1490 Broad St NE · Milstead, GA 30012

$135,000

2 bd · 1.0 ba · 832 sqft · SingleFamily public records · 174 Days on market

Built 1900 0.47 ac lot $162/sqft · 14% above area Est $237k · 43% under

---

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 +20.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +5.8/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Buyer name on contract must match the party closing. Discover the potential in this 2-bedroom, 1-bath ranch cottage located in the heart of Conyers. Built in 1900, the home features updated laminate flooring and granite countertops on the main level, offering a solid foundation for your finishing touches. The daylight basement includes additional finished rooms and a full bath with a private exterior entrance, providing flexible space for storage, workspace, or future expansion. With a level, private lot and convenient access to local amenities, this property is ideal for investors, renovators, or buyers looking to customize a home to their needs. Home is sold AsIs.

Key facts

• Separate entrance
• Full basement
• Granite countertops

Tags

• FULL BASEMENT
• SEPARATE ENTRANCE
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $109 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Market conditions: Rents flat; 278 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 483 units permitted in Rockdale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k 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

• It's been on market 174 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $60k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $68k; list at $135k implies a 99% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; major wind risk, 27% 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 $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 174 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.08% ✓
• Cap rate: 7.75%
• Cash-on-cash: 5.22%
• DSCR: 1.23
• GRM: 7.7

CMA / ARV

• ARV (median comp): $236,627
• List price: $135,000
• Delta: -42.95%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1725 River St NE	0.17mi	2/1.0	874 (+5%)	18mo	$172,000	$197	69
1589 Elm St NE	0.20mi	1/1.0 (-1)	790 (-5%)	16mo	$179,900	$228	64
1960 River St NE	0.07mi	2/2.0	899 (+8%)	22mo	$197,000	$219	61

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: -14.1%
• Equity multiple: 0.51×
• Total profit: $-18,597
• Equity at exit: $20,129

10-year hold

• IRR: -10.8%
• Equity multiple: 0.43×
• Total profit: $-21,488
• Equity at exit: $11,672

Cash invested: $37,800 (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: 278
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,465 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$229 /mo · $2,742/yr
• Insurance: −$56
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $109

Break-even live

Break-even rent $1,327

Max offer price $135,000

Occupancy floor 88%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1501 Renaissance Dr NE Conyers, GA	1.0–3.0	1.0–2.0	1115	$1,423	$1.28	2d	14	0.77mi
1500 Brandon Glen Way Conyers, GA	1.0–3.0	1.0–2.0	971	$1,526	$1.57	3d	10	1.09mi
1075 Eastview Rd NE Unit A Conyers, GA	2.0	1.0	1018	$1,250	$1.23	44d	1	1.46mi

Listing history 26 events

1. 2026-06-04
   status $135,000 Under Contract 174 DOM
2. 2026-06-01
   status $135,000 Pending Offer Approval 174 DOM
3. 2026-05-31
   days on market $135,000 Active 174 DOM
4. 2026-04-25
   price $135,000 674-char remark

   Show marketing remark (674 chars)

   Buyer name on contract must match the party closing. Discover the potential in this 2-bedroom, 1-bath ranch cottage located in the heart of Conyers. Built in 1900, the home features updated laminate flooring and granite countertops on the main level, offering a solid foundation for your finishing touches. The daylight basement includes additional finished rooms and a full bath with a private exterior entrance, providing flexible space for storage, workspace, or future expansion. With a level, private lot and convenient access to local amenities, this property is ideal for investors, renovators, or buyers looking to customize a home to their needs. Home is sold AsIs.

5. 2026-03-23
   price $149,500 674-char remark

   Show marketing remark (674 chars)

   Buyer name on contract must match the party closing. Discover the potential in this 2-bedroom, 1-bath ranch cottage located in the heart of Conyers. Built in 1900, the home features updated laminate flooring and granite countertops on the main level, offering a solid foundation for your finishing touches. The daylight basement includes additional finished rooms and a full bath with a private exterior entrance, providing flexible space for storage, workspace, or future expansion. With a level, private lot and convenient access to local amenities, this property is ideal for investors, renovators, or buyers looking to customize a home to their needs. Home is sold AsIs.

