1686 Underwood Dr SE · Conyers, GA 30013

$160,000

3 bd · 2.5 ba · 1,664 sqft · SingleFamily public records · 16 Days on market

Built 1977 9,104 sqft lot Est $268k · 40% under

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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 +19.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +6.1/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all investors, flippers, and savvy buyers this is your next opportunity to unlock serious potential. Located in an established Conyers neighborhood, 1686 Underwood is a true fixer-upper ready for a full renovation and value-add transformation.

Key facts

• Full renovation
• Fixer-upper
• 9,104 sq ft lot

Tags

• FIXER-UPPER
• FULL RENOVATION
• VALUE-ADD TRANSFORMATION

Property features AI

Exterior

• Parking: Garage (1 car)
• Utilities: Public water; Public sewer; Electric service (other); Other utilities
• Home design: Two levels; Fee simple ownership; Property listed as fixer
• Construction: Frame construction; Composition roof; Foundation details noted in remarks
• Exterior features: Private yard; Front porch and patio; Chain-link fencing; Outbuilding on property

Interior

• Kitchen: Eat-in kitchen with laminate counters; Dishwasher, Electric range, Refrigerator
• Bedrooms: Three upper-level bedrooms; Split bedroom plan
• Flooring: Carpet; Luxury vinyl; Parquet; Tile
• Bathrooms: Two full bathrooms; One half bathroom (main level); Master bath with tub/shower combo
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fans
• Interior features: One factory-built fireplace in the family room; No shared/common walls; Other interior features
• Laundry & utility: Laundry located in hall on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $192 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: crime D, amenities D, commute F.
• 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.
• Zoned schools: Peek'S Chapel Elementary (math 12% / reading 17%, grade F, #996 of 1,228 statewide, top 83%, 532 students, 77% FRL); Memorial Middle School (math 12% / reading 34%, grade F, #321 of 470 statewide, top 69%, 771 students, 79% FRL); Salem High School (math 2% / reading 15%, grade F, #375 of 424 statewide, top 88%, 1,120 students, 71% FRL) — zoned schools average 75% FRL vs 60% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.3%/yr); 367 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 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 $1k of loan paydown is wiped out by about $5k 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 16 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $58k; list at $160k implies a 176% gain — meaningful room to come down on a strong offer.

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 $157,600 (1.5% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.11% ✓
• Cap rate: 7.74%
• Cash-on-cash: 5.15%
• DSCR: 1.23
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $267,904
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3455 Salem Mill Trl SE	0.07mi	4/2.0 (+1)	1,589 (-4%)	16mo	$233,900	$147	69
1703 Windy Ridge Ct SE	0.30mi	3/2.0	1,426 (-14%)	3mo	$229,000	$161	58
2183 Hampton Trl SE	0.40mi	3/2.0	1,792 (+8%)	15mo	$325,000	$181	54
3550 Underwood Rd SE	0.26mi	3/2.0	1,826 (+10%)	20mo	$300,000	$164	53
3296 Haverhill Ct SE	0.35mi	3/4.0	1,897 (+14%)	2mo	$456,000	$240	52
1400 Windy Hill Ct SE	0.56mi	4/2.0 (+1)	1,644 (-1%)	15mo	$245,000	$149	52
3766 Windy Hill Dr SE	0.62mi	3/2.0	1,476 (-11%)	3mo	$230,000	$156	48
30 Whitney Ct	0.73mi	3/2.0	1,698 (+2%)	21mo	$300,000	$177	44
3630 Druids Dr SE	0.64mi	3/2.0	1,862 (+12%)	10mo	$298,000	$160	40
2073 Beechwood Dr SE	0.73mi	3/2.0	1,587 (-5%)	22mo	$215,900	$136	38
1407 Windy Hill Ct SE	0.58mi	3/2.0	1,476 (-11%)	18mo	$276,000	$187	38
3335 Oak Dr SE	0.73mi	3/2.0	1,507 (-9%)	18mo	$238,500	$158	34

