20 Ivy St · Porterdale, GA 30014

$139,900

2 bd · 1.0 ba · 1,192 sqft · SingleFamily public records · 89 Days on market

Built 1918 4,356 sqft lot $117/sqft · 23% below area Est $183k · 23% 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 +23.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +5.6/10.0
• Livability +2.9/5.0
• 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

Great investment opportunity for an owner occupant or investor. This home has a new HVAC, new windows, and additional structural support added in crawl space. Fenced in back yard for additional privacy. Seller is willing to leave all appliances that are currently in the home, (washer, dryer, refrigerator, dishwasher, oven) All were in good working order upon vacating, but seller does not warranty any appliance. Home is located in downtown Porterdale and is within walking distance to the playground, park, river, shopping as well as other nearby amenities and historic sites. Cash or Conventional offers only please.

Key facts

• New hvac
• Fenced in back yard
• New windows

Tags

• NEW HVAC
• NEW WINDOWS
• ADDITIONAL STRUCTURAL SUPPORT
• FENCED IN BACK YARD
• WALKING DISTANCE TO PLAYGROUND
• WALKING DISTANCE TO PARK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 5.0% in Porterdale — 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 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: schools F, amenities F, commute 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.
• Market conditions: Rents flat; 486 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); 1,480 units permitted in Newton County in 2024 (702 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k 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 89 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $25k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 8→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1918 — 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 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. 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.
7. 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.
8. 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: 1.06% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.91%
• DSCR: 1.35
• GRM: 7.8

CMA / ARV

• ARV (median comp): $182,644
• List price: $139,900
• Delta: -23.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
51 Hazel St	0.20mi	2/1.0	1,120 (-6%)	7mo	$105,000	$94	74
18 Laurel St	0.24mi	3/1.0 (+1)	1,180 (-1%)	13mo	$138,000	$117	72
9 N Broad St	0.10mi	2/1.0	1,348 (+13%)	7mo	$105,000	$78	67
1 Ivy St	0.06mi	2/1.0	1,108 (-7%)	24mo	$178,900	$161	66
13 Magnolia St	0.47mi	2/1.0	1,086 (-9%)	7mo	$100,000	$92	57
595 Crowell Rd	0.47mi	3/2.0 (+1)	1,162 (-2%)	10mo	$184,900	$159	56
9 Maple St	0.53mi	3/1.0 (+1)	1,134 (-5%)	7mo	$95,000	$84	56
8 Elm St	0.47mi	2/1.0	1,020 (-14%)	7mo	$91,000	$89	48
58 Poplar St	0.30mi	2/1.0	1,358 (+14%)	20mo	$168,000	$124	46
70 Kenzi Way SW	0.69mi	3/2.0 (+1)	1,256 (+5%)	5mo	$235,000	$187	46

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 · 0.52% rent growth · sell at horizon

5-year hold

• IRR: -7.0%
• Equity multiple: 0.75×
• Total profit: $-9,858
• Equity at exit: $20,860

10-year hold

• IRR: -0.7%
• Equity multiple: 0.96×
• Total profit: $-1,598
• Equity at exit: $12,096

Cash invested: $39,172 (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 30014

• Home prices YoY: -19.2%
• Rents YoY: 0.5%
• Active inventory: 486
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,490 high
• Mortgage (P&I): −$734
• Tax from tax record: −$127 /mo · $1,519/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $258

Break-even live

Break-even rent $1,163

Max offer price $139,900

Occupancy floor 78%

Sensitivity live

Price	-10% $337	-5% $298	+0% $258	+5% $219	+10% $179
Rent	-10% $141	-5% $199	+0% $258	+5% $317	+10% $376
Rate	-1.0pp $329	-0.5pp $294	base $258	+0.5pp $222	+1.0pp $185

