12237 Dickson Rd · Lovejoy, GA 30228

$259,900

4 bd · 3.0 ba · 2,668 sqft · SingleFamily public records · 167 Days on market

Built 2004 0.57 ac lot $97/sqft · 28% below area Est $362k · 28% under $38/mo HOA · 1% of rent ↓ 13% since listing

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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 +16.1/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.1/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

12237 Dickson Rd 4 bed | 3 bath | 2667 sq ft | 0.57 acres appx. Main-level bedroom and full bath give you real options. Sunken family room with fireplace, formal living and dining, kitchen with center island, plus a big patio and yard ready for weekends. Want to see it? Shoot me a message.#AdamsAMI Perfect for cash or a rehab loan.

Key facts

• Main level bedroom
• Formal dining room
• Sunken family room

Tags

• MAIN LEVEL BEDROOM
• MULTIPLE LIVING SPACES
• SUNKEN FAMILY ROOM
• FIREPLACE
• FORMAL LIVING ROOM
• FORMAL DINING ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $135 ($2k/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 $260k (0.1% below list).
• Recommended offer: $229k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 4.4% in Lovejoy — 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 62/100 on livability (#317 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, schools F, amenities F.
• Clayton County (suburban): math 11% / reading 20% proficiency, ranked #155 of 174 in GA (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.2%/yr); 547 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).
• This rent runs 38% of the median local income ($83k/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 $8k of value loss. Plan a longer hold.
• Clayton 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 167 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.

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 $228,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 167 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
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: 1.00% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.23%
• DSCR: 1.10
• GRM: 8.3

CMA / ARV

• ARV (median comp): $361,920
• List price: $259,900
• Delta: -28.19%
• 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
526 Canady Ct	0.14mi	4/3.0	2,738 (+3%)	2mo	$285,000	$104	87
514 Pernell Dr	0.35mi	4/3.0	2,680 (+0%)	7mo	$307,999	$115	77
12650 N Hill Dr	0.30mi	4/3.5	2,738 (+3%)	8mo	$325,000	$119	73
11950 Markham Way	0.27mi	4/3.5	2,510 (-6%)	4mo	$290,000	$116	72
747 Lakemont Dr	0.29mi	5/2.5 (+1)	2,709 (+2%)	9mo	$325,000	$120	69
780 Kallispel Ct	0.49mi	4/2.5	2,672 (+0%)	7mo	$355,000	$133	69
12246 Shelby Ct	0.44mi	4/3.0	2,378 (-11%)	1mo	$335,000	$141	60
490 Caledon Way	0.66mi	4/3.5	2,830 (+6%)	1mo	$355,000	$125	56
12225 Anchor Way	0.52mi	4/2.5	2,458 (-8%)	7mo	$315,000	$128	55
376 Pernell Dr	0.59mi	5/3.0 (+1)	2,556 (-4%)	8mo	$225,000	$88	54
12001 Guelph Cir	0.73mi	4/2.5	2,482 (-7%)	3mo	$340,000	$137	50
12238 Florin St	0.52mi	5/3.5 (+1)	2,404 (-10%)	7mo	$340,000	$141	47

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 · 2.2% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.51×
• Total profit: $-35,478
• Equity at exit: $38,752

10-year hold

• IRR: -6.1%
• Equity multiple: 0.62×
• Total profit: $-27,737
• Equity at exit: $22,471

Cash invested: $72,772 (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 30228

• Home prices YoY: -24.3%
• Rents YoY: 2.2%
• Active inventory: 547
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,598 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$408 /mo · $4,894/yr
• Insurance: −$108
• HOA: −$38
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $135

Break-even live

Break-even rent $2,427

Max offer price $259,900

Occupancy floor 90%

Sensitivity live

Price	-10% $282	-5% $209	+0% $135	+5% $61	+10% $-12
Rent	-10% $-70	-5% $32	+0% $135	+5% $238	+10% $340
Rate	-1.0pp $266	-0.5pp $201	base $135	+0.5pp $68	+1.0pp $-1

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
542 Vaughan Dr Hampton, GA	5.0	4.0	3608	$2,775	$0.77	6d	1	0.24mi
12172 Flannery Ln Hampton, GA	4.0	3.0	2378	$2,500	$1.05	44d	1	0.27mi
774 Kallispel Ct Hampton, GA	5.0	3.0	3000	$2,800	$0.93	13d	1	0.51mi
395 Lamont Ln Hampton, GA	4.0	2.5	3336	$2,300	$0.69	44d	1	0.51mi
283 Pernell Dr Hampton, GA	4.0	2.5	2276	$2,329	$1.02	2d	1	0.75mi
162 Olympic Dr Fayetteville, GA	4.0	2.5	2220	$2,391	$1.08	2d	1	0.93mi
11949 Fairway Overlook Fayetteville, GA	4.0	3.0	2166	$2,450	$1.13	25d	1	0.95mi
11964 Red Ivy Ln Fayetteville, GA	4.0	2.0	2128	$2,295	$1.08	12d	1	1.00mi
11993 Red Ivy Ln Fayetteville, GA	4.0	2.5	2116	$2,700	$1.28	44d	1	1.01mi
12339 Lakeside Pkwy Fayetteville, GA	4.0	2.5	2686	$2,345	$0.87	17d	1	1.08mi
11945 Harbour Town Pkwy Fayetteville, GA	4.0	3.5	1844	$2,220	$1.20	2d	1	1.29mi
99 Carolinas Way Fayetteville, GA	3.0	3.5	2758	$2,705	$0.98	2d	1	1.33mi
12264 Crestwood Ct Fayetteville, GA	4.0	2.5	2222	$2,249	$1.01	2d	1	1.42mi
1059 Olive Dr Hampton, GA	3.0	2.0	1803	$1,990	$1.10	44d	1	1.44mi

