1755 Fox Chase Ct · Conyers, GA 30013

$149,500

2 bd · 2.0 ba · 1,116 sqft · Townhouse public records · 30 Days on market

Built 1986 0.69 ac lot Est $150k · 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 +14.2/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +4.3/10.0
• 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

Welcome to this beautifully refreshed 2 bedroom, 2 bath ranch townhome where comfort, style, and convenience blend seamlessly. From the moment you walk through the door, you'll appreciate the fresh updates. Designed with an easy flowing ranch layout, this townhome offers effortless single-level living and low maintenance lifestyle ideal for anyone looking for comfort without the hassle. The location is the perfect finishing touch. Conveniently situated just 3 blocks away from the McDonough Square, minutes from shopping, dining, and entertainment, you'll enjoy quick access to everything you need for everyday living and leisure.

Key facts

• 2 parking spots
• Built 1986
• Listed 30 days

Property features AI

Finance

• Other: Directions: Take I-20 East toward Augusta, exit 82 for GA-20/West Ave toward Conyers, turn right onto GA-20/West Ave, then left onto Flat Shoals Rd SE, right into Huntington Creek subdivision (Fox Chase area), follow through to Fox Chase Court SE; County: Rockdale, GA
• HOA & community: Homeowners association present

Exterior

• Parking: Parking pad for 2 vehicles
• Utilities: Public water; Public sewer; 220 volt electric service; Cable available; Electricity available; Natural gas available; Phone available; Sewer available; Water available
• Home design: One-level home; Resale property; Fee simple ownership; Composition roof; Slab foundation; Dock: other
• Construction: Construction materials: other
• Exterior features: Patio; Other exterior features; Waterfrontage length: 0

Interior

• Kitchen: Dishwasher; Refrigerator; Kitchen with other built-in features
• Bedrooms: Master bedroom on the main level; Two main-level bedrooms
• Flooring: Ceramic tile; Other flooring
• Bathrooms: Two full bathrooms (both on the main level); Master bathroom with additional features
• Heating & cooling: Central heating (forced air) with natural gas; Other heating features; Central air conditioning; Ceiling fans; Electric cooling
• Interior features: Disappearing attic stairs; One fireplace in the living room; 1 common wall (attached); Attic space
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $150k.

Deal economics

• At list price, monthly cash flow is $24 ($293/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $150k).
• Recommended offer: $147k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.5% 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: Flat Shoals Elementary School (math 17% / reading 32%, grade F, #753 of 1,228 statewide, top 64%, 578 students, 70% 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).
• Market conditions: Rents soft (-1.3%/yr); 377 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 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 $4k 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 30 days — a 2% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $70k; list at $150k implies a 114% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.
• 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 $147,257 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
6. 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.
7. 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.
8. 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: 1.00% ✓
• Cap rate: 6.49%
• Cash-on-cash: 0.70%
• DSCR: 1.03
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $149,544
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1693 Hunting Creek Dr SE	0.17mi	2/2.5	1,074 (-4%)	9mo	$176,000	$164	76
1684 Hunting Creek Dr SE	0.21mi	2/2.5	1,044 (-6%)	3mo	$140,000	$134	75
1696 Winchester Way SE	0.17mi	2/2.5	1,080 (-3%)	15mo	$142,000	$131	73
1665 SE Winchester Way	0.23mi	2/2.5	1,008 (-10%)	1mo	$105,000	$104	70
1696 Hunting Creek Dr SE	0.19mi	2/2.5	1,044 (-6%)	11mo	$143,000	$137	69
1685 Hunting Creek Dr SE	0.19mi	2/2.5	1,000 (-10%)	5mo	$103,000	$103	68
1691 Winchester Way SE	0.17mi	2/2.5	1,080 (-3%)	23mo	$168,000	$156	66
669 Hunting Creek Ln SE	0.13mi	2/2.5	1,224 (+10%)	13mo	$149,900	$122	65
1678 Winchester Way SE	0.21mi	2/2.5	1,008 (-10%)	8mo	$135,975	$135	65

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: -19.0%
• Equity multiple: 0.36×
• Total profit: $-26,957
• Equity at exit: $22,291

10-year hold

• IRR: -20.4%
• Equity multiple: 0.09×
• Total profit: $-38,021
• Equity at exit: $12,926

Cash invested: $41,860 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,497 high
• Mortgage (P&I): −$784
• Tax from tax record: −$312 /mo · $3,744/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $24

Break-even live

Break-even rent $1,466

Max offer price $149,500

Occupancy floor 93%

Sensitivity live

Price	-10% $109	-5% $67	+0% $24	+5% $-18	+10% $-60
Rent	-10% $-94	-5% $-35	+0% $24	+5% $84	+10% $143
Rate	-1.0pp $100	-0.5pp $62	base $24	+0.5pp $-14	+1.0pp $-54

