219 Scenic Dr · McDonough, GA 30252

$325,000

4 bd · 2.5 ba · 1,925 sqft · SingleFamily public records · 39 Days on market

Built 1992 1.20 ac lot $169/sqft · at area comps Est $370k · 12% under ↓ 24% since listing

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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 +17.0/30.0
• ARV discount +12.9/15.0
• DSCR +5.3/10.0
• 1% rule +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ready to show, New Paint, New flooring on second level, and New Granite counters. Life really does live up to its name on Scenic Drive. At 219, you get more than just a stucco two-story with four bedrooms and a new roof (2023). You get the kind of scenic views that make coffee taste better and evenings last longer. The one-owner care shows throughout, but the real story unfolds out back. A large, flat yard stretches toward the lake, with a composite deck perfect for gathering friends, grilling out, or just sitting with a fishing pole while you pretend you're "catching dinner." Lakefront living here isn't a dream-it's daily life. Paddle out in the morning mist, let the kids reel in stories bigger than the fish, or simply kick back and let the water remind you to slow down. 219 Scenic Drive: where the name says it all.

Key facts

• Lakefront living
• Large flat yard
• Scenic views

Tags

• SCENIC VIEWS
• LARGE FLAT YARD
• COMPOSITE DECK
• LAKEFRONT LIVING

Property features AI

Finance

• HOA & community: Community offers fishing and lake access

Exterior

• Parking: Detached garage with 2 garage spaces (garage faces side); Total parking for 2 vehicles
• Utilities: Public water; Septic tank sewer; 110-volt electric; Cable available; Electricity available; Natural gas available; Underground utilities; Water available
• Home design: Two levels; Resale property; Shingle roof; Slab foundation
• Construction: Cement siding and stucco construction
• Exterior features: Private entrance; Deck; Lakefront with deepwater access; Waterfrontage length approximately 107

Interior

• Kitchen: Breakfast room; White cabinets; Eat-in kitchen; Laminate countertops; Pantry; Open view to family room; Dishwasher; Electric oven and range; Self-cleaning oven; Refrigerator
• Bedrooms: Four bedrooms on the upper level
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom; Master bath with double vanity, separate tub and shower, and soaking tub
• Heating & cooling: Central heating (natural gas); Central electric air conditioning
• Interior features: Disappearing attic stairs; Double vanities; Walk-in closets; Insulated windows; No common walls; Gas-started fireplace (1)
• Laundry & utility: Laundry features: other

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/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 $279k (14.1% below list).
• Recommended offer: $279k (14.1% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 3.9% in McDonough — 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 63/100 on livability (#279 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: crime D, 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: Ola Elementary School (math 39% / reading 36%, grade F, #474 of 1,228 statewide, top 39%, 913 students, 34% FRL); Ola Middle School (math 35% / reading 46%, grade F, #140 of 470 statewide, top 30%, 1,163 students, 32% FRL); Ola High School (math 22% / reading 34%, grade F, #151 of 424 statewide, top 36%, 1,764 students, 26% FRL).
• Market conditions: Rents rising (+1.5%/yr); 569 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,989 units permitted in Henry County in 2024 (92 in 5+ unit buildings).
• This rent runs 33% of the median local income ($101k/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 $2k of loan paydown is wiped out by about $10k 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 39 days — a 3% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $25k (7%) 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 $279,034 (14.1% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 0.86% ✗
• Cap rate: 7.11%
• Cash-on-cash: 2.92%
• DSCR: 1.13
• GRM: 9.7

CMA / ARV

• ARV (median comp): $369,760
• List price: $325,000
• Delta: -12.11%
• 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
207 Scenic Dr	0.06mi	3/2.0 (-1)	1,906 (-1%)	8mo	$420,000	$220	82
250 Scenic Dr	0.08mi	3/2.5 (-1)	2,102 (+9%)	8mo	$355,000	$169	69
41 Ridgewood Cir	0.37mi	3/2.0 (-1)	1,926 (+0%)	11mo	$312,000	$162	66
104 Hidden Ct	0.34mi	3/2.0 (-1)	2,144 (+11%)	2mo	$399,900	$187	57
1217 Trombone Way #6	0.50mi	4/3.0	2,154 (+12%)	6mo	$399,850	$186	50
168 Country Meadows Ct	0.60mi	3/2.0 (-1)	2,067 (+7%)	4mo	$277,000	$134	50
808 N Bethany Rd	0.56mi	3/2.0 (-1)	2,146 (+12%)	2mo	$372,850	$174	46
1605 Mcgarity Rd	0.38mi	3/2.5 (-1)	1,658 (-14%)	14mo	$299,000	$180	43
606 Airline Rd	0.55mi	3/2.0 (-1)	1,720 (-11%)	9mo	$310,000	$180	42
235 Huiet Dr	0.66mi	3/2.0 (-1)	2,060 (+7%)	11mo	$389,900	$189	41
820 Airline Rd	0.69mi	3/2.0 (-1)	1,711 (-11%)	11mo	$310,000	$181	33
290 Rocky Branch Dr	0.62mi	3/2.0 (-1)	1,650 (-14%)	12mo	$275,000	$167	30

