54 Holly Dr · Carrollton, GA 30116

$220,000

4 bd · 2.0 ba · 1,475 sqft · Other · 90 Days on market

Built 2025 0.50 ac lot

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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 +14.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.2/10.0

Listing remarks MLS

This is your chance to own an ALMOST new home that is immaculately clean! Beautiful with so many upgrades! This practical floorplan is perfect for modern living. Come experience the bright open atmosphere that flows from a huge living space with a kitchen perfect for entertaining guests or just everyday life! The large oversized kitchen island allows for extra prep space and additional seating. The split-bedroom floorplan is designed with privacy as a top priority. The oversized suite is separated from secondary bedrooms, creating a quiet retreat. The primary allows both comfort and functionality, including a huge walk in closet. The 3 secondary bedrooms provide flexibility for family, guests, or a home office. The utility room completes prime space for extra storage. This home is equipped with Smart Home technology inlcuding: Ecobee smart thermostat you can control from your phone, Smart energy-efficient hot water hearter with mobile control capabilities. Make this gorgeous property your home today!

Key facts

• Open floor plan
• Large center island
• Huge walk in closet

Tags

• OPEN FLOOR PLAN
• VAULTED CEILINGS
• LARGE CENTER ISLAND
• SPLIT-BEDROOM FLOOR PLAN
• HUGE WALK IN CLOSET
• DEDICATED UTILITY ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $220k.

Deal economics

• At list price, monthly cash flow is $43 ($511/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 (10.1% below list).
• Recommended offer: $198k (10.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.3% in Carrollton — 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 69/100 on livability (#113 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities C-, commute F, employment 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: Sand Hill Elementary School (math 48% / reading 33%, grade F, #419 of 1,228 statewide, top 35%, 696 students, 58% 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 57% FRL track the district average.
• Market conditions: 212 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 876 units permitted in Carroll County in 2024 (150 in 5+ unit buildings).
• This rent runs 31% of the median local income ($77k/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 $7k 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

• It's been on market 90 days — a 6% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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 $197,845 (10.1% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 10% 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. 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?
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: 0.90% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.83%
• DSCR: 1.04
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.0%
• Equity multiple: 0.47×
• Total profit: $-32,906
• Equity at exit: $32,803

10-year hold

• IRR: -6.3%
• Equity multiple: 0.59×
• Total profit: $-25,039
• Equity at exit: $19,022

Cash invested: $61,600 (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 30116

• Home prices YoY: -2.6%
• Active inventory: 212
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,978 medium
• Mortgage (P&I): −$1,154
• Tax est. 1.5%: −$275 /mo · $3,300/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $43

Break-even live

Break-even rent $1,925

Max offer price $220,000

Occupancy floor 93%

Sensitivity live

Price	-10% $195	-5% $119	+0% $43	+5% $-33	+10% $-109
Rent	-10% $-114	-5% $-36	+0% $43	+5% $121	+10% $199
Rate	-1.0pp $153	-0.5pp $99	base $43	+0.5pp $-14	+1.0pp $-72

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3171 E Highway 166 Carrollton, GA	3.0	2.0	1616	$1,995	$1.23	0d	1	0.79mi

Listing history 19 events

1. 2026-06-03
   days on market $220,000 Active 90 DOM
2. 2026-06-02
   days on market $220,000 Active 89 DOM
3. 2026-06-01
   days on market $220,000 Active 88 DOM
4. 2026-05-31
   days on market $220,000 Active 87 DOM
5. 2026-05-12
   soldstatus $225,000 Sold 1015-char remark

   Show marketing remark (1015 chars)

   This is your chance to own an ALMOST new home that is immaculately clean! Beautiful with so many upgrades! This practical floorplan is perfect for modern living. Come experience the bright open atmosphere that flows from a huge living space with a kitchen perfect for entertaining guests or just everyday life! The large oversized kitchen island allows for extra prep space and additional seating. The split-bedroom floorplan is designed with privacy as a top priority. The oversized suite is separated from secondary bedrooms, creating a quiet retreat. The primary allows both comfort and functionality, including a huge walk in closet. The 3 secondary bedrooms provide flexibility for family, guests, or a home office. The utility room completes prime space for extra storage. This home is equipped with Smart Home technology inlcuding: Ecobee smart thermostat you can control from your phone, Smart energy-efficient hot water hearter with mobile control capabilities. Make this gorgeous property your home today!

6. 2026-05-12
   soldstatus $225,000 Closed 1015-char remark

   Show marketing remark (1015 chars)

   This is your chance to own an ALMOST new home that is immaculately clean! Beautiful with so many upgrades! This practical floorplan is perfect for modern living. Come experience the bright open atmosphere that flows from a huge living space with a kitchen perfect for entertaining guests or just everyday life! The large oversized kitchen island allows for extra prep space and additional seating. The split-bedroom floorplan is designed with privacy as a top priority. The oversized suite is separated from secondary bedrooms, creating a quiet retreat. The primary allows both comfort and functionality, including a huge walk in closet. The 3 secondary bedrooms provide flexibility for family, guests, or a home office. The utility room completes prime space for extra storage. This home is equipped with Smart Home technology inlcuding: Ecobee smart thermostat you can control from your phone, Smart energy-efficient hot water hearter with mobile control capabilities. Make this gorgeous property your home today!

