13 Price Changed $15,000 GAMLS
• 2011-09-14 Price Changed $18,000 GAMLS
• 2000-10-23 Sold (Public Records) $46,000 Public Records
• 1972-02-01 Sold (Public Records) $15,900 Public Records

Property tax history

+4.2%/yr

Latest (2025): $2,122 · +16.0% YoY. Source: county tax records.