208 Sebastian Cv · Lovejoy, GA 30228

$399,900

4 bd · 3.0 ba · 2,455 sqft · SingleFamily public records · 57 Days on market

Built 2020 0.59 ac lot $163/sqft · 11% below area Est $468k · 15% under $50/mo HOA · 2% of rent

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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 +14.1/15.0
• Cash flow +9.9/30.0
• Rent growth +3.1/5.0
• Livability +3.1/5.0
• DSCR +2.8/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This stunning 4 bedroom, 3 full bath residence offers a perfect blend of elegance, comfort, and modern design. Featuring a desirable split floor plan, this home provides both privacy and functionality for today's lifestyle. From the moment you enter, you're welcomed by rich hardwood floors and an open, light-filled layout designed for both everyday living and upscale entertaining. The chef-inspired kitchen serves as the heart of the home, featuring abundant cabinetry, generous counter space, and a seamless flow into the main living area ideal for hosting and creating unforgettable moments. The spacious owner's suite is thoughtfully positioned for privacy and features a luxurious en-suite bath and a walk-in closet, creating the perfect retreat. Upstairs, an oversized private suite with a full bath provides endless possibilities ideal for guests, a media lounge, or a secondary living space. Step outside to your screened-in patio, offering a serene setting for morning coffee or evening relaxation while enjoying the beauty of your surroundings. Every detail of this home has been thoughtfully designed to deliver comfort, sophistication, and timeless appeal.

Key facts

• Split floor plan
• Walk in closet
• Screened in patio

Tags

• SPLIT FLOOR PLAN
• CHEF INSPIRED KITCHEN
• SCREENED IN PATIO
• OVERSIZED PRIVATE SUITE
• WALK IN CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $-251 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $356k (11.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $278k (30.5% below list).
• Recommended offer: $278k (30.5% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.4% in Lovejoy — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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-, amenities F, commute F.
• Henry County (rural): math 24% / reading 33% proficiency, ranked #89 of 174 in GA (top 51%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Dutchtown Elementary School (math 25% / reading 28%, grade F, #718 of 1,228 statewide, top 59%, 932 students, 47% FRL); Dutchtown Middle School (math 21% / reading 37%, grade F, #258 of 470 statewide, top 55%, 1,092 students, 50% FRL); Dutchtown High (math 32% / reading 38%, grade F, #84 of 424 statewide, top 20%, 1,861 students, 43% FRL) — zoned schools at 46% FRL track the district average.
• Market conditions: Rents rising (+2.2%/yr); 561 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,989 units permitted in Henry County in 2024 (92 in 5+ unit buildings).
• This rent runs 40% 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 $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Henry 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 57 days — a 3% lower offer ($388k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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.

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 $277,878 (30.5% 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 57 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 0.69% ✗
• Cap rate: 5.54%
• Cash-on-cash: -2.69%
• DSCR: 0.88
• GRM: 12.0

CMA / ARV

• ARV (median comp): $468,340
• List price: $399,900
• Delta: -14.61%
• 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
309 Amsterdam Way	0.32mi	4/2.5	2,564 (+4%)	1mo	$370,000	$144	75
156 Beaumont Way	0.10mi	4/2.5	2,695 (+10%)	3mo	$385,000	$143	74
337 Amsterdam Way	0.22mi	5/2.5 (+1)	2,281 (-7%)	1mo	$325,000	$142	70
845 Delft Way	0.46mi	4/2.5	2,572 (+5%)	1mo	$375,000	$146	68
516 Almere Dr	0.37mi	4/2.5	2,542 (+4%)	9mo	$337,000	$133	68
1209 Arnhem Dr	0.46mi	4/2.5	2,542 (+4%)	10mo	$332,536	$131	63
533 Almere Dr	0.32mi	5/2.5 (+1)	2,338 (-5%)	9mo	$321,000	$137	63
1001 Limburg Dr	0.31mi	5/2.5 (+1)	2,183 (-11%)	6mo	$310,000	$142	55
2360 Mount Carmel Rd	0.60mi	5/3.0 (+1)	2,528 (+3%)	9mo	$255,000	$101	55
1240 Arnhem Dr	0.42mi	4/2.5	2,183 (-11%)	10mo	$304,609	$140	52
528 Almere Dr	0.37mi	5/2.5 (+1)	2,183 (-11%)	9mo	$315,000	$144	50
1125 Babbs Mill Rd	0.66mi	4/2.5	2,280 (-7%)	11mo	$291,000	$128	46

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: -21.6%
• Equity multiple: 0.26×
• Total profit: $-83,153
• Equity at exit: $59,626

10-year hold

• IRR: -17.2%
• Equity multiple: 0.08×
• Total profit: $-102,566
• Equity at exit: $34,576

Cash invested: $111,972 (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 30228