6. 2026-02-23
   price $169,900 674-char remark

   Show marketing remark (674 chars)

   Buyer name on contract must match the party closing. Discover the potential in this 2-bedroom, 1-bath ranch cottage located in the heart of Conyers. Built in 1900, the home features updated laminate flooring and granite countertops on the main level, offering a solid foundation for your finishing touches. The daylight basement includes additional finished rooms and a full bath with a private exterior entrance, providing flexible space for storage, workspace, or future expansion. With a level, private lot and convenient access to local amenities, this property is ideal for investors, renovators, or buyers looking to customize a home to their needs. Home is sold AsIs.

7. 2026-01-15
   price $174,500 674-char remark

   Show marketing remark (674 chars)

   Buyer name on contract must match the party closing. Discover the potential in this 2-bedroom, 1-bath ranch cottage located in the heart of Conyers. Built in 1900, the home features updated laminate flooring and granite countertops on the main level, offering a solid foundation for your finishing touches. The daylight basement includes additional finished rooms and a full bath with a private exterior entrance, providing flexible space for storage, workspace, or future expansion. With a level, private lot and convenient access to local amenities, this property is ideal for investors, renovators, or buyers looking to customize a home to their needs. Home is sold AsIs.

8. 2025-12-08
   listed $195,000 New 674-char remark

   Show marketing remark (674 chars)

   Buyer name on contract must match the party closing. Discover the potential in this 2-bedroom, 1-bath ranch cottage located in the heart of Conyers. Built in 1900, the home features updated laminate flooring and granite countertops on the main level, offering a solid foundation for your finishing touches. The daylight basement includes additional finished rooms and a full bath with a private exterior entrance, providing flexible space for storage, workspace, or future expansion. With a level, private lot and convenient access to local amenities, this property is ideal for investors, renovators, or buyers looking to customize a home to their needs. Home is sold AsIs.

9. 2025-07-31
   historical
10. 2025-07-31
    historical
11. 2025-06-11
    price $219,900
12. 2025-06-11
    price $219,900
13. 2025-04-14
    price $235,500
14. 2025-04-14
    price $235,500
15. 2025-03-05
    price $245,500
16. 2025-03-05
    price $245,500
17. 2025-02-13
    listed $255,000 Active
18. 2025-02-12
    listed $255,000 New
19. 2025-01-22
    historical
20. 2025-01-22
    historical
21. 2024-11-24
    listed $265,000 Active
22. 2024-11-24
    historical
23. 2024-11-24
    listed $265,000 New
24. 2024-05-07
    soldstatus $68,000
25. 1983-01-01
    soldstatus $20,000
26. 1982-10-12
    soldstatus $20,000

ⓘ 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: $2,742 · $229/mo
• Projected year-2 tax: $2,742 · $229/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $17,577
• − Mortgage interest: −$7,562
• − Property taxes: −$2,742
• − Insurance: −$1,342
• − Repairs & maintenance: −$1,406
• − Management: −$1,406
• − Depreciation: −$3,927
• Taxable loss: −$809
• Est. tax savings @ 24.0%: +$194
• After-tax cash flow: $1,501/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: 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 — Milstead

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Milstead, GA
• County: Rockdale County · 96,534 people
• 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

+575.0% since first listed

23 events — show timeline

• 2026-04-25 Price Changed $135,000 GAMLS
• 2026-03-23 Price Changed $149,500 GAMLS
• 2026-02-23 Price Changed $169,900 GAMLS
• 2026-01-15 Price Changed $174,500 GAMLS
• 2025-12-08 Listed $195,000 GAMLS
• 2025-07-31 Listing Removed — GAMLS
• 2025-07-31 Listing Removed — FMLS
• 2025-06-11 Price Changed $219,900 GAMLS
• 2025-06-11 Price Changed $219,900 FMLS
• 2025-04-14 Price Changed $235,500 GAMLS
• 2025-04-14 Price Changed $235,500 FMLS
• 2025-03-05 Price Changed $245,500 GAMLS
• 2025-03-05 Price Changed $245,500 FMLS
• 2025-02-13 Listed $255,000 FMLS
• 2025-02-12 Listed $255,000 GAMLS
• 2025-01-22 Listing Removed — GAMLS
• 2025-01-22 Listing Removed — FMLS
• 2024-11-24 Listed $265,000 FMLS
• 2024-11-24 Coming Soon — FMLS
• 2024-11-24 Listed $265,000 GAMLS
• 2024-05-07 Sold (Public Records) $68,000 Public Records
• 1983-01-01 Sold (Public Records) $20,000 Public Records
• 1982-10-12 Sold (Public Records) $20,000 Public Records

Property tax history

+7.1%/yr

Latest (2025): $2,742 · +15.4% YoY. Source: county tax records.