1050 Chestnut Oak Ct NE Unit A & B · Conyers, GA 30012

$289,000

4 bd · None ba · — sqft · MultiFamily · 2 Days on market

Built 1983 Good condition 6,098 sqft lot

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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 +22.4/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.9/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Rent growth +2.6/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Welcome to 1050 Chestnut Oak Court in Conyers, GA-a 4-bedroom, 2-bathroom duplex home nestled in a peaceful, family-friendly neighborhood. Featuring spacious living areas, a private backyard and close proximity to schools, shopping, and major highways. Schedule your showing today and see why 1050 Chestnut Oak is the perfect place to call home! Recent renovations include updated roof, new concerete parking pads, newer hot water heaters, and updated flooring. This is a Duplex with 2 Units, Unit A and Unit B. Currently vacant so you can live in one side and rent out the other or establish your own rent and rent out both sides.

Key facts

• Private backyard
• Updated roof
• Updated flooring

Tags

• PRIVATE BACKYARD
• UPDATED ROOF
• NEW CONCRETE PARKING PADS
• NEWER HOT WATER HEATERS
• UPDATED FLOORING
• CLOSE PROXIMITY TO SCHOOLS

Property features AI

Finance

• Other: Lot approximately 0.14 acres; Two total units
• HOA & community: No HOA

Exterior

• Parking: Open parking with a parking pad
• Utilities: Public water; Public sewer; Individual electric meters; Individual gas meters
• Home design: Duplex (residential income / multi-family); Built in 1983
• Construction: Slab foundation
• Exterior features: Brick exterior

Interior

• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: One level; No basement; No fireplaces

What this means for you Summary

Snapshot

• This is a 4-bed/?-bath multifamily listed at $289k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $483 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $289k).
• Cap rate 8.3% 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) — zoned schools average 81% FRL vs 60% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 281 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 483 units permitted in Rockdale County in 2024 (0 in 5+ unit buildings).
• At $3,140/mo this rent would consume 57% of the median local household income ($66k/yr) (locally 986% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% 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 $289,000

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. 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.
5. 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.
6. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.09% ✓
• Cap rate: 8.30%
• Cash-on-cash: 7.17%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

No comps found within radius.

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1030 Barn Oak Ct NE	0.09mi	4/2.0	—	14mo	$235,000	—	72
1027 Barn Oak Ct NE	0.11mi	4/2.0	—	16mo	$285,000	—	69
1035 Chestnut Oak Ct NE	0.07mi	4/2.0	—	21mo	$255,000	—	67

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: -8.3%
• Equity multiple: 0.70×
• Total profit: $-24,033
• Equity at exit: $43,091

10-year hold

• IRR: -2.6%
• Equity multiple: 0.85×
• Total profit: $-12,390
• Equity at exit: $24,987

Cash invested: $80,920 (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: 15.3×

Monthly cashflow live

• Estimated rent: $3,140 high
• Mortgage (P&I): −$1,516
• Tax est. 1.5%: −$361 /mo · $4,335/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$659
• Net cashflow: $483

Break-even live

Break-even rent $2,528

Max offer price $289,000

Occupancy floor 80%

Sensitivity live

Price	-10% $683	-5% $583	+0% $483	+5% $384	+10% $284
Rent	-10% $235	-5% $359	+0% $483	+5% $607	+10% $731
Rate	-1.0pp $629	-0.5pp $557	base $483	+0.5pp $408	+1.0pp $332

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,140
Total (2 units)			$3,140

