209 E Wilson St #81 · Villa Rica, GA 30180

$159,900

2 bd · 1.5 ba · 807 sqft · SingleFamily · 12 Days on market

Built 2001 1,306 sqft lot Est $182k · 12% under $75/mo HOA · 5% of rent ↓ 5% since listing

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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 +13.0/30.0
• ARV discount +12.9/15.0
• 1% rule +4.3/10.0
• DSCR +3.9/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Awesome opportunity for easy intown living! Enjoy all the exciting entertainment-dining-shopping and more Downtown Villa Rica offers. Move in ready! Don't delay this unit will be sold quickly! Units 81 & 84 are available

Key facts

• $75 HOA
• Garage
• Built 2001

Property features AI

Finance

• Other: Property resale condition; Listing sold As Is; Acceptable financing: Cash, Conventional, FHA, VA
• HOA & community: Community association (has association); Association fee of $900 (includes facilities fee, grounds maintenance, management fee, and other); Initiation fee of $500; Community features: sidewalks, walkable to schools, near shopping

Exterior

• Parking: Garage (1 parking space)
• Utilities: Public water; Public sewer; Electricity available; High-speed internet available; Cable available; Underground utilities; Sewer connected; Water available
• Home design: Single-family residence (garden/patio home); Attached property; Built in 2001
• Construction: Vinyl siding; Composition roof; 807 square feet building area
• Exterior features: Patio; Level lot; Has view; Double-pane windows

Interior

• Kitchen: Dishwasher; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom (1.5 total)
• Heating & cooling: Electric heating; Heat pump; Ceiling fan(s); Electric cooling
• Interior features: Two-level interior; Country-style kitchen; Other interior features; 2+ common walls (attached unit)
• Laundry & utility: Laundry area in garage

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-8 ($-100/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (0.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (7.2% below list).
• Recommended offer: $148k (7.2% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.0% in Villa Rica — 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 65/100 on livability (#224 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: amenities F, commute F, health & safety F.
• Carroll County (rural): math 42% / reading 41% proficiency, ranked #38 of 174 in GA (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Glanton-Hindsman Elementary (math 40% / reading 42%, grade F, #411 of 1,228 statewide, top 34%, 706 students, 65% FRL); Bay Springs Middle School (math 42% / reading 42%, grade D-, #126 of 470 statewide, top 28%, 930 students, 57% FRL); Villa Rica High School (math 16% / reading 34%, grade F, #181 of 424 statewide, top 43%, 1,807 students, 56% FRL) — zoned schools at 59% FRL track the district average.
• Market conditions: Rents rising (+2.4%/yr); 669 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 876 units permitted in Carroll County in 2024 (150 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 $5k of value loss. Plan a longer hold.
• Carroll County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 3y ago; this cycle's ask is 12953% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,314 (7.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.93% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.22%
• DSCR: 0.99
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $181,575
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
506 Northside Pl	0.71mi	2/1.0	836 (+4%)	8mo	$123,000	$147	53
519 S Dogwood St	0.46mi	2/1.0	876 (+9%)	14mo	$197,000	$225	51

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 · 2.42% rent growth · sell at horizon

5-year hold

• IRR: -17.3%
• Equity multiple: 0.39×
• Total profit: $-27,235
• Equity at exit: $23,842

10-year hold

• IRR: -10.4%
• Equity multiple: 0.38×
• Total profit: $-27,613
• Equity at exit: $13,825

Cash invested: $44,772 (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 30180

• Home prices YoY: -12.8%
• Rents YoY: 2.4%
• Active inventory: 669
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,483 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• HOA: −$75
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $-8

Break-even live

Break-even rent $1,494

Max offer price $158,691

Occupancy floor 96%

Sensitivity live

Price	-10% $102	-5% $47	+0% $-8	+5% $-64	+10% $-119
Rent	-10% $-126	-5% $-67	+0% $-8	+5% $50	+10% $109
Rate	-1.0pp $72	-0.5pp $32	base $-8	+0.5pp $-50	+1.0pp $-92