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 Ivy St Unit A Porterdale, GA	1.0	1.0	880	$1,150	$1.31	6d	1	0.04mi
65 Kenzi Way SW Covington, GA	3.0	2.0	1217	$1,000	$0.82	6d	1	0.67mi
150 Ram Dr Covington, GA	2.0	2.5	1022	$1,600	$1.57	45d	1	0.67mi
150 Ram Dr Covington, GA	2.0	2.5	1022	$1,600	$1.57	25d	1	0.67mi
150 Ram Dr Covington, GA	2.0	2.5	1022	$1,600	$1.57	2d	33	0.67mi
150 Ram Dr Covington, GA	2.0	2.5	1022	$1,450	$1.42	23d	1	0.67mi
10 Brandon Dr Covington, GA	3.0	2.0	1215	$1,950	$1.60	45d	1	0.74mi
75 Wynfield Dr Covington, GA	3.0	2.0	1160	$1,890	$1.63	0d	1	0.93mi
9220 Spillers Dr SW Covington, GA	3.0	2.0	1192	$1,455	$1.22	6d	1	0.93mi
20 E Lawn Dr Covington, GA	3.0	2.0	1476	$1,819	$1.23	0d	1	0.98mi
150 Wynfield Dr Covington, GA	3.0	2.0	1232	$1,798	$1.46	45d	1	1.06mi
8189 Spillers Dr SW Covington, GA	2.0	2.5	1080	$1,395	$1.29	6d	1	1.23mi

Listing history 26 events

1. 2026-06-21
   days on market $139,900 Active 89 DOM
2. 2026-06-18
   days on market $139,900 Active 86 DOM
3. 2026-06-17
   days on market $139,900 Active 85 DOM
4. 2026-06-16
   days on market $139,900 Active 84 DOM
5. 2026-06-15
   days on market $139,900 Active 83 DOM
6. 2026-06-13
   days on market $139,900 Active 81 DOM
7. 2026-06-13
   days on market $139,900 Active 80 DOM
8. 2026-06-09
   days on market $139,900 Active 77 DOM
9. 2026-06-08
   days on market $139,900 Active 76 DOM
10. 2026-06-07
    days on market $139,900 Active 75 DOM
11. 2026-06-04
    days on market $139,900 Active 72 DOM
12. 2026-06-03
    days on market $139,900 Active 71 DOM
13. 2026-06-02
    days on market $139,900 Active 70 DOM
14. 2026-06-01
    days on market $139,900 Active 69 DOM
15. 2026-05-31
    days on market $139,900 Active 68 DOM
16. 2026-04-16
    price $139,900 620-char remark

    Show marketing remark (620 chars)

    Great investment opportunity for an owner occupant or investor. This home has a new HVAC, new windows, and additional structural support added in crawl space. Fenced in back yard for additional privacy. Seller is willing to leave all appliances that are currently in the home, (washer, dryer, refrigerator, dishwasher, oven) All were in good working order upon vacating, but seller does not warranty any appliance. Home is located in downtown Porterdale and is within walking distance to the playground, park, river, shopping as well as other nearby amenities and historic sites. Cash or Conventional offers only please.

17. 2026-03-31
    price $155,000 620-char remark

    Show marketing remark (620 chars)

    Great investment opportunity for an owner occupant or investor. This home has a new HVAC, new windows, and additional structural support added in crawl space. Fenced in back yard for additional privacy. Seller is willing to leave all appliances that are currently in the home, (washer, dryer, refrigerator, dishwasher, oven) All were in good working order upon vacating, but seller does not warranty any appliance. Home is located in downtown Porterdale and is within walking distance to the playground, park, river, shopping as well as other nearby amenities and historic sites. Cash or Conventional offers only please.

18. 2026-03-24
    listed $165,000 New 620-char remark

    Show marketing remark (620 chars)

    Great investment opportunity for an owner occupant or investor. This home has a new HVAC, new windows, and additional structural support added in crawl space. Fenced in back yard for additional privacy. Seller is willing to leave all appliances that are currently in the home, (washer, dryer, refrigerator, dishwasher, oven) All were in good working order upon vacating, but seller does not warranty any appliance. Home is located in downtown Porterdale and is within walking distance to the playground, park, river, shopping as well as other nearby amenities and historic sites. Cash or Conventional offers only please.