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -12.0%
• Equity multiple: 0.58×
• Total profit: $-18,790
• Equity at exit: $23,857

10-year hold

• IRR: -8.5%
• Equity multiple: 0.55×
• Total profit: $-20,335
• Equity at exit: $13,834

Cash invested: $44,800 (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 30013

• Home prices YoY: -29.5%
• Rents YoY: -1.3%
• Active inventory: 367
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,777 high
• Mortgage (P&I): −$839
• Tax from tax record: −$305 /mo · $3,666/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $192

Break-even live

Break-even rent $1,533

Max offer price $160,000

Occupancy floor 84%

Sensitivity live

Price	-10% $283	-5% $238	+0% $192	+5% $147	+10% $102
Rent	-10% $52	-5% $122	+0% $192	+5% $263	+10% $333
Rate	-1.0pp $273	-0.5pp $233	base $192	+0.5pp $151	+1.0pp $109

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3472 Salem Mill Trl SE Conyers, GA	3.0	2.0	1334	$1,505	$1.13	21d	1	0.01mi
1695 Underwood Dr SE Conyers, GA	3.0	2.0	1396	$1,900	$1.36	24d	1	0.04mi
3401 Salem Mill Trl SE Conyers, GA	3.0	2.0	1664	$1,949	$1.17	3d	1	0.15mi
1736 Salem Woods Dr SE Unit A Conyers, GA	2.0	1.5	1200	$1,550	$1.29	44d	1	0.17mi
3530 Southgate Way SE Unit A Conyers, GA	2.0	1.5	1365	$1,295	$0.95	44d	1	0.27mi
1703 Windy Ridge Ct SE Conyers, GA	3.0	2.0	1426	$1,825	$1.28	44d	1	0.28mi
2075 Pinewood Dr Covington, GA	3.0	2.0	1757	$1,975	$1.12	3d	1	1.03mi
100 Salem Glen Way Conyers, GA	2.0–3.0	2.0–2.5	1101	$1,775	$1.61	2d	7	1.12mi
3834 Maggie Dr SE Conyers, GA	3.0	1.5	1440	$1,580	$1.10	24d	1	1.18mi
1051 Tony Valley Dr SE Conyers, GA	4.0	3.0	1758	$2,296	$1.31	5d	1	1.19mi
45 Sunset Ct Covington, GA	3.0	2.0	1525	$1,846	$1.21	13d	1	1.19mi
1882 Kirkland Rd Unit B Covington, GA	2.0	2.0	1139	$1,350	$1.19	44d	1	1.27mi
1843 Kirkland Rd Covington, GA	3.0	1.0	1356	$1,500	$1.11	24d	1	1.36mi
50 Greenleaf Rd Conyers, GA	1.0–3.0	1.0–2.0	970	$1,696	$1.75	2d	29	1.37mi
215 Colser Dr Covington, GA	3.0	2.5	1549	$2,175	$1.40	4d	1	1.40mi
305 Barshay Dr Covington, GA	3.0	2.5	1660	$1,810	$1.09	5d	1	1.41mi
3811 Eden Glen Dr SE Conyers, GA	3.0	2.5	1706	$2,060	$1.21	22d	1	1.42mi
75 Colser Dr Covington, GA	3.0	2.5	1380	$1,790	$1.30	45d	1	1.47mi
125 Lakeview Trl Covington, GA	3.0	2.0	1548	$1,495	$0.97	44d	1	1.48mi

Listing history 30 events

1. 2026-06-13
   statusdays on market $160,000 Pending 16 DOM
2. 2026-06-09
   days on market $160,000 Active 14 DOM
3. 2026-06-08
   days on market $160,000 Active 13 DOM
4. 2026-06-07
   days on market $160,000 Active 12 DOM
5. 2026-06-04
   days on market $160,000 Active 9 DOM
6. 2026-06-03
   days on market $160,000 Active 8 DOM
7. 2026-06-02
   pricedays on market $160,000 Active 7 DOM
8. 2026-06-01
   days on market $170,000 Active 6 DOM
9. 2026-05-31
   days on market $170,000 Active 5 DOM
10. 2026-05-18
    listed $170,000 New 251-char remark

