1435 Forest Villa Dr NW · Conyers, GA 30012

$130,000

3 bd · 2.0 ba · 1,360 sqft · SingleFamily public records · 97 Days on market

Built 1977 4,356 sqft lot $96/sqft · 17% above area Est $111k · 17% over $175/mo HOA · 11% 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).

• Cash flow +23.2/30.0
• DSCR +7.5/10.0
• 1% rule +7.2/10.0
• Livability +3.4/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 2-story townhouse featuring 3 bedrooms all conveniently located upstairs with full bath that is privately accessible to the primary bedroom. There is a full bathroom on the main level. This property is located in a growing market of Conyers, The home is ready for move in with some light cosmetic update. The property is also conveniently located near schools, shopping, dining and major highways. OWNER OCCUPIED - It is important that you schedule your showing at least 3 hours in advance between the showing hours of 10 am - 7 pm. Please schedule through Showtime. The selling of the property is contingent on the seller's purchase of another property. Possession after closing is negotiable.

Key facts

• $175 HOA
• 2 parking spots
• Built 1977

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: 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; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $899 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

• It's been on market 97 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $39k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $34k; list at $130k implies a 282% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% 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 $118,300 (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 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.22% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.77%
• DSCR: 1.35
• GRM: 6.8

CMA / ARV

• ARV (median comp): $110,850
• List price: $130,000
• Delta: 17.28%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1082 Green Valley Dr NW	0.20mi	3/2.0	1,352 (-1%)	11mo	$220,000	$163	81
1098 Laurel Ln NW	0.18mi	4/2.0 (+1)	1,352 (-1%)	8mo	$190,000	$141	78
1071 Mountain View Rd NW	0.37mi	3/1.0	1,335 (-2%)	2mo	$188,000	$141	74
1621 Wesley Way NW	0.53mi	3/2.0	1,336 (-2%)	3mo	$195,000	$146	70
1611 Wesley Way	0.51mi	3/2.0	1,300 (-4%)	4mo	$196,000	$151	66
1091 Mountain View Rd NW	0.35mi	3/1.5	1,320 (-3%)	14mo	$206,900	$157	65
1342 Peggy Ln NW	0.61mi	3/2.0	1,352 (-1%)	10mo	$185,000	$137	62
1581 Wesley Way NW	0.47mi	3/2.0	1,434 (+5%)	12mo	$215,000	$150	59
1347 Peggy Ln NW	0.63mi	4/1.5 (+1)	1,352 (-1%)	9mo	$208,500	$154	55
1755 Rockbridge Rd NW	0.75mi	3/2.0	1,308 (-4%)	9mo	$234,000	$179	51
1321 Lakeview Dr NW	0.35mi	2/2.5 (-1)	1,200 (-12%)	11mo	$137,000	$114	48
1665 Ridgeview Dr NW	0.66mi	3/2.0	1,240 (-9%)	13mo	$237,000	$191	44

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: -7.7%
• Equity multiple: 0.72×
• Total profit: $-10,025
• Equity at exit: $19,383

10-year hold

• IRR: -2.3%
• Equity multiple: 0.87×
• Total profit: $-4,855
• Equity at exit: $11,240

Cash invested: $36,400 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,591 high
• Mortgage (P&I): −$682
• Tax from tax record: −$111 /mo · $1,327/yr
• Insurance: −$54
• HOA: −$175
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $236

Break-even live

Break-even rent $1,293

Max offer price $130,000

Occupancy floor 80%

Sensitivity live

Price	-10% $309	-5% $273	+0% $236	+5% $199	+10% $162
Rent	-10% $110	-5% $173	+0% $236	+5% $299	+10% $361
Rate	-1.0pp $301	-0.5pp $269	base $236	+0.5pp $202	+1.0pp $168

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1443 Forest Villa Dr NW Conyers, GA	3.0	2.0	1264	$1,499	$1.19	45d	1	0.04mi
1459 Forest Villa Dr NW Conyers, GA	3.0	1.5	1160	$1,500	$1.29	3d	1	0.08mi
1427 Villa Pines Ct NW Conyers, GA	2.0	1.5	1350	$1,450	$1.07	20d	1	0.08mi
1158 Pinedale Cir NW Conyers, GA	2.0	1.0	1002	$1,350	$1.35	0d	1	0.17mi
1158 Pinedale Cir NW Conyers, GA	2.0	1.0	1002	$1,350	$1.35	5d	1	0.17mi
1653 Pinedale Cir NW Conyers, GA	2.0	1.5	1160	$1,350	$1.16	45d	1	0.28mi
1190 Millcrest Walk NW Conyers, GA	2.0	1.0–2.0	1035	$1,299	$1.26	4d	18	0.28mi
1240 Pinedale Cir NW Conyers, GA	3.0	2.5	1324	$1,900	$1.44	25d	1	0.30mi
1214 Pinedale Cir NW Conyers, GA	3.0	2.5	1324	$1,475	$1.11	45d	1	0.31mi
1289 Knoll Ct NW Conyers, GA	2.0	2.0	1200	$1,245	$1.04	45d	1	0.42mi
1107 Windgate Cir NW Conyers, GA	2.0	2.5	1200	$1,570	$1.31	23d	1	0.50mi
1219 Lakeview Dr NW Conyers, GA	2.0	1.0	900	$1,000	$1.11	45d	1	0.54mi
1322 S Hicks Cir NW Conyers, GA	3.0	2.0	1250	$2,000	$1.60	6d	1	0.60mi
1015 Rosser St NW Unit 4A Conyers, GA	2.0	1.0	1000	$1,199	$1.20	4d	1	0.76mi
1175 Milstead Ave NE Conyers, GA	3.0	2.0	1406	$1,541	$1.10	6d	1	0.85mi
2059 Appaloosa Way Conyers, GA	3.0	3.0	1556	$2,055	$1.32	45d	1	0.87mi
1011 Peek St NW Conyers, GA	2.0	1.0	1609	$1,400	$0.87	20d	1	0.89mi
2032 Appaloosa Way Conyers, GA	3.0	2.5	1561	$1,955	$1.25	6d	1	0.90mi
2050 Appaloosa Way Conyers, GA	3.0	3.0	1556	$2,105	$1.35	45d	1	0.90mi
1075 Eastview Rd NE Unit A Conyers, GA	2.0	1.0	1018	$1,250	$1.23	45d	1	1.02mi
1031 Barn Oak Ct NE Conyers, GA	2.0	1.0	961	$1,295	$1.35	45d	1	1.02mi
1759 Stag Dr NW Conyers, GA	3.0	2.0	1215	$1,811	$1.49	23d	1	1.14mi
1055 Pine St NE Conyers, GA	2.0	2.0	1184	$1,300	$1.10	0d	1	1.28mi
1055 Pine St NE Conyers, GA	2.0	2.0	1184	$1,300	$1.10	14d	1	1.28mi
1200 Rockmont Cir SW Conyers, GA	1.0–3.0	1.0–1.5	947	$1,349	$1.42	45d	1	1.44mi

