110 Lamar Ln · Porterdale, GA 30016

$275,000

4 bd · 2.0 ba · 1,923 sqft · SingleFamily public records · 99 Days on market

Built 2006 0.58 ac lot $143/sqft · 9% below area Est $303k · 9% under $17/mo HOA · 1% of rent

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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 +11.6/30.0
• ARV discount +11.6/15.0
• DSCR +3.4/10.0
• Rent growth +3.0/5.0
• Livability +2.9/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover an incredible ranch-style home that boasts expansive front and back yards, perfect for savoring your morning coffee or evening tea while basking in the beauty of the sunrise and sunset. This residence is ideally suited for those aged 55 and older or anyone seeking a step-free living space. There's a charming room on the upper floor, perfect for a grandchild or guest, offering a cozy retreat away from the main living area. Nestled in a warm, friendly, and tranquil neighborhood, this home provides a peaceful haven. Step inside to find a spacious living room featuring a beautiful gas fireplace, great for gathering and relaxation. The kitchen is a hub of activity, equipped with a central island that enhances counter space and includes ample cabinetry, along with a delightful breakfast area for casual dining. The main floor includes three generously-sized bedrooms and two full bathrooms, making it ideal for comfortable living. This property is not only a wonderful residence but also a fantastic investment opportunity-perfect for attracting buyers or renters with ease. Bring your clients and help them envision the possibilities of this lovely home!

Key facts

• Central island
• Gas fireplace
• Ranch style home

Tags

• RANCH STYLE HOME
• EXPANSIVE FRONT AND BACK YARDS
• CHARMING ROOM ON UPPER FLOOR
• SPACIOUS LIVING ROOM
• GAS FIREPLACE
• CENTRAL ISLAND

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-86 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $260k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (25.2% below list).
• Recommended offer: $206k (25.2% below list) — sets the bar for 1% rule.

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: schools F, amenities F, commute 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.
• Market conditions: Rents rising (+1.8%/yr); 419 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,480 units permitted in Newton County in 2024 (702 in 5+ unit buildings).
• This rent runs 31% of the median local income ($80k/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 $8k 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 99 days — a 9% lower offer ($250k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: moderate wind risk, 26% 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 $205,739 (25.2% 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. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.75% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.34%
• DSCR: 0.94
• GRM: 11.1

CMA / ARV

• ARV (median comp): $302,601
• List price: $275,000
• Delta: -9.12%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
85 Lamar Ln	0.04mi	3/2.0 (-1)	2,039 (+6%)	9mo	$310,000	$152	75
365 Lamar Ln	0.43mi	4/2.0	1,891 (-2%)	13mo	$263,000	$139	67
10 Lamar Ln	0.26mi	4/3.0	2,142 (+11%)	3mo	$294,000	$137	63
225 Lamar Ln	0.21mi	4/3.0	2,122 (+10%)	10mo	$260,000	$123	61
35 Maggie Ct	0.35mi	4/3.0	2,122 (+10%)	2mo	$229,700	$108	61
175 Stoneview Cir	0.34mi	4/2.0	1,750 (-9%)	11mo	$260,000	$149	60
20 Mountainview Ct	0.68mi	3/3.0 (-1)	1,986 (+3%)	2mo	$265,500	$134	52
85 Kristen Pl	0.27mi	3/3.0 (-1)	2,101 (+9%)	14mo	$280,000	$133	52
130 Bingley Ct	0.61mi	4/2.5	1,800 (-6%)	12mo	$312,000	$173	49
90 Mountain Ct	0.44mi	3/2.0 (-1)	1,712 (-11%)	20mo	$245,000	$143	39
150 Breckonridge Dr	0.55mi	4/2.5	2,161 (+12%)	17mo	$429,900	$199	38
85 Bingley Ct	0.61mi	4/3.0	2,137 (+11%)	21mo	$350,000	$164	32

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 · 1.84% rent growth · sell at horizon

5-year hold

• IRR: -19.7%
• Equity multiple: 0.32×
• Total profit: $-52,492
• Equity at exit: $41,003

10-year hold

• IRR: -15.0%
• Equity multiple: 0.19×
• Total profit: $-62,616
• Equity at exit: $23,777

Cash invested: $77,000 (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 30016

• Home prices YoY: -8.6%
• Rents YoY: 1.8%
• Active inventory: 419
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,057 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$138 /mo · $1,650/yr
• Insurance: −$115
• HOA: −$17
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-86

