6 N Broad St · Porterdale, GA 30014

$110,000

2 bd · 1.0 ba · 1,460 sqft · SingleFamily public records · 48 Days on market

Built 1918 8,276 sqft lot $75/sqft · 42% below area Est $189k · 42% under ↓ 12% since listing

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Why this score? — see what drove the B 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 +29.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Livability +2.9/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

This charming early 1900s home in the heart of Porterdale is loaded with potential offering approximately 1,460 sq ft of endless opportunity to restore its original character. Featuring 2 bedrooms and 1 bath, the layout includes a wide central hallway that provides access to all rooms, including a spacious family room, two large bedrooms, a kitchen, and a bathroom with laundry area. The recently remodeled kitchen showcases like-new cabinetry, granite countertops, stainless steel appliances, and a large island with counter-height breakfast seating and the remodeled bathroom features a dual vanity and a tiled tub/shower. Exterior highlights include a classic rocking-chair front porch overlook

Key facts

• Dual vanity
• Remodeled kitchen
• Tiled tub/shower

Tags

• REMODELED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• LARGE ISLAND
• DUAL VANITY
• TILED TUB/SHOWER

Property features AI

Finance

• Financial info: Sold/Offered as-is; Listing terms: Cash
• HOA & community: No HOA; Community features include park, playground, sidewalks, and street lights

Exterior

• Parking: Open parking; Parking pad; Side/rear entrance; Parking for 2 vehicles
• Utilities: Public water; Public sewer (sewer connected); Electricity available; Natural gas available; High-speed internet available; Cable available; Phone available
• Home design: Single family residence; House; Resale property; Built in 1918
• Construction: Wood siding exterior; Composition roof; Block foundation
• Exterior features: Deck; Porch; Level lot; Park and playground nearby; Sidewalks and street lights

Interior

• Kitchen: Breakfast bar; Kitchen island; Pantry; Solid surface counters; Dishwasher; Microwave; Stainless steel appliances
• Bedrooms: Two bedrooms on the main level
• Flooring: Hardwood floors
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: High ceilings; One-level layout; Family room
• Laundry & utility: Hall laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $397 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 5.1% in Porterdale — 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 58/100 on livability (#447 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B+, housing B; Watch: amenities F, commute F, employment F.
• Newton County (suburban): math 17% / reading 26% proficiency, ranked #137 of 174 in GA (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Middle Ridge Elementary School (math 17% / reading 17%, grade F, #936 of 1,228 statewide, top 79%, 577 students, 85% FRL); Liberty Middle School (math 7% / reading 15%, grade F, #426 of 470 statewide, top 91%, 944 students, 85% FRL); Newton High School (math 8% / reading 12%, grade F, #365 of 424 statewide, top 88%, 2,472 students, 85% FRL) — zoned schools average 85% FRL vs 59% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 486 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 1,480 units permitted in Newton County in 2024 (702 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Newton County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $110k implies a 214% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1918 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.44% ✓
• Cap rate: 10.63%
• Cash-on-cash: 15.48%
• DSCR: 1.69
• GRM: 5.8

CMA / ARV

• ARV (median comp): $189,213
• List price: $110,000
• Delta: -41.86%
• 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
7 Cotton Ave	0.14mi	2/2.5	1,506 (+3%)	1mo	$215,000	$143	82
9 N Broad St	0.06mi	2/1.0	1,348 (-8%)	7mo	$105,000	$78	78
30 Poplar St	0.08mi	3/1.0 (+1)	1,545 (+6%)	12mo	$220,000	$142	72
27 N Broad St	0.07mi	1/1.5 (-1)	1,608 (+10%)	1mo	$212,000	$132	72
29 Ivy St	0.14mi	3/2.0 (+1)	1,388 (-5%)	11mo	$130,000	$94	67
3 Oak St	0.14mi	3/2.0 (+1)	1,590 (+9%)	4mo	$150,000	$94	66
2 Palmetto St	0.09mi	3/2.0 (+1)	1,590 (+9%)	7mo	$119,000	$75	66
31 N Broad St	0.09mi	3/2.0 (+1)	1,590 (+9%)	8mo	$239,000	$150	65
41 N Broad St	0.15mi	3/2.0 (+1)	1,590 (+9%)	10mo	$184,000	$116	61
3 Elm St	0.52mi	3/2.0 (+1)	1,590 (+9%)	9mo	$180,000	$113	45
70 Kenzi Way SW	0.53mi	3/2.0 (+1)	1,256 (-14%)	5mo	$235,000	$187	39
48 S Broad St	0.71mi	3/2.0 (+1)	1,590 (+9%)	7mo	$115,000	$72	37

