719 Tullamore Way · Hampton, GA 30228

$323,000

5 bd · 3.0 ba · 2,567 sqft · SingleFamily public records · 23 Days on market

Built 2005 1,742 sqft lot Est $329k · at est. ↓ 32% since listing

---

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 +13.7/30.0
• ARV discount +8.3/15.0
• DSCR +4.1/10.0
• 1% rule +3.7/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * * The seller is offering $5,000 as a move-in touch-up credit and would also consider providing a closing cost credit. * * * This spacious 5-bedroom, 3-bath split-level home offers a functional layout with room to live, work, and entertain. The primary suite includes a separate shower and tub with a double vanity, while additional bedrooms provide flexibility for guests, office space, or multigenerational living. Enjoy outdoor gatherings on the rear wooden deck overlooking the backyard. Conveniently located near Lake Horton, Henry County Airport, Atlanta Motor Speedway, shopping, dining, and major roadways. A great opportunity for buyers seeking space, comfort, and convenience in H

Key facts

• Rear wooden deck
• Backyard
• Near lake horton

Tags

• FUNCTIONAL LAYOUT
• REAR WOODEN DECK
• BACKYARD
• NEAR LAKE HORTON
• NEAR HENRY COUNTY AIRPORT
• NEAR ATLANTA MOTOR SPEEDWAY

Property features AI

Finance

• HOA & community: No homeowners association; Community has sidewalks and street lights

Exterior

• Parking: Garage
• Utilities: Public water; Septic tank; No additional utilities listed
• Home design: Single-family residence (house); Built in 2005
• Construction: Built in 2005; Aluminum and vinyl exterior siding; Composition roof; No basement
• Exterior features: Composition roof; Aluminum siding; Vinyl siding; No notable lot features

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: Five bedrooms total — three on the main level, two on the lower level
• Flooring: Carpet; Tile
• Bathrooms: Three full bathrooms — two on the main level, one on the lower level
• Heating & cooling: Forced-air heating (natural gas); Central air conditioning; Additional cooling: Other
• Interior features: Double vanities; Separate shower; Vaulted ceilings; Two levels; No basement
• Laundry & utility: Laundry area (no washer/dryer included)

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $323k.

Deal economics

• At list price, monthly cash flow is $24 ($293/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 $281k (13.0% below list).
• Recommended offer: $281k (13.0% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.5% in Hampton — 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 (#213 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety 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: Rocky Creek Elementary (math 29% / reading 35%, grade F, #582 of 1,228 statewide, top 50%, 663 students, 49% FRL); Hampton Middle School (math 18% / reading 33%, grade F, #288 of 470 statewide, top 62%, 850 students, 62% FRL); Luella High School (math 12% / reading 22%, grade F, #277 of 424 statewide, top 67%, 1,373 students, 44% FRL).
• Market conditions: Rents rising (+2.2%/yr); 561 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,989 units permitted in Henry County in 2024 (92 in 5+ unit buildings).
• This rent runs 41% of the median local income ($83k/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

• It's been on market 23 days — a 2% lower offer ($318k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.

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 $280,962 (13.0% 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 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.87% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.32%
• DSCR: 1.01
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $328,576
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
736 Tullamore Way	0.09mi	5/3.0	2,567 (0%)	3mo	$319,650	$125	93
203 Galway Ln	0.17mi	5/3.0	2,418 (-6%)	11mo	$310,000	$128	73
220 Galway Ln	0.23mi	4/2.5 (-1)	2,352 (-8%)	5mo	$394,990	$168	64

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 · 2.2% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.41×
• Total profit: $-53,011
• Equity at exit: $48,160

10-year hold

• IRR: -9.9%
• Equity multiple: 0.41×
• Total profit: $-53,142
• Equity at exit: $27,927

Cash invested: $90,440 (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 30228

• Home prices YoY: -24.3%
• Rents YoY: 2.2%
• Active inventory: 561
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,810 medium
• Mortgage (P&I): −$1,694
• Tax from tax record: −$367 /mo · $4,402/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$590
• Net cashflow: $24

Break-even live

Break-even rent $2,779

Max offer price $323,000

Occupancy floor 94%

Sensitivity live

Price	-10% $207	-5% $116	+0% $24	+5% $-67	+10% $-158
Rent	-10% $-198	-5% $-87	+0% $24	+5% $135	+10% $246
Rate	-1.0pp $187	-0.5pp $107	base $24	+0.5pp $-59	+1.0pp $-144

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: $80,750
• Closing costs: $9,690
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
708 Tullamore Way Hampton, GA	5.0	3.0	2338	$2,446	$1.05	45d	1	0.03mi
660 Tipperary Rd Hampton, GA	4.0	3.0	2038	$2,189	$1.07	0d	1	0.09mi

Listing history 14 events

1. 2026-06-21
   days on market $323,000 Active 23 DOM
2. 2026-06-18
   days on market $323,000 Active 20 DOM
3. 2026-06-17
   days on market $323,000 Active 19 DOM
4. 2026-06-16
   days on market $323,000 Active 18 DOM
5. 2026-06-15
   days on market $323,000 Active 17 DOM
6. 2026-06-13
   statusdays on market $323,000 Active 15 DOM
7. 2026-06-09
   days on market $323,000 New 11 DOM
8. 2026-06-08
   days on market $323,000 New 10 DOM
9. 2026-06-07
   days on market $323,000 New 9 DOM
10. 2026-06-04
    days on market $323,000 New 6 DOM
11. 2026-06-03
    days on market $323,000 New 5 DOM
12. 2026-06-02
    days on market $323,000 New 4 DOM
13. 2026-06-01
    days on market $323,000 New 3 DOM
14. 2026-05-31
    days on market $323,000 New 2 DOM

ⓘ 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: $4,402 · $367/mo
• Projected year-2 tax: $4,402 · $367/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 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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,715
• − Mortgage interest: −$18,093
• − Property taxes: −$4,402
• − Insurance: −$1,615
• − Repairs & maintenance: −$2,697
• − Management: −$2,697
• − Depreciation: −$9,396
• Taxable loss: −$5,185
• Est. tax savings @ 24.0%: +$1,244
• After-tax cash flow: $1,537/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 — Hampton

• Score: 65/100
• State rank: #213
• US rank: #12664

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment C 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: 52,402
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 52,402
• Household income: $82,619
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 1285.0

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 23% Hispanic / Latino 8% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Hispanic 4% Lithuanian 1% Italian 1%
• Foreign-born: 9% · Canada, Vietnam, Jamaica
• Languages at home: 89% English-only · Spanish 6% 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: ▼ -71.11%
• Current HPI: 222.0357
• Rent YoY: ▲ 2.20%
• 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

-31.8% since first listed

4 events — show timeline

• 2026-05-28 Listed $323,000 GAMLS
• 2023-09-04 Rental Removed $1,995 RENTLY
• 2023-08-20 Listed for Rent $1,995 RENTLY
• 2004-03-09 Sold (Public Records) $473,900 Public Records

Property tax history

+5.0%/yr

Latest (2025): $4,402 · -7.4% YoY. Source: county tax records.