1530 Labonte Pkwy · McDonough, GA 30253

$185,000

2 bd · 2.5 ba · 1,400 sqft · SingleFamily public records · 81 Days on market

Built 2003 2,282 sqft lot $132/sqft · 25% below area Est $245k · 25% under $30/mo HOA · 2% of rent ↓ 43% since listing

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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 +15.9/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• 1% rule +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

Charming and move-in ready, this beautifully updated 2 bedroom, 2.5 bathroom townhouse offers the perfect blend of comfort and convenience. Fresh new flooring flows throughout the main living areas, creating a modern and welcoming feel. The bright and functional kitchen features brand-new appliances, ample cabinet space, and a layout that opens seamlessly to the dining and living areas-ideal for everyday living and entertaining. Upstairs, you'll find two spacious bedrooms, each with its own private full bath, providing comfort and privacy for family members or guests. A convenient half bath on the main level adds extra functionality. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this updated townhouse is a must-see. Enjoy low-maintenance living in a home that's ready for you to move right in!

Key facts

• $30 HOA
• 2 parking spots
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $89 ($1k/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 $179k (3.3% below list).
• Recommended offer: $174k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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: schools D, crime D, amenities 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.
• Market conditions: Rents soft (-0.3%/yr); 663 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 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 81 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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.
• Current owner paid $145k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $173,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
8. 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.
9. 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: 0.97% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.06%
• DSCR: 1.09
• GRM: 8.6

CMA / ARV

• ARV (median comp): $245,042
• List price: $185,000
• Delta: -24.50%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -16.6%
• Equity multiple: 0.43×
• Total profit: $-29,509
• Equity at exit: $27,584

10-year hold

• IRR: -15.2%
• Equity multiple: 0.26×
• Total profit: $-38,454
• Equity at exit: $15,995

Cash invested: $51,800 (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: 663
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,790 high
• Mortgage (P&I): −$970
• Tax from tax record: −$248 /mo · $2,973/yr
• Insurance: −$77
• HOA: −$30
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $89