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
209 E Wilson St Unit 48 Villa Rica, GA	2.0	1.5	1008	$1,200	$1.19	0d	1	0.03mi
209 E Wilson St Villa Rica, GA	2.0	1.0–1.5	852	$1,248	$1.46	20d	2	0.03mi
321 Thomas Dorsey Dr Villa Rica, GA	2.0	1.0	1008	$1,350	$1.34	45d	1	0.10mi
321 Thomas Dorsey Dr Villa Rica, GA	2.0	1.0	1008	$1,330	$1.32	7d	1	0.10mi
130 E Wilson St Unit 130 Villa Rica, GA	2.0	1.0	875	$1,325	$1.51	13d	1	0.13mi
540 S Carroll Rd Villa Rica, GA	1.0–3.0	1.0–2.0	1018	$1,428	$1.40	0d	12	1.03mi
200 Industrial Blvd Villa Rica, GA	2.0–3.0	2.0	1220	$1,475	$1.21	0d	9	1.13mi
191 Commerce Dr Villa Rica, GA	1.0–3.0	1.0–2.0	1063	$2,126	$2.00	0d	30	1.25mi

HOA detail

• Monthly dues: $75 · $900/yr

Listing history 8 events

1. 2026-06-21
   days on market $159,900 Active 12 DOM
2. 2026-06-18
   days on market $159,900 Active 9 DOM
3. 2026-06-17
   days on market $159,900 Active 8 DOM
4. 2026-06-16
   days on market $159,900 Active 7 DOM
5. 2026-06-15
   days on market $159,900 Active 6 DOM
6. 2026-06-13
   statusdays on marketlisting id $159,900 Active 4 DOM
7. 2026-06-08
   remarks 223-char remark
8. 2026-06-08
   listed $159,900 New 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 20 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: $17,798
• − Mortgage interest: −$8,957
• − Property taxes: −$2,398
• − Insurance: −$800
• − Repairs & maintenance: −$1,424
• − Management: −$1,424
• − HOA: −$900
• − Depreciation: −$4,652
• Taxable loss: −$2,756
• Est. tax savings @ 24.0%: +$662
• After-tax cash flow: $561/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: Carroll County
• NCES district ID: 1300840
• Math proficiency: 42% ▼ -7.00%
• Reading proficiency: 41% ▼ -8.00%
• Median HH income: $48,692
• Composite: 35.62/100
• National rank: #4888
• State rank: #38 of 174 in GA

Livability — Villa Rica

• Score: 65/100
• State rank: #224
• US rank: #13182

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Villa Rica, GA
• County: Carroll County · 124,888 people
• City population: 43,013
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 43,013
• Household income: $88,514
• Rent vs Own: 22.4% rent · 77.6% own
• Severe rent burden: 853.0

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 123,370 people
• By 2030: 127,186 · +3.1%
• By 2040: 133,534 · +8.2%
• By 2050: 137,612 · +11.5%
• By 2075: 142,892 · +15.8%
• By 2100: 136,294 · +10.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 57% Black 29% Hispanic / Latino 7% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: German 1% Slovak 1% Italian 1%
• Foreign-born: 8% · Canada
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 2% French/Haitian/Cajun 1%

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+41.2) · D 29.1% · R 70.3%
• 2008→2024 swing: -8.2pp toward R · 2008: -32.9pp · 2024: -41.2pp
• All cycles: 2024: R+41.2 2020: R+39.0 2016: R+40.1 2012: R+37.7 2008: R+32.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.97%
• Current HPI: 321.1874
• Rent YoY: ▲ 2.42%
• 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

-5.4% since first listed

12 events — show timeline

• 2026-06-01 Rental Removed $1,225 GAMLS
• 2026-05-30 Listed for Rent $1,225 GAMLS
• 2026-05-27 Listed $159,900 GAMLS
• 2026-05-16 Rental Removed $1,225 GAMLS
• 2026-04-08 Rental Removed $1,225 APPFOLIO
• 2026-03-11 Price Changed $1,225 GAMLS
• 2026-03-11 Listed for Rent $1,250 APPFOLIO
• 2026-01-23 Listed for Rent $1,250 GAMLS
• 2026-01-23 Rental Removed $1,295 APPFOLIO
• 2025-11-15 Listed for Rent $1,295 APPFOLIO
• 2023-11-30 Rental Removed $1,295 APPFOLIO
• 2023-09-30 Listed for Rent $1,295 APPFOLIO