1112 Windgate Cir NW · Conyers, GA 30012

$150,000

2 bd · 2.5 ba · 1,200 sqft · Townhouse public records · 10 Days on market

Built 1986 4,356 sqft lot Est $142k · 6% over

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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 +14.0/30.0
• ARV discount +4.8/15.0
• 1% rule +4.7/10.0
• DSCR +4.3/10.0
• 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

Excellent Investment Opportunity! Whether you're looking to expand your rental portfolio or add a low-maintenance property to your investments, this well-maintained townhome deserves a closer look. Currently leased and generating rental income, this property offers investors the opportunity to step into an established investment from day one. With rental rates in the area continuing to show strength, the new owner has the potential to achieve a 1%+ monthly rent-to-price ratio, making this an attractive addition to an income-producing portfolio. Step inside to a welcoming main level featuring a spacious living room, convenient coat closet, and a half bath for guests. The thoughtfully designed main level flows effortlessly into the kitchen, featuring granite countertops, stainless steel appliances, and ample cabinet space. Adjacent to the kitchen, the dining area creates an inviting setting for everyday living and entertaining. Step outside to a private fenced backyard, offering the perfect blend of outdoor enjoyment and low-maintenance living. Upstairs, the desirable roommate floor plan offers two generously sized bedrooms, each with its own private full bathroom, offering comfort and privacy for occupants. This sought-after layout continues to be popular among renters and contributes to the property's strong rental appeal. Beyond the property itself, the location adds even more value. Enjoy easy access to I-20 for a convenient commute to Atlanta and surrounding areas. Just minutes away, Historic Olde Town Conyers offers local restaurants, unique shops, community events, and the charm of small-town living. Outdoor enthusiasts will appreciate being close to Pine Log Park and the scenic Big Haynes Nature Trail, providing opportunities to enjoy nature, walking trails, and outdoor recreation. With no HOA, low-maintenance living, and a history of excellent care, this townhome presents an outstanding opportunity for investors seeking to grow their portfolio. A turnkey rental property with immediate income potential, long-term investment value, and a location that continues to attract tenants year after year. Property is being SOLD AS-IS. The owner has never occupied the property.

Key facts

• Granite countertops
• Easy access to i-20
• Garage

Tags

• PRIVATE FENCED BACKYARD
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• TWO PRIVATE FULL BATHROOMS
• EASY ACCESS TO I-20
• CLOSE TO PINE LOG PARK

Property features AI

Exterior

• Parking: Detached parking; On-street parking available; Open parking available
• Utilities: Public water; Public sewer; Electricity available; Cable available; Other electric service
• Home design: Two levels; Brick front construction; Fee simple ownership; Resale property
• Construction: Brick construction; Shingle roof; Slab foundation; Other construction materials; Other structures on property
• Exterior features: Patio; Back yard fencing; Other exterior features

Interior

• Kitchen: White cabinets, pantry, and stone counters; Dishwasher; Electric range; Range hood; Refrigerator
• Bedrooms: Two upper bedrooms; Roommate floor plan
• Flooring: Tile flooring; Wood flooring; Other flooring
• Bathrooms: Two full bathrooms; One half bathroom (main level half bath); Master bathroom with tub/shower combo
• Heating & cooling: Central heat; Central air conditioning
• Interior features: High speed internet; Brick living room fireplace
• Laundry & utility: Laundry closet on main level; Laundry area in kitchen; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $150k.