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 12 events

1. 2026-06-09
   status $259,900 Under Contract 167 DOM
2. 2026-06-08
   days on market $259,900 Active 167 DOM
3. 2026-06-07
   days on market $259,900 Active 166 DOM
4. 2026-06-04
   days on market $259,900 Active 163 DOM
5. 2026-06-03
   days on market $259,900 Active 162 DOM
6. 2026-06-02
   days on market $259,900 Active 161 DOM
7. 2026-06-01
   days on market $259,900 Active 160 DOM
8. 2026-05-31
   days on market $259,900 Active 159 DOM
9. 2026-04-01
   price $259,900 336-char remark

   Show marketing remark (336 chars)

   12237 Dickson Rd 4 bed | 3 bath | 2667 sq ft | 0.57 acres appx. Main-level bedroom and full bath give you real options. Sunken family room with fireplace, formal living and dining, kitchen with center island, plus a big patio and yard ready for weekends. Want to see it? Shoot me a message.#AdamsAMI Perfect for cash or a rehab loan.

10. 2026-02-27
    price $279,900 336-char remark

    Show marketing remark (336 chars)

    12237 Dickson Rd 4 bed | 3 bath | 2667 sq ft | 0.57 acres appx. Main-level bedroom and full bath give you real options. Sunken family room with fireplace, formal living and dining, kitchen with center island, plus a big patio and yard ready for weekends. Want to see it? Shoot me a message.#AdamsAMI Perfect for cash or a rehab loan.

11. 2026-01-26
    price $289,900 336-char remark

    Show marketing remark (336 chars)

    12237 Dickson Rd 4 bed | 3 bath | 2667 sq ft | 0.57 acres appx. Main-level bedroom and full bath give you real options. Sunken family room with fireplace, formal living and dining, kitchen with center island, plus a big patio and yard ready for weekends. Want to see it? Shoot me a message.#AdamsAMI Perfect for cash or a rehab loan.

12. 2025-12-23
    listed $299,900 New 336-char remark

    Show marketing remark (336 chars)

    12237 Dickson Rd 4 bed | 3 bath | 2667 sq ft | 0.57 acres appx. Main-level bedroom and full bath give you real options. Sunken family room with fireplace, formal living and dining, kitchen with center island, plus a big patio and yard ready for weekends. Want to see it? Shoot me a message.#AdamsAMI Perfect for cash or a rehab loan.

ⓘ 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: $4,894 · $408/mo
• Projected year-2 tax: $4,894 · $408/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 · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,171
• − Mortgage interest: −$14,558
• − Property taxes: −$4,894
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,494
• − Management: −$2,494
• − HOA: −$456
• − Depreciation: −$7,561
• Taxable loss: −$2,585
• Est. tax savings @ 24.0%: +$620
• After-tax cash flow: $2,240/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: Clayton County
• NCES district ID: 1301230
• Math proficiency: 11% ▼ -13.00%
• Reading proficiency: 20% ▼ -9.00%
• Median HH income: $42,266
• Composite: 13.41/100
• National rank: #9527
• State rank: #155 of 174 in GA

Livability — Lovejoy

• Score: 62/100
• State rank: #317
• US rank: #17071

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Henry County · 316,359 people
• City population: 606
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 52,402
• Household income: $82,619
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 1285.0

Population outlook (Clayton County) Hauer SSP2

• Today (2025): 310,777 people
• By 2030: 329,762 · +6.1%
• By 2040: 368,052 · +18.4%
• By 2050: 401,196 · +29.1%
• By 2075: 472,488 · +52.0%
• By 2100: 500,446 · +61.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (63%)
• Race & ethnicity: Black 63% White 23% Hispanic / Latino 8% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Hispanic 4% Lithuanian 1% Italian 1%
• Foreign-born: 9% · Canada, Vietnam, Jamaica
• Languages at home: 89% English-only · Spanish 6% French/Haitian/Cajun 2% Vietnamese 1%

Political lean MEDSL · Clayton

• 2024 margin: Solid D (+69.2) · D 84.3% · R 15.1%
• 2008→2024 swing: +2.8pp toward D · 2008: 66.4pp · 2024: 69.2pp
• All cycles: 2024: D+69.2 2020: D+70.9 2016: D+71.9 2012: D+70.1 2008: D+66.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -71.11%
• Current HPI: 222.0357
• Rent YoY: ▲ 2.20%
• 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

-13.3% since first listed

4 events — show timeline

• 2026-04-01 Price Changed $259,900 GAMLS
• 2026-02-27 Price Changed $279,900 GAMLS
• 2026-01-26 Price Changed $289,900 GAMLS
• 2025-12-23 Listed $299,900 GAMLS

Property tax history

+6.4%/yr

Latest (2025): $4,894 · -1.1% YoY. Source: county tax records.