240 Randette Drs · Porterdale, GA 30016

$286,500

5 bd · 3.0 ba · 2,772 sqft · SingleFamily public records · 11 Days on market

Built 2020 Fair condition 8,276 sqft lot $103/sqft · 26% below area Est $386k · 26% under $35/mo HOA · 1% of rent

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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 +19.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +5.0/10.0
• Rent growth +3.0/5.0
• Livability +2.9/5.0
• Condition / age +2.2/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here's your chance to grab a newer home with space, style, and upside. This 5-bedroom, 3-bath home in Covington was built in 2020 and offers 2,772 square feet with a great layout that includes a guest bedroom on the main, open living and kitchen space, upstairs loft, and upstairs laundry. The kitchen is a standout feature with dark cabinets, solid-surface counters, stainless range and microwave, and a large island that anchors the space. Outside, you'll find brick accents, Hardie Plank siding, a 2-car garage, patio, and a backyard with a wooded backdrop. The home does need work, including flooring, some appliances, paint, and wall repairs, but the newer construction and roomy floor plan make it a smart fixer-upper opportunity. SOLD AS IS - FHA203K is an option!

Key facts

• Upstairs loft
• Dark cabinets
• Guest bedroom

Tags

• GUEST BEDROOM
• OPEN LIVING AND KITCHEN SPACE
• UPSTAIRS LOFT
• UPSTAIRS LAUNDRY
• DARK CABINETS
• SOLID-SURFACE COUNTERS

Property features AI

Finance

• HOA & community: Annual association fee of $425; Association includes grounds maintenance; Community features: homeowners association, playground, sidewalks, street lights

Exterior

• Parking: Garage (2 spaces total)
• Utilities: Public water; Public sewer; 220 volt electric service; Cable available
• Home design: Two levels; Fee simple ownership; Property listed in fixer condition
• Construction: Brick, cement siding, and concrete construction; Composition roof; Slab foundation; Built with public utilities
• Exterior features: Patio; Paved road access

Interior

• Kitchen: Eat-in kitchen; Kitchen island; Pantry (walk-in)
• Bedrooms: One main-level bedroom; Four upper-level bedrooms
• Flooring: Other
• Bathrooms: Three full bathrooms; One main-level bathroom; Two upper-level full bathrooms; Master bathroom with separate tub and shower
• Heating & cooling: Central heating; Electric heating; Hot water heating; Central air; Ceiling fan(s); Electric cooling
• Interior features: Disappearing attic stairs; Walk-in closet(s); No common walls
• Laundry & utility: Laundry room on upper level; Electric water heater

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $286k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $315 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $286k).
• Cap rate 7.6% vs local median 5.1% 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: amenities F, commute F, employment 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.
• Zoned schools: South Salem Elementary School (math 8% / reading 15%, grade F, #1,069 of 1,228 statewide, top 87%, 852 students, 85% FRL); Newton High School (math 8% / reading 12%, grade F, #365 of 424 statewide, top 88%, 2,472 students, 85% FRL) — zoned schools average 85% FRL vs 59% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 419 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,480 units permitted in Newton County in 2024 (702 in 5+ unit buildings).
• This rent runs 43% of the median local income ($80k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Newton County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.

Recommended offer $286,500

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.00% ✓
• Cap rate: 7.61%
• Cash-on-cash: 4.71%
• DSCR: 1.21
• GRM: 8.3