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 · 1.52% rent growth · sell at horizon

5-year hold

• IRR: -13.2%
• Equity multiple: 0.53×
• Total profit: $-42,766
• Equity at exit: $48,459

10-year hold

• IRR: -6.5%
• Equity multiple: 0.61×
• Total profit: $-35,864
• Equity at exit: $28,100

Cash invested: $91,000 (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 30252

• Home prices YoY: -31.4%
• Rents YoY: 1.5%
• Active inventory: 569
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,790 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$143 /mo · $1,716/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$586
• Net cashflow: $222

Break-even live

Break-even rent $2,510

Max offer price $325,000

Occupancy floor 87%

Sensitivity live

Price	-10% $406	-5% $314	+0% $222	+5% $130	+10% $38
Rent	-10% $1	-5% $111	+0% $222	+5% $332	+10% $442
Rate	-1.0pp $385	-0.5pp $304	base $222	+0.5pp $137	+1.0pp $52

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
312 Fairmont Ave McDonough, GA	4.0	3.0	1916	$2,499	$1.30	25d	1	0.84mi
1209 Creek Crossing Dr McDonough, GA	4.0	2.5	2400	$2,380	$0.99	25d	1	0.84mi
166 Everett Sq McDonough, GA	4.0	2.5	2401	$2,659	$1.11	5d	1	0.93mi
633 Vidalia Pkwy McDonough, GA	4.0	2.5	2622	$3,300	$1.26	44d	1	1.40mi

Listing history 31 events

1. 2026-06-18
   days on market $325,000 Active 39 DOM
2. 2026-06-17
   days on market $325,000 Active 38 DOM
3. 2026-06-16
   days on market $325,000 Active 37 DOM
4. 2026-06-15
   days on market $325,000 Active 36 DOM
5. 2026-06-13
   pricedays on market $325,000 Active 34 DOM
6. 2026-06-09
   days on market $349,900 Active 30 DOM
7. 2026-06-08
   status $349,900 Active 29 DOM

   Show marketing remark (838 chars)

   Ready to show, New Paint, New flooring on second level, and New Granite counters. Life really does live up to its name on Scenic Drive. At 219, you get more than just a stucco two-story with four bedrooms and a new roof (2023). You get the kind of scenic views that make coffee taste better and evenings last longer. The one-owner care shows throughout, but the real story unfolds out back. A large, flat yard stretches toward the lake, with a composite deck perfect for gathering friends, grilling out, or just sitting with a fishing pole while you pretend you're "catching dinner." Lakefront living here isn't a dream-it's daily life. Paddle out in the morning mist, let the kids reel in stories bigger than the fish, or simply kick back and let the water remind you to slow down. 219 Scenic Drive: where the name says it all.

8. 2026-06-07
   statusdays on market $349,900 Pending 29 DOM
9. 2026-06-04
   days on market $349,900 Active Under Contract 28 DOM
10. 2026-06-03
    days on market $349,900 Active Under Contract 27 DOM
11. 2026-06-02
    days on market $349,900 Active Under Contract 26 DOM
12. 2026-06-02
    status $349,900 Active Under Contract 25 DOM
13. 2026-06-01
    days on market $349,900 Active 25 DOM

    Show marketing remark (838 chars)

    Ready to show, New Paint, New flooring on second level, and New Granite counters. Life really does live up to its name on Scenic Drive. At 219, you get more than just a stucco two-story with four bedrooms and a new roof (2023). You get the kind of scenic views that make coffee taste better and evenings last longer. The one-owner care shows throughout, but the real story unfolds out back. A large, flat yard stretches toward the lake, with a composite deck perfect for gathering friends, grilling out, or just sitting with a fishing pole while you pretend you're "catching dinner." Lakefront living here isn't a dream-it's daily life. Paddle out in the morning mist, let the kids reel in stories bigger than the fish, or simply kick back and let the water remind you to slow down. 219 Scenic Drive: where the name says it all.

