1496 Cherry Hill Rd SW · Conyers, GA 30094

$218,990

4 bd · 2.0 ba · 1,124 sqft · SingleFamily public records · 124 Days on market

Built 1988 0.28 ac lot $195/sqft · 19% above area Est $237k · 7% under

---

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 +11.0/30.0
• ARV discount +10.9/15.0
• 1% rule +3.8/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Freshly painted and move-in ready, this beautifully refreshed home offers a bright, clean interior that feels welcoming from the moment you step inside. The recent updates give the property a crisp, modern look while maintaining a comfortable and functional layout perfect for everyday living or rental potential. Conveniently located in Conyers, the home provides easy access to I-20 and Highway 138, making commuting to Atlanta and surrounding areas simple and efficient. Enjoy being just minutes from shopping centers, restaurants, schools, and local conveniences.

Key facts

• Recent updates
• Easy access to i20
• Modern look

Tags

• MOVE IN READY
• BRIGHT CLEAN INTERIOR
• RECENT UPDATES
• MODERN LOOK
• COMFORTABLE FUNCTIONAL LAYOUT
• EASY ACCESS TO I20

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $-91 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $203k (7.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (12.3% below list).
• Recommended offer: $192k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: schools D+, crime D, amenities D.
• 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.
• Market conditions: Rents rising fast (+4.2%/yr); 390 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $7k 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 124 days — a 12% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 5y ago 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 $149k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $192,107 (12.3% 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. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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: 0.88% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.78%
• DSCR: 0.92
• GRM: 9.5

CMA / ARV

• ARV (median comp): $236,633
• List price: $218,990
• Delta: -7.46%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1598 Cherry Hill Ln SW	0.18mi	3/2.0 (-1)	1,118 (-0%)	4mo	$190,000	$170	82
1590 SW Cherry Hill Ln	0.20mi	3/2.0 (-1)	1,113 (-1%)	12mo	$237,000	$213	74
1461 Cherry Hill Rd SW	0.05mi	3/2.0 (-1)	1,245 (+11%)	6mo	$215,000	$173	70
1627 Cherry Hill Ct SW	0.27mi	3/2.0 (-1)	1,195 (+6%)	4mo	$215,000	$180	68
1617 Cherry Hill Ln SW	0.14mi	3/2.0 (-1)	1,092 (-3%)	20mo	$240,900	$221	67
1624 Sugarmaple Ln SW	0.23mi	3/2.0 (-1)	1,052 (-6%)	8mo	$185,000	$176	66
1609 Cherry Hill Rd SW	0.26mi	4/2.5	1,162 (+3%)	20mo	$213,000	$183	64
1655 Cherry Hill Rd SW	0.34mi	3/2.0 (-1)	1,234 (+10%)	8mo	$218,000	$177	56
1700 Mccollum Rd SW	0.18mi	3/1.0 (-1)	1,000 (-11%)	12mo	$200,000	$200	54
170 Old Mill Trl SW	0.51mi	3/2.0 (-1)	1,260 (+12%)	3mo	$226,400	$180	48

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 · 4.16% rent growth · sell at horizon

5-year hold

• IRR: -17.8%
• Equity multiple: 0.37×
• Total profit: $-38,914
• Equity at exit: $32,652

10-year hold

• IRR: -7.7%
• Equity multiple: 0.49×
• Total profit: $-31,449
• Equity at exit: $18,934

Cash invested: $61,317 (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 30094

• Rents YoY: 4.2%
• Active inventory: 390
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,921 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$369 /mo · $4,426/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $-91

Break-even live

Break-even rent $2,036

Max offer price $202,948

Occupancy floor 100%

Sensitivity live

Price	-10% $33	-5% $-29	+0% $-91	+5% $-153	+10% $-215
Rent	-10% $-243	-5% $-167	+0% $-91	+5% $-15	+10% $61
Rate	-1.0pp $19	-0.5pp $-35	base $-91	+0.5pp $-148	+1.0pp $-205

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: $54,748
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1477 Cherry Hill Rd SW Conyers, GA	3.0	2.0	1396	$1,725	$1.24	25d	1	0.11mi
1616 Cherry Hill Rd SW Conyers, GA	3.0	2.0	1250	$1,639	$1.31	3d	1	0.21mi
1576 Cherry Hill Ct SW Conyers, GA	3.0	2.0	1392	$1,450	$1.04	21d	1	0.31mi
288 Morris Dr SE Conyers, GA	3.0	2.0	1251	$1,731	$1.38	13d	1	0.57mi
2511 Nugget Dr SW Conyers, GA	3.0	2.0	1311	$1,755	$1.34	23d	1	0.64mi
325 Morris Ct SE Conyers, GA	3.0	2.0	1256	$1,770	$1.41	44d	1	0.71mi
359 Cindy Dr SE Conyers, GA	3.0	1.0	1265	$1,326	$1.05	44d	1	0.80mi
337 Windsor Walk SE Conyers, GA	3.0	2.0	1247	$1,695	$1.36	13d	1	0.90mi
411 Cindy Dr SE Conyers, GA	3.0	2.0	1424	$1,820	$1.28	0d	1	0.96mi
2641 Rolling Hills Way SE Conyers, GA	3.0	2.0	1452	$1,791	$1.23	13d	1	1.00mi
1825 Parker Rd SE Conyers, GA	1.0–3.0	1.0–2.0	1111	$1,890	$1.70	0d	18	1.36mi