7. 2026-04-13
   status Under Contract 1015-char remark

   Show marketing remark (1015 chars)

   This is your chance to own an ALMOST new home that is immaculately clean! Beautiful with so many upgrades! This practical floorplan is perfect for modern living. Come experience the bright open atmosphere that flows from a huge living space with a kitchen perfect for entertaining guests or just everyday life! The large oversized kitchen island allows for extra prep space and additional seating. The split-bedroom floorplan is designed with privacy as a top priority. The oversized suite is separated from secondary bedrooms, creating a quiet retreat. The primary allows both comfort and functionality, including a huge walk in closet. The 3 secondary bedrooms provide flexibility for family, guests, or a home office. The utility room completes prime space for extra storage. This home is equipped with Smart Home technology inlcuding: Ecobee smart thermostat you can control from your phone, Smart energy-efficient hot water hearter with mobile control capabilities. Make this gorgeous property your home today!

8. 2026-04-13
   status Pending 1015-char remark

   Show marketing remark (1015 chars)

   This is your chance to own an ALMOST new home that is immaculately clean! Beautiful with so many upgrades! This practical floorplan is perfect for modern living. Come experience the bright open atmosphere that flows from a huge living space with a kitchen perfect for entertaining guests or just everyday life! The large oversized kitchen island allows for extra prep space and additional seating. The split-bedroom floorplan is designed with privacy as a top priority. The oversized suite is separated from secondary bedrooms, creating a quiet retreat. The primary allows both comfort and functionality, including a huge walk in closet. The 3 secondary bedrooms provide flexibility for family, guests, or a home office. The utility room completes prime space for extra storage. This home is equipped with Smart Home technology inlcuding: Ecobee smart thermostat you can control from your phone, Smart energy-efficient hot water hearter with mobile control capabilities. Make this gorgeous property your home today!

9. 2026-04-06
   listed $215,000 New 1015-char remark

   Show marketing remark (1015 chars)

   This is your chance to own an ALMOST new home that is immaculately clean! Beautiful with so many upgrades! This practical floorplan is perfect for modern living. Come experience the bright open atmosphere that flows from a huge living space with a kitchen perfect for entertaining guests or just everyday life! The large oversized kitchen island allows for extra prep space and additional seating. The split-bedroom floorplan is designed with privacy as a top priority. The oversized suite is separated from secondary bedrooms, creating a quiet retreat. The primary allows both comfort and functionality, including a huge walk in closet. The 3 secondary bedrooms provide flexibility for family, guests, or a home office. The utility room completes prime space for extra storage. This home is equipped with Smart Home technology inlcuding: Ecobee smart thermostat you can control from your phone, Smart energy-efficient hot water hearter with mobile control capabilities. Make this gorgeous property your home today!

10. 2026-04-06
    listed $215,000 Active 1015-char remark

    Show marketing remark (1015 chars)

    This is your chance to own an ALMOST new home that is immaculately clean! Beautiful with so many upgrades! This practical floorplan is perfect for modern living. Come experience the bright open atmosphere that flows from a huge living space with a kitchen perfect for entertaining guests or just everyday life! The large oversized kitchen island allows for extra prep space and additional seating. The split-bedroom floorplan is designed with privacy as a top priority. The oversized suite is separated from secondary bedrooms, creating a quiet retreat. The primary allows both comfort and functionality, including a huge walk in closet. The 3 secondary bedrooms provide flexibility for family, guests, or a home office. The utility room completes prime space for extra storage. This home is equipped with Smart Home technology inlcuding: Ecobee smart thermostat you can control from your phone, Smart energy-efficient hot water hearter with mobile control capabilities. Make this gorgeous property your home today!

11. 2026-03-05
    listed $220,000 Active
12. 2025-07-15
    soldstatus $210,000
13. 2025-06-24
    soldstatus $210,000 Sold
14. 2025-04-23
    status Under Contract
15. 2025-04-08
    listed $210,000 New
16. 2024-12-20
    soldstatus $25,000
17. 2024-12-19
    soldstatus $19,000 Sold
18. 2024-12-16
    status Under Contract
19. 2024-12-04
    listed $30,000 New

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,741
• − Mortgage interest: −$12,323
• − Property taxes: −$3,300
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,899
• − Management: −$1,899
• − Depreciation: −$6,400
• Taxable loss: −$3,181
• Est. tax savings @ 24.0%: +$763
• After-tax cash flow: $1,275/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 — Carrollton

• Score: 69/100
• State rank: #113
• US rank: #8542

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Carroll County · 124,888 people
• City population: 61,993
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 22,189
• Household income: $77,030
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 332.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Black 16% Hispanic / Latino 11% Two or more races 6%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 1%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 9%

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: ▼ -9.61%
• Current HPI: 365.8744
• Rent YoY: —
• 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

+650.0% since first listed

15 events — show timeline

• 2026-05-12 Sold (MLS) $225,000 FMLS
• 2026-05-12 Sold (MLS) $225,000 GAMLS
• 2026-04-13 Pending — GAMLS
• 2026-04-13 Pending — FMLS
• 2026-04-06 Listed $215,000 FMLS
• 2026-04-06 Listed $215,000 GAMLS
• 2026-03-05 Listed $220,000 ForSaleByOwner.com
• 2025-07-15 Sold (Public Records) $210,000 Public Records
• 2025-06-24 Sold (MLS) $210,000 GAMLS
• 2025-04-23 Pending — GAMLS
• 2025-04-08 Listed $210,000 GAMLS
• 2024-12-20 Sold (Public Records) $25,000 Public Records
• 2024-12-19 Sold (MLS) $19,000 GAMLS
• 2024-12-16 Pending — GAMLS
• 2024-12-04 Listed $30,000 GAMLS

Property tax history

+0.2%/yr

Latest (2025): $291 · +42.8% YoY. Source: county tax records.