493 Cathedral Dr · McDonough, GA 30253

$200,000

3 bd · 2.5 ba · 1,702 sqft · SingleFamily public records · 211 Days on market

Built 2006 7,501 sqft lot $118/sqft · 31% below area Est $291k · 31% under

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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 +15.2/30.0
• ARV discount +15.0/15.0
• 1% rule +4.9/10.0
• DSCR +4.7/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2-story home features 3 bedrooms, 2.5 bathrooms, a 2-car garage, and a charming front porch. Inside, you'll find a spacious living room with a cozy fireplace and a primary bathroom with a double vanity, separate tub, and shower. Please note: the home requires significant rehab-flooring has been removed down to the slab, some walls and ceilings are exposed to the wood framing. Toilets are not connected to water supply. This property presents a great opportunity for renovation or investment, offering the chance to fully customize and restore the home to your taste. Schedule your showing today and explore the potential!

Key facts

• 7,501 sq ft lot
• 2 garage spots
• Built 2006

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $70 ($844/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 $198k (1.0% below list).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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: Luella Elementary School (math 27% / reading 27%, grade F, #689 of 1,228 statewide, top 58%, 640 students, 58% FRL); Luella Middle School (math 12% / reading 29%, grade F, #345 of 470 statewide, top 74%, 870 students, 53% FRL); Luella High School (math 12% / reading 22%, grade F, #277 of 424 statewide, top 67%, 1,373 students, 44% FRL).
• Market conditions: Rents soft (-0.3%/yr); 683 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,989 units permitted in Henry County in 2024 (92 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 $6k 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 211 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y ago; this cycle's ask has dropped $43k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $131k; list at $200k implies a 53% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 211 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.99% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.51%
• DSCR: 1.07
• GRM: 8.4

CMA / ARV

• ARV (median comp): $290,562
• List price: $200,000
• Delta: -31.17%
• 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
484 Cathedral Dr	0.04mi	3/2.0	1,742 (+2%)	12mo	$260,000	$149	83
304 Klinetop Dr	0.20mi	3/2.5	1,700 (-0%)	13mo	$180,000	$106	80
285 Klinetop Dr	0.21mi	3/2.5	1,780 (+5%)	3mo	$270,000	$152	80
345 The Gables Dr	0.40mi	3/2.0	1,632 (-4%)	8mo	$285,000	$175	66
808 Summit Park Trl	0.47mi	3/2.0	1,644 (-3%)	6mo	$292,900	$178	65
128 Rendition Dr	0.54mi	3/2.0	1,638 (-4%)	4mo	$266,330	$163	64
1020 Adie Cv	0.50mi	3/2.0	1,634 (-4%)	13mo	$314,900	$193	57
290 Whistle Way	0.53mi	3/2.0	1,540 (-10%)	2mo	$234,300	$152	56
4001 Cool Water Cv	0.74mi	3/2.0	1,640 (-4%)	4mo	$278,000	$170	54
7009 Lunar Blue Way	0.62mi	4/3.5 (+1)	1,753 (+3%)	9mo	$275,000	$157	50
213 Whistle Way	0.54mi	3/2.0	1,884 (+11%)	10mo	$265,000	$141	47
253 Whistle Way	0.48mi	4/3.0 (+1)	1,500 (-12%)	8mo	$264,000	$176	44

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.5%
• Equity multiple: 0.40×
• Total profit: $-33,635
• Equity at exit: $29,821

10-year hold

• IRR: -17.3%
• Equity multiple: 0.19×
• Total profit: $-45,548
• Equity at exit: $17,292

Cash invested: $56,000 (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 30253

• Home prices YoY: -29.4%
• Rents YoY: -0.3%
• Active inventory: 683
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,980 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$362 /mo · $4,343/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $70

Break-even live

Break-even rent $1,891

Max offer price $200,000

Occupancy floor 91%

Sensitivity live

Price	-10% $184	-5% $127	+0% $70	+5% $14	+10% $-43
Rent	-10% $-86	-5% $-8	+0% $70	+5% $149	+10% $227
Rate	-1.0pp $171	-0.5pp $121	base $70	+0.5pp $18	+1.0pp $-34