Listing history 39 events

1. 2026-06-17
   days on market $218,990 Active 124 DOM
2. 2026-06-16
   days on market $218,990 Active 123 DOM
3. 2026-06-15
   days on market $218,990 Active 122 DOM
4. 2026-06-13
   days on market $218,990 Active 120 DOM
5. 2026-06-09
   days on market $218,990 Active 116 DOM
6. 2026-06-08
   days on market $218,990 Active 115 DOM
7. 2026-06-07
   days on market $218,990 Active 114 DOM
8. 2026-06-04
   days on market $218,990 Active 111 DOM
9. 2026-06-03
   days on market $218,990 Active 110 DOM
10. 2026-06-02
    days on market $218,990 Active 109 DOM
11. 2026-06-01
    days on market $218,990 Active 108 DOM
12. 2026-05-31
    days on market $218,990 Active 107 DOM
13. 2026-05-05
    price $224,900 570-char remark

    Show marketing remark (570 chars)

    Freshly painted and move-in ready, this beautifully refreshed home offers a bright, clean interior that feels welcoming from the moment you step inside. The recent updates give the property a crisp, modern look while maintaining a comfortable and functional layout perfect for everyday living or rental potential. Conveniently located in Conyers, the home provides easy access to I-20 and Highway 138, making commuting to Atlanta and surrounding areas simple and efficient. Enjoy being just minutes from shopping centers, restaurants, schools, and local conveniences.

14. 2026-02-13
    listed $229,990 New 570-char remark

    Show marketing remark (570 chars)

    Freshly painted and move-in ready, this beautifully refreshed home offers a bright, clean interior that feels welcoming from the moment you step inside. The recent updates give the property a crisp, modern look while maintaining a comfortable and functional layout perfect for everyday living or rental potential. Conveniently located in Conyers, the home provides easy access to I-20 and Highway 138, making commuting to Atlanta and surrounding areas simple and efficient. Enjoy being just minutes from shopping centers, restaurants, schools, and local conveniences.

15. 2025-01-19
    historical $1,730
16. 2024-12-14
    listed $1,730
17. 2024-12-14
    historical $1,730
18. 2024-12-07
    listed $1,730
19. 2024-03-13
    historical $1,735
20. 2024-03-05
    listed $1,735
21. 2024-03-05
    historical $1,735
22. 2024-03-02
    listed $1,735
23. 2022-11-23
    historical
24. 2021-04-02
    soldstatus $149,000
25. 2021-03-31
    historical 230-char remark

    Show marketing remark (230 chars)

    Investor opportunity! New Paint! New Floors! Amazing Split Level! Double Deck in the backyard, HUGE front porch! Fenced backyard! Stone fireplace in the family room! This home is a great opportunity to make your own! Cash offers

26. 2021-03-30
    soldstatus $149,000 Closed

    Show marketing remark (230 chars)

    Investor opportunity! New Paint! New Floors! Amazing Split Level! Double Deck in the backyard, HUGE front porch! Fenced backyard! Stone fireplace in the family room! This home is a great opportunity to make your own! Cash offers

27. 2021-03-30
    soldstatus $149,000 Sold 230-char remark

    Show marketing remark (230 chars)

    Investor opportunity! New Paint! New Floors! Amazing Split Level! Double Deck in the backyard, HUGE front porch! Fenced backyard! Stone fireplace in the family room! This home is a great opportunity to make your own! Cash offers

28. 2021-03-10
    status Under Contract 230-char remark

    Show marketing remark (230 chars)

    Investor opportunity! New Paint! New Floors! Amazing Split Level! Double Deck in the backyard, HUGE front porch! Fenced backyard! Stone fireplace in the family room! This home is a great opportunity to make your own! Cash offers

29. 2021-03-10
    status Pending

    Show marketing remark (230 chars)

    Investor opportunity! New Paint! New Floors! Amazing Split Level! Double Deck in the backyard, HUGE front porch! Fenced backyard! Stone fireplace in the family room! This home is a great opportunity to make your own! Cash offers

