1285 Polk Xing · McDonough, GA 30252

$349,900

4 bd · 2.5 ba · 3,158 sqft · SingleFamily public records · 41 Days on market

Built 2015 3,789 sqft lot $111/sqft · 14% below area Est $407k · 14% under $83/mo HOA · 3% of rent

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Why this score? — see what drove the D- 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).

• ARV discount +13.8/15.0
• Cash flow +8.9/30.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Rent growth +2.9/5.0
• Schools +2.6/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautiful 4-bedroom, 2.5-bath residence offering space, comfort, and convenience. The main level features a formal dining room and an open-concept layout perfect for entertaining. The kitchen includes a large island overlooking the spacious family room with a cozy fireplace. The oversized primary suite offers a relaxing sitting area and a large walk-in closet. Three additional bedrooms provide plenty of room for family, guests, or a home office. Located in the desirable Ola school district and conveniently close to shopping and restaurants. Enjoy neighborhood amenities including a community pool and play area.

Key facts

• 3,789 sq ft lot
• 2 garage spots
• Built 2015

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-281 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $300k (14.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $275k (21.3% below list).
• Recommended offer: $275k (21.3% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.9% in McDonough — 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 63/100 on livability (#279 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: schools D, crime D, amenities F.
• Henry County (rural): math 24% / reading 33% proficiency, ranked #89 of 174 in GA (top 51%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+1.5%/yr); 569 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,989 units permitted in Henry County in 2024 (92 in 5+ unit buildings).
• This rent runs 33% of the median local income ($101k/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 $10k of value loss. Plan a longer hold.
• Henry 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 41 days — a 3% lower offer ($339k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $25k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $275,328 (21.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.79% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.44%
• DSCR: 0.85
• GRM: 10.6

CMA / ARV

• ARV (median comp): $406,599
• List price: $349,900
• Delta: -13.94%
• 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
1186 Diamond Xing	0.04mi	5/3.5 (+1)	3,376 (+7%)	6mo	$400,000	$118	72
217 Kindness Cir	0.44mi	5/4.0 (+1)	3,131 (-1%)	4mo	$496,878	$159	64
1309 Lower Falls Dr	0.43mi	4/2.5	2,920 (-8%)	8mo	$350,000	$120	61
1324 Cochran Xing	0.25mi	5/3.0 (+1)	3,500 (+11%)	3mo	$400,000	$114	61
645 Vidalia Pkwy	0.53mi	5/3.0 (+1)	2,956 (-6%)	3mo	$424,000	$143	55
1219 Polk Xing	0.29mi	4/3.0	2,713 (-14%)	8mo	$253,000	$93	55
371 Interlake Pass	0.61mi	5/3.0 (+1)	3,014 (-5%)	4mo	$383,000	$127	53
117 Gingers Way	0.57mi	5/3.0 (+1)	3,419 (+8%)	7mo	$525,000	$154	47
322 Delta Dr	0.73mi	5/3.0 (+1)	3,402 (+8%)	6mo	$524,993	$154	41
707 Hot Springs Trl	0.70mi	3/2.0 (-1)	2,739 (-13%)	1mo	$308,700	$113	38
515 Dulles Dr	0.73mi	5/3.5 (+1)	3,460 (+10%)	5mo	$565,000	$163	37
1006 Harbor View Ln	0.67mi	3/2.0 (-1)	2,691 (-15%)	2mo	$310,000	$115	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 · 1.52% rent growth · sell at horizon

5-year hold

• IRR: -23.7%
• Equity multiple: 0.20×
• Total profit: $-78,574
• Equity at exit: $52,171

10-year hold

• IRR: -23.3%
• Equity multiple: -0.10×
• Total profit: $-107,298
• Equity at exit: $30,253

Cash invested: $97,972 (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 30252

• Home prices YoY: -31.4%
• Rents YoY: 1.5%
• Active inventory: 569
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,753 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$392 /mo · $4,709/yr
• Insurance: −$146
• HOA: −$83
• Vacancy / Maint / Mgmt: −$578
• Net cashflow: $-281