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
465 Cathedral Dr McDonough, GA	3.0	2.0	1785	$1,805	$1.01	46d	1	0.06mi
133 Centerra Springs Dr McDonough, GA	4.0	2.5	2012	$1,995	$0.99	17d	1	0.14mi
133 Centerra Springs Dr McDonough, GA	4.0	2.5	2012	$1,895	$0.94	1d	1	0.14mi
304 Klinetop Dr McDonough, GA	3.0	2.5	1700	$1,725	$1.01	1d	1	0.18mi
504 Wyntuck Dr McDonough, GA	3.0	2.5	1912	$1,985	$1.04	7d	1	0.43mi
824 Summit Park Trl McDonough, GA	3.0	2.0	1650	$2,090	$1.27	15d	1	0.45mi
160 Rendition Dr McDonough, GA	3.0	2.0	1700	$2,900	$1.71	15d	1	0.53mi
613 Everlasting Way Locust Grove, GA	3.0	2.0	1493	$1,869	$1.25	5d	1	0.66mi
420 Underwood Ct Locust Grove, GA	3.0	2.0	1560	$1,546	$0.99	7d	1	0.74mi
645 Everlasting Way Locust Grove, GA	3.0	2.0	1500	$1,885	$1.26	7d	1	0.79mi
4012 Cool Water Cv McDonough, GA	4.0	2.0	1843	$1,901	$1.03	1d	1	0.81mi
394 Lossie Ln McDonough, GA	3.0	2.5	1476	$1,769	$1.20	24d	1	0.89mi
225 Lossie Ln McDonough, GA	3.0	3.0	1322	$1,669	$1.26	5d	1	0.90mi
377 Lossie Ln McDonough, GA	3.0	2.5	1992	$1,999	$1.00	6d	1	0.91mi
508 Jaclyn Cir McDonough, GA	3.0	2.5	1343	$1,700	$1.27	46d	1	0.94mi
204 Lossie Ln McDonough, GA	3.0	2.5	1398	$2,027	$1.45	7d	1	0.95mi
149 Lossie Ln McDonough, GA	3.0	2.5	1224	$1,755	$1.43	46d	1	1.00mi
100 Oakbrook Dr McDonough, GA	1.0–2.0	1.0–2.0	996	$2,029	$2.04	0d	32	1.09mi
300 Stones Throw Dr McDonough, GA	4.0	3.0	1678	$1,950	$1.16	4d	1	1.37mi

Listing history 35 events

1. 2026-05-08
   status Under Contract 629-char remark

   Show marketing remark (635 chars)

   This 2-story home features 3 bedrooms, 2.5 bathrooms, a 2-car garage, and a charming front porch. Inside, you'll find a spacious living room with a cozy fireplace and a primary bathroom with a double vanity, separate tub, and shower. Please note: the home requires significant rehab—flooring has been removed down to the slab, some walls and ceilings are exposed to the wood framing. Toilets are not connected to water supply. This property presents a great opportunity for renovation or investment, offering the chance to fully customize and restore the home to your taste. Schedule your showing today and explore the potential!

2. 2026-05-08
   status Pending 635-char remark

   Show marketing remark (635 chars)

   This 2-story home features 3 bedrooms, 2.5 bathrooms, a 2-car garage, and a charming front porch. Inside, you'll find a spacious living room with a cozy fireplace and a primary bathroom with a double vanity, separate tub, and shower. Please note: the home requires significant rehab—flooring has been removed down to the slab, some walls and ceilings are exposed to the wood framing. Toilets are not connected to water supply. This property presents a great opportunity for renovation or investment, offering the chance to fully customize and restore the home to your taste. Schedule your showing today and explore the potential!

3. 2026-04-10
   status Price Change 629-char remark

   Show marketing remark (629 chars)

   This 2-story home features 3 bedrooms, 2.5 bathrooms, a 2-car garage, and a charming front porch. Inside, you'll find a spacious living room with a cozy fireplace and a primary bathroom with a double vanity, separate tub, and shower. Please note: the home requires significant rehab-flooring has been removed down to the slab, some walls and ceilings are exposed to the wood framing. Toilets are not connected to water supply. This property presents a great opportunity for renovation or investment, offering the chance to fully customize and restore the home to your taste. Schedule your showing today and explore the potential!

4. 2026-04-10
   price $200,000 635-char remark

   Show marketing remark (629 chars)

   This 2-story home features 3 bedrooms, 2.5 bathrooms, a 2-car garage, and a charming front porch. Inside, you'll find a spacious living room with a cozy fireplace and a primary bathroom with a double vanity, separate tub, and shower. Please note: the home requires significant rehab-flooring has been removed down to the slab, some walls and ceilings are exposed to the wood framing. Toilets are not connected to water supply. This property presents a great opportunity for renovation or investment, offering the chance to fully customize and restore the home to your taste. Schedule your showing today and explore the potential!