30. 2021-03-01
    status Back on Market 230-char remark

    Show marketing remark (230 chars)

    Investor opportunity! New Paint! New Floors! Amazing Split Level! Double Deck in the backyard, HUGE front porch! Fenced backyard! Stone fireplace in the family room! This home is a great opportunity to make your own! Cash offers

31. 2021-03-01
    status Active

    Show marketing remark (230 chars)

    Investor opportunity! New Paint! New Floors! Amazing Split Level! Double Deck in the backyard, HUGE front porch! Fenced backyard! Stone fireplace in the family room! This home is a great opportunity to make your own! Cash offers

32. 2021-02-19
    status Pending

    Show marketing remark (230 chars)

    Investor opportunity! New Paint! New Floors! Amazing Split Level! Double Deck in the backyard, HUGE front porch! Fenced backyard! Stone fireplace in the family room! This home is a great opportunity to make your own! Cash offers

33. 2021-02-19
    status Under Contract 230-char remark

    Show marketing remark (230 chars)

    Investor opportunity! New Paint! New Floors! Amazing Split Level! Double Deck in the backyard, HUGE front porch! Fenced backyard! Stone fireplace in the family room! This home is a great opportunity to make your own! Cash offers

34. 2021-02-12
    listed $149,900 Active

    Show marketing remark (230 chars)

    Investor opportunity! New Paint! New Floors! Amazing Split Level! Double Deck in the backyard, HUGE front porch! Fenced backyard! Stone fireplace in the family room! This home is a great opportunity to make your own! Cash offers

35. 2021-02-12
    listed $149,900 New 230-char remark

    Show marketing remark (230 chars)

    Investor opportunity! New Paint! New Floors! Amazing Split Level! Double Deck in the backyard, HUGE front porch! Fenced backyard! Stone fireplace in the family room! This home is a great opportunity to make your own! Cash offers

36. 1999-10-26
    soldstatus $100,000
37. 1995-03-07
    soldstatus $78,900
38. 1988-08-17
    soldstatus $67,900
39. 1987-01-28
    soldstatus $198,000

ⓘ 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: $4,426 · $369/mo
• Projected year-2 tax: $4,426 · $369/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: $23,053
• − Mortgage interest: −$12,267
• − Property taxes: −$4,426
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,844
• − Management: −$1,844
• − Depreciation: −$6,371
• Taxable loss: −$4,794
• Est. tax savings @ 24.0%: +$1,150
• After-tax cash flow: $61/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

• County: Rockdale County · 96,534 people
• City population: 96,534
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 33,731
• Household income: $88,530
• Rent vs Own: 20.5% rent · 79.5% own
• Severe rent burden: 549.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Black 56% White 29% Two or more races 9% Hispanic / Latino 7% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Hispanic 1% Serbian 1% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 5% French/Haitian/Cajun 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: ▼ -168.06%
• Current HPI: 205.627
• Rent YoY: ▲ 4.16%
• 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

+13.6% since first listed

27 events — show timeline

• 2026-05-05 Price Changed $224,900 GAMLS
• 2026-02-13 Listed $229,990 GAMLS
• 2025-01-19 Rental Removed $1,730 RENTLY
• 2024-12-14 Listed for Rent $1,730 RENTLY
• 2024-12-14 Rental Removed $1,730 BUILDIUM
• 2024-12-07 Listed for Rent $1,730 BUILDIUM
• 2024-03-13 Rental Removed $1,735 RENTLY
• 2024-03-05 Listed for Rent $1,735 RENTLY
• 2024-03-05 Rental Removed $1,735 BUILDIUM
• 2024-03-02 Listed for Rent $1,735 BUILDIUM
• 2022-11-23 Rental Removed — FMLS
• 2021-04-02 Sold (Public Records) $149,000 Public Records
• 2021-03-31 Listing Removed — GAMLS
• 2021-03-30 Sold (MLS) $149,000 GAMLS
• 2021-03-30 Sold (MLS) $149,000 FMLS
• 2021-03-10 Pending — GAMLS
• 2021-03-10 Pending — FMLS
• 2021-03-01 Relisted — GAMLS
• 2021-03-01 Relisted — FMLS
• 2021-02-19 Pending — FMLS
• 2021-02-19 Pending — GAMLS
• 2021-02-12 Listed $149,900 GAMLS
• 2021-02-12 Listed $149,900 FMLS
• 1999-10-26 Sold (Public Records) $100,000 Public Records
• 1995-03-07 Sold (Public Records) $78,900 Public Records
• 1988-08-17 Sold (Public Records) $67,900 Public Records
• 1987-01-28 Sold (Public Records) $198,000 Public Records

Property tax history

+10.1%/yr

Latest (2025): $4,426 · +12.1% YoY. Source: county tax records.