19. 2024-08-22
    soldstatus $95,000
20. 2024-08-21
    soldstatus $95,000 Sold 836-char remark

    Show marketing remark (836 chars)

    This historic former mill village cottage is just waiting for your renovation touches. Central HVAC, windows replaced. Range and refrigerator do remain. Located in the former textile mill village of Porterdale which has been undergoing a major revitalization for the past 2 decades and is on the National Registry of Historic Places. The majority of the homes on Ivy Street have already been renovated, so this one is in a great location! It is within walking distance to the downtown shops and eateries as well as the open venue for concerts and special events, The historic Porterdale Gymnasium. The Yellow River park which offers a kayak launch, a 1/4 mi. paved walk track, disc golf, picnic tables, fishing, and special events. There are pocket parks throughout the village for the children. Call today to schedule your visit!

21. 2024-07-21
    status Under Contract 836-char remark

    Show marketing remark (836 chars)

    This historic former mill village cottage is just waiting for your renovation touches. Central HVAC, windows replaced. Range and refrigerator do remain. Located in the former textile mill village of Porterdale which has been undergoing a major revitalization for the past 2 decades and is on the National Registry of Historic Places. The majority of the homes on Ivy Street have already been renovated, so this one is in a great location! It is within walking distance to the downtown shops and eateries as well as the open venue for concerts and special events, The historic Porterdale Gymnasium. The Yellow River park which offers a kayak launch, a 1/4 mi. paved walk track, disc golf, picnic tables, fishing, and special events. There are pocket parks throughout the village for the children. Call today to schedule your visit!

22. 2024-07-17
    listed $100,000 New 836-char remark

    Show marketing remark (836 chars)

    This historic former mill village cottage is just waiting for your renovation touches. Central HVAC, windows replaced. Range and refrigerator do remain. Located in the former textile mill village of Porterdale which has been undergoing a major revitalization for the past 2 decades and is on the National Registry of Historic Places. The majority of the homes on Ivy Street have already been renovated, so this one is in a great location! It is within walking distance to the downtown shops and eateries as well as the open venue for concerts and special events, The historic Porterdale Gymnasium. The Yellow River park which offers a kayak launch, a 1/4 mi. paved walk track, disc golf, picnic tables, fishing, and special events. There are pocket parks throughout the village for the children. Call today to schedule your visit!

23. 2017-12-13
    soldstatus $35,000 Sold
24. 2017-10-27
    status Under Contract
25. 2017-07-13
    listed $44,900 New
26. 2015-08-27
    soldstatus $12,000

ⓘ 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: $1,519 · $127/mo
• Projected year-2 tax: $1,519 · $127/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 7/10 Severe 8 d/yr ≥106°F today · 20 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: $17,874
• − Mortgage interest: −$7,837
• − Property taxes: −$1,519
• − Insurance: −$700
• − Repairs & maintenance: −$1,430
• − Management: −$1,430
• − Depreciation: −$4,070
• Taxable income: $890
• Est. tax owed @ 24.0%: −$214
• After-tax cash flow: $2,885/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

• Census place: Porterdale, GA
• County: Newton County · 104,393 people
• City population: 76
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 41,425
• Household income: $72,254
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 1934.0

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 0.59)
• Race & ethnicity: White 53% Black 35% Hispanic / Latino 7% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 2% Slovak 2% Serbian 1%
• Foreign-born: 7% · Canada
• Languages at home: 93% English-only · Spanish 5% Other Indo-European 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: ▼ -64.50%
• Current HPI: 270.9868
• Rent YoY: ▲ 0.52%
• 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

+1065.8% since first listed

11 events — show timeline

• 2026-04-16 Price Changed $139,900 GAMLS
• 2026-03-31 Price Changed $155,000 GAMLS
• 2026-03-24 Listed $165,000 GAMLS
• 2024-08-22 Sold (Public Records) $95,000 Public Records
• 2024-08-21 Sold (MLS) $95,000 GAMLS
• 2024-07-21 Pending — GAMLS
• 2024-07-17 Listed $100,000 GAMLS
• 2017-12-13 Sold (MLS) $35,000 GAMLS
• 2017-10-27 Pending — GAMLS
• 2017-07-13 Listed $44,900 GAMLS
• 2015-08-27 Sold (Public Records) $12,000 Public Records

Property tax history

+7.7%/yr

Latest (2024): $1,519 · +1390.6% YoY. Source: county tax records.