HOA detail

• Monthly dues: $175 · $2,100/yr

Listing history 23 events

1. 2026-06-21
   days on market $130,000 Active 97 DOM
2. 2026-06-18
   days on market $130,000 Active 94 DOM
3. 2026-06-17
   days on market $130,000 Active 93 DOM
4. 2026-06-16
   days on market $130,000 Active 92 DOM
5. 2026-06-15
   statusdays on market $130,000 Active 91 DOM
6. 2026-06-13
   pricestatusdays on market $130,000 Price Change 89 DOM
7. 2026-06-09
   days on market $155,000 Active 85 DOM
8. 2026-06-08
   days on market $155,000 Active 84 DOM
9. 2026-06-07
   days on market $155,000 Active 83 DOM
10. 2026-06-04
    days on market $155,000 Active 80 DOM
11. 2026-06-03
    days on market $155,000 Active 79 DOM
12. 2026-06-02
    days on market $155,000 Active 78 DOM
13. 2026-06-01
    days on market $155,000 Active 77 DOM
14. 2026-05-31
    days on market $155,000 Active 76 DOM
15. 2026-04-20
    price $160,000 704-char remark

    Show marketing remark (704 chars)

    Spacious 2-story townhouse featuring 3 bedrooms all conveniently located upstairs with full bath that is privately accessible to the primary bedroom. There is a full bathroom on the main level. This property is located in a growing market of Conyers, The home is ready for move in with some light cosmetic update. The property is also conveniently located near schools, shopping, dining and major highways. OWNER OCCUPIED - It is important that you schedule your showing at least 3 hours in advance between the showing hours of 10 am - 7 pm. Please schedule through Showtime. The selling of the property is contingent on the seller's purchase of another property. Possession after closing is negotiable.

16. 2026-03-13
    listed $169,000 New 704-char remark

    Show marketing remark (704 chars)

    Spacious 2-story townhouse featuring 3 bedrooms all conveniently located upstairs with full bath that is privately accessible to the primary bedroom. There is a full bathroom on the main level. This property is located in a growing market of Conyers, The home is ready for move in with some light cosmetic update. The property is also conveniently located near schools, shopping, dining and major highways. OWNER OCCUPIED - It is important that you schedule your showing at least 3 hours in advance between the showing hours of 10 am - 7 pm. Please schedule through Showtime. The selling of the property is contingent on the seller's purchase of another property. Possession after closing is negotiable.

17. 2023-06-16
    historical
18. 2023-04-29
    listed $150,000 New
19. 2002-07-24
    soldstatus $34,000
20. 1998-11-17
    soldstatus $62,500
21. 1998-08-31
    soldstatus $62,500
22. 1998-06-19
    soldstatus $34,000
23. 1996-08-13
    soldstatus $30,000

ⓘ 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: $1,327 · $111/mo
• Projected year-2 tax: $1,327 · $111/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 5/10 Major 26% 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: $19,097
• − Mortgage interest: −$7,282
• − Property taxes: −$1,327
• − Insurance: −$650
• − Repairs & maintenance: −$1,528
• − Management: −$1,528
• − HOA: −$2,100
• − Depreciation: −$3,782
• Taxable income: $901
• Est. tax owed @ 24.0%: −$216
• After-tax cash flow: $2,613/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

+433.3% since first listed

9 events — show timeline

• 2026-04-20 Price Changed $160,000 GAMLS
• 2026-03-13 Listed $169,000 GAMLS
• 2023-06-16 Listing Removed — GAMLS
• 2023-04-29 Listed $150,000 GAMLS
• 2002-07-24 Sold (Public Records) $34,000 Public Records
• 1998-11-17 Sold (Public Records) $62,500 Public Records
• 1998-08-31 Sold (Public Records) $62,500 Public Records
• 1998-06-19 Sold (Public Records) $34,000 Public Records
• 1996-08-13 Sold (Public Records) $30,000 Public Records

Property tax history

+15.4%/yr

Latest (2025): $1,327 · +2.3% YoY. Source: county tax records.