Break-even live

Break-even rent $3,109

Max offer price $300,255

Occupancy floor —

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
166 Everett Sq McDonough, GA	4.0	2.5	2401	$2,659	$1.11	5d	1	0.16mi
1218 Polk Xing McDonough, GA	4.0	3.0	2715	$2,349	$0.87	43d	1	0.27mi
633 Vidalia Pkwy McDonough, GA	4.0	2.5	2622	$3,300	$1.26	43d	1	0.49mi
362 Interlake Pass McDonough, GA	4.0	2.5	2788	$2,500	$0.90	10d	1	0.52mi
220 Warm Springs Trl Unit MC McDonough, GA	4.0	2.5	2825	$2,550	$0.90	43d	1	0.58mi
1209 Creek Crossing Dr McDonough, GA	4.0	2.5	2400	$2,380	$0.99	24d	1	0.80mi
308 Meeting St McDonough, GA	3.0	3.5	2108	$1,690	$0.80	12d	1	1.22mi
356 Madison Grace Ave McDonough, GA	4.0	2.5	2968	$2,401	$0.81	5d	1	1.43mi

HOA detail

• Monthly dues: $83 · $996/yr
• Likely covers: pool

Listing history 33 events

1. 2026-06-18
   days on market $349,900 Active 41 DOM
2. 2026-06-17
   days on market $349,900 Active 40 DOM
3. 2026-06-16
   days on market $349,900 Active 39 DOM
4. 2026-06-15
   days on market $349,900 Active 38 DOM
5. 2026-06-13
   days on market $349,900 Active 36 DOM
6. 2026-06-09
   days on market $349,900 Active 32 DOM
7. 2026-06-08
   days on market $349,900 Active 31 DOM
8. 2026-06-07
   days on market $349,900 Active 30 DOM
9. 2026-06-04
   days on market $349,900 Active 27 DOM
10. 2026-06-03
    days on market $349,900 Active 26 DOM
11. 2026-06-02
    days on market $349,900 Active 25 DOM
12. 2026-06-01
    days on market $349,900 Active 24 DOM
13. 2026-05-31
    days on market $349,900 Active 23 DOM
14. 2026-05-08
    listed $375,000 New 638-char remark

    Show marketing remark (638 chars)

    Welcome home to this beautiful 4-bedroom, 2.5-bath residence offering space, comfort, and convenience. The main level features a formal dining room and an open-concept layout perfect for entertaining. The kitchen includes a large island overlooking the spacious family room with a cozy fireplace. The oversized primary suite offers a relaxing sitting area and a large walk-in closet. Three additional bedrooms provide plenty of room for family, guests, or a home office. Located in the desirable Ola school district and conveniently close to shopping and restaurants. Enjoy neighborhood amenities including a community pool and play area.

15. 2026-05-08
    listed $375,000 Active 638-char remark

    Show marketing remark (638 chars)

    Welcome home to this beautiful 4-bedroom, 2.5-bath residence offering space, comfort, and convenience. The main level features a formal dining room and an open-concept layout perfect for entertaining. The kitchen includes a large island overlooking the spacious family room with a cozy fireplace. The oversized primary suite offers a relaxing sitting area and a large walk-in closet. Three additional bedrooms provide plenty of room for family, guests, or a home office. Located in the desirable Ola school district and conveniently close to shopping and restaurants. Enjoy neighborhood amenities including a community pool and play area.

16. 2026-04-09
    historical $375,000 638-char remark

    Show marketing remark (638 chars)

    Welcome home to this beautiful 4-bedroom, 2.5-bath residence offering space, comfort, and convenience. The main level features a formal dining room and an open-concept layout perfect for entertaining. The kitchen includes a large island overlooking the spacious family room with a cozy fireplace. The oversized primary suite offers a relaxing sitting area and a large walk-in closet. Three additional bedrooms provide plenty of room for family, guests, or a home office. Located in the desirable Ola school district and conveniently close to shopping and restaurants. Enjoy neighborhood amenities including a community pool and play area.

17. 2026-04-09
    historical $375,000 638-char remark

    Show marketing remark (638 chars)

    Welcome home to this beautiful 4-bedroom, 2.5-bath residence offering space, comfort, and convenience. The main level features a formal dining room and an open-concept layout perfect for entertaining. The kitchen includes a large island overlooking the spacious family room with a cozy fireplace. The oversized primary suite offers a relaxing sitting area and a large walk-in closet. Three additional bedrooms provide plenty of room for family, guests, or a home office. Located in the desirable Ola school district and conveniently close to shopping and restaurants. Enjoy neighborhood amenities including a community pool and play area.