14. 2026-05-31
    days on market $349,900 Active 24 DOM
15. 2026-05-07
    listed $349,900 New 838-char remark

    Show marketing remark (838 chars)

    Ready to show, New Paint, New flooring on second level, and New Granite counters. Life really does live up to its name on Scenic Drive. At 219, you get more than just a stucco two-story with four bedrooms and a new roof (2023). You get the kind of scenic views that make coffee taste better and evenings last longer. The one-owner care shows throughout, but the real story unfolds out back. A large, flat yard stretches toward the lake, with a composite deck perfect for gathering friends, grilling out, or just sitting with a fishing pole while you pretend you're "catching dinner." Lakefront living here isn't a dream-it's daily life. Paddle out in the morning mist, let the kids reel in stories bigger than the fish, or simply kick back and let the water remind you to slow down. 219 Scenic Drive: where the name says it all.

16. 2026-05-07
    listed $349,900 Active 838-char remark

    Show marketing remark (838 chars)

    Ready to show, New Paint, New flooring on second level, and New Granite counters. Life really does live up to its name on Scenic Drive. At 219, you get more than just a stucco two-story with four bedrooms and a new roof (2023). You get the kind of scenic views that make coffee taste better and evenings last longer. The one-owner care shows throughout, but the real story unfolds out back. A large, flat yard stretches toward the lake, with a composite deck perfect for gathering friends, grilling out, or just sitting with a fishing pole while you pretend you're "catching dinner." Lakefront living here isn't a dream-it's daily life. Paddle out in the morning mist, let the kids reel in stories bigger than the fish, or simply kick back and let the water remind you to slow down. 219 Scenic Drive: where the name says it all.

17. 2026-03-27
    historical
18. 2026-03-27
    historical
19. 2026-03-16
    price $349,900
20. 2026-03-16
    price $349,900
21. 2026-03-04
    price $375,000
22. 2026-03-04
    price $375,000
23. 2026-02-18
    price $380,000
24. 2026-02-18
    price $380,000
25. 2026-01-12
    price $399,000
26. 2026-01-12
    price $399,000
27. 2025-11-14
    price $420,000
28. 2025-11-14
    price $420,000
29. 2025-09-16
    listed $425,000 Active
30. 2025-09-15
    historical
31. 2025-09-15
    listed $425,000 New

ⓘ 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: $1,716 · $143/mo
• Projected year-2 tax: $2,990 · $249/mo
• Expected delta: +$1,274/yr (+$106/mo · 74.2%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 5 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,484
• − Mortgage interest: −$18,205
• − Property taxes: −$1,716
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,679
• − Management: −$2,679
• − Depreciation: −$9,455
• Taxable loss: −$2,874
• Est. tax savings @ 24.0%: +$690
• After-tax cash flow: $3,349/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 — McDonough

• Score: 63/100
• State rank: #279
• US rank: #14962

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Henry County · 316,359 people
• City population: 114,333
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 49,554
• Household income: $100,770
• Rent vs Own: 10.5% rent · 89.5% own
• Severe rent burden: 343.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 48% Black 36% Two or more races 11% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4%
• Common ancestry: Hispanic 2% Slovak 1% Italian 1%
• Foreign-born: 7% · Canada, Vietnam, South Korea
• Languages at home: 91% English-only · Spanish 4% 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: ▼ -94.97%
• Current HPI: 207.2801
• Rent YoY: ▲ 1.52%
• 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

-23.5% since first listed

24 events — show timeline

• 2026-06-11 Price Changed $325,000 GAMLS
• 2026-06-11 Price Changed $325,000 FMLS
• 2026-06-08 Relisted — GAMLS
• 2026-06-08 Relisted — FMLS
• 2026-06-06 Pending — FMLS
• 2026-06-01 Pending — GAMLS
• 2026-06-01 Contingent — FMLS
• 2026-05-07 Listed $349,900 FMLS
• 2026-05-07 Listed $349,900 GAMLS
• 2026-03-27 Listing Removed — GAMLS
• 2026-03-27 Listing Removed — FMLS
• 2026-03-16 Price Changed $349,900 FMLS
• 2026-03-16 Price Changed $349,900 GAMLS
• 2026-03-04 Price Changed $375,000 FMLS
• 2026-03-04 Price Changed $375,000 GAMLS
• 2026-02-18 Price Changed $380,000 GAMLS
• 2026-02-18 Price Changed $380,000 FMLS
• 2026-01-12 Price Changed $399,000 GAMLS
• 2026-01-12 Price Changed $399,000 FMLS
• 2025-11-14 Price Changed $420,000 GAMLS
• 2025-11-14 Price Changed $420,000 FMLS
• 2025-09-16 Listed $425,000 FMLS
• 2025-09-15 Coming Soon — FMLS
• 2025-09-15 Listed $425,000 GAMLS

Property tax history

-1.2%/yr

Latest (2025): $1,716 · -14.8% YoY. Source: county tax records.