3751 Windy Hill Dr SE · Conyers, GA 30013

$224,900

3 bd · 3.0 ba · 1,779 sqft · SingleFamily public records · 66 Days on market

Built 1992 0.47 ac lot $126/sqft · 21% below area Est $284k · 21% under

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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 +15.0/15.0
• Cash flow +10.5/30.0
• Livability +3.4/5.0
• 1% rule +3.3/10.0
• DSCR +3.0/10.0
• 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

Welcome to your dream home in the heart of Conyers, GA! This charming ranch-style residence offers a perfect blend of comfort and convenience with 4 spacious bedrooms and 3 full baths. Nestled on nearly half an acre, this property invites you to enjoy outdoor living at its finest. Inside, you'll find an open-concept layout that seamlessly connects the living, dining, and kitchen areas-ideal for both family gatherings and entertaining friends. The modern kitchen boasts sleek appliances and ample counter space for all your culinary adventures. Retreat to the expansive master suite featuring a private bath for your daily luxury experience. The additional bedrooms offer versatility-perfect as guest rooms or home offices-with generous closet spaces. A two-car garage provides plenty of storage while ensuring vehicles are sheltered year-round. Outside, relax under Georgia stars in your own peaceful backyard oasis, offering endless possibilities for gardening or simply unwinding after a busy day. Conveniently located near schools, parks, shopping centers, and dining options, this home

Key facts

• Private bath
• Modern kitchen
• Outdoor living

Tags

• OUTDOOR LIVING
• OPEN-CONCEPT LAYOUT
• MODERN KITCHEN
• PRIVATE BATH
• PEACEFUL BACKYARD OASIS
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-117 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (9.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (17.1% below list).
• Recommended offer: $186k (17.1% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.4% in Conyers — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Honey Creek Elementary School (math 12% / reading 22%, grade F, #936 of 1,228 statewide, top 79%, 472 students, 74% 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 (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.3%/yr); 377 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $2k of loan paydown is wiped out by about $7k 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 66 days — a 6% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago; this cycle's ask has dropped $15k (6%) 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $186,459 (17.1% 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 66 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: 5.67%
• Cash-on-cash: -2.22%
• DSCR: 0.90
• GRM: 10.1

CMA / ARV

• ARV (median comp): $283,507
• List price: $224,900
• Delta: -20.67%
• 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
1270 Peeks Ford Rd SE	0.17mi	3/2.0	1,696 (-5%)	6mo	$230,000	$136	75
3502 Tiffany Dr SE	0.51mi	3/2.0	1,778 (-0%)	12mo	$223,000	$125	63
1400 Windy Hill Ct SE	0.09mi	4/2.0 (+1)	1,644 (-8%)	15mo	$245,000	$149	61
3296 Haverhill Ct SE	0.68mi	3/4.0	1,897 (+7%)	2mo	$456,000	$240	52
2509 Fairweather Ct	0.43mi	3/2.0	1,962 (+10%)	12mo	$326,500	$166	49
3630 Druids Dr SE	0.74mi	3/2.0	1,862 (+5%)	10mo	$298,000	$160	45
1951 Kevin Dr	0.31mi	4/3.0 (+1)	2,023 (+14%)	17mo	$364,000	$180	44
3413 Underwood Rd SE	0.66mi	4/3.0 (+1)	2,012 (+13%)	4mo	$305,000	$152	39
1046 Waterside Dr SE	0.67mi	3/2.0	1,992 (+12%)	10mo	$225,000	$113	36
3455 Salem Mill Trl SE	0.58mi	4/2.0 (+1)	1,589 (-11%)	16mo	$233,900	$147	32
2503 Tiffany Ct SE	0.53mi	4/2.5 (+1)	1,980 (+11%)	22mo	$299,000	$151	31
1046 Fox St SE	0.67mi	3/1.5	2,040 (+15%)	17mo	$245,000	$120	24

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: -23.5%
• Equity multiple: 0.22×
• Total profit: $-49,282
• Equity at exit: $33,533

10-year hold

• IRR: -29.6%
• Equity multiple: -0.17×
• Total profit: $-73,389
• Equity at exit: $19,445

Cash invested: $62,972 (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 30013

• Home prices YoY: -29.5%
• Rents YoY: -1.3%
• Active inventory: 377
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,865 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$316 /mo · $3,798/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $-117

Break-even live

Break-even rent $2,012

Max offer price $204,308

Occupancy floor —

Sensitivity live

Price	-10% $11	-5% $-53	+0% $-117	+5% $-180	+10% $-244
Rent	-10% $-264	-5% $-190	+0% $-117	+5% $-43	+10% $31
Rate	-1.0pp $-3	-0.5pp $-59	base $-117	+0.5pp $-175	+1.0pp $-234