5. 2026-04-10
   price $200,000 629-char remark

   Show marketing remark (629 chars)

   This 2-story home features 3 bedrooms, 2.5 bathrooms, a 2-car garage, and a charming front porch. Inside, you'll find a spacious living room with a cozy fireplace and a primary bathroom with a double vanity, separate tub, and shower. Please note: the home requires significant rehab-flooring has been removed down to the slab, some walls and ceilings are exposed to the wood framing. Toilets are not connected to water supply. This property presents a great opportunity for renovation or investment, offering the chance to fully customize and restore the home to your taste. Schedule your showing today and explore the potential!

6. 2026-04-09
   historical 629-char remark

   Show marketing remark (629 chars)

   This 2-story home features 3 bedrooms, 2.5 bathrooms, a 2-car garage, and a charming front porch. Inside, you'll find a spacious living room with a cozy fireplace and a primary bathroom with a double vanity, separate tub, and shower. Please note: the home requires significant rehab-flooring has been removed down to the slab, some walls and ceilings are exposed to the wood framing. Toilets are not connected to water supply. This property presents a great opportunity for renovation or investment, offering the chance to fully customize and restore the home to your taste. Schedule your showing today and explore the potential!

7. 2026-02-27
   price $204,000 635-char remark

   Show marketing remark (629 chars)

   This 2-story home features 3 bedrooms, 2.5 bathrooms, a 2-car garage, and a charming front porch. Inside, you'll find a spacious living room with a cozy fireplace and a primary bathroom with a double vanity, separate tub, and shower. Please note: the home requires significant rehab-flooring has been removed down to the slab, some walls and ceilings are exposed to the wood framing. Toilets are not connected to water supply. This property presents a great opportunity for renovation or investment, offering the chance to fully customize and restore the home to your taste. Schedule your showing today and explore the potential!

8. 2026-02-27
   price $204,000 629-char remark

   Show marketing remark (629 chars)

   This 2-story home features 3 bedrooms, 2.5 bathrooms, a 2-car garage, and a charming front porch. Inside, you'll find a spacious living room with a cozy fireplace and a primary bathroom with a double vanity, separate tub, and shower. Please note: the home requires significant rehab-flooring has been removed down to the slab, some walls and ceilings are exposed to the wood framing. Toilets are not connected to water supply. This property presents a great opportunity for renovation or investment, offering the chance to fully customize and restore the home to your taste. Schedule your showing today and explore the potential!

9. 2026-02-06
   price $208,000 629-char remark

   Show marketing remark (635 chars)

   This 2-story home features 3 bedrooms, 2.5 bathrooms, a 2-car garage, and a charming front porch. Inside, you'll find a spacious living room with a cozy fireplace and a primary bathroom with a double vanity, separate tub, and shower. Please note: the home requires significant rehab—flooring has been removed down to the slab, some walls and ceilings are exposed to the wood framing. Toilets are not connected to water supply. This property presents a great opportunity for renovation or investment, offering the chance to fully customize and restore the home to your taste. Schedule your showing today and explore the potential!

10. 2026-02-06
    price $208,000 635-char remark

    Show marketing remark (635 chars)

    This 2-story home features 3 bedrooms, 2.5 bathrooms, a 2-car garage, and a charming front porch. Inside, you'll find a spacious living room with a cozy fireplace and a primary bathroom with a double vanity, separate tub, and shower. Please note: the home requires significant rehab—flooring has been removed down to the slab, some walls and ceilings are exposed to the wood framing. Toilets are not connected to water supply. This property presents a great opportunity for renovation or investment, offering the chance to fully customize and restore the home to your taste. Schedule your showing today and explore the potential!

11. 2026-01-16
    price $210,000 635-char remark

    Show marketing remark (629 chars)

    This 2-story home features 3 bedrooms, 2.5 bathrooms, a 2-car garage, and a charming front porch. Inside, you'll find a spacious living room with a cozy fireplace and a primary bathroom with a double vanity, separate tub, and shower. Please note: the home requires significant rehab-flooring has been removed down to the slab, some walls and ceilings are exposed to the wood framing. Toilets are not connected to water supply. This property presents a great opportunity for renovation or investment, offering the chance to fully customize and restore the home to your taste. Schedule your showing today and explore the potential!

