518 Spring St · Villa Rica, GA 30180

$149,900

4 bd · 1.5 ba · 1,216 sqft · SingleFamily public records · 6 Days on market

Built 1987 0.28 ac lot Est $218k · 31% under

---

Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Are You Looking For A Diamond In The Rough? INVESTORS AND HANDY HOMEOWERS SHOULD TAKE A LOOK AT THIS ONE. SURE IT NEEDS WORK, BUT CAN YOU FIND ANYTHING LESS EXPENSIVE? Rehab & Re-Sale OR Rehab & Rent This 3 Bed / 2 Bath Ranch Home In The Heart Of Villa Rica! This Property Is Minutes From I-20 & Hwy 61, Tons Of Shopping And Dining. This Property Needs Repairs, But It Is Livable As It Sits. It Includes Large Open Living Room; Full Kitchen With A Surprising Amount Of Cabinet Space, Hardwood & Tile Floors, Double Vanity, Soaking Tub & Separate Shower In The Primary Bath, Separate Laundry Room, One Car Garage, And It Come With A Large Storage Shed. With Work This Could Be A Dream Home In A Nice Quiet Area! Can't Beat This Location! Corporate Owner-Sold AS-IS, No Disclosures. NO BLIND OFFERS - Must Send Interior Pic To Prove You've Been There!! Not A Short Sale Or Foreclosure. Due To 90 Day Rule, No FHA Or ITIN Offers. SOLD AS IS. Proof Of Funds/Pre-Approval Required With Offer. Closing At Mcrae, Smith, Peek, Harman & Monroe, LLP Rome, GA. Listing Agent Holds Interest In Selling LLC.

Key facts

• Double vanity
• Full kitchen
• Tile floors

Tags

• LARGE OPEN LIVING ROOM
• FULL KITCHEN
• HARDWOOD FLOORS
• TILE FLOORS
• DOUBLE VANITY
• SOAKING TUB

Property features AI

Exterior

• Parking: Detached or attached garage (1 garage space); Driveway parking; Garage faces front; Level driveway; Open parking available
• Utilities: Public water; Public sewer; 110-volt electric service; Cable available; Electricity available; Natural gas available; Phone service available; Water service available
• Home design: Single-story home
• Construction: Wood siding exterior; Composition roof; Block foundation
• Exterior features: Covered front porch; Rain gutters; Backyard with chain link fence; Storage structure on the property

Interior

• Kitchen: Eat-in kitchen with stained cabinets; Laminate countertops; Range hood; Electric oven and electric range; Dishwasher; Kitchen overlooks the family room
• Bedrooms: Master suite on the main level; Roommate floor plan; Three bedrooms on the main level
• Flooring: Hardwood floors; Tile floors
• Bathrooms: Two full bathrooms; Master bath with double vanity, separate tub and shower, and soaking tub; Two main-level bathrooms
• Heating & cooling: Central heating (forced air, electric); Central air conditioning (electric); Ceiling fans
• Interior features: Double vanity sinks; High-speed internet available; No common walls
• Laundry & utility: Main-level laundry room; Mud room

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $626 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 11.3% 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: Villa Rica Elementary School (math 42% / reading 32%, grade F, #485 of 1,228 statewide, top 41%, 432 students, 69% 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 at typical pace (median 22d on market — plan ~3-4 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 $4k 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.
• At projected returns (-3.0% appreciation + 2.4% rent growth), your $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 11y ago 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.
• Current owner paid $109k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,900

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. 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.
3. 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.
4. 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: 1.40% ✓
• Cap rate: 11.31%
• Cash-on-cash: 17.90%
• DSCR: 1.80
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $217,664
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
517 Spring St	0.03mi	3/1.0 (-1)	1,268 (+4%)	4mo	$75,000	$59	81
206 Peachtree St	0.29mi	3/2.0 (-1)	1,247 (+2%)	15mo	$230,000	$184	63
160 Alton Cir	0.43mi	3/2.5 (-1)	1,280 (+5%)	8mo	$195,000	$152	55
506 Bolijeri Blvd	0.65mi	3/1.5 (-1)	1,199 (-1%)	10mo	$236,000	$197	54
413 Erin Ct	0.48mi	3/2.0 (-1)	1,233 (+1%)	18mo	$230,000	$187	53
210 N Candler St	0.35mi	3/2.0 (-1)	1,260 (+4%)	23mo	$225,000	$179	52
411 S Carroll Rd	0.35mi	4/3.5	1,350 (+11%)	21mo	$205,000	$152	40
96 Anderson Rd	0.74mi	3/2.0 (-1)	1,104 (-9%)	5mo	$169,340	$153	39

