209 E Wilson St #3 · Villa Rica, GA 30180

$170,000

2 bd · 1.0 ba · 876 sqft · Townhouse public records · 85 Days on market

Built 2000 2,178 sqft lot $194/sqft · 6% above area Est $148k · 15% over $75/mo HOA · 5% of rent

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Why this score? — see what drove the F 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 +13.7/30.0
• DSCR +4.1/10.0
• 1% rule +3.7/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• ARV discount +0.7/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully updated 2-bedroom, 1.5-bath townhome that offers comfort, style, and convenience. Ideal for first-time buyers or anyone looking for low-maintenance living, this home features recently renovated bathrooms and updated flooring throughout, creating a fresh and modern feel from the moment you walk in. The kitchen is equipped with sleek stainless steel appliances, providing both functionality and a contemporary touch for everyday cooking and entertaining. The open and inviting layout makes the living and dining areas perfect for relaxing or hosting guests. Upstairs, you'll find two spacious bedrooms with ample closet space and a beautifully updated full bathroom. The additional half bath on the main level adds convenience for guests. Located in a desirable community with easy access to shopping, dining, and major highways, this townhome offers the perfect combination of comfort, updates, and affordability.

Key facts

• Open layout
• Updated bathrooms
• Updated flooring

Tags

• UPDATED BATHROOMS
• UPDATED FLOORING
• STAINLESS STEEL APPLIANCES
• OPEN LAYOUT
• EASY ACCESS TO SHOPPING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $170k.

Deal economics

• At list price, monthly cash flow is $11 ($132/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 $148k (12.7% below list).
• Recommended offer: $148k (12.7% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Glanton-Hindsman Elementary (math 40% / reading 42%, grade F, #411 of 1,228 statewide, top 34%, 706 students, 65% 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; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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 $5k 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 85 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,362 (12.7% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 0.87% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.28%
• DSCR: 1.01
• GRM: 9.5

CMA / ARV

• ARV (median comp): $147,566
• List price: $170,000
• Delta: 15.20%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 E Wilson St #34	0.00mi	2/1.0	876 (0%)	9mo	$145,000	$166	93
209 E Wilson St #97	0.00mi	2/1.0	852 (-3%)	22mo	$160,000	$188	77
209 E Wilson St #97	0.00mi	2/1.0	852 (-3%)	22mo	$160,000	$188	77
209 E Wilson St #144	0.05mi	2/1.0	828 (-6%)	15mo	$182,950	$221	76
209 E Wilson St	0.00mi	2/1.5	807 (-8%)	13mo	$108,000	$134	74
209 E Wilson St #2	0.05mi	2/1.5	807 (-8%)	13mo	$108,000	$134	72
209 E Wilson St #25	0.00mi	3/2.0 (+1)	984 (+12%)	13mo	$176,000	$179	60

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: -16.5%
• Equity multiple: 0.42×
• Total profit: $-27,696
• Equity at exit: $25,348

10-year hold

• IRR: -9.3%
• Equity multiple: 0.44×
• Total profit: $-26,653
• Equity at exit: $14,698

Cash invested: $47,600 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,484 high
• Mortgage (P&I): −$891
• Tax from tax record: −$124 /mo · $1,485/yr
• Insurance: −$71
• HOA: −$75
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $11

Break-even live

Break-even rent $1,470

Max offer price $170,000

Occupancy floor 94%

Sensitivity live

Price	-10% $107	-5% $59	+0% $11	+5% $-37	+10% $-85
Rent	-10% $-106	-5% $-48	+0% $11	+5% $70	+10% $128
Rate	-1.0pp $97	-0.5pp $54	base $11	+0.5pp $-33	+1.0pp $-78

