587 Whooping Creek Rd · Carrollton, GA 30116

$184,900

2 bd · 1.0 ba · 968 sqft · SingleFamily public records · 2 Days on market

Built 1952 1.00 ac lot $191/sqft · 17% below area Est $224k · 17% 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 +15.5/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.2/10.0

Listing remarks

Welcome to this adorable cottage-style bungalow sitting on a peaceful 1-acre lot in the beautiful Central School District of Carrollton! This charming 3-bedroom, 1-bath home is filled with cozy character and thoughtful updates, making it the perfect option for first-time buyers, downsizers, or anyone seeking quiet country living. Step inside to a warm, inviting layout featuring brand-new carpet in the living room and two of the bedrooms, along with a convenient separate laundry room. The home offers a bright and welcoming atmosphere throughout, making everyday living comfortable and easy. Out back, you'll find a large porch perfect for relaxing, entertaining, or enjoying your morning coffee

Key facts

• 2 car carport
• Generous lot
• Front porch

Tags

• FRONT PORCH
• 2 CAR CARPORT
• GENEROUS LOT

Property features AI

Finance

• Other: Listing accepts Conventional, FHA, and USDA financing
• HOA & community: No HOA

Exterior

• Parking: Carport
• Utilities: Public water; Septic tank; Cable available
• Home design: Single-family house (residential); Built in 1952; One story
• Construction: Vinyl siding construction; Composition roofing; Built in 1952
• Exterior features: Level, open and private lot; One-acre lot; Vinyl siding; Composition roof

Interior

• Kitchen: Convection oven; Cooktop; Dishwasher; Country kitchen
• Bedrooms: Two bedrooms on the main level
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s); One level living; Family room and an additional multipurpose room; Country-style kitchen
• Laundry & utility: Mud room; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $76 ($911/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 $154k (16.8% below list).
• Recommended offer: $154k (16.8% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.3% in Carrollton — 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 69/100 on livability (#113 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities C-, commute F, employment F.
• Carroll County (rural): math 42% / reading 41% proficiency, ranked #38 of 174 in GA (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Central Elementary School (math 58% / reading 51%, grade C, #185 of 1,228 statewide, top 16%, 972 students, 51% FRL); Central Middle School (math 53% / reading 51%, grade C+, #60 of 470 statewide, top 13%, 967 students, 52% FRL); Central High School (math 41% / reading 37%, grade F, #59 of 424 statewide, top 14%, 1,280 students, 48% FRL).
• Market conditions: 212 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 876 units permitted in Carroll County in 2024 (150 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 $6k of value loss. Plan a longer hold.
• Carroll County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 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 $25k; list at $185k implies a 637% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,750 (16.8% below list)

Questions for the listing agent

1. Built in 1952 — 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. 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.
5. 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.
6. 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: 6.79%
• Cash-on-cash: 1.76%
• DSCR: 1.08
• GRM: 10.0

CMA / ARV

• ARV (median comp): $223,907
• List price: $184,900
• Delta: 0.49%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
325 Julia Rogers Cir	0.12mi	3/1.0 (+1)	864 (-11%)	15mo	$215,000	$249	59

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.5%
• Equity multiple: 0.51×
• Total profit: $-25,188
• Equity at exit: $27,569

10-year hold

• IRR: -4.7%
• Equity multiple: 0.69×
• Total profit: $-15,959
• Equity at exit: $15,987

Cash invested: $51,772 (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 30116

• Home prices YoY: -2.6%
• Active inventory: 212
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,538 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$92 /mo · $1,104/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $76

Break-even live

Break-even rent $1,441

Max offer price $184,900

Occupancy floor 90%

Sensitivity live

Price	-10% $181	-5% $128	+0% $76	+5% $24	+10% $-29
Rent	-10% $-46	-5% $15	+0% $76	+5% $137	+10% $197
Rate	-1.0pp $169	-0.5pp $123	base $76	+0.5pp $28	+1.0pp $-21

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1367 Stripling Chapel Rd Unit A Carrollton, GA	2.0	1.0	1100	$1,375	$1.25	11d	1	1.25mi
1367 Stripling Chapel Rd Unit A Carrollton, GA	2.0	1.0	1100	$1,375	$1.25	0d	1	1.25mi