12. 2026-01-16
    price $210,000 629-char remark

    Show marketing remark (629 chars)

    This 2-story home features 3 bedrooms, 2.5 bathrooms, a 2-car garage, and a charming front porch. Inside, you'll find a spacious living room with a cozy fireplace and a primary bathroom with a double vanity, separate tub, and shower. Please note: the home requires significant rehab-flooring has been removed down to the slab, some walls and ceilings are exposed to the wood framing. Toilets are not connected to water supply. This property presents a great opportunity for renovation or investment, offering the chance to fully customize and restore the home to your taste. Schedule your showing today and explore the potential!

13. 2025-12-19
    price $217,000 635-char remark

    Show marketing remark (629 chars)

    This 2-story home features 3 bedrooms, 2.5 bathrooms, a 2-car garage, and a charming front porch. Inside, you'll find a spacious living room with a cozy fireplace and a primary bathroom with a double vanity, separate tub, and shower. Please note: the home requires significant rehab-flooring has been removed down to the slab, some walls and ceilings are exposed to the wood framing. Toilets are not connected to water supply. This property presents a great opportunity for renovation or investment, offering the chance to fully customize and restore the home to your taste. Schedule your showing today and explore the potential!

14. 2025-12-19
    price $217,000 629-char remark

    Show marketing remark (629 chars)

    This 2-story home features 3 bedrooms, 2.5 bathrooms, a 2-car garage, and a charming front porch. Inside, you'll find a spacious living room with a cozy fireplace and a primary bathroom with a double vanity, separate tub, and shower. Please note: the home requires significant rehab-flooring has been removed down to the slab, some walls and ceilings are exposed to the wood framing. Toilets are not connected to water supply. This property presents a great opportunity for renovation or investment, offering the chance to fully customize and restore the home to your taste. Schedule your showing today and explore the potential!

15. 2025-11-21
    price $224,000 635-char remark

    Show marketing remark (629 chars)

    This 2-story home features 3 bedrooms, 2.5 bathrooms, a 2-car garage, and a charming front porch. Inside, you'll find a spacious living room with a cozy fireplace and a primary bathroom with a double vanity, separate tub, and shower. Please note: the home requires significant rehab-flooring has been removed down to the slab, some walls and ceilings are exposed to the wood framing. Toilets are not connected to water supply. This property presents a great opportunity for renovation or investment, offering the chance to fully customize and restore the home to your taste. Schedule your showing today and explore the potential!

16. 2025-11-21
    price $224,000 629-char remark

    Show marketing remark (629 chars)

    This 2-story home features 3 bedrooms, 2.5 bathrooms, a 2-car garage, and a charming front porch. Inside, you'll find a spacious living room with a cozy fireplace and a primary bathroom with a double vanity, separate tub, and shower. Please note: the home requires significant rehab-flooring has been removed down to the slab, some walls and ceilings are exposed to the wood framing. Toilets are not connected to water supply. This property presents a great opportunity for renovation or investment, offering the chance to fully customize and restore the home to your taste. Schedule your showing today and explore the potential!

17. 2025-10-31
    price $233,000 635-char remark

    Show marketing remark (629 chars)

    This 2-story home features 3 bedrooms, 2.5 bathrooms, a 2-car garage, and a charming front porch. Inside, you'll find a spacious living room with a cozy fireplace and a primary bathroom with a double vanity, separate tub, and shower. Please note: the home requires significant rehab-flooring has been removed down to the slab, some walls and ceilings are exposed to the wood framing. Toilets are not connected to water supply. This property presents a great opportunity for renovation or investment, offering the chance to fully customize and restore the home to your taste. Schedule your showing today and explore the potential!

18. 2025-10-31
    price $233,000 629-char remark

    Show marketing remark (629 chars)

    This 2-story home features 3 bedrooms, 2.5 bathrooms, a 2-car garage, and a charming front porch. Inside, you'll find a spacious living room with a cozy fireplace and a primary bathroom with a double vanity, separate tub, and shower. Please note: the home requires significant rehab-flooring has been removed down to the slab, some walls and ceilings are exposed to the wood framing. Toilets are not connected to water supply. This property presents a great opportunity for renovation or investment, offering the chance to fully customize and restore the home to your taste. Schedule your showing today and explore the potential!

19. 2025-10-08
    listed $243,000 New 629-char remark

    Show marketing remark (635 chars)

    This 2-story home features 3 bedrooms, 2.5 bathrooms, a 2-car garage, and a charming front porch. Inside, you'll find a spacious living room with a cozy fireplace and a primary bathroom with a double vanity, separate tub, and shower. Please note: the home requires significant rehab—flooring has been removed down to the slab, some walls and ceilings are exposed to the wood framing. Toilets are not connected to water supply. This property presents a great opportunity for renovation or investment, offering the chance to fully customize and restore the home to your taste. Schedule your showing today and explore the potential!