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
209 E Wilson St Unit 48 Villa Rica, GA	2.0	1.5	1008	$1,200	$1.19	0d	1	0.03mi
209 E Wilson St Villa Rica, GA	2.0	1.0–1.5	852	$1,248	$1.46	20d	2	0.03mi
321 Thomas Dorsey Dr Villa Rica, GA	2.0	1.0	1008	$1,350	$1.34	45d	1	0.10mi
321 Thomas Dorsey Dr Villa Rica, GA	2.0	1.0	1008	$1,330	$1.32	7d	1	0.10mi
130 E Wilson St Unit 130 Villa Rica, GA	2.0	1.0	875	$1,325	$1.51	13d	1	0.13mi
540 S Carroll Rd Villa Rica, GA	1.0–3.0	1.0–2.0	1018	$1,428	$1.40	0d	12	1.03mi
200 Industrial Blvd Villa Rica, GA	2.0–3.0	2.0	1220	$1,475	$1.21	0d	9	1.13mi
191 Commerce Dr Villa Rica, GA	1.0–3.0	1.0–2.0	1063	$2,126	$2.00	0d	30	1.25mi

HOA detail

• Monthly dues: $75 · $900/yr

Listing history 6 events

1. 2026-06-21
   days on market $170,000 Active 85 DOM
2. 2026-02-27
   listed $170,000 New 956-char remark

   Show marketing remark (962 chars)

   Welcome home to this beautifully updated 2-bedroom, 1.5-bath townhome that offers comfort, style, and convenience. Ideal for first-time buyers or anyone looking for low-maintenance living, this home features recently renovated bathrooms and updated flooring throughout, creating a fresh and modern feel from the moment you walk in. The kitchen is equipped with sleek stainless steel appliances, providing both functionality and a contemporary touch for everyday cooking and entertaining. The open and inviting layout makes the living and dining areas perfect for relaxing or hosting guests. Upstairs, you’ll find two spacious bedrooms with ample closet space and a beautifully updated full bathroom. The additional half bath on the main level adds convenience for guests. Located in a desirable community with easy access to shopping, dining, and major highways, this townhome offers the perfect combination of comfort, updates, and affordability.

3. 2026-02-27
   listed $170,000 Active 962-char remark

   Show marketing remark (962 chars)

   Welcome home to this beautifully updated 2-bedroom, 1.5-bath townhome that offers comfort, style, and convenience. Ideal for first-time buyers or anyone looking for low-maintenance living, this home features recently renovated bathrooms and updated flooring throughout, creating a fresh and modern feel from the moment you walk in. The kitchen is equipped with sleek stainless steel appliances, providing both functionality and a contemporary touch for everyday cooking and entertaining. The open and inviting layout makes the living and dining areas perfect for relaxing or hosting guests. Upstairs, you’ll find two spacious bedrooms with ample closet space and a beautifully updated full bathroom. The additional half bath on the main level adds convenience for guests. Located in a desirable community with easy access to shopping, dining, and major highways, this townhome offers the perfect combination of comfort, updates, and affordability.

4. 2023-11-16
   soldstatus $164,900
5. 2018-11-21
   soldstatus $74,500
6. 2007-03-16
   soldstatus $62,000

ⓘ 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: $1,485 · $124/mo
• Projected year-2 tax: $1,564 · $130/mo
• Expected delta: +$79/yr (+$7/mo · 5.3%)

ⓘ 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 ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $17,803
• − Mortgage interest: −$9,523
• − Property taxes: −$1,485
• − Insurance: −$850
• − Repairs & maintenance: −$1,424
• − Management: −$1,424
• − HOA: −$900
• − Depreciation: −$4,945
• Taxable loss: −$2,748
• Est. tax savings @ 24.0%: +$660
• After-tax cash flow: $791/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

+174.2% since first listed

5 events — show timeline

• 2026-02-27 Listed $170,000 FMLS
• 2026-02-27 Listed $170,000 GAMLS
• 2023-11-16 Sold (Public Records) $164,900 Public Records
• 2018-11-21 Sold (Public Records) $74,500 Public Records
• 2007-03-16 Sold (Public Records) $62,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,485 · -0.9% YoY. Source: county tax records.