    Show marketing remark (251 chars)

    Calling all investors, flippers, and savvy buyers this is your next opportunity to unlock serious potential. Located in an established Conyers neighborhood, 1686 Underwood is a true fixer-upper ready for a full renovation and value-add transformation.

11. 2026-05-18
    listed $170,000 Active

    Show marketing remark (251 chars)

    Calling all investors, flippers, and savvy buyers this is your next opportunity to unlock serious potential. Located in an established Conyers neighborhood, 1686 Underwood is a true fixer-upper ready for a full renovation and value-add transformation.

12. 2025-12-18
    historical $1,669
13. 2025-12-11
    price $1,669
14. 2025-12-06
    price $1,689
15. 2025-12-02
    price $1,729
16. 2025-11-20
    listed $1,749
17. 2013-01-24
    price $30,000 167-char remark

    Show marketing remark (167 chars)

    PERFECT FOR THE SAVVY BUYER! THIS HOME FEAT. HARDWOOD FAM RM W/ FP, KTCHN W/ BRKFST AREA, & PRIVATE BCKYRD. SOLD AS IS. FHA FINAC: INSURED W/ ESCROW. FOR MORE INFO

18. 2013-01-17
    soldstatus $58,000
19. 2012-11-14
    soldstatus $30,100 Sold 167-char remark

    Show marketing remark (167 chars)

    PERFECT FOR THE SAVVY BUYER! THIS HOME FEAT. HARDWOOD FAM RM W/ FP, KTCHN W/ BRKFST AREA, & PRIVATE BCKYRD. SOLD AS IS. FHA FINAC: INSURED W/ ESCROW. FOR MORE INFO

20. 2012-10-11
    historical 167-char remark

    Show marketing remark (167 chars)

    PERFECT FOR THE SAVVY BUYER! THIS HOME FEAT. HARDWOOD FAM RM W/ FP, KTCHN W/ BRKFST AREA, & PRIVATE BCKYRD. SOLD AS IS. FHA FINAC: INSURED W/ ESCROW. FOR MORE INFO

21. 2012-10-10
    price $30,100 167-char remark

    Show marketing remark (167 chars)

    PERFECT FOR THE SAVVY BUYER! THIS HOME FEAT. HARDWOOD FAM RM W/ FP, KTCHN W/ BRKFST AREA, & PRIVATE BCKYRD. SOLD AS IS. FHA FINAC: INSURED W/ ESCROW. FOR MORE INFO

22. 2012-10-04
    historical Pending Approval 167-char remark

    Show marketing remark (167 chars)

    PERFECT FOR THE SAVVY BUYER! THIS HOME FEAT. HARDWOOD FAM RM W/ FP, KTCHN W/ BRKFST AREA, & PRIVATE BCKYRD. SOLD AS IS. FHA FINAC: INSURED W/ ESCROW. FOR MORE INFO

23. 2012-10-02
    historical 167-char remark

    Show marketing remark (167 chars)

    PERFECT FOR THE SAVVY BUYER! THIS HOME FEAT. HARDWOOD FAM RM W/ FP, KTCHN W/ BRKFST AREA, & PRIVATE BCKYRD. SOLD AS IS. FHA FINAC: INSURED W/ ESCROW. FOR MORE INFO

24. 2012-09-25
    historical Pending Approval 167-char remark

    Show marketing remark (167 chars)

    PERFECT FOR THE SAVVY BUYER! THIS HOME FEAT. HARDWOOD FAM RM W/ FP, KTCHN W/ BRKFST AREA, & PRIVATE BCKYRD. SOLD AS IS. FHA FINAC: INSURED W/ ESCROW. FOR MORE INFO