20. 2025-10-08
    listed $243,000 Active 635-char remark

    Show marketing remark (635 chars)

    This 2-story home features 3 bedrooms, 2.5 bathrooms, a 2-car garage, and a charming front porch. Inside, you'll find a spacious living room with a cozy fireplace and a primary bathroom with a double vanity, separate tub, and shower. Please note: the home requires significant rehab—flooring has been removed down to the slab, some walls and ceilings are exposed to the wood framing. Toilets are not connected to water supply. This property presents a great opportunity for renovation or investment, offering the chance to fully customize and restore the home to your taste. Schedule your showing today and explore the potential!

21. 2024-06-19
    historical $1,785
22. 2024-06-18
    historical $1,785
23. 2024-06-13
    price $1,785
24. 2024-06-13
    price $1,785
25. 2024-05-23
    price $1,820
26. 2024-05-23
    price $1,820
27. 2024-04-16
    listed $1,865
28. 2024-04-16
    price $1,865
29. 2024-04-16
    listed $1,830
30. 2018-06-22
    soldstatus $131,000
31. 2018-06-20
    soldstatus $131,000 Sold
32. 2018-05-25
    status Under Contract
33. 2018-05-23
    listed $138,000 New
34. 2006-04-24
    soldstatus $760,000
35. 2006-03-31
    soldstatus $5,440,000

ⓘ 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: $4,343 · $362/mo
• Projected year-2 tax: $4,343 · $362/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°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 4 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,763
• − Mortgage interest: −$11,203
• − Property taxes: −$4,343
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,901
• − Management: −$1,901
• − Depreciation: −$5,818
• Taxable loss: −$2,403
• Est. tax savings @ 24.0%: +$577
• After-tax cash flow: $1,421/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): 64,779
• Household income: $81,892
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 2591.0

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 0.57)
• Race & ethnicity: Black 61% White 22% Two or more races 7% Hispanic / Latino 7% Asian 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Hispanic 1% Lithuanian 1% Slovak 1%
• Foreign-born: 10% · Canada, China, Vietnam
• Languages at home: 89% English-only · Spanish 5% French/Haitian/Cajun 1% 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: ▼ -87.51%
• Current HPI: 210.679
• Rent YoY: ▼ -0.35%
• 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

-96.3% since first listed

35 events — show timeline

• 2026-05-08 Pending — GAMLS
• 2026-05-08 Pending — FMLS
• 2026-04-10 Relisted — GAMLS
• 2026-04-10 Price Changed $200,000 FMLS
• 2026-04-10 Price Changed $200,000 GAMLS
• 2026-04-09 Listing Removed — GAMLS
• 2026-02-27 Price Changed $204,000 FMLS
• 2026-02-27 Price Changed $204,000 GAMLS
• 2026-02-06 Price Changed $208,000 GAMLS
• 2026-02-06 Price Changed $208,000 FMLS
• 2026-01-16 Price Changed $210,000 FMLS
• 2026-01-16 Price Changed $210,000 GAMLS
• 2025-12-19 Price Changed $217,000 FMLS
• 2025-12-19 Price Changed $217,000 GAMLS
• 2025-11-21 Price Changed $224,000 FMLS
• 2025-11-21 Price Changed $224,000 GAMLS
• 2025-10-31 Price Changed $233,000 FMLS
• 2025-10-31 Price Changed $233,000 GAMLS
• 2025-10-08 Listed $243,000 FMLS
• 2025-10-08 Listed $243,000 GAMLS
• 2024-06-19 Rental Removed $1,785 RENTLY
• 2024-06-18 Rental Removed $1,785 RENT.
• 2024-06-13 Price Changed $1,785 RENT.
• 2024-06-13 Price Changed $1,785 RENTLY
• 2024-05-23 Price Changed $1,820 RENT.
• 2024-05-23 Price Changed $1,820 RENTLY
• 2024-04-16 Listed for Rent $1,865 RENT.
• 2024-04-16 Price Changed $1,865 RENTLY
• 2024-04-16 Listed for Rent $1,830 RENTLY
• 2018-06-22 Sold (Public Records) $131,000 Public Records
• 2018-06-20 Sold (MLS) $131,000 GAMLS
• 2018-05-25 Pending — GAMLS
• 2018-05-23 Listed $138,000 GAMLS
• 2006-04-24 Sold (Public Records) $760,000 Public Records
• 2006-03-31 Sold (Public Records) $5,440,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $4,343 · -0.5% YoY. Source: county tax records.