2208 Clarendon Ct · Conyers, GA 30012

$279,900

3 bd · 2.0 ba · 1,754 sqft · SingleFamily public records · 74 Days on market

Built 2005 0.46 ac lot $160/sqft · at area comps Est $289k · at est.

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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).

• Cash flow +13.0/30.0
• ARV discount +9.0/15.0
• DSCR +3.9/10.0
• Livability +3.4/5.0
• 1% rule +3.3/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ideal starter home with plenty of charm and functionality. This ranch-style home features 4 bedrooms and 2 bathrooms, hardwood floors, and an open kitchen with cherry cabinets. The owner's suite boasts a walk-in closet, tray ceilings, and a spacious bathroom with double vanity, a separate tub, and a shower. With a large, unfinished basement offering ample storage, this property has no HOA and is perfectly situated-close to grocery stores and restaurants, yet far enough to enjoy peace and quiet away from the hustle and bustle. The private backyard and deck, along with a 2-car garage and extra guest parking, make this home a must-see.

Key facts

• 0.46 acre lot
• 2 garage spots
• Built 2005

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-15 ($-180/yr) — negative.
• To cash-flow at today's rent, offer at most $277k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (17.0% below list).
• Recommended offer: $232k (17.0% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.4% in Conyers — 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 67/100 on livability (#167 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, crime D, amenities D.
• 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; 281 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 483 units permitted in Rockdale County in 2024 (0 in 5+ unit buildings).
• This rent runs 42% of the median local income ($66k/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.
• 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 74 days — a 6% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 14y 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 $196k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% 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 $232,382 (17.0% 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 74 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
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 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: 0.83% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.23%
• DSCR: 0.99
• GRM: 10.0

CMA / ARV

• ARV (median comp): $289,344
• List price: $279,900
• Delta: -3.26%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2141 Arlin St NE	0.17mi	3/3.0	1,820 (+4%)	7mo	$228,000	$125	76
2437 Green Hollow Ct	0.36mi	3/2.0	1,657 (-6%)	6mo	$320,000	$193	69
2415 Hi Roc Rd NE	0.31mi	3/2.0	1,510 (-14%)	3mo	$151,000	$100	60
2417 Green Hollow Ct	0.39mi	3/2.0	1,682 (-4%)	23mo	$319,500	$190	56
2592 King Louis Rd NE	0.52mi	3/2.0	1,880 (+7%)	11mo	$245,000	$130	54
2132 Arlin St NE	0.15mi	3/3.0	1,499 (-14%)	23mo	$260,000	$173	46
2703 Regal Cir	0.63mi	3/2.5	1,948 (+11%)	8mo	$289,900	$149	44
2502 Fraggle Roc	0.46mi	4/2.5 (+1)	1,986 (+13%)	8mo	$320,000	$161	42
2536 Lakeshore Dr NE	0.60mi	2/1.5 (-1)	1,508 (-14%)	3mo	$214,000	$142	39
2439 Hi Roc Rd NE	0.46mi	3/2.0	1,506 (-14%)	20mo	$255,000	$169	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 · 0.39% rent growth · sell at horizon

5-year hold

• IRR: -19.5%
• Equity multiple: 0.33×
• Total profit: $-52,274
• Equity at exit: $41,734

10-year hold

• IRR: -18.7%
• Equity multiple: 0.11×
• Total profit: $-69,978
• Equity at exit: $24,201

Cash invested: $78,372 (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: 281
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,324 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$266 /mo · $3,196/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $-15

Break-even live

Break-even rent $2,343

Max offer price $277,253

Occupancy floor 96%

Sensitivity live

Price	-10% $143	-5% $64	+0% $-15	+5% $-94	+10% $-173
Rent	-10% $-199	-5% $-107	+0% $-15	+5% $77	+10% $169
Rate	-1.0pp $126	-0.5pp $56	base $-15	+0.5pp $-88	+1.0pp $-161

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2078 Jessica Way Conyers, GA	4.0	2.5	1939	$2,231	$1.15	16d	1	0.71mi
2438 Planters Mill Way Conyers, GA	4.0	3.5	2292	$2,800	$1.22	44d	1	1.12mi
2811 Keswick Village Ct NE Conyers, GA	1.0–3.0	1.0–3.0	1173	$2,613	$2.23	0d	23	1.24mi
1950 Crescent Moon Dr NE Conyers, GA	3.0	2.5	1706	$2,400	$1.41	44d	1	1.44mi

Listing history 49 events

1. 2026-06-21
   days on market $279,900 Active 74 DOM
2. 2026-06-18
   days on market $279,900 Active 71 DOM
3. 2026-06-17
   days on market $279,900 Active 70 DOM
4. 2026-06-16
   days on market $279,900 Active 69 DOM
5. 2026-06-15
   days on market $279,900 Active 68 DOM
6. 2026-06-13
   days on market $279,900 Active 66 DOM
7. 2026-06-09
   days on market $279,900 Active 62 DOM
8. 2026-06-08
   days on market $279,900 Active 61 DOM
9. 2026-06-07
   days on market $279,900 Active 60 DOM
10. 2026-06-04
    days on market $279,900 Active 57 DOM
11. 2026-06-03
    days on market $279,900 Active 56 DOM
12. 2026-06-02
    days on market $279,900 Active 55 DOM
13. 2026-06-01
    days on market $279,900 Active 54 DOM
14. 2026-05-31
    days on market $279,900 Active 53 DOM
15. 2026-04-08
    listed $289,900 New 640-char remark

    Show marketing remark (646 chars)

    Ideal starter home with plenty of charm and functionality. This ranch-style home features 4 bedrooms and 2 bathrooms, hardwood floors, and an open kitchen with cherry cabinets. The owner's suite boasts a walk-in closet, tray ceilings, and a spacious bathroom with double vanity, a separate tub, and a shower. With a large, unfinished basement offering ample storage, this property has no HOA and is perfectly situated—close to grocery stores and restaurants, yet far enough to enjoy peace and quiet away from the hustle and bustle. The private backyard and deck, along with a 2-car garage and extra guest parking, make this home a must-see.