CMA / ARV

• ARV (median comp): $386,295
• List price: $286,500
• Delta: -25.83%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25 Amberjack Trl	0.20mi	5/3.0	2,511 (-9%)	10mo	$390,225	$155	67
55 Vermillion Way	0.22mi	5/3.0	2,511 (-9%)	10mo	$398,394	$159	65
225 Mary Jane Ln	0.45mi	5/3.0	2,840 (+2%)	12mo	$369,000	$130	64
205 Amberjack Trl	0.28mi	5/3.0	2,511 (-9%)	13mo	$382,515	$152	60
185 Amberjack Trl	0.27mi	5/3.0	2,511 (-9%)	14mo	$379,770	$151	60
85 Shiver Blvd	0.55mi	5/2.5	2,901 (+5%)	11mo	$345,000	$119	56
15 Mary Jane Ln	0.49mi	5/3.5	2,606 (-6%)	13mo	$357,000	$137	54
305 Shiver Blvd	0.64mi	6/4.5 (+1)	2,708 (-2%)	4mo	$440,000	$162	52
164 Mary Jane Ln	0.39mi	4/2.5 (-1)	2,399 (-14%)	3mo	$340,000	$142	50
65 Mary Jane Ln	0.42mi	5/4.0	3,126 (+13%)	6mo	$375,000	$120	50
25 Mary Jane Ln	0.48mi	5/4.0	3,126 (+13%)	5mo	$385,000	$123	48
620 Brickstone Ct	0.70mi	4/4.0 (-1)	3,024 (+9%)	8mo	$444,000	$147	36

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 · 1.84% rent growth · sell at horizon

5-year hold

• IRR: -10.3%
• Equity multiple: 0.63×
• Total profit: $-29,655
• Equity at exit: $42,718

10-year hold

• IRR: -2.6%
• Equity multiple: 0.84×
• Total profit: $-13,166
• Equity at exit: $24,771

Cash invested: $80,220 (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 30016

• Home prices YoY: -8.6%
• Rents YoY: 1.8%
• Active inventory: 419
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,870 high
• Mortgage (P&I): −$1,502
• Tax from tax record: −$296 /mo · $3,546/yr
• Insurance: −$119
• HOA: −$35
• Vacancy / Maint / Mgmt: −$603
• Net cashflow: $315

Break-even live

Break-even rent $2,471

Max offer price $286,500

Occupancy floor 84%

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: $71,625
• Closing costs: $8,595
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
85 Mary Jane Ln Covington, GA	5.0	4.0	3135	$3,200	$1.02	43d	1	0.42mi
175 Tulip Dr Covington, GA	4.0	3.5	2768	$2,850	$1.03	20d	1	1.08mi
165 Tulip Dr Covington, GA	4.0	3.5	2493	$2,346	$0.94	22d	1	1.09mi
75 Tulip Dr Covington, GA	5.0	3.0	3170	$2,336	$0.74	22d	1	1.18mi
330 Fieldstone Ln Covington, GA	4.0	2.0	2002	$2,205	$1.10	15d	1	1.19mi
115 Tamalynn Trl Covington, GA	4.0	2.0	2157	$2,245	$1.04	1d	1	1.36mi

HOA detail

• Monthly dues: $35 · $420/yr

Listing history 17 events

1. 2026-06-18
   days on market $286,500 Active 11 DOM
2. 2026-06-17
   days on market $286,500 Active 10 DOM
3. 2026-06-16
   days on market $286,500 Active 9 DOM
4. 2026-06-15
   days on market $286,500 Active 8 DOM
5. 2026-06-13
   days on market $286,500 Active 6 DOM
6. 2026-06-13
   days on market $286,500 Active 5 DOM
7. 2026-06-09
   days on market $286,500 Active 2 DOM
8. 2026-06-08
   statusdays on marketlisting id $286,500 Active 1 DOM
9. 2026-06-07
   pricestatusdays on market $286,500 Price Change 12 DOM
10. 2026-06-04
    days on market $301,100 New 9 DOM
11. 2026-06-03
    days on market $301,100 New 8 DOM
12. 2026-06-02
    days on market $301,100 New 7 DOM
13. 2026-06-01
    days on market $301,100 New 6 DOM
14. 2026-05-31
    days on market $301,100 New 5 DOM
15. 2026-04-27
    historical $301,100 771-char remark

    Show marketing remark (771 chars)