• Home prices YoY: -24.3%
• Rents YoY: 2.2%
• Active inventory: 561
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,779 medium
• Mortgage (P&I): −$2,097
• Tax from tax record: −$132 /mo · $1,589/yr
• Insurance: −$167
• HOA: −$50
• Vacancy / Maint / Mgmt: −$584
• Net cashflow: $-251

Break-even live

Break-even rent $3,096

Max offer price $355,579

Occupancy floor —

Sensitivity live

Price	-10% $-25	-5% $-138	+0% $-251	+5% $-364	+10% $-477
Rent	-10% $-470	-5% $-361	+0% $-251	+5% $-141	+10% $-31
Rate	-1.0pp $-50	-0.5pp $-149	base $-251	+0.5pp $-355	+1.0pp $-460

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
895 Gelderland Dr Hampton, GA	5.0	2.5	2676	$2,300	$0.86	45d	1	0.51mi
680 Friesland Dr Hampton, GA	5.0	2.5	2183	$2,645	$1.21	45d	1	0.53mi
2154 Hammock Trl Hampton, GA	5.0	4.0	3096	$3,500	$1.13	26d	1	0.75mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 9 events

1. 2026-05-14
   historical Active Under Contract 1188-char remark

   Show marketing remark (1206 chars)

   This stunning 4 bedroom, 3 full bath residence offers a perfect blend of elegance, comfort, and modern design. Featuring a desirable split floor plan, this home provides both privacy and functionality for today’s lifestyle. From the moment you enter, you’re welcomed by rich hardwood floors and an open, light-filled layout designed for both everyday living and upscale entertaining. The chef-inspired kitchen serves as the heart of the home, featuring abundant cabinetry, generous counter space, and a seamless flow into the main living area ideal for hosting and creating unforgettable moments. The spacious owner’s suite is thoughtfully positioned for privacy and features a luxurious en-suite bath and a walk-in closet, creating the perfect retreat. Upstairs, an oversized private suite with a full bath provides endless possibilities ideal for guests, a media lounge, or a secondary living space. Step outside to your screened-in patio, offering a serene setting for morning coffee or evening relaxation while enjoying the beauty of your surroundings. Every detail of this home has been thoughtfully designed to deliver comfort, sophistication, and timeless appeal.

2. 2026-05-14
   historical Active Under Contract 1206-char remark

   Show marketing remark (1206 chars)

   This stunning 4 bedroom, 3 full bath residence offers a perfect blend of elegance, comfort, and modern design. Featuring a desirable split floor plan, this home provides both privacy and functionality for today’s lifestyle. From the moment you enter, you’re welcomed by rich hardwood floors and an open, light-filled layout designed for both everyday living and upscale entertaining. The chef-inspired kitchen serves as the heart of the home, featuring abundant cabinetry, generous counter space, and a seamless flow into the main living area ideal for hosting and creating unforgettable moments. The spacious owner’s suite is thoughtfully positioned for privacy and features a luxurious en-suite bath and a walk-in closet, creating the perfect retreat. Upstairs, an oversized private suite with a full bath provides endless possibilities ideal for guests, a media lounge, or a secondary living space. Step outside to your screened-in patio, offering a serene setting for morning coffee or evening relaxation while enjoying the beauty of your surroundings. Every detail of this home has been thoughtfully designed to deliver comfort, sophistication, and timeless appeal.

3. 2026-05-11
   price $399,900 1188-char remark

   Show marketing remark (1206 chars)

   This stunning 4 bedroom, 3 full bath residence offers a perfect blend of elegance, comfort, and modern design. Featuring a desirable split floor plan, this home provides both privacy and functionality for today’s lifestyle. From the moment you enter, you’re welcomed by rich hardwood floors and an open, light-filled layout designed for both everyday living and upscale entertaining. The chef-inspired kitchen serves as the heart of the home, featuring abundant cabinetry, generous counter space, and a seamless flow into the main living area ideal for hosting and creating unforgettable moments. The spacious owner’s suite is thoughtfully positioned for privacy and features a luxurious en-suite bath and a walk-in closet, creating the perfect retreat. Upstairs, an oversized private suite with a full bath provides endless possibilities ideal for guests, a media lounge, or a secondary living space. Step outside to your screened-in patio, offering a serene setting for morning coffee or evening relaxation while enjoying the beauty of your surroundings. Every detail of this home has been thoughtfully designed to deliver comfort, sophistication, and timeless appeal.

4. 2026-05-11
   price $399,900 1206-char remark

   Show marketing remark (1206 chars)

   This stunning 4 bedroom, 3 full bath residence offers a perfect blend of elegance, comfort, and modern design. Featuring a desirable split floor plan, this home provides both privacy and functionality for today’s lifestyle. From the moment you enter, you’re welcomed by rich hardwood floors and an open, light-filled layout designed for both everyday living and upscale entertaining. The chef-inspired kitchen serves as the heart of the home, featuring abundant cabinetry, generous counter space, and a seamless flow into the main living area ideal for hosting and creating unforgettable moments. The spacious owner’s suite is thoughtfully positioned for privacy and features a luxurious en-suite bath and a walk-in closet, creating the perfect retreat. Upstairs, an oversized private suite with a full bath provides endless possibilities ideal for guests, a media lounge, or a secondary living space. Step outside to your screened-in patio, offering a serene setting for morning coffee or evening relaxation while enjoying the beauty of your surroundings. Every detail of this home has been thoughtfully designed to deliver comfort, sophistication, and timeless appeal.

