240 Albertas Ct · McDonough, GA 30252

$324,900

4 bd · 2.0 ba · 2,223 sqft · SingleFamily public records · 9 Days on market

Built 2000 1.10 ac lot Est $373k · 13% 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).

• Cash flow +16.2/30.0
• ARV discount +13.4/15.0
• DSCR +5.0/10.0
• 1% rule +3.2/10.0
• 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

Welcome to this beautifully maintained home nestled on a quiet cul-de-sac lot in the highly sought-after Ola School District! From the moment you arrive, you will appreciate the charming curb appeal, landscaped lawn, and colorful flowering beds that warmly welcome you home. Stroll along the sidewalk to the covered front entrance and step inside to an inviting foyer filled with warmth and comfort. The Formal Dining Room showcases elegant chair rail molding and a vaulted ceiling, creating the perfect setting for gatherings and special occasions. The spacious Family Room offers a soaring vaulted ceiling, ceiling fan, and a beautiful brick surround fireplace with gas logs - an ideal space to re

Key facts

• 1.1 acre lot
• Garage
• Built 2000

Property features AI

Finance

• Other: Listing accepts Cash, Conventional, FHA, and VA financing
• HOA & community: No HOA; Street lights in the community

Exterior

• Parking: Attached garage with garage door opener; Parking pad; Open parking (total 2 spaces); Side/rear entrance
• Security: Security system; Smoke detectors
• Utilities: Public water; Septic tank; 220 volt electric service; Cable, phone, and underground utilities available
• Home design: Single-family residential house; One level; Resale property; Built in 2000
• Construction: Brick and vinyl siding exterior; Composition roof; Slab foundation
• Exterior features: Patio; Back yard with wood fencing; Grassed yard; Level to sloped and private lot

Interior

• Kitchen: Breakfast area; Breakfast bar; Pantry; Dishwasher; Microwave; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric forced air with heat pump); Central air conditioning; Ceiling fans
• Interior features: Double vanities; High ceilings; Separate shower; Soaking tub; Tray and vaulted ceilings; Walk-in closets; Factory-built gas-log fireplace in the family room
• Laundry & utility: Laundry area in the kitchen

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $173 ($2k/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 $265k (18.5% below list).
• Recommended offer: $265k (18.5% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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); 582 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 32% 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $174k; list at $325k implies a 86% gain — meaningful room to come down on a strong offer.

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 $264,923 (18.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.82% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.28%
• DSCR: 1.10
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $373,464
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
212 Knollside Ct	0.22mi	4/3.0	2,288 (+3%)	2mo	$334,000	$146	80
103 Rainwater Ct	0.16mi	4/2.0	2,050 (-8%)	9mo	$320,000	$156	72
304 Chusman Ct	0.33mi	3/2.0 (-1)	2,120 (-5%)	6mo	$309,000	$146	67
270 Albertas Ct	0.10mi	3/2.0 (-1)	2,040 (-8%)	12mo	$340,000	$167	67
500 Austin Dr	0.22mi	4/2.0	2,486 (+12%)	7mo	$439,000	$177	65
560 Austin Dr	0.06mi	4/2.5	1,900 (-14%)	12mo	$320,000	$168	61
128 Buddy Blvd	0.42mi	3/3.0 (-1)	2,292 (+3%)	12mo	$309,900	$135	56
132 Austin Dr	0.70mi	4/2.5	2,174 (-2%)	8mo	$410,000	$189	55
156 Buddy Blvd	0.44mi	3/2.0 (-1)	2,144 (-4%)	16mo	$260,000	$121	55
3012 Keeneland Blvd	0.56mi	4/2.0	2,049 (-8%)	10mo	$385,669	$188	52
3030 Keeneland Blvd	0.70mi	4/3.0	2,113 (-5%)	15mo	$405,000	$192	43
437 Stallsworth Rd	0.62mi	3/2.5 (-1)	1,924 (-14%)	1mo	$359,000	$187	41

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: -14.2%
• Equity multiple: 0.50×
• Total profit: $-45,693
• Equity at exit: $48,444

10-year hold

• IRR: -7.7%
• Equity multiple: 0.54×
• Total profit: $-41,756
• Equity at exit: $28,091

Cash invested: $90,972 (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 30252

• Home prices YoY: -31.4%
• Rents YoY: 1.5%
• Active inventory: 582
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,649 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$81 /mo · $971/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $173

Break-even live

Break-even rent $2,431

Max offer price $324,900

Occupancy floor 88%

Sensitivity live

Price	-10% $357	-5% $265	+0% $173	+5% $81	+10% $-11
Rent	-10% $-37	-5% $68	+0% $173	+5% $277	+10% $382
Rate	-1.0pp $336	-0.5pp $255	base $173	+0.5pp $89	+1.0pp $3

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: $81,225
• Closing costs: $9,747
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Rainwater Ct McDonough, GA	3.0	2.0	1932	$2,506	$1.30	6d	1	0.15mi
205 Albertas Ct McDonough, GA	4.0	2.5	2210	$2,476	$1.12	14d	1	0.15mi
745 Mount Bethel Rd McDonough, GA	4.0	2.0	1878	$1,900	$1.01	25d	1	1.04mi
531 Judith Ct McDonough, GA	3.0	2.5	1733	$1,821	$1.05	45d	1	1.13mi

Listing history 7 events

1. 2026-05-31
   status $324,900 Under Contract 9 DOM
2. 2026-05-22
   listed $324,900 New
3. 2026-05-22
   historical $324,900
4. 2005-07-19
   soldstatus $174,500
5. 2004-01-07
   soldstatus $168,800
6. 2000-07-06
   soldstatus $255,000
7. 2000-04-07
   soldstatus $225,500

ⓘ 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: $971 · $81/mo
• Projected year-2 tax: $2,989 · $249/mo
• Expected delta: +$2,018/yr (+$168/mo · 207.7%)

ⓘ 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 ≥107°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 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,791
• − Mortgage interest: −$18,199
• − Property taxes: −$971
• − Insurance: −$1,624
• − Repairs & maintenance: −$2,543
• − Management: −$2,543
• − Depreciation: −$9,452
• Taxable loss: −$3,543
• Est. tax savings @ 24.0%: +$850
• After-tax cash flow: $2,923/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

+44.1% since first listed

6 events — show timeline

• 2026-05-22 Listed $324,900 GAMLS
• 2026-05-22 Coming Soon $324,900 GAMLS
• 2005-07-19 Sold (Public Records) $174,500 Public Records
• 2004-01-07 Sold (Public Records) $168,800 Public Records
• 2000-07-06 Sold (Public Records) $255,000 Public Records
• 2000-04-07 Sold (Public Records) $225,500 Public Records

Property tax history

+1.3%/yr

Latest (2025): $971 · +0.0% YoY. Source: county tax records.