    Here's your chance to grab a newer home with space, style, and upside. This 5-bedroom, 3-bath home in Covington was built in 2020 and offers 2,772 square feet with a great layout that includes a guest bedroom on the main, open living and kitchen space, upstairs loft, and upstairs laundry. The kitchen is a standout feature with dark cabinets, solid-surface counters, stainless range and microwave, and a large island that anchors the space. Outside, you'll find brick accents, Hardie Plank siding, a 2-car garage, patio, and a backyard with a wooded backdrop. The home does need work, including flooring, some appliances, paint, and wall repairs, but the newer construction and roomy floor plan make it a smart fixer-upper opportunity. SOLD AS IS - FHA203K is an option!

16. 2026-04-16
    listed $301,100 New 771-char remark

    Show marketing remark (771 chars)

    Here's your chance to grab a newer home with space, style, and upside. This 5-bedroom, 3-bath home in Covington was built in 2020 and offers 2,772 square feet with a great layout that includes a guest bedroom on the main, open living and kitchen space, upstairs loft, and upstairs laundry. The kitchen is a standout feature with dark cabinets, solid-surface counters, stainless range and microwave, and a large island that anchors the space. Outside, you'll find brick accents, Hardie Plank siding, a 2-car garage, patio, and a backyard with a wooded backdrop. The home does need work, including flooring, some appliances, paint, and wall repairs, but the newer construction and roomy floor plan make it a smart fixer-upper opportunity. SOLD AS IS - FHA203K is an option!

17. 2025-08-06
    soldstatus $283,249

ⓘ 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: $3,546 · $296/mo
• Projected year-2 tax: $3,546 · $296/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $34,439
• − Mortgage interest: −$16,048
• − Property taxes: −$3,546
• − Insurance: −$1,432
• − Repairs & maintenance: −$2,755
• − Management: −$2,755
• − HOA: −$420
• − Depreciation: −$8,335
• Taxable loss: −$853
• Est. tax savings @ 24.0%: +$205
• After-tax cash flow: $3,983/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 · 11 photos

Fair 45/100 Moderate rehab

This 5-bedroom, 3-bath home in Covington, built in 2020, needs moderate repairs and maintenance, including new flooring and appliances. The newer construction and roomy floor plan make it a good investment opportunity.

Repairs flagged

• Major concrete floors — concrete floors in living areas
• Major paint — paint peeling, visible damage
• Major wall repairs — paint peeling, visible damage

Value-add opportunities

• Both paint and wall repairs — paint peeling, visible damage
• Both new flooring — concrete floors in living areas
• Both new appliances — existing appliances need replacement

Renovation cost estimate screening

Repair item	Severity	Est. cost
concrete floors · concrete floors in living areas	Major	$15,000–50,000
paint · paint peeling, visible damage	Major	$15,000–50,000
wall repairs · paint peeling, visible damage	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both paint and wall repairs — paint peeling, visible damage ↑
• Both new flooring — concrete floors in living areas ↑
• Both new appliances — existing appliances need replacement ↑

ⓘ 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: 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

• County: Newton County · 104,393 people
• City population: 76
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 62,968
• Household income: $79,527
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 1172.0

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 0.57)
• Race & ethnicity: Black 59% White 29% Two or more races 8% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -29.68%
• Current HPI: 317.5605
• Rent YoY: ▲ 1.84%
• 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

+1.1% since first listed

6 events — show timeline

• 2026-06-05 Price Changed $286,500 GAMLS
• 2026-05-27 Listed $286,500 FMLS
• 2026-05-27 Listed $301,100 GAMLS
• 2026-04-27 Coming Soon $301,100 GAMLS
• 2026-04-16 Listed $301,100 GAMLS
• 2025-08-06 Sold (Public Records) $283,249 Public Records

Property tax history

+3.3%/yr

Latest (2025): $3,546 · +4.6% YoY. Source: county tax records.