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1681 Winchester Way SE Conyers, GA	2.0	2.5	1008	$1,495	$1.48	1d	1	0.18mi
1681 Winchester Way SE Conyers, GA	2.0	2.5	1008	$1,495	$1.48	21d	1	0.18mi
1825 Parker Rd SE Conyers, GA	1.0–3.0	1.0–2.0	1111	$1,623	$1.46	1d	18	0.88mi
1669 Iris Dr SE Conyers, GA	1.0–2.0	1.0–2.0	888	$1,235	$1.39	0d	15	0.88mi
2365 Highway 20 SE Conyers, GA	1.0–2.0	1.0–2.0	984	$1,640	$1.67	0d	8	1.10mi
1200 Peaks Lndg SE Conyers, GA	1.0–3.0	1.0–2.0	1063	$1,418	$1.33	5d	16	1.24mi
1076 S Main St NE Conyers, GA	1.0–3.0	1.0–2.0	945	$1,320	$1.40	6d	14	1.33mi

Listing history 20 events

1. 2026-06-21
   days on market $149,500 Active 30 DOM
2. 2026-06-18
   days on market $149,500 Active 27 DOM
3. 2026-06-17
   days on market $149,500 Active 26 DOM
4. 2026-06-16
   days on market $149,500 Active 25 DOM
5. 2026-06-15
   pricedays on market $149,500 Active 24 DOM
6. 2026-06-13
   days on market $155,000 Active 22 DOM

   Show marketing remark (634 chars)

   Welcome to this beautifully refreshed 2 bedroom, 2 bath ranch townhome where comfort, style, and convenience blend seamlessly. From the moment you walk through the door, you'll appreciate the fresh updates. Designed with an easy flowing ranch layout, this townhome offers effortless single-level living and low maintenance lifestyle ideal for anyone looking for comfort without the hassle. The location is the perfect finishing touch. Conveniently situated just 3 blocks away from the McDonough Square, minutes from shopping, dining, and entertainment, you'll enjoy quick access to everything you need for everyday living and leisure.

7. 2026-06-09
   days on market $155,000 Active 18 DOM
8. 2026-06-08
   days on market $155,000 Active 17 DOM
9. 2026-06-07
   days on market $155,000 Active 16 DOM
10. 2026-06-04
    days on market $155,000 Active 13 DOM
11. 2026-06-03
    days on market $155,000 Active 12 DOM
12. 2026-06-02
    days on market $155,000 Active 11 DOM
13. 2026-06-01
    days on market $155,000 Active 10 DOM
14. 2026-05-31
    days on market $155,000 Active 9 DOM
15. 2026-05-14
    listed $155,000 New

    Show marketing remark (634 chars)

    Welcome to this beautifully refreshed 2 bedroom, 2 bath ranch townhome where comfort, style, and convenience blend seamlessly. From the moment you walk through the door, you'll appreciate the fresh updates. Designed with an easy flowing ranch layout, this townhome offers effortless single-level living and low maintenance lifestyle ideal for anyone looking for comfort without the hassle. The location is the perfect finishing touch. Conveniently situated just 3 blocks away from the McDonough Square, minutes from shopping, dining, and entertainment, you'll enjoy quick access to everything you need for everyday living and leisure.

16. 2026-05-14
    listed $155,000 Active 600-char remark

    Show marketing remark (634 chars)

    Welcome to this beautifully refreshed 2 bedroom, 2 bath ranch townhome where comfort, style, and convenience blend seamlessly. From the moment you walk through the door, you'll appreciate the fresh updates. Designed with an easy flowing ranch layout, this townhome offers effortless single-level living and low maintenance lifestyle ideal for anyone looking for comfort without the hassle. The location is the perfect finishing touch. Conveniently situated just 3 blocks away from the McDonough Square, minutes from shopping, dining, and entertainment, you'll enjoy quick access to everything you need for everyday living and leisure.

17. 2008-02-21
    soldstatus $69,900
18. 2003-09-12
    soldstatus $75,800
19. 2001-07-31
    soldstatus $75,000
20. 1986-09-29
    soldstatus $56,000

ⓘ 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: $3,744 · $312/mo
• Projected year-2 tax: $3,744 · $312/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 ≥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 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,966
• − Mortgage interest: −$8,374
• − Property taxes: −$3,744
• − Insurance: −$748
• − Repairs & maintenance: −$1,437
• − Management: −$1,437
• − Depreciation: −$4,349
• Taxable loss: −$2,124
• Est. tax savings @ 24.0%: +$510
• After-tax cash flow: $803/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

• Census place: Conyers, GA
• 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

+167.0% since first listed

8 events — show timeline

• 2026-06-15 Price Changed $149,500 FMLS
• 2026-06-13 Price Changed $149,500 GAMLS
• 2026-05-14 Listed $155,000 FMLS
• 2026-05-14 Listed $155,000 GAMLS
• 2008-02-21 Sold (Public Records) $69,900 Public Records
• 2003-09-12 Sold (Public Records) $75,800 Public Records
• 2001-07-31 Sold (Public Records) $75,000 Public Records
• 1986-09-29 Sold (Public Records) $56,000 Public Records

Property tax history

+7.3%/yr

Latest (2025): $3,744 · +11.9% YoY. Source: county tax records.