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 · 0.52% rent growth · sell at horizon

5-year hold

• IRR: 3.2%
• Equity multiple: 1.12×
• Total profit: $3,701
• Equity at exit: $16,401

10-year hold

• IRR: 10.0%
• Equity multiple: 1.68×
• Total profit: $21,072
• Equity at exit: $9,511

Cash invested: $30,800 (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 30014

• Home prices YoY: -19.2%
• Rents YoY: 0.5%
• Active inventory: 486
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,584 high
• Mortgage (P&I): −$577
• Tax from tax record: −$232 /mo · $2,779/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $397

Break-even live

Break-even rent $1,081

Max offer price $110,000

Occupancy floor 70%

Sensitivity live

Price	-10% $460	-5% $428	+0% $397	+5% $366	+10% $335
Rent	-10% $272	-5% $335	+0% $397	+5% $460	+10% $522
Rate	-1.0pp $453	-0.5pp $425	base $397	+0.5pp $369	+1.0pp $340

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 Ivy St Unit A Porterdale, GA	1.0	1.0	880	$1,150	$1.31	6d	1	0.19mi
65 Kenzi Way SW Covington, GA	3.0	2.0	1217	$1,000	$0.82	6d	1	0.50mi
27 Elm St Covington, GA	3.0	2.0	1590	$1,800	$1.13	44d	1	0.65mi
15 Magan Ct Porterdale, GA	3.0	2.0	1656	$1,725	$1.04	13d	1	0.65mi
15 Magan Ct Porterdale, GA	3.0	2.5	1656	$1,750	$1.06	44d	1	0.65mi
150 Ram Dr Covington, GA	2.0	2.5	1022	$1,600	$1.57	2d	33	0.73mi
150 Ram Dr Covington, GA	2.0	2.5	1022	$1,450	$1.42	23d	1	0.73mi
150 Ram Dr Covington, GA	2.0	2.5	1022	$1,600	$1.57	44d	1	0.73mi
150 Ram Dr Covington, GA	2.0	2.5	1022	$1,600	$1.57	25d	1	0.73mi
9220 Spillers Dr SW Covington, GA	3.0	2.0	1192	$1,455	$1.22	6d	1	0.84mi
10 Brandon Dr Covington, GA	3.0	2.0	1215	$1,950	$1.60	44d	1	0.92mi
8247 Spillers Dr SW Covington, GA	3.0	1.5	1530	$1,500	$0.98	13d	1	1.03mi
8189 Spillers Dr SW Covington, GA	2.0	2.5	1080	$1,395	$1.29	6d	1	1.11mi
150 Wynfield Dr Covington, GA	3.0	2.0	1232	$1,798	$1.46	44d	1	1.17mi
105 River North Ct Covington, GA	3.0	3.0	1523	$2,195	$1.44	13d	1	1.33mi
10154 Allen Dr SW Covington, GA	3.0	2.0	1056	$1,800	$1.70	6d	1	1.37mi
10154 Allen Dr SW Covington, GA	3.0	2.0	1056	$1,800	$1.70	21d	1	1.37mi