Break-even live

Break-even rent $1,677

Max offer price $185,000

Occupancy floor 90%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1550 Labonte Pkwy McDonough, GA	3.0	2.5	1219	$1,550	$1.27	15d	1	0.01mi
2835 Marlin Dr McDonough, GA	3.0	2.5	1334	$1,831	$1.37	24d	1	0.08mi
2845 Marlin Dr McDonough, GA	3.0	2.5	1334	$1,781	$1.34	5d	1	0.09mi
2435 Marlin Dr McDonough, GA	3.0	2.5	1386	$1,781	$1.28	5d	1	0.09mi
2205 Marlin Dr McDonough, GA	3.0	2.0	1334	$1,831	$1.37	12d	1	0.15mi
1010 Labonte Pkwy #1 McDonough, GA	3.0	2.5	1220	$1,800	$1.48	18d	1	0.15mi
2105 Marlin Dr McDonough, GA	3.0	2.0	1400	$1,781	$1.27	5d	1	0.17mi
100 Crossing Blvd McDonough, GA	2.0–3.0	2.0	1271	$1,594	$1.25	19d	15	0.20mi
100 Crossing Blvd #1403 McDonough, GA	1.0–2.0	1.0–2.0	1030	$2,042	$1.98	18d	10	0.20mi
1126 McConaughy Ct McDonough, GA	3.0	3.0	1782	$2,191	$1.23	5d	1	0.36mi
745 Georgia 42 McDonough, GA	3.0	2.0	1560	$2,543	$1.63	24d	1	0.97mi
745 Georgia 42 McDonough, GA	2.0	2.0	1320	$1,712	$1.30	43d	1	0.97mi
745 Georgia 42 McDonough, GA	1.0	1.0	880	$1,716	$1.95	15d	1	0.97mi
6035 Creekerton Blvd McDonough, GA	3.0	2.5	1323	$1,550	$1.17	24d	1	1.09mi
149 Parkview Place Dr McDonough, GA	3.0	2.5	1830	$2,120	$1.16	24d	1	1.11mi
1580 New Orleans Way McDonough, GA	3.0	2.0	1745	$1,985	$1.14	5d	1	1.11mi
172 Regency Park Dr McDonough, GA	3.0	2.0	1283	$1,875	$1.46	24d	1	1.14mi
1445 Lafayette Sq McDonough, GA	3.0	2.0	1386	$1,724	$1.24	16d	1	1.20mi
1445 Lafayette Sq McDonough, GA	3.0	2.0	1386	$1,724	$1.24	12d	1	1.20mi
6004 Creekerton Blvd McDonough, GA	3.0	2.5	1461	$1,800	$1.23	18d	1	1.20mi
135 Tillman Ct McDonough, GA	3.0	2.0	1206	$1,769	$1.47	2d	1	1.22mi
5295 Tussahaw Xing McDonough, GA	3.0	2.5	1437	$1,765	$1.23	43d	1	1.23mi
6050 Flagstaf Walk McDonough, GA	3.0	2.5	1510	$1,890	$1.25	17d	1	1.27mi
4115 Mission Way McDonough, GA	3.0	2.5	1282	$1,745	$1.36	5d	1	1.28mi
1810 Midcourt Way McDonough, GA	3.0	2.0	1409	$1,840	$1.31	3d	1	1.29mi
5160 Tussahaw Xing McDonough, GA	3.0	2.5	1313	$1,649	$1.26	16d	1	1.32mi
348 Navigator Ln McDonough, GA	3.0	2.5	1800	$2,500	$1.39	12d	1	1.33mi
348 Navigator Ln McDonough, GA	3.0	2.5	1579	$2,300	$1.46	20d	1	1.33mi
141 R L Stewart Ct McDonough, GA	2.0	2.0	1440	$1,200	$0.83	43d	1	1.33mi
3080 Tussahaw Xing McDonough, GA	3.0	2.0	1504	$1,905	$1.27	43d	1	1.37mi
102 Sable Chase Blvd McDonough, GA	1.0–3.0	1.0–2.0	980	$1,388	$1.42	2d	22	1.38mi
1785 Neighborhood Walk McDonough, GA	3.0	2.0	1369	$1,880	$1.37	1d	1	1.41mi
420 Autumn Lake Ct McDonough, GA	3.0	2.0	1238	$1,626	$1.31	21d	1	1.44mi
1025 City Park Dr McDonough, GA	2.0	2.0	1500	$1,900	$1.27	43d	1	1.45mi
547 Joneus Dr McDonough, GA	3.0	2.0	1719	$2,065	$1.20	3d	1	1.46mi
1055 City Park Dr McDonough, GA	2.0	2.0	1528	$1,750	$1.15	16d	1	1.47mi
1055 City Park Dr McDonough, GA	2.0	2.0	1528	$1,800	$1.18	43d	1	1.47mi
337 Autumn Lake Dr McDonough, GA	3.0	2.0	1225	$1,795	$1.47	43d	1	1.48mi
348 Coral Cir McDonough, GA	3.0	2.5	1296	$1,880	$1.45	43d	1	1.50mi

HOA detail

• Monthly dues: $30 · $360/yr

Listing history 16 events

1. 2026-05-04
   status Under Contract 852-char remark

   Show marketing remark (870 chars)

   Charming and move-in ready, this beautifully updated 2 bedroom, 2.5 bathroom townhouse offers the perfect blend of comfort and convenience. Fresh new flooring flows throughout the main living areas, creating a modern and welcoming feel. The bright and functional kitchen features brand-new appliances, ample cabinet space, and a layout that opens seamlessly to the dining and living areas—ideal for everyday living and entertaining. Upstairs, you’ll find two spacious bedrooms, each with its own private full bath, providing comfort and privacy for family members or guests. A convenient half bath on the main level adds extra functionality. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this updated townhouse is a must-see. Enjoy low-maintenance living in a home that’s ready for you to move right in!

2. 2026-05-04
   historical Active Under Contract 870-char remark

   Show marketing remark (870 chars)

   Charming and move-in ready, this beautifully updated 2 bedroom, 2.5 bathroom townhouse offers the perