734 Meadowlark Dr · Villa Rica, GA 30180

$214,900

3 bd · 1.5 ba · 1,675 sqft · SingleFamily public records · 115 Days on market

Built 1964 0.39 ac lot Est $286k · 25% under

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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 +15.4/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• 1% rule +4.0/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Situated within the Villa Rica city limits, 734 Meadowlark Drive offers a classic all-brick ranch design with convenient access to downtown shopping, dining, and local community events. This single-level home provides living space with a flexible floor plan designed to accommodate a variety of needs. The interior includes four bedrooms, one of which may be perfect to serve as a home office, or multipurpose space. The kitchen has been updated and features an open layout connecting to the dining area, with modern finishes, stainless steel appliances, updated flooring, and ample cabinetry. Two full bathrooms add function. Exterior features include a backyard with room for outdoor enjoyment, gardening, or entertaining, along with a storage shed for additional utility. A carport and extended driveway provide convenient parking options. With its solid brick construction, versatile layout, and central location, this property presents an excellent opportunity for buyers seeking a well-established neighborhood close to everything Villa Rica has to offer.

Key facts

• All brick ranch
• Open layout
• Storage shed

Tags

• ALL BRICK RANCH
• UPDATED KITCHEN
• OPEN LAYOUT
• BACKYARD FOR OUTDOOR ENJOYMENT
• STORAGE SHED
• CONVENIENT PARKING OPTIONS

Property features AI

Finance

• HOA & community: Home located near schools and shopping

Exterior

• Parking: Four total parking spaces; One carport space; Carport and driveway parking; Open parking available
• Utilities: Public water; Public sewer; Electric service: 110V and 220V; Cable available; Electricity available; Natural gas available; Phone service available; Water available
• Home design: One-level home; Resale property; Brick construction (brick on all sides); Composition roof; Fee simple ownership; City street frontage; Asphalt road surface
• Construction: Brick construction (brick 4 sides); Composition roof; Foundation details: see remarks
• Exterior features: Backyard fencing; Outbuilding / shed(s)

Interior

• Kitchen: Country-style kitchen; Dishwasher; Microwave; Tankless water heater
• Bedrooms: Four main-level bedrooms; Master on main; Split bedroom plan
• Flooring: Ceramic tile; Hardwood
• Bathrooms: Two full bathrooms (both on main level); Master bath with other/unspecified features
• Heating & cooling: Central heating (forced air); Central air conditioning
• Interior features: High-speed internet available; No shared/common walls; Bonus room; Crawl space basement
• Laundry & utility: Laundry located in bathroom

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $84 ($1k/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 $193k (10.1% below list).
• Recommended offer: $193k (10.1% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 4.0% in Villa Rica — 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 65/100 on livability (#224 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: amenities F, commute F, health & safety F.
• Carroll County (rural): math 42% / reading 41% proficiency, ranked #38 of 174 in GA (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Villa Rica Elementary School (math 42% / reading 32%, grade F, #485 of 1,228 statewide, top 41%, 432 students, 69% FRL); Villa Rica Middle (math 25% / reading 32%, grade F, #260 of 470 statewide, top 56%, 464 students, 70% FRL); Villa Rica High School (math 16% / reading 34%, grade F, #181 of 424 statewide, top 43%, 1,807 students, 56% FRL).
• Market conditions: Rents rising (+2.4%/yr); 669 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 876 units permitted in Carroll County in 2024 (150 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.
• Carroll County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 4y ago; this cycle's ask has dropped $45k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,201 (10.1% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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. 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: 0.90% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.67%
• DSCR: 1.07
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $286,425
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
734 Meadowlark Dr	0.00mi	4/2.0 (+1)	1,675 (0%)	1mo	$204,000	$122	92
190 Berkley Dr	0.68mi	3/2.0	1,650 (-2%)	2mo	$300,000	$182	62
1209 Topaz Ln	0.50mi	3/2.0	1,715 (+2%)	13mo	$275,000	$160	60
711 Old Tanyard Rd	0.42mi	3/2.0	1,611 (-4%)	16mo	$300,000	$186	58
240 Berkley Dr	0.67mi	3/2.0	1,616 (-4%)	7mo	$277,000	$171	55
1024 Topaz Ln	0.45mi	4/2.0 (+1)	1,800 (+8%)	6mo	$272,000	$151	55
1217 Topaz Ln	0.53mi	4/1.5 (+1)	1,585 (-5%)	12mo	$242,500	$153	51
902 N Lassetter Cir N	0.74mi	3/2.0	1,472 (-12%)	5mo	$285,000	$194	39
808 Hickory Level Rd	0.69mi	4/2.0 (+1)	1,850 (+10%)	8mo	$275,000	$149	37
908 Nlassetter Cir	0.74mi	3/2.0	1,462 (-13%)	10mo	$290,000	$198	34

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 · 2.42% rent growth · sell at horizon

5-year hold

• IRR: -14.3%
• Equity multiple: 0.49×
• Total profit: $-30,618
• Equity at exit: $32,042

10-year hold

• IRR: -6.5%
• Equity multiple: 0.60×
• Total profit: $-24,342
• Equity at exit: $18,581

Cash invested: $60,172 (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 30180

• Home prices YoY: -12.8%
• Rents YoY: 2.4%
• Active inventory: 669
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,932 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$226 /mo · $2,715/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $84

Break-even live

Break-even rent $1,826

Max offer price $214,900

Occupancy floor 91%

Sensitivity live

Price	-10% $205	-5% $144	+0% $84	+5% $23	+10% $-38
Rent	-10% $-69	-5% $7	+0% $84	+5% $160	+10% $236
Rate	-1.0pp $192	-0.5pp $138	base $84	+0.5pp $28	+1.0pp $-29

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
191 Commerce Dr Villa Rica, GA	1.0–3.0	1.0–2.0	1063	$2,641	$2.48	0d	30	0.17mi
502 Robson Dr Villa Rica, GA	3.0	2.5	1421	$1,765	$1.24	22d	1	0.57mi
502 Robson Dr Villa Rica, GA	3.0	2.5	1421	$1,765	$1.24	26d	1	0.57mi
211 Cypress Ln Villa Rica, GA	2.0	2.5	1404	$2,037	$1.45	7d	9	0.64mi
200 Industrial Blvd Villa Rica, GA	2.0–3.0	2.0	1220	$1,877	$1.54	0d	9	0.66mi
902 Hickory Level Rd Villa Rica, GA	3.0	2.0	1230	$2,150	$1.75	26d	1	0.75mi
540 S Carroll Rd Villa Rica, GA	1.0–3.0	1.0–2.0	1018	$1,630	$1.60	0d	12	0.77mi
1004 Merritt Dr Villa Rica, GA	3.0	2.5	1695	$2,100	$1.24	46d	1	0.77mi
1002 Merritt Dr Unit 2 Villa Rica, GA	3.0	2.5	1695	$1,850	$1.09	0d	1	0.78mi
49 Melleray Ct Villa Rica, GA	3.0	2.5	1340	$1,970	$1.47	3d	1	0.80mi
99 Powers PASS Villa Rica, GA	2.0–3.0	2.0–2.5	1269	$2,195	$1.73	3d	4	0.88mi
177 Melleray Ct Villa Rica, GA	3.0	2.5	1589	$1,679	$1.06	14d	1	0.96mi
177 Melleray Ct Villa Rica, GA	3.0	2.5	1589	$1,679	$1.06	18d	1	0.96mi
731 Parker St Villa Rica, GA	4.0	2.0	1474	$1,765	$1.20	45d	1	1.09mi
730 Parker St Villa Rica, GA	3.0	1.5	1474	$1,415	$0.96	6d	1	1.10mi
24 Azalea Dr Villa Rica, GA	3.0	2.0	1268	$1,750	$1.38	45d	1	1.23mi
408 Erin Ct Villa Rica, GA	3.0	2.5	1772	$1,495	$0.84	45d	1	1.29mi
406 Erin Ct Villa Rica, GA	3.0	2.5	1508	$1,699	$1.13	4d	1	1.30mi
106 Maple St Villa Rica, GA	3.0	2.0	1585	$1,700	$1.07	26d	1	1.31mi
138 Alton Cir Villa Rica, GA	3.0	2.5	1524	$1,550	$1.02	7d	1	1.36mi
221 Alton Cir Villa Rica, GA	3.0	2.0	1586	$1,525	$0.96	7d	1	1.42mi
170 Alton Cir Villa Rica, GA	3.0	2.5	1796	$1,820	$1.01	13d	1	1.45mi

Listing history 50 events

1. 2026-05-04
   status Pending

   Show marketing remark (1062 chars)