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1703 Windy Ridge Ct SE Conyers, GA	3.0	2.0	1426	$1,825	$1.28	45d	1	0.45mi
3530 Southgate Way SE Unit A Conyers, GA	2.0	1.5	1365	$1,295	$0.95	45d	1	0.47mi
3401 Salem Mill Trl SE Conyers, GA	3.0	2.0	1664	$1,949	$1.17	4d	1	0.55mi
3472 Salem Mill Trl SE Conyers, GA	3.0	2.0	1334	$1,505	$1.13	22d	1	0.62mi
1695 Underwood Dr SE Conyers, GA	3.0	2.0	1396	$1,900	$1.36	26d	1	0.67mi
1051 Tony Valley Dr SE Conyers, GA	4.0	3.0	1758	$2,261	$1.29	1d	1	0.79mi
3316 Concord Cor SE Conyers, GA	4.0	3.0	2500	$2,065	$0.83	5d	1	0.85mi
3834 Maggie Dr SE Conyers, GA	3.0	1.5	1440	$1,580	$1.10	26d	1	1.11mi
1103 Sunset Rd SE , GA	3.0–4.0	2.5	1850	$2,040	$1.10	20d	24	1.20mi
2856 Bay Leaf Dr SE Conyers, GA	3.0	2.0	1296	$2,400	$1.85	26d	1	1.22mi
3144 Goode Rd Conyers, GA	3.0	1.5	1468	$1,500	$1.02	45d	1	1.36mi
3131 Goode Rd Conyers, GA	3.0	2.0	1824	$2,000	$1.10	22d	1	1.38mi
3438 Creekwood Dr SE Conyers, GA	3.0	2.0	1840	$1,845	$1.00	26d	1	1.47mi
3706 Jolane Ter SE Conyers, GA	4.0	2.5	1990	$2,116	$1.06	7d	1	1.50mi

Listing history 19 events

1. 2026-06-21
   statusdays on market $224,900 Under Contract 66 DOM
2. 2026-06-18
   days on market $224,900 Active 65 DOM
3. 2026-06-17
   days on market $224,900 Active 64 DOM
4. 2026-06-16
   days on market $224,900 Active 63 DOM
5. 2026-06-15
   days on market $224,900 Active 62 DOM
6. 2026-06-13
   days on market $224,900 Active 60 DOM
7. 2026-06-09
   statusdays on market $224,900 Active 56 DOM
8. 2026-06-08
   days on market $224,900 Price Change 55 DOM
9. 2026-06-07
   pricestatusdays on market $224,900 Price Change 54 DOM
10. 2026-06-04
    days on market $239,900 Active 51 DOM
11. 2026-06-03
    days on market $239,900 Active 50 DOM
12. 2026-06-02
    days on market $239,900 Active 49 DOM
13. 2026-06-01
    days on market $239,900 Active 48 DOM
14. 2026-05-31
    days on market $239,900 Active 47 DOM
15. 2026-04-14
    listed $239,900 New 1098-char remark

    Show marketing remark (1098 chars)

    Welcome to your dream home in the heart of Conyers, GA! This charming ranch-style residence offers a perfect blend of comfort and convenience with 4 spacious bedrooms and 3 full baths. Nestled on nearly half an acre, this property invites you to enjoy outdoor living at its finest. Inside, you'll find an open-concept layout that seamlessly connects the living, dining, and kitchen areas-ideal for both family gatherings and entertaining friends. The modern kitchen boasts sleek appliances and ample counter space for all your culinary adventures. Retreat to the expansive master suite featuring a private bath for your daily luxury experience. The additional bedrooms offer versatility-perfect as guest rooms or home offices-with generous closet spaces. A two-car garage provides plenty of storage while ensuring vehicles are sheltered year-round. Outside, relax under Georgia stars in your own peaceful backyard oasis, offering endless possibilities for gardening or simply unwinding after a busy day. Conveniently located near schools, parks, shopping centers, and dining options, this home

16. 2022-02-16
    soldstatus $268,439
17. 2009-03-19
    soldstatus $52,000 164-char remark

    Show marketing remark (164 chars)

    POTENTIAL!SOLD 'AS IS'. NO SELLER DISCLOSURE SEND COPY OF PRE APPROVED MORTAGE LETTER / EM CHECK W/ OFFER. SELLER COUNTERS W/ADDENDUMS. MUST PREQUAL THROUGH OPTEUM.

18. 2009-01-30
    listed $55,000 164-char remark

    Show marketing remark (164 chars)

    POTENTIAL!SOLD 'AS IS'. NO SELLER DISCLOSURE SEND COPY OF PRE APPROVED MORTAGE LETTER / EM CHECK W/ OFFER. SELLER COUNTERS W/ADDENDUMS. MUST PREQUAL THROUGH OPTEUM.

19. 1992-02-06
    soldstatus $14,600

ⓘ 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: $3,798 · $316/mo
• Projected year-2 tax: $3,798 · $316/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 18 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: $22,375
• − Mortgage interest: −$12,598
• − Property taxes: −$3,798
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,790
• − Management: −$1,790
• − Depreciation: −$6,543
• Taxable loss: −$5,268
• Est. tax savings @ 24.0%: +$1,264
• After-tax cash flow: $-135/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

+1543.2% since first listed

5 events — show timeline

• 2026-04-14 Listed $239,900 GAMLS
• 2022-02-16 Sold (Public Records) $268,439 Public Records
• 2009-03-19 Sold (MLS) $52,000 FMLS
• 2009-01-30 Listed $55,000 FMLS
• 1992-02-06 Sold (Public Records) $14,600 Public Records

Property tax history

+9.5%/yr

Latest (2025): $3,798 · -0.7% YoY. Source: county tax records.