Deal economics

• At list price, monthly cash flow is $21 ($247/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 $145k (3.1% below list).
• Recommended offer: $145k (3.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: crime D, amenities D, commute F.
• 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.
• Zoned schools: Pine Street Elementary School (math 12% / reading 17%, grade F, #996 of 1,228 statewide, top 83%, 659 students, 84% FRL); Conyers Middle School (math 9% / reading 24%, grade F, #388 of 470 statewide, top 83%, 1,031 students, 78% FRL); Rockdale County High School (math 12% / reading 17%, grade F, #315 of 424 statewide, top 76%, 2,369 students, 64% FRL) — zoned schools average 75% FRL vs 60% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 278 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; 483 units permitted in Rockdale County in 2024 (0 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 $4k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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.
• Current owner paid $42k; list at $150k implies a 257% 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 $145,372 (3.1% 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 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?
3. 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?
4. 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?
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: 0.97% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.59%
• DSCR: 1.03
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $141,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1110 Windgate Cir NW	0.00mi	2/2.5	1,200 (0%)	1mo	$98,000	$82	99
1272 Lakeview Dr NW	0.06mi	2/2.5	1,200 (0%)	4mo	$173,000	$144	94
1115 Mccords Cor Nw Dr NW	0.02mi	2/2.5	1,200 (0%)	9mo	$143,000	$119	92
1339 Lakeview Dr NW	0.20mi	2/2.5	1,200 (0%)	11mo	$141,000	$118	81
1098 Eastview Cir NE	0.54mi	2/1.5	1,246 (+4%)	2mo	$135,000	$108	63
1143 Forest Villa Dr NW	0.41mi	3/1.5 (+1)	1,214 (+1%)	12mo	$117,600	$97	60
1432 Forest Villa Dr	0.49mi	3/1.5 (+1)	1,160 (-3%)	4mo	$110,000	$95	59
1211 Cedar Creek Ct NW	0.56mi	3/1.5 (+1)	1,160 (-3%)	2mo	$105,000	$91	58
1209 Willow Creek Ct NW	0.53mi	3/2.0 (+1)	1,162 (-3%)	14mo	$108,000	$93	52
1168 Dogwood Ct NW	0.51mi	3/1.5 (+1)	1,160 (-3%)	12mo	$150,000	$129	51
1240 Pinedale Cir NW	0.68mi	3/2.5 (+1)	1,324 (+10%)	2mo	$169,000	$128	44
1236 Pinedale Cir NW	0.69mi	3/2.5 (+1)	1,324 (+10%)	7mo	$175,000	$132	39

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: -18.5%
• Equity multiple: 0.37×
• Total profit: $-26,637
• Equity at exit: $22,365

10-year hold

• IRR: -17.8%
• Equity multiple: 0.15×
• Total profit: $-35,679
• Equity at exit: $12,969

Cash invested: $42,000 (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 30012

• Rents YoY: 0.4%
• Active inventory: 278
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,454 high
• Mortgage (P&I): −$787
• Tax from tax record: −$279 /mo · $3,345/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $21

Break-even live

Break-even rent $1,428

Max offer price $150,000

Occupancy floor 94%

Sensitivity live

Price	-10% $106	-5% $63	+0% $21	+5% $-22	+10% $-64
Rent	-10% $-94	-5% $-37	+0% $21	+5% $78	+10% $135
Rate	-1.0pp $96	-0.5pp $59	base $21	+0.5pp $-18	+1.0pp $-58

