2141 S River Rd · Conyers, GA 30094

$349,900

4 bd · 2.0 ba · 2,201 sqft · SingleFamily public records · 68 Days on market

Built 1992 0.88 ac lot $159/sqft · 12% above area Est $441k · 21% under ↓ 3% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +10.7/30.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Perfect for blended or multi-generational living, this beautiful two-story home with a fully finished basement is located in the highly desirable Deer Forest neighborhood and offers an easy commute to Henry County or I-20. The main level features a welcoming kitchen designed for gathering, complete with a large center island, separate breakfast area, and formal dining room. Upstairs you'll find four spacious bedrooms, including one with custom cabinetry that would make a perfect craft room, creative space, or homeschool area. Keeping all bedrooms on the same level offers a convenient and functional layout for families. The finished basement provides incredible flexibility with its second kitchen area, full bathroom, living space, and additional bedroom, making it ideal for in-laws, guests, or a teen suite. Outside, enjoy a large wooded lot offering privacy and room to relax. The back deck is perfect for entertaining and family gatherings, and the home also includes an attached 2-car garage. Well maintained and move-in ready, this home offers space, versatility, and a fantastic location in one of the area's most popular neighborhoods.

Key facts

• Custom cabinetry
• Large wooded lot
• Back deck

Tags

• FULLY FINISHED BASEMENT
• SECOND KITCHEN AREA
• LARGE WOODED LOT
• BACK DECK
• CUSTOM CABINETRY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-169 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $320k (8.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $260k (25.7% below list).
• Recommended offer: $260k (25.7% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.4% in Conyers — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: crime D, amenities D, commute F.
• 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.
• Zoned schools: Lorraine Elementary School (math 17% / reading 27%, grade F, #810 of 1,228 statewide, top 69%, 598 students, 57% FRL); General Ray Davis Middle School (math 23% / reading 49%, grade F, #178 of 470 statewide, top 39%, 978 students, 62% FRL); Salem High School (math 2% / reading 15%, grade F, #375 of 424 statewide, top 88%, 1,120 students, 71% FRL) — zoned schools at 63% FRL track the district average.
• Market conditions: Rents rising fast (+4.2%/yr); 388 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 483 units permitted in Rockdale County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($89k/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.
• 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 68 days — a 6% lower offer ($329k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% 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 $260,148 (25.7% 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 68 days. Have you received any prior offers? Is the seller open to a 26% 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: 0.74% ✗
• Cap rate: 5.71%
• Cash-on-cash: -2.07%
• DSCR: 0.91
• GRM: 11.2

CMA / ARV

• ARV (median comp): $441,372
• List price: $349,900
• Delta: -20.72%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5370 Tanager Ter SW	0.18mi	4/2.5	2,096 (-5%)	16mo	$299,000	$143	68
2170 S River Rd SW	0.08mi	4/3.0	2,000 (-9%)	15mo	$340,000	$170	64
5262 East Shore Dr SW	0.46mi	3/2.5 (-1)	2,109 (-4%)	3mo	$320,000	$152	62
5207 W Shore Dr SW	0.12mi	3/2.5 (-1)	1,897 (-14%)	12mo	$310,000	$163	54
5298 E Shore Dr SW	0.59mi	4/2.5	2,407 (+9%)	1mo	$341,500	$142	54
5035 Northshore Ct SW	0.43mi	3/2.0 (-1)	2,253 (+2%)	21mo	$395,000	$175	54
5132 Kurt Ln SW	0.69mi	4/2.5	2,239 (+2%)	16mo	$358,000	$160	50
1740 Elizabeth Ct SW	0.61mi	4/3.0	2,402 (+9%)	6mo	$325,000	$135	47
5142 Kurt Ln SW	0.70mi	4/3.0	2,487 (+13%)	0mo	$385,000	$155	41
200 Watts Lake Rd	0.54mi	3/2.5 (-1)	2,420 (+10%)	24mo	$485,000	$200	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 · 4.16% rent growth · sell at horizon