5. 2026-03-24
   listed $420,000 New 1188-char remark

   Show marketing remark (1206 chars)

   This stunning 4 bedroom, 3 full bath residence offers a perfect blend of elegance, comfort, and modern design. Featuring a desirable split floor plan, this home provides both privacy and functionality for today’s lifestyle. From the moment you enter, you’re welcomed by rich hardwood floors and an open, light-filled layout designed for both everyday living and upscale entertaining. The chef-inspired kitchen serves as the heart of the home, featuring abundant cabinetry, generous counter space, and a seamless flow into the main living area ideal for hosting and creating unforgettable moments. The spacious owner’s suite is thoughtfully positioned for privacy and features a luxurious en-suite bath and a walk-in closet, creating the perfect retreat. Upstairs, an oversized private suite with a full bath provides endless possibilities ideal for guests, a media lounge, or a secondary living space. Step outside to your screened-in patio, offering a serene setting for morning coffee or evening relaxation while enjoying the beauty of your surroundings. Every detail of this home has been thoughtfully designed to deliver comfort, sophistication, and timeless appeal.

6. 2026-03-24
   listed $420,000 Active 1206-char remark

   Show marketing remark (1206 chars)

   This stunning 4 bedroom, 3 full bath residence offers a perfect blend of elegance, comfort, and modern design. Featuring a desirable split floor plan, this home provides both privacy and functionality for today’s lifestyle. From the moment you enter, you’re welcomed by rich hardwood floors and an open, light-filled layout designed for both everyday living and upscale entertaining. The chef-inspired kitchen serves as the heart of the home, featuring abundant cabinetry, generous counter space, and a seamless flow into the main living area ideal for hosting and creating unforgettable moments. The spacious owner’s suite is thoughtfully positioned for privacy and features a luxurious en-suite bath and a walk-in closet, creating the perfect retreat. Upstairs, an oversized private suite with a full bath provides endless possibilities ideal for guests, a media lounge, or a secondary living space. Step outside to your screened-in patio, offering a serene setting for morning coffee or evening relaxation while enjoying the beauty of your surroundings. Every detail of this home has been thoughtfully designed to deliver comfort, sophistication, and timeless appeal.

7. 2021-05-25
   soldstatus $376,825 Closed
8. 2021-01-24
   historical Active Under Contract
9. 2020-10-25
   listed $369,155 Active

ⓘ 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: $1,589 · $132/mo
• Projected year-2 tax: $3,679 · $307/mo
• Expected delta: +$2,090/yr (+$174/mo · 131.6%)

ⓘ 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 6/10 Major 7 d/yr ≥105°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 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,345
• − Mortgage interest: −$22,401
• − Property taxes: −$1,589
• − Insurance: −$2,000
• − Repairs & maintenance: −$2,668
• − Management: −$2,668
• − HOA: −$600
• − Depreciation: −$11,633
• Taxable loss: −$10,212
• Est. tax savings @ 24.0%: +$2,451
• After-tax cash flow: $-560/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: Henry County
• NCES district ID: 1302820
• Math proficiency: 24% ▼ -9.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $62,594
• Composite: 26.13/100
• National rank: #7279
• State rank: #89 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 (Henry County) Hauer SSP2

• Today (2025): 249,041 people
• By 2030: 264,369 · +6.2%
• By 2040: 294,459 · +18.2%
• By 2050: 322,249 · +29.4%
• By 2075: 392,310 · +57.5%
• By 2100: 437,836 · +75.8%

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 · Henry

• 2024 margin: Strong D (+29.7) · D 64.5% · R 34.9%
• 2008→2024 swing: +37.1pp toward D · 2008: -7.5pp · 2024: 29.7pp
• All cycles: 2024: D+29.7 2020: D+20.5 2016: D+4.3 2012: R+3.2 2008: R+7.5

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

+8.3% since first listed

9 events — show timeline

• 2026-05-14 Contingent — GAMLS
• 2026-05-14 Contingent — FMLS
• 2026-05-11 Price Changed $399,900 GAMLS
• 2026-05-11 Price Changed $399,900 FMLS
• 2026-03-24 Listed $420,000 FMLS
• 2026-03-24 Listed $420,000 GAMLS
• 2021-05-25 Sold (MLS) $376,825 FMLS
• 2021-01-24 Contingent — FMLS
• 2020-10-25 Listed $369,155 FMLS

Property tax history

+12.2%/yr

Latest (2025): $1,589 · -73.3% YoY. Source: county tax records.