Break-even live

Break-even rent $2,166

Max offer price $259,827

Occupancy floor 99%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
160 Windward Dr Covington, GA	4.0	2.5	1640	$1,895	$1.16	4d	1	0.09mi
85 Windward Dr Covington, GA	3.0	2.0	1437	$1,840	$1.28	44d	1	0.15mi
45 Stoneview Cir Covington, GA	3.0	2.0	1480	$1,711	$1.16	24d	1	0.43mi
50 Spring Valley Trce Covington, GA	3.0	2.0	1597	$1,790	$1.12	21d	1	0.90mi
250 Mountain Ln Covington, GA	3.0	2.0	1372	$1,751	$1.28	24d	1	1.03mi
145 Mountain Way Covington, GA	3.0	2.0	1352	$1,745	$1.29	5d	1	1.04mi
35 Spring Rd Covington, GA	3.0	2.0	1564	$1,825	$1.17	13d	1	1.13mi
20 Haywood Ct Covington, GA	4.0	2.5	2303	$2,145	$0.93	13d	1	1.16mi
585 Mountainview Dr Covington, GA	3.0	2.0	1484	$1,750	$1.18	44d	1	1.30mi
585 Mountainview Dr Covington, GA	3.0	2.0	1484	$1,750	$1.18	10d	1	1.30mi

HOA detail

• Monthly dues: $17 · $204/yr
• Likely covers: gas

Listing history 16 events

1. 2026-06-18
   days on market $275,000 Active 99 DOM
2. 2026-06-17
   days on market $275,000 Active 98 DOM
3. 2026-06-16
   days on market $275,000 Active 97 DOM
4. 2026-06-15
   days on market $275,000 Active 96 DOM
5. 2026-06-13
   days on market $275,000 Active 94 DOM
6. 2026-06-13
   days on market $275,000 Active 93 DOM
7. 2026-06-09
   days on market $275,000 Active 90 DOM
8. 2026-06-08
   days on market $275,000 Active 89 DOM
9. 2026-06-07
   pricedays on market $275,000 Active 88 DOM
10. 2026-06-04
    days on market $285,000 Active 85 DOM
11. 2026-06-03
    days on market $285,000 Active 84 DOM
12. 2026-06-02
    days on market $285,000 Active 83 DOM
13. 2026-06-01
    days on market $285,000 Active 82 DOM
14. 2026-05-31
    days on market $285,000 Active 81 DOM
15. 2026-03-11
    listed $285,000 New 1169-char remark

    Show marketing remark (1175 chars)

    Discover an incredible ranch-style home that boasts expansive front and back yards, perfect for savoring your morning coffee or evening tea while basking in the beauty of the sunrise and sunset. This residence is ideally suited for those aged 55 and older or anyone seeking a step-free living space. There's a charming room on the upper floor, perfect for a grandchild or guest, offering a cozy retreat away from the main living area. Nestled in a warm, friendly, and tranquil neighborhood, this home provides a peaceful haven. Step inside to find a spacious living room featuring a beautiful gas fireplace, great for gathering and relaxation. The kitchen is a hub of activity, equipped with a central island that enhances counter space and includes ample cabinetry, along with a delightful breakfast area for casual dining. The main floor includes three generously-sized bedrooms and two full bathrooms, making it ideal for comfortable living. This property is not only a wonderful residence but also a fantastic investment opportunity—perfect for attracting buyers or renters with ease. Bring your clients and help them envision the possibilities of this lovely home!

16. 2026-03-11
    listed $285,000 Active 1175-char remark

    Show marketing remark (1175 chars)

    Discover an incredible ranch-style home that boasts expansive front and back yards, perfect for savoring your morning coffee or evening tea while basking in the beauty of the sunrise and sunset. This residence is ideally suited for those aged 55 and older or anyone seeking a step-free living space. There's a charming room on the upper floor, perfect for a grandchild or guest, offering a cozy retreat away from the main living area. Nestled in a warm, friendly, and tranquil neighborhood, this home provides a peaceful haven. Step inside to find a spacious living room featuring a beautiful gas fireplace, great for gathering and relaxation. The kitchen is a hub of activity, equipped with a central island that enhances counter space and includes ample cabinetry, along with a delightful breakfast area for casual dining. The main floor includes three generously-sized bedrooms and two full bathrooms, making it ideal for comfortable living. This property is not only a wonderful residence but also a fantastic investment opportunity—perfect for attracting buyers or renters with ease. Bring your clients and help them envision the possibilities of this lovely home!

ⓘ 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: $1,650 · $138/mo
• Projected year-2 tax: $2,530 · $211/mo
• Expected delta: +$880/yr (+$73/mo · 53.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $24,689
• − Mortgage interest: −$15,404
• − Property taxes: −$1,650
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,975
• − Management: −$1,975
• − HOA: −$204
• − Depreciation: −$8,000
• Taxable loss: −$5,895
• Est. tax savings @ 24.0%: +$1,415
• After-tax cash flow: $384/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

• County: Newton County · 104,393 people
• City population: 76
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 62,968
• Household income: $79,527
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 1172.0

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 0.57)
• Race & ethnicity: Black 59% White 29% Two or more races 8% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -29.68%
• Current HPI: 317.5605
• Rent YoY: ▲ 1.84%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-03-11 Listed $285,000 FMLS
• 2026-03-11 Listed $285,000 GAMLS

Property tax history

+18.3%/yr

Latest (2025): $1,650 · -11.6% YoY. Source: county tax records.