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1175 Milstead Ave NE Conyers, GA	3.0	2.0	1406	$1,541	$1.10	6d	1	0.19mi
1322 S Hicks Cir NW Conyers, GA	3.0	2.0	1250	$2,000	$1.60	6d	1	0.51mi
990 Woodbridge Dr NE Conyers, GA	3.0	2.0	1508	$1,760	$1.17	25d	1	0.59mi
123 Wellbrook Ct NE Conyers, GA	4.0	3.5	2532	$2,395	$0.95	0d	1	0.63mi
123 Wellbrook Ct NE Conyers, GA	4.0	3.5	2532	$2,395	$0.95	14d	1	0.63mi
1076 S Main St NE Conyers, GA	1.0–3.0	1.0–2.0	945	$1,490	$1.58	6d	14	0.68mi
1417 Oak Knoll Dr NE Conyers, GA	3.0	1.5	1511	$1,636	$1.08	25d	1	0.75mi
1243 Woodlyn Chase NE Conyers, GA	3.0	2.5	2036	$2,315	$1.14	45d	1	0.77mi
1122 Sunset Run NE Conyers, GA	3.0	2.5	2036	$2,165	$1.06	0d	1	0.78mi
1114 Sunset Run NE Conyers, GA	3.0	2.5	2036	$2,415	$1.19	45d	1	0.80mi
1112 Sunset Run NE Conyers, GA	3.0	2.5	2036	$2,415	$1.19	45d	1	0.80mi
1045 Laurel Ct Unit B Conyers, GA	3.0	2.0	—	$1,250	—	14d	1	0.81mi
1269 Woodlyn Chase NE Conyers, GA	3.0	2.5	1971	$1,965	$1.00	0d	1	0.82mi
1132 Charming Pines Pl NE Conyers, GA	4.0	2.5	1664	$2,065	$1.24	0d	1	0.84mi
1261 Woodlyn Chase NE Conyers, GA	3.0	2.5	2036	$2,165	$1.06	0d	1	0.84mi
1107 Sunset Run NE Conyers, GA	3.0	2.5	2036	$2,165	$1.06	0d	1	0.84mi
1127 Charming Pines Pl NE Conyers, GA	4.0	2.5	1664	$2,065	$1.24	0d	1	0.85mi
1207 Woodlyn Chase NE Conyers, GA	3.0	2.5	2036	$2,240	$1.10	45d	1	0.85mi
1144 Charming Pines Pl NE Conyers, GA	4.0	2.5	1664	$2,065	$1.24	0d	1	0.86mi
1253 Woodlyn Chase NE Conyers, GA	3.0	2.5	2036	$2,165	$1.06	0d	1	0.86mi
1203 Woodlyn Chase NE Conyers, GA	3.0	2.5	2036	$2,390	$1.17	45d	1	0.86mi
1121 Sunset Run NE Conyers, GA	3.0	2.5	2036	$2,165	$1.06	0d	1	0.87mi
1202 Woodlyn Chase NE Conyers, GA	3.0	2.5	2036	$2,390	$1.17	25d	1	0.88mi
1152 Charming Pines Pl NE Conyers, GA	4.0	2.5	1664	$2,065	$1.24	0d	1	0.88mi
1204 Woodlyn Chase NE Conyers, GA	3.0	2.5	1971	$2,040	$1.04	45d	1	0.88mi
1206 Woodlyn Chase NE Conyers, GA	3.0	2.5	2036	$2,240	$1.10	45d	1	0.89mi
1283 Woodlyn Chase NE Conyers, GA	4.0	2.5	1664	$2,065	$1.24	0d	1	0.89mi
1254 Woodlyn Chase NE Conyers, GA	3.0	2.5	2036	$2,240	$1.10	45d	1	0.89mi
1296 Woodlyn Chase NE Conyers, GA	4.0	2.5	1664	$2,090	$1.26	0d	1	0.90mi
998 Highland Cir SE Conyers, GA	3.0	2.5	3590	$2,400	$0.67	21d	1	0.91mi
1290 Woodlyn Chase NE Conyers, GA	4.0	2.5	1664	$2,065	$1.24	0d	1	0.91mi
1266 Woodlyn Chase NE Conyers, GA	4.0	2.5	1664	$2,090	$1.26	0d	1	0.91mi
1270 Woodlyn Chase NE Conyers, GA	4.0	2.5	1664	$2,090	$1.26	0d	1	0.91mi
1274 Woodlyn Chase NE Conyers, GA	4.0	2.5	1664	$2,090	$1.26	0d	1	0.92mi
1286 Woodlyn Chase NE Conyers, GA	3.0	2.5	1971	$1,965	$1.00	0d	1	0.92mi
1143 Charming Pines Pl NE Conyers, GA	4.0	2.5	1664	$2,090	$1.26	0d	1	0.92mi
1145 Charming Pines Pl NE Conyers, GA	4.0	2.5	1664	$2,090	$1.26	0d	1	0.93mi
1282 Woodlyn Chase NE Conyers, GA	3.0	2.5	1971	$2,040	$1.04	45d	1	0.93mi
1280 Woodlyn Chase NE Conyers, GA	3.0	2.5	2036	$2,340	$1.15	45d	1	0.93mi
1149 Charming Pines Pl NE Conyers, GA	4.0	2.5	1664	$2,090	$1.26	0d	1	0.94mi

Listing history 2 events

1. 2026-05-19
   status Under Contract
2. 2026-05-16
   listed $289,000 New

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 18 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: $37,680
• − Mortgage interest: −$16,188
• − Property taxes: −$4,335
• − Insurance: −$1,445
• − Repairs & maintenance: −$3,014
• − Management: −$3,014
• − Depreciation: −$8,407
• Taxable income: $1,275
• Est. tax owed @ 24.0%: −$306
• After-tax cash flow: $5,495/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This 4-bedroom, 2-bathroom duplex is in good condition with recent renovations, including a new roof and updated flooring. It's move-in ready and offers a great opportunity for investors to either live in one unit and rent out the other or establish their own rent and rent out both sides.

Value-add opportunities

• Both Paint the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics, attracting both buyers and renters.
• Both Clean and maintain the HVAC system — A clean and well-maintained HVAC system ensures comfort and energy efficiency, which is important for both buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics, attracting both buyers and renters. ↑
• Both Clean and maintain the HVAC system — A clean and well-maintained HVAC system ensures comfort and energy efficiency, which is important for both buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

2 events — show timeline

• 2026-05-19 Pending — GAMLS
• 2026-05-16 Listed $289,000 GAMLS