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1107 Windgate Cir NW Conyers, GA	2.0	2.5	1200	$1,570	$1.31	22d	1	0.05mi
1219 Lakeview Dr NW Conyers, GA	2.0	1.0	900	$1,000	$1.11	44d	1	0.08mi
1289 Knoll Ct NW Conyers, GA	2.0	2.0	1200	$1,245	$1.04	44d	1	0.13mi
1322 S Hicks Cir NW Conyers, GA	3.0	2.0	1250	$2,000	$1.60	5d	1	0.16mi
1175 Milstead Ave NE Conyers, GA	3.0	2.0	1406	$1,541	$1.10	5d	1	0.32mi
1190 Millcrest Walk NW Conyers, GA	2.0	1.0–2.0	1035	$1,299	$1.26	4d	18	0.37mi
1015 Rosser St NW Unit 4A Conyers, GA	2.0	1.0	1000	$1,199	$1.20	3d	1	0.44mi
1427 Villa Pines Ct NW Conyers, GA	2.0	1.5	1350	$1,450	$1.07	19d	1	0.47mi
1075 Eastview Rd NE Unit A Conyers, GA	2.0	1.0	1018	$1,250	$1.23	44d	1	0.48mi
1031 Barn Oak Ct NE Conyers, GA	2.0	1.0	961	$1,295	$1.35	44d	1	0.50mi
1443 Forest Villa Dr NW Conyers, GA	3.0	2.0	1264	$1,499	$1.19	44d	1	0.53mi
1459 Forest Villa Dr NW Conyers, GA	3.0	1.5	1160	$1,500	$1.29	2d	1	0.56mi
1158 Pinedale Cir NW Conyers, GA	2.0	1.0	1002	$1,350	$1.35	4d	1	0.60mi
1158 Pinedale Cir NW Conyers, GA	2.0	1.0	1002	$1,350	$1.35	0d	1	0.60mi
1637 Pinedale Cir NW Conyers, GA	1.0	1.0	986	$750	$0.76	44d	1	0.66mi
1653 Pinedale Cir NW Conyers, GA	2.0	1.5	1160	$1,350	$1.16	44d	1	0.67mi
1240 Pinedale Cir NW Conyers, GA	3.0	2.5	1324	$1,900	$1.44	25d	1	0.72mi
1214 Pinedale Cir NW Conyers, GA	3.0	2.5	1324	$1,475	$1.11	44d	1	0.79mi
1055 Pine St NE Conyers, GA	2.0	2.0	1184	$1,300	$1.10	13d	1	0.79mi
1055 Pine St NE Conyers, GA	2.0	2.0	1184	$1,300	$1.10	0d	1	0.79mi
1759 Stag Dr NW Conyers, GA	3.0	2.0	1215	$1,811	$1.49	22d	1	1.09mi
1076 S Main St NE Conyers, GA	1.0–3.0	1.0–2.0	945	$1,320	$1.40	5d	14	1.11mi
116 Hawkeye Ln Conyers, GA	3.0	2.5	1440	$1,700	$1.18	44d	1	1.27mi
132 Hawkeye Ln Conyers, GA	3.0	2.5	1440	$1,995	$1.39	44d	1	1.27mi
885 Park Pl NE Conyers, GA	2.0	2.0	1233	$1,650	$1.34	44d	1	1.29mi
211 Odyssey Turn Conyers, GA	3.0	3.0	1356	$1,500	$1.11	44d	1	1.35mi
211 Odyssey Turn Conyers, GA	3.0	2.5	1356	$1,500	$1.11	2d	1	1.35mi
1200 Rockmont Cir SW Conyers, GA	1.0–3.0	1.0–1.5	947	$1,199	$1.27	44d	1	1.50mi

Listing history 7 events

1. 2026-06-18
   days on market $150,000 Active 10 DOM
2. 2026-06-17
   days on market $150,000 Active 9 DOM
3. 2026-06-16
   days on market $150,000 Active 8 DOM
4. 2026-06-15
   days on market $150,000 Active 7 DOM
5. 2026-06-13
   days on market $150,000 Active 5 DOM
6. 2026-06-08
   remarks 699-char remark

   Show marketing remark (2215 chars)

   Excellent Investment Opportunity! Whether you're looking to expand your rental portfolio or add a low-maintenance property to your investments, this well-maintained townhome deserves a closer look. Currently leased and generating rental income, this property offers investors the opportunity to step into an established investment from day one. With rental rates in the area continuing to show strength, the new owner has the potential to achieve a 1%+ monthly rent-to-price ratio, making this an attractive addition to an income-producing portfolio. Step inside to a welcoming main level featuring a spacious living room, convenient coat closet, and a half bath for guests. The thoughtfully designed main level flows effortlessly into the kitchen, featuring granite countertops, stainless steel appliances, and ample cabinet space. Adjacent to the kitchen, the dining area creates an inviting setting for everyday living and entertaining. Step outside to a private fenced backyard, offering the perfect blend of outdoor enjoyment and low-maintenance living. Upstairs, the desirable roommate floor plan offers two generously sized bedrooms, each with its own private full bathroom, offering comfort and privacy for occupants. This sought-after layout continues to be popular among renters and contributes to the property's strong rental appeal. Beyond the property itself, the location adds even more value. Enjoy easy access to I-20 for a convenient commute to Atlanta and surrounding areas. Just minutes away, Historic Olde Town Conyers offers local restaurants, unique shops, community events, and the charm of small-town living. Outdoor enthusiasts will appreciate being close to Pine Log Park and the scenic Big Haynes Nature Trail, providing opportunities to enjoy nature, walking trails, and outdoor recreation. With no HOA, low-maintenance living, and a history of excellent care, this townhome presents an outstanding opportunity for investors seeking to grow their portfolio. A turnkey rental property with immediate income potential, long-term investment value, and a location that continues to attract tenants year after year. Property is being SOLD AS-IS. The owner has never occupied the property.