   Situated within the Villa Rica city limits, 734 Meadowlark Drive offers a classic all-brick ranch design with convenient access to downtown shopping, dining, and local community events. This single-level home provides living space with a flexible floor plan designed to accommodate a variety of needs. The interior includes four bedrooms, one of which may be perfect to serve as a home office, or multipurpose space. The kitchen has been updated and features an open layout connecting to the dining area, with modern finishes, stainless steel appliances, updated flooring, and ample cabinetry. Two full bathrooms add function. Exterior features include a backyard with room for outdoor enjoyment, gardening, or entertaining, along with a storage shed for additional utility. A carport and extended driveway provide convenient parking options. With its solid brick construction, versatile layout, and central location, this property presents an excellent opportunity for buyers seeking a well-established neighborhood close to everything Villa Rica has to offer.

2. 2026-05-04
   status Under Contract 1062-char remark

   Show marketing remark (1062 chars)

   Situated within the Villa Rica city limits, 734 Meadowlark Drive offers a classic all-brick ranch design with convenient access to downtown shopping, dining, and local community events. This single-level home provides living space with a flexible floor plan designed to accommodate a variety of needs. The interior includes four bedrooms, one of which may be perfect to serve as a home office, or multipurpose space. The kitchen has been updated and features an open layout connecting to the dining area, with modern finishes, stainless steel appliances, updated flooring, and ample cabinetry. Two full bathrooms add function. Exterior features include a backyard with room for outdoor enjoyment, gardening, or entertaining, along with a storage shed for additional utility. A carport and extended driveway provide convenient parking options. With its solid brick construction, versatile layout, and central location, this property presents an excellent opportunity for buyers seeking a well-established neighborhood close to everything Villa Rica has to offer.

3. 2026-05-01
   status Pending Offer Approval 1062-char remark

   Show marketing remark (1062 chars)

   Situated within the Villa Rica city limits, 734 Meadowlark Drive offers a classic all-brick ranch design with convenient access to downtown shopping, dining, and local community events. This single-level home provides living space with a flexible floor plan designed to accommodate a variety of needs. The interior includes four bedrooms, one of which may be perfect to serve as a home office, or multipurpose space. The kitchen has been updated and features an open layout connecting to the dining area, with modern finishes, stainless steel appliances, updated flooring, and ample cabinetry. Two full bathrooms add function. Exterior features include a backyard with room for outdoor enjoyment, gardening, or entertaining, along with a storage shed for additional utility. A carport and extended driveway provide convenient parking options. With its solid brick construction, versatile layout, and central location, this property presents an excellent opportunity for buyers seeking a well-established neighborhood close to everything Villa Rica has to offer.

4. 2026-04-14
   price $214,900

   Show marketing remark (1062 chars)

   Situated within the Villa Rica city limits, 734 Meadowlark Drive offers a classic all-brick ranch design with convenient access to downtown shopping, dining, and local community events. This single-level home provides living space with a flexible floor plan designed to accommodate a variety of needs. The interior includes four bedrooms, one of which may be perfect to serve as a home office, or multipurpose space. The kitchen has been updated and features an open layout connecting to the dining area, with modern finishes, stainless steel appliances, updated flooring, and ample cabinetry. Two full bathrooms add function. Exterior features include a backyard with room for outdoor enjoyment, gardening, or entertaining, along with a storage shed for additional utility. A carport and extended driveway provide convenient parking options. With its solid brick construction, versatile layout, and central location, this property presents an excellent opportunity for buyers seeking a well-established neighborhood close to everything Villa Rica has to offer.

5. 2026-04-14
   price $214,900 1062-char remark

   Show marketing remark (1062 chars)

   Situated within the Villa Rica city limits, 734 Meadowlark Drive offers a classic all-brick ranch design with convenient access to downtown shopping, dining, and local community events. This single-level home provides living space with a flexible floor plan designed to accommodate a variety of needs. The interior includes four bedrooms, one of which may be perfect to serve as a home office, or multipurpose space. The kitchen has been updated and features an open layout connecting to the dining area, with modern finishes, stainless steel appliances, updated flooring, and ample cabinetry. Two full bathrooms add function. Exterior features include a backyard with room for outdoor enjoyment, gardening, or entertaining, along with a storage shed for additional utility. A carport and extended driveway provide convenient parking options. With its solid brick construction, versatile layout, and central location, this property presents an excellent opportunity for buyers seeking a well-established neighborhood close to everything Villa Rica has to offer.

6. 2026-03-14
   price $229,900

   Show marketing remark (1062 chars)

   Situated within the Villa Rica city limits, 734 Meadowlark Drive offers a classic all-brick ranch design with convenient access to downtown shopping, dining, and local community events. This single-level home provides living space with a flexible floor plan designed to accommodate a variety of needs. The interior includes four bedrooms, one of which may be perfect to serve as a home office, or multipurpose space. The kitchen has been updated and features an open layout connecting to the dining area, with modern finishes, stainless steel appliances, updated flooring, and ample cabinetry. Two full bathrooms add function. Exterior features include a backyard with room for outdoor enjoyment, gardening, or entertaining, along with a storage shed for additional utility. A carport and extended driveway provide convenient parking options. With its solid brick construction, versatile layout, and central location, this property presents an excellent opportunity for buyers seeking a well-established neighborhood close to everything Villa Rica has to offer.

7. 2026-03-14
   price $229,900 1062-char remark

   Show marketing remark (1062 chars)

   Situated within the Villa Rica city limits, 734 Meadowlark Drive offers a classic all-brick ranch design with convenient access to downtown shopping, dining, and local community events. This single-level home provides living space with a flexible floor plan designed to accommodate a variety of needs. The interior includes four bedrooms, one of which may be perfect to serve as a home office, or multipurpose space. The kitchen has been updated and features an open layout connecting to the dining area, with modern finishes, stainless steel appliances, updated flooring, and ample cabinetry. Two full bathrooms add function. Exterior features include a backyard with room for outdoor enjoyment, gardening, or entertaining, along with a storage shed for additional utility. A carport and extended driveway provide convenient parking options. With its solid brick construction, versatile layout, and central location, this property presents an excellent opportunity for buyers seeking a well-established neighborhood close to everything Villa Rica has to offer.

8. 2026-02-07
   price $244,900

   Show marketing remark (1062 chars)

   Situated within the Villa Rica city limits, 734 Meadowlark Drive offers a classic all-brick ranch design with convenient access to downtown shopping, dining, and local community events. This single-level home provides living space with a flexible floor plan designed to accommodate a variety of needs. The interior includes four bedrooms, one of which may be perfect to serve as a home office, or multipurpose space. The kitchen has been updated and features an open layout connecting to the dining area, with modern finishes, stainless steel appliances, updated flooring, and ample cabinetry. Two full bathrooms add function. Exterior features include a backyard with room for outdoor enjoyment, gardening, or entertaining, along with a storage shed for additional utility. A carport and extended driveway provide convenient parking options. With its solid brick construction, versatile layout, and central location, this property presents an excellent opportunity for buyers seeking a well-established neighborhood close to everything Villa Rica has to offer.

9. 2026-02-07
   price $244,900 1062-char remark

   Show marketing remark (1062 chars)

   Situated within the Villa Rica city limits, 734 Meadowlark Drive offers a classic all-brick ranch design with convenient access to downtown shopping, dining, and local community events. This single-level home provides living space with a flexible floor plan designed to accommodate a variety of needs. The interior includes four bedrooms, one of which may be perfect to serve as a home office, or multipurpose space. The kitchen has been updated and features an open layout connecting to the dining area, with modern finishes, stainless steel appliances, updated flooring, and ample cabinetry. Two full bathrooms add function. Exterior features include a backyard with room for outdoor enjoyment, gardening, or entertaining, along with a storage shed for additional utility. A carport and extended driveway provide convenient parking options. With its solid brick construction, versatile layout, and central location, this property presents an excellent opportunity for buyers seeking a well-established neighborhood close to everything Villa Rica has to offer.

10. 2026-01-05
    listed $259,900 Active

    Show marketing remark (1062 chars)

    Situated within the Villa Rica city limits, 734 Meadowlark Drive offers a classic all-brick ranch design with convenient access to downtown shopping, dining, and local community events. This single-level home provides living space with a flexible floor plan designed to accommodate a variety of needs. The interior includes four bedrooms, one of which may be perfect to serve as a home office, or multipurpose space. The kitchen has been updated and features an open layout connecting to the dining area, with modern finishes, stainless steel appliances, updated flooring, and ample cabinetry. Two full bathrooms add function. Exterior features include a backyard with room for outdoor enjoyment, gardening, or entertaining, along with a storage shed for additional utility. A carport and extended driveway provide convenient parking options. With its solid brick construction, versatile layout, and central location, this property presents an excellent opportunity for buyers seeking a well-established neighborhood close to everything Villa Rica has to offer.

11. 2026-01-05
    listed $259,900 New 1062-char remark

    Show marketing remark (1062 chars)

    Situated within the Villa Rica city limits, 734 Meadowlark Drive offers a classic all-brick ranch design with convenient access to downtown shopping, dining, and local community events. This single-level home provides living space with a flexible floor plan designed to accommodate a variety of needs. The interior includes four bedrooms, one of which may be perfect to serve as a home office, or multipurpose space. The kitchen has been updated and features an open layout connecting to the dining area, with modern finishes, stainless steel appliances, updated flooring, and ample cabinetry. Two full bathrooms add function. Exterior features include a backyard with room for outdoor enjoyment, gardening, or entertaining, along with a storage shed for additional utility. A carport and extended driveway provide convenient parking options. With its solid brick construction, versatile layout, and central location, this property presents an excellent opportunity for buyers seeking a well-established neighborhood close to everything Villa Rica has to offer.

12. 2025-12-02
    historical
13. 2025-12-02
    historical
14. 2025-09-16
    status Back On Market
15. 2025-09-16
    status Active
16. 2025-09-11
    status Pending Offer Approval
17. 2025-08-22
    price $228,900
18. 2025-08-22
    price $228,900
19. 2025-08-20
    price $239,900
20. 2025-08-20
    price $239,900
21. 2025-07-31
    price $249,900
22. 2025-07-31
    price $249,900
23. 2025-07-10
    price $259,900
24. 2025-07-10
    price $259,900
25. 2025-06-16
    listed $265,000 Active
26. 2025-06-02
    listed $265,000 New
27. 2024-10-16
    historical $1,795
28. 2024-09-28
    listed $1,795
29. 2024-09-28
    historical $1,800
30. 2024-09-14
    price $1,800
31. 2024-09-13
    price $1,900
32. 2024-09-01
    listed $2,200
33. 2024-06-24
    historical
34. 2024-06-24
    historical
35. 2024-06-13
    price $246,000
36. 2024-06-13
    price $246,000
37. 2024-05-01
    price $249,000
38. 2024-05-01
    price $249,000
39. 2024-04-25
    price $259,000
40. 2024-04-25
    price $259,000
41. 2024-04-21
    price $264,000
42. 2024-04-21
    price $264,000
43. 2024-04-13
    listed $269,000 Active
44. 2024-04-13
    listed $269,000 New
45. 2023-04-14
    soldstatus $249,495 Sold
46. 2023-04-14
    soldstatus $249,495 Closed
47. 2023-04-14
    soldstatus $249,495
48. 2023-03-14
    status Under Contract
49. 2023-03-14
    historical Active Under Contract
50. 2023-02-08
    price $249,495

ⓘ 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: $2,715 · $226/mo
• Projected year-2 tax: $2,715 · $226/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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,184
• − Mortgage interest: −$12,038
• − Property taxes: −$2,715
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,855
• − Management: −$1,855
• − Depreciation: −$6,252
• Taxable loss: −$2,604
• Est. tax savings @ 24.0%: +$625
• After-tax cash flow: $1,628/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: Carroll County
• NCES district ID: 1300840
• Math proficiency: 42% ▼ -7.00%
• Reading proficiency: 41% ▼ -8.00%
• Median HH income: $48,692
• Composite: 35.62/100
• National rank: #4888
• State rank: #38 of 174 in GA

Livability — Villa Rica

• Score: 65/100
• State rank: #224
• US rank: #13182

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Villa Rica, GA
• County: Carroll County · 124,888 people
• City population: 43,013
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 43,013
• Household income: $88,514
• Rent vs Own: 22.4% rent · 77.6% own
• Severe rent burden: 853.0

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 123,370 people
• By 2030: 127,186 · +3.1%
• By 2040: 133,534 · +8.2%
• By 2050: 137,612 · +11.5%
• By 2075: 142,892 · +15.8%
• By 2100: 136,294 · +10.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 57% Black 29% Hispanic / Latino 7% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: German 1% Slovak 1% Italian 1%
• Foreign-born: 8% · Canada
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 2% French/Haitian/Cajun 1%