25. 2012-08-09
    historical 167-char remark

    Show marketing remark (167 chars)

    PERFECT FOR THE SAVVY BUYER! THIS HOME FEAT. HARDWOOD FAM RM W/ FP, KTCHN W/ BRKFST AREA, & PRIVATE BCKYRD. SOLD AS IS. FHA FINAC: INSURED W/ ESCROW. FOR MORE INFO

26. 2012-08-07
    historical Pending Approval 167-char remark

    Show marketing remark (167 chars)

    PERFECT FOR THE SAVVY BUYER! THIS HOME FEAT. HARDWOOD FAM RM W/ FP, KTCHN W/ BRKFST AREA, & PRIVATE BCKYRD. SOLD AS IS. FHA FINAC: INSURED W/ ESCROW. FOR MORE INFO

27. 2012-07-03
    listed $30,000 New 167-char remark

    Show marketing remark (167 chars)

    PERFECT FOR THE SAVVY BUYER! THIS HOME FEAT. HARDWOOD FAM RM W/ FP, KTCHN W/ BRKFST AREA, & PRIVATE BCKYRD. SOLD AS IS. FHA FINAC: INSURED W/ ESCROW. FOR MORE INFO

28. 2007-07-17
    soldstatus $122,000
29. 1990-12-11
    soldstatus $83,000
30. 1978-01-01
    soldstatus $44,900

ⓘ 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: $3,666 · $305/mo
• Projected year-2 tax: $3,666 · $305/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 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,320
• − Mortgage interest: −$8,962
• − Property taxes: −$3,666
• − Insurance: −$800
• − Repairs & maintenance: −$1,706
• − Management: −$1,706
• − Depreciation: −$4,655
• Taxable loss: −$174
• Est. tax savings @ 24.0%: +$42
• After-tax cash flow: $2,350/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): 28,297
• Household income: $74,691
• Rent vs Own: 36.5% rent · 63.5% own
• Severe rent burden: 1197.0

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: Predominantly Black (70%)
• Race & ethnicity: Black 70% White 17% Two or more races 6% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 11% · Canada, Vietnam, China
• Languages at home: 92% English-only · Spanish 3% Vietnamese 1% Other Indo-European 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: ▼ -80.27%
• Current HPI: 192.1705
• Rent YoY: ▼ -1.33%
• 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

+278.6% since first listed

21 events — show timeline

• 2026-05-18 Listed $170,000 FMLS
• 2026-05-18 Listed $170,000 GAMLS
• 2025-12-18 Rental Removed $1,669 Tricon
• 2025-12-11 Price Changed $1,669 Tricon
• 2025-12-06 Price Changed $1,689 Tricon
• 2025-12-02 Price Changed $1,729 Tricon
• 2025-11-20 Listed for Rent $1,749 Tricon
• 2013-01-24 Price Changed $30,000 GAMLS
• 2013-01-17 Sold (Public Records) $58,000 Public Records
• 2012-11-14 Sold (MLS) $30,100 GAMLS
• 2012-10-11 Listing Removed — GAMLS
• 2012-10-10 Price Changed $30,100 GAMLS
• 2012-10-04 Contingent — GAMLS
• 2012-10-02 Listing Removed — GAMLS
• 2012-09-25 Contingent — GAMLS
• 2012-08-09 Listing Removed — GAMLS
• 2012-08-07 Contingent — GAMLS
• 2012-07-03 Listed $30,000 GAMLS
• 2007-07-17 Sold (Public Records) $122,000 Public Records
• 1990-12-11 Sold (Public Records) $83,000 Public Records
• 1978-01-01 Sold (Public Records) $44,900 Public Records

Property tax history

+9.7%/yr

Latest (2025): $3,666 · -0.7% YoY. Source: county tax records.