5-year hold

• IRR: -18.6%
• Equity multiple: 0.34×
• Total profit: $-64,453
• Equity at exit: $52,171

10-year hold

• IRR: -9.0%
• Equity multiple: 0.41×
• Total profit: $-57,382
• Equity at exit: $30,253

Cash invested: $97,972 (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: 388
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,601 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$243 /mo · $2,918/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $-169

Break-even live

Break-even rent $2,815

Max offer price $320,097

Occupancy floor —

Sensitivity live

Price	-10% $29	-5% $-70	+0% $-169	+5% $-268	+10% $-367
Rent	-10% $-374	-5% $-271	+0% $-169	+5% $-66	+10% $37
Rate	-1.0pp $7	-0.5pp $-80	base $-169	+0.5pp $-259	+1.0pp $-352

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 Riverbend Dr McDonough, GA	3.0	2.0	2010	$2,550	$1.27	45d	1	0.63mi
1030 Riverclift Dr Covington, GA	3.0	2.5	1726	$1,759	$1.02	7d	1	1.11mi

Listing history 2 events

1. 2026-05-06
   price $349,900 1163-char remark

   Show marketing remark (1163 chars)

   Perfect for blended or multi-generational living, this beautiful two-story home with a fully finished basement is located in the highly desirable Deer Forest neighborhood and offers an easy commute to Henry County or I-20. The main level features a welcoming kitchen designed for gathering, complete with a large center island, separate breakfast area, and formal dining room. Upstairs you'll find four spacious bedrooms, including one with custom cabinetry that would make a perfect craft room, creative space, or homeschool area. Keeping all bedrooms on the same level offers a convenient and functional layout for families. The finished basement provides incredible flexibility with its second kitchen area, full bathroom, living space, and additional bedroom, making it ideal for in-laws, guests, or a teen suite. Outside, enjoy a large wooded lot offering privacy and room to relax. The back deck is perfect for entertaining and family gatherings, and the home also includes an attached 2-car garage. Well maintained and move-in ready, this home offers space, versatility, and a fantastic location in one of the area's most popular neighborhoods.

2. 2026-03-14
   listed $360,000 New 1163-char remark

   Show marketing remark (1163 chars)

   Perfect for blended or multi-generational living, this beautiful two-story home with a fully finished basement is located in the highly desirable Deer Forest neighborhood and offers an easy commute to Henry County or I-20. The main level features a welcoming kitchen designed for gathering, complete with a large center island, separate breakfast area, and formal dining room. Upstairs you'll find four spacious bedrooms, including one with custom cabinetry that would make a perfect craft room, creative space, or homeschool area. Keeping all bedrooms on the same level offers a convenient and functional layout for families. The finished basement provides incredible flexibility with its second kitchen area, full bathroom, living space, and additional bedroom, making it ideal for in-laws, guests, or a teen suite. Outside, enjoy a large wooded lot offering privacy and room to relax. The back deck is perfect for entertaining and family gatherings, and the home also includes an attached 2-car garage. Well maintained and move-in ready, this home offers space, versatility, and a fantastic location in one of the area's most popular neighborhoods.

ⓘ 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: $2,918 · $243/mo
• Projected year-2 tax: $3,219 · $268/mo
• Expected delta: +$301/yr (+$25/mo · 10.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 5 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,218
• − Mortgage interest: −$19,600
• − Property taxes: −$2,918
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,497
• − Management: −$2,497
• − Depreciation: −$10,179
• Taxable loss: −$8,223
• Est. tax savings @ 24.0%: +$1,974
• After-tax cash flow: $-51/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

-2.8% since first listed

2 events — show timeline

• 2026-05-06 Price Changed $349,900 GAMLS
• 2026-03-14 Listed $360,000 GAMLS

Property tax history

+3.9%/yr

Latest (2025): $2,918 · -12.0% YoY. Source: county tax records.