16. 2026-04-08
    listed $289,900 Active 646-char remark

    Show marketing remark (646 chars)

    Ideal starter home with plenty of charm and functionality. This ranch-style home features 4 bedrooms and 2 bathrooms, hardwood floors, and an open kitchen with cherry cabinets. The owner's suite boasts a walk-in closet, tray ceilings, and a spacious bathroom with double vanity, a separate tub, and a shower. With a large, unfinished basement offering ample storage, this property has no HOA and is perfectly situated—close to grocery stores and restaurants, yet far enough to enjoy peace and quiet away from the hustle and bustle. The private backyard and deck, along with a 2-car garage and extra guest parking, make this home a must-see.

17. 2025-12-31
    historical
18. 2025-03-14
    listed $310,000 New
19. 2025-03-10
    historical
20. 2025-03-10
    historical
21. 2025-01-22
    price $310,000
22. 2025-01-21
    price $310,000
23. 2024-09-26
    listed $315,000 Active
24. 2024-09-26
    listed $315,000 New
25. 2020-12-23
    soldstatus $196,000
26. 2020-12-21
    soldstatus $196,000 Closed
27. 2020-12-21
    soldstatus $196,000 Sold
28. 2020-12-04
    status Pending
29. 2020-12-03
    status Under Contract
30. 2020-12-03
    status Back on Market
31. 2020-12-03
    status Active
32. 2020-11-11
    status Under Contract
33. 2020-11-11
    status Pending
34. 2020-11-04
    status Back on Market
35. 2020-11-04
    status Active
36. 2020-10-27
    status Pending Offer Approval
37. 2020-10-20
    listed $189,999 Active
38. 2020-10-19
    listed $189,999 New
39. 2013-11-16
    price $82,000
40. 2013-04-24
    soldstatus $82,000 Sold
41. 2013-04-16
    status Under Contract
42. 2013-04-16
    price $85,000
43. 2013-04-08
    status Back On Market
44. 2013-02-22
    status Under Contract
45. 2013-02-14
    status Back On Market
46. 2012-11-14
    historical
47. 2012-11-09
    listed $85,000 New
48. 1998-01-05
    soldstatus $50,000
49. 1996-04-08
    soldstatus $27,390

ⓘ 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: $3,196 · $266/mo
• Projected year-2 tax: $3,196 · $266/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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $27,886
• − Mortgage interest: −$15,679
• − Property taxes: −$3,196
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,231
• − Management: −$2,231
• − Depreciation: −$8,143
• Taxable loss: −$4,993
• Est. tax savings @ 24.0%: +$1,198
• After-tax cash flow: $1,018/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 — Conyers

• Score: 67/100
• State rank: #167
• US rank: #10533

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Rockdale County · 96,534 people
• City population: 96,534
• 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

+958.4% since first listed

35 events — show timeline

• 2026-04-08 Listed $289,900 FMLS
• 2026-04-08 Listed $289,900 GAMLS
• 2025-12-31 Listing Removed — GAMLS
• 2025-03-14 Listed $310,000 GAMLS
• 2025-03-10 Listing Removed — GAMLS
• 2025-03-10 Listing Removed — FMLS
• 2025-01-22 Price Changed $310,000 GAMLS
• 2025-01-21 Price Changed $310,000 FMLS
• 2024-09-26 Listed $315,000 GAMLS
• 2024-09-26 Listed $315,000 FMLS
• 2020-12-23 Sold (Public Records) $196,000 Public Records
• 2020-12-21 Sold (MLS) $196,000 GAMLS
• 2020-12-21 Sold (MLS) $196,000 FMLS
• 2020-12-04 Pending — FMLS
• 2020-12-03 Pending — GAMLS
• 2020-12-03 Relisted — GAMLS
• 2020-12-03 Relisted — FMLS
• 2020-11-11 Pending — GAMLS
• 2020-11-11 Pending — FMLS
• 2020-11-04 Relisted — GAMLS
• 2020-11-04 Relisted — FMLS
• 2020-10-27 Pending — GAMLS
• 2020-10-20 Listed $189,999 FMLS
• 2020-10-19 Listed $189,999 GAMLS
• 2013-11-16 Price Changed $82,000 GAMLS
• 2013-04-24 Sold (MLS) $82,000 GAMLS
• 2013-04-16 Pending — GAMLS
• 2013-04-16 Price Changed $85,000 GAMLS
• 2013-04-08 Relisted — GAMLS
• 2013-02-22 Pending — GAMLS
• 2013-02-14 Relisted — GAMLS
• 2012-11-14 Listing Removed — GAMLS
• 2012-11-09 Listed $85,000 GAMLS
• 1998-01-05 Sold (Public Records) $50,000 Public Records
• 1996-04-08 Sold (Public Records) $27,390 Public Records

Property tax history

+17.2%/yr

Latest (2025): $3,196 · -2.4% YoY. Source: county tax records.