18. 2026-03-27
    historical
19. 2026-02-11
    price $399,900
20. 2026-01-08
    price $410,000
21. 2025-09-30
    listed $420,000 New
22. 2024-03-01
    soldstatus $390,000
23. 2024-02-22
    soldstatus $390,000 Closed
24. 2024-02-22
    soldstatus $390,000 Sold
25. 2024-01-24
    status Under Contract
26. 2024-01-24
    status Pending
27. 2024-01-12
    price $394,999
28. 2024-01-12
    price $394,999
29. 2023-12-05
    listed $399,999 Active
30. 2023-12-05
    listed $399,999 New
31. 2009-10-05
    soldstatus $341,000
32. 2009-10-05
    soldstatus $460,000
33. 2009-08-18
    soldstatus $1,250,000

ⓘ 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: $4,709 · $392/mo
• Projected year-2 tax: $4,709 · $392/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 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,039
• − Mortgage interest: −$19,600
• − Property taxes: −$4,709
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,643
• − Management: −$2,643
• − HOA: −$996
• − Depreciation: −$10,179
• Taxable loss: −$9,480
• Est. tax savings @ 24.0%: +$2,275
• After-tax cash flow: $-1,097/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: Henry County
• NCES district ID: 1302820
• Math proficiency: 24% ▼ -9.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $62,594
• Composite: 26.13/100
• National rank: #7279
• State rank: #89 of 174 in GA

Livability — McDonough

• Score: 63/100
• State rank: #279
• US rank: #14962

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment B Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McDonough, GA
• County: Henry County · 316,359 people
• City population: 114,333
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 49,554
• Household income: $100,770
• Rent vs Own: 10.5% rent · 89.5% own
• Severe rent burden: 343.0

Population outlook (Henry County) Hauer SSP2

• Today (2025): 249,041 people
• By 2030: 264,369 · +6.2%
• By 2040: 294,459 · +18.2%
• By 2050: 322,249 · +29.4%
• By 2075: 392,310 · +57.5%
• By 2100: 437,836 · +75.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 48% Black 36% Two or more races 11% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4%
• Common ancestry: Hispanic 2% Slovak 1% Italian 1%
• Foreign-born: 7% · Canada, Vietnam, South Korea
• Languages at home: 91% English-only · Spanish 4% French/Haitian/Cajun 2% Vietnamese 1%

Political lean MEDSL · Henry

• 2024 margin: Strong D (+29.7) · D 64.5% · R 34.9%
• 2008→2024 swing: +37.1pp toward D · 2008: -7.5pp · 2024: 29.7pp
• All cycles: 2024: D+29.7 2020: D+20.5 2016: D+4.3 2012: R+3.2 2008: R+7.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -94.97%
• Current HPI: 207.2801
• Rent YoY: ▲ 1.52%
• 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

-70.0% since first listed

20 events — show timeline

• 2026-05-08 Listed $375,000 GAMLS
• 2026-05-08 Listed $375,000 FMLS
• 2026-04-09 Coming Soon $375,000 GAMLS
• 2026-04-09 Coming Soon $375,000 FMLS
• 2026-03-27 Listing Removed — GAMLS
• 2026-02-11 Price Changed $399,900 GAMLS
• 2026-01-08 Price Changed $410,000 GAMLS
• 2025-09-30 Listed $420,000 GAMLS
• 2024-03-01 Sold (Public Records) $390,000 Public Records
• 2024-02-22 Sold (MLS) $390,000 GAMLS
• 2024-02-22 Sold (MLS) $390,000 FMLS
• 2024-01-24 Pending — GAMLS
• 2024-01-24 Pending — FMLS
• 2024-01-12 Price Changed $394,999 GAMLS
• 2024-01-12 Price Changed $394,999 FMLS
• 2023-12-05 Listed $399,999 GAMLS
• 2023-12-05 Listed $399,999 FMLS
• 2009-10-05 Sold (Public Records) $460,000 Public Records
• 2009-10-05 Sold (Public Records) $341,000 Public Records
• 2009-08-18 Sold (Public Records) $1,250,000 Public Records

Property tax history

+13.9%/yr

Latest (2025): $4,709 · -4.3% YoY. Source: county tax records.