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+41.2) · D 29.1% · R 70.3%
• 2008→2024 swing: -8.2pp toward R · 2008: -32.9pp · 2024: -41.2pp
• All cycles: 2024: R+41.2 2020: R+39.0 2016: R+40.1 2012: R+37.7 2008: R+32.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.97%
• Current HPI: 321.1874
• Rent YoY: ▲ 2.42%
• 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

+329.8% since first listed

65 events — show timeline

• 2026-05-04 Pending — FMLS
• 2026-05-04 Pending — GAMLS
• 2026-05-01 Pending — GAMLS
• 2026-04-14 Price Changed $214,900 FMLS
• 2026-04-14 Price Changed $214,900 GAMLS
• 2026-03-14 Price Changed $229,900 FMLS
• 2026-03-14 Price Changed $229,900 GAMLS
• 2026-02-07 Price Changed $244,900 FMLS
• 2026-02-07 Price Changed $244,900 GAMLS
• 2026-01-05 Listed $259,900 GAMLS
• 2026-01-05 Listed $259,900 FMLS
• 2025-12-02 Listing Removed — GAMLS
• 2025-12-02 Listing Removed — FMLS
• 2025-09-16 Relisted — GAMLS
• 2025-09-16 Relisted — FMLS
• 2025-09-11 Pending — GAMLS
• 2025-08-22 Price Changed $228,900 GAMLS
• 2025-08-22 Price Changed $228,900 FMLS
• 2025-08-20 Price Changed $239,900 FMLS
• 2025-08-20 Price Changed $239,900 GAMLS
• 2025-07-31 Price Changed $249,900 FMLS
• 2025-07-31 Price Changed $249,900 GAMLS
• 2025-07-10 Price Changed $259,900 FMLS
• 2025-07-10 Price Changed $259,900 GAMLS
• 2025-06-16 Listed $265,000 FMLS
• 2025-06-02 Listed $265,000 GAMLS
• 2024-10-16 Rental Removed $1,795 FMLS
• 2024-09-28 Listed for Rent $1,795 FMLS
• 2024-09-28 Rental Removed $1,800 APPFOLIO
• 2024-09-14 Price Changed $1,800 APPFOLIO
• 2024-09-13 Price Changed $1,900 APPFOLIO
• 2024-09-01 Listed for Rent $2,200 APPFOLIO
• 2024-06-24 Listing Removed — GAMLS
• 2024-06-24 Listing Removed — FMLS
• 2024-06-13 Price Changed $246,000 FMLS
• 2024-06-13 Price Changed $246,000 GAMLS
• 2024-05-01 Price Changed $249,000 GAMLS
• 2024-05-01 Price Changed $249,000 FMLS
• 2024-04-25 Price Changed $259,000 GAMLS
• 2024-04-25 Price Changed $259,000 FMLS
• 2024-04-21 Price Changed $264,000 GAMLS
• 2024-04-21 Price Changed $264,000 FMLS
• 2024-04-13 Listed $269,000 GAMLS
• 2024-04-13 Listed $269,000 FMLS
• 2023-04-14 Sold (Public Records) $249,495 Public Records
• 2023-04-14 Sold (MLS) $249,495 FMLS
• 2023-04-14 Sold (MLS) $249,495 GAMLS
• 2023-03-14 Pending — GAMLS
• 2023-03-14 Contingent — FMLS
• 2023-02-08 Price Changed $249,495 GAMLS
• 2023-02-08 Price Changed $249,495 FMLS
• 2023-01-20 Price Changed $249,499 GAMLS
• 2023-01-20 Price Changed $249,499 FMLS
• 2022-12-19 Price Changed $249,500 GAMLS
• 2022-12-19 Price Changed $249,500 FMLS
• 2022-12-13 Price Changed $264,400 GAMLS
• 2022-12-13 Price Changed $264,400 FMLS
• 2022-11-17 Price Changed $264,499 GAMLS
• 2022-11-17 Price Changed $264,499 FMLS
• 2022-11-05 Listed $264,500 FMLS
• 2022-10-24 Price Changed $264,500 GAMLS
• 2022-09-26 Listed $264,900 GAMLS
• 2003-08-15 Sold (Public Records) $105,000 Public Records
• 2000-02-28 Sold (Public Records) $72,500 Public Records
• 1995-12-07 Sold (Public Records) $50,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $2,715 · -0.9% YoY. Source: county tax records.