7. 2026-06-08
   listed $150,000 Active 1 DOM

   Show marketing remark (2215 chars)

   Excellent Investment Opportunity! Whether you're looking to expand your rental portfolio or add a low-maintenance property to your investments, this well-maintained townhome deserves a closer look. Currently leased and generating rental income, this property offers investors the opportunity to step into an established investment from day one. With rental rates in the area continuing to show strength, the new owner has the potential to achieve a 1%+ monthly rent-to-price ratio, making this an attractive addition to an income-producing portfolio. Step inside to a welcoming main level featuring a spacious living room, convenient coat closet, and a half bath for guests. The thoughtfully designed main level flows effortlessly into the kitchen, featuring granite countertops, stainless steel appliances, and ample cabinet space. Adjacent to the kitchen, the dining area creates an inviting setting for everyday living and entertaining. Step outside to a private fenced backyard, offering the perfect blend of outdoor enjoyment and low-maintenance living. Upstairs, the desirable roommate floor plan offers two generously sized bedrooms, each with its own private full bathroom, offering comfort and privacy for occupants. This sought-after layout continues to be popular among renters and contributes to the property's strong rental appeal. Beyond the property itself, the location adds even more value. Enjoy easy access to I-20 for a convenient commute to Atlanta and surrounding areas. Just minutes away, Historic Olde Town Conyers offers local restaurants, unique shops, community events, and the charm of small-town living. Outdoor enthusiasts will appreciate being close to Pine Log Park and the scenic Big Haynes Nature Trail, providing opportunities to enjoy nature, walking trails, and outdoor recreation. With no HOA, low-maintenance living, and a history of excellent care, this townhome presents an outstanding opportunity for investors seeking to grow their portfolio. A turnkey rental property with immediate income potential, long-term investment value, and a location that continues to attract tenants year after year. Property is being SOLD AS-IS. The owner has never occupied the property.

ⓘ 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: $3,345 · $279/mo
• Projected year-2 tax: $3,345 · $279/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 5/10 Major 7 d/yr ≥105°F today · 17 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: $17,445
• − Mortgage interest: −$8,402
• − Property taxes: −$3,345
• − Insurance: −$750
• − Repairs & maintenance: −$1,396
• − Management: −$1,396
• − Depreciation: −$4,364
• Taxable loss: −$2,207
• Est. tax savings @ 24.0%: +$530
• After-tax cash flow: $777/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

-94.2% since first listed

13 events — show timeline

• 2026-06-08 Listed $150,000 FMLS
• 2026-06-08 Listed $150,000 GAMLS
• 2024-08-15 Listing Removed — GAMLS
• 2024-08-15 Listing Removed — FMLS
• 2024-08-05 Price Changed $145,000 GAMLS
• 2024-08-05 Price Changed $145,000 FMLS
• 2024-07-29 Listed $149,900 GAMLS
• 2024-07-29 Listed $149,900 FMLS
• 2018-03-14 Sold (Public Records) $42,000 Public Records
• 2011-08-26 Price Changed $14,000 GAMLS
• 2011-08-03 Price Changed $15,750 GAMLS
• 2000-11-14 Sold (Public Records) $3,041,500 Public Records
• 1997-01-01 Sold (Public Records) $2,565,000 Public Records

Property tax history

+8.6%/yr

Latest (2025): $3,345 · +22.9% YoY. Source: county tax records.