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: 8.8%
• Equity multiple: 1.34×
• Total profit: $14,406
• Equity at exit: $22,351

10-year hold

• IRR: 17.5%
• Equity multiple: 2.41×
• Total profit: $59,083
• Equity at exit: $12,961

Cash invested: $41,972 (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: 6.0×

Monthly cashflow live

• Estimated rent: $2,097 high
• Mortgage (P&I): −$786
• Tax from tax record: −$182 /mo · $2,178/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $626

Break-even live

Break-even rent $1,304

Max offer price $149,900

Occupancy floor 65%

Sensitivity live

Price	-10% $711	-5% $669	+0% $626	+5% $584	+10% $541
Rent	-10% $461	-5% $543	+0% $626	+5% $709	+10% $792
Rate	-1.0pp $702	-0.5pp $664	base $626	+0.5pp $587	+1.0pp $548

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
730 Parker St Villa Rica, GA	3.0	1.5	1474	$1,415	$0.96	5d	1	0.37mi
731 Parker St Villa Rica, GA	4.0	2.0	1474	$1,765	$1.20	45d	1	0.41mi
24 Azalea Dr Villa Rica, GA	3.0	2.0	1268	$1,750	$1.38	45d	1	0.71mi
200 Industrial Blvd Villa Rica, GA	2.0–3.0	2.0	1220	$1,877	$1.54	0d	9	0.86mi
540 S Carroll Rd Villa Rica, GA	1.0–3.0	1.0–2.0	1018	$1,630	$1.60	0d	12	0.96mi
191 Commerce Dr Villa Rica, GA	1.0–3.0	1.0–2.0	1063	$2,641	$2.48	3d	31	1.06mi
502 Robson Dr Villa Rica, GA	3.0	2.5	1421	$1,765	$1.24	22d	1	1.29mi
502 Robson Dr Villa Rica, GA	3.0	2.5	1421	$1,765	$1.24	25d	1	1.29mi

Listing history 5 events

1. 2026-06-21
   days on market $149,900 Active 6 DOM
2. 2026-06-18
   days on market $149,900 Active 3 DOM
3. 2026-06-17
   days on market $149,900 Active 2 DOM
4. 2026-06-16
   remarks 679-char remark
5. 2026-06-16
   listed $149,900 Active 1 DOM

ⓘ 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: $2,178 · $182/mo
• Projected year-2 tax: $2,178 · $182/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 5/10 Major 7 d/yr ≥103°F today · 19 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: $25,159
• − Mortgage interest: −$8,397
• − Property taxes: −$2,178
• − Insurance: −$750
• − Repairs & maintenance: −$2,013
• − Management: −$2,013
• − Depreciation: −$4,361
• Taxable income: $5,448
• Est. tax owed @ 24.0%: −$1,308
• After-tax cash flow: $6,207/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

+175.0% since first listed

14 events — show timeline

• 2026-06-15 Listed $149,900 FMLS
• 2026-06-15 Listed $149,900 GAMLS
• 2026-05-05 Sold (Public Records) $109,305 Public Records
• 2017-09-21 Sold (Public Records) $103,000 Public Records
• 2017-09-18 Sold (MLS) $103,000 GAMLS
• 2017-08-23 Pending — GAMLS
• 2017-03-03 Listed $119,900 GAMLS
• 2016-08-08 Listing Removed — GAMLS
• 2016-03-31 Relisted — GAMLS
• 2016-03-08 Pending — GAMLS
• 2016-02-29 Listed $100,000 GAMLS
• 2015-12-01 Listing Removed — GAMLS
• 2015-08-11 Listed $105,000 GAMLS
• 1990-10-30 Sold (Public Records) $54,500 Public Records

Property tax history

+4.0%/yr

Latest (2025): $2,178 · -0.9% YoY. Source: county tax records.