Listing history 24 events

1. 2026-06-21
   days on market $110,000 Active 48 DOM
2. 2026-06-18
   days on market $110,000 Active 45 DOM
3. 2026-06-17
   days on market $110,000 Active 44 DOM
4. 2026-06-16
   days on market $110,000 Active 43 DOM
5. 2026-06-15
   days on market $110,000 Active 42 DOM
6. 2026-06-13
   days on market $110,000 Active 40 DOM
7. 2026-06-13
   days on market $110,000 Active 39 DOM
8. 2026-06-09
   days on market $110,000 Active 36 DOM
9. 2026-06-08
   days on market $110,000 Active 35 DOM
10. 2026-06-07
    days on market $110,000 Active 34 DOM
11. 2026-06-04
    statusdays on market $110,000 Active 31 DOM
12. 2026-06-03
    days on market $110,000 Price Change 30 DOM
13. 2026-06-02
    days on market $110,000 Price Change 29 DOM
14. 2026-06-02
    pricestatus $110,000 Price Change 28 DOM
15. 2026-06-01
    days on market $125,000 Active 28 DOM
16. 2026-05-31
    days on market $125,000 Active 27 DOM
17. 2026-05-04
    listed $125,000 New 1102-char remark
18. 2026-04-30
    historical
19. 2026-03-27
    status Back On Market
20. 2026-03-24
    historical Active Under Contract
21. 2026-02-27
    price $140,000
22. 2026-02-09
    listed $150,000 New
23. 2016-10-21
    soldstatus $35,000
24. 1997-04-25
    soldstatus $125,000

ⓘ 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: $2,779 · $232/mo
• Projected year-2 tax: $2,779 · $232/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 ≥106°F today · 19 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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,011
• − Mortgage interest: −$6,162
• − Property taxes: −$2,779
• − Insurance: −$550
• − Repairs & maintenance: −$1,521
• − Management: −$1,521
• − Depreciation: −$3,200
• Taxable income: $3,278
• Est. tax owed @ 24.0%: −$787
• After-tax cash flow: $3,980/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: Newton County
• NCES district ID: 1303930
• Math proficiency: 17% ▼ -13.00%
• Reading proficiency: 26% ▼ -8.00%
• Median HH income: $50,768
• Composite: 19.2/100
• National rank: #8816
• State rank: #137 of 174 in GA

Livability — Porterdale

• Score: 58/100
• State rank: #447
• US rank: #21362

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Porterdale, GA
• County: Newton County · 104,393 people
• City population: 76
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 41,425
• Household income: $72,254
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 1934.0

Population outlook (Newton County) Hauer SSP2

• Today (2025): 118,372 people
• By 2030: 124,234 · +5.0%
• By 2040: 135,550 · +14.5%
• By 2050: 145,309 · +22.8%
• By 2075: 166,843 · +40.9%
• By 2100: 175,800 · +48.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 53% Black 35% Hispanic / Latino 7% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 2% Slovak 2% Serbian 1%
• Foreign-born: 7% · Canada
• Languages at home: 93% English-only · Spanish 5% Other Indo-European 1%

Political lean MEDSL · Newton

• 2024 margin: D (+15.1) · D 57.3% · R 42.2%
• 2008→2024 swing: +14.0pp toward D · 2008: 1.2pp · 2024: 15.1pp
• All cycles: 2024: D+15.1 2020: D+10.9 2016: D+2.4 2012: D+2.0 2008: D+1.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -64.50%
• Current HPI: 270.9868
• Rent YoY: ▲ 0.52%
• 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

-12.0% since first listed

9 events — show timeline

• 2026-06-02 Price Changed $110,000 GAMLS
• 2026-05-04 Listed $125,000 GAMLS
• 2026-04-30 Listing Removed — GAMLS
• 2026-03-27 Relisted — GAMLS
• 2026-03-24 Contingent — GAMLS
• 2026-02-27 Price Changed $140,000 GAMLS
• 2026-02-09 Listed $150,000 GAMLS
• 2016-10-21 Sold (Public Records) $35,000 Public Records
• 1997-04-25 Sold (Public Records) $125,000 Public Records

Property tax history

+11.5%/yr

Latest (2025): $2,779 · +4.2% YoY. Source: county tax records.