Listing history 23 events

1. 2026-06-17
   status $184,900 Under Contract 2 DOM
2. 2026-06-17
   days on market $184,900 New 2 DOM
3. 2026-06-15
   pricestatusdays on marketlisting id $184,900 New 1 DOM
4. 2026-04-08
   listed $225,000 New 1087-char remark
5. 2026-04-07
   historical
6. 2026-03-30
   historical
7. 2026-03-24
   price $235,000
8. 2026-01-28
   price $235,000
9. 2026-01-07
   listed $240,000 Active
10. 2025-11-17
    listed $240,000 New
11. 2016-02-10
    price $22,000
12. 2015-06-04
    price $25,100
13. 2014-10-22
    price $22,000
14. 2012-09-12
    historical
15. 2012-09-11
    soldstatus $25,100 Sold
16. 2012-09-11
    soldstatus $25,100 Sold
17. 2012-08-29
    historical
18. 2012-08-29
    status Pending
19. 2012-08-29
    price $25,100
20. 2012-08-15
    listed $22,000 Active
21. 2012-08-15
    listed $22,000 New
22. 2006-07-07
    soldstatus $75,000
23. 1993-04-10
    soldstatus $16,000

ⓘ 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: $1,104 · $92/mo
• Projected year-2 tax: $1,701 · $142/mo
• Expected delta: +$597/yr (+$50/mo · 54.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,450
• − Mortgage interest: −$10,357
• − Property taxes: −$1,104
• − Insurance: −$924
• − Repairs & maintenance: −$1,476
• − Management: −$1,476
• − Depreciation: −$5,379
• Taxable loss: −$2,267
• Est. tax savings @ 24.0%: +$544
• After-tax cash flow: $1,455/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: Carroll County
• NCES district ID: 1300840
• Math proficiency: 42% ▼ -7.00%
• Reading proficiency: 41% ▼ -8.00%
• Median HH income: $48,692
• Composite: 35.62/100
• National rank: #4888
• State rank: #38 of 174 in GA

Livability — Carrollton

• Score: 69/100
• State rank: #113
• US rank: #8542

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Carroll County · 124,888 people
• City population: 61,993
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 22,189
• Household income: $77,030
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 332.0

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 123,370 people
• By 2030: 127,186 · +3.1%
• By 2040: 133,534 · +8.2%
• By 2050: 137,612 · +11.5%
• By 2075: 142,892 · +15.8%
• By 2100: 136,294 · +10.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 16% Hispanic / Latino 11% Two or more races 6%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 1%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 9%

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+41.2) · D 29.1% · R 70.3%
• 2008→2024 swing: -8.2pp toward R · 2008: -32.9pp · 2024: -41.2pp
• All cycles: 2024: R+41.2 2020: R+39.0 2016: R+40.1 2012: R+37.7 2008: R+32.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -9.61%
• Current HPI: 365.8744
• Rent YoY: —
• 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

+1055.6% since first listed

23 events — show timeline

• 2026-06-17 Pending — GAMLS
• 2026-06-15 Listed $184,900 GAMLS
• 2026-05-28 Listing Removed — GAMLS
• 2026-04-08 Listed $225,000 GAMLS
• 2026-04-07 Listing Removed — FMLS
• 2026-03-30 Listing Removed — GAMLS
• 2026-03-24 Price Changed $235,000 FMLS
• 2026-01-28 Price Changed $235,000 GAMLS
• 2026-01-07 Listed $240,000 FMLS
• 2025-11-17 Listed $240,000 GAMLS
• 2016-02-10 Price Changed $22,000 FMLS
• 2015-06-04 Price Changed $25,100 FMLS
• 2014-10-22 Price Changed $22,000 GAMLS
• 2012-09-12 Listing Removed — FMLS
• 2012-09-11 Sold (MLS) $25,100 GAMLS
• 2012-09-11 Sold (MLS) $25,100 FMLS
• 2012-08-29 Listing Removed — GAMLS
• 2012-08-29 Pending — FMLS
• 2012-08-29 Price Changed $25,100 GAMLS
• 2012-08-15 Listed $22,000 FMLS
• 2012-08-15 Listed $22,000 GAMLS
• 2006-07-07 Sold (Public Records) $75,000 Public Records
• 1993-04-10 Sold (Public Records) $16,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,104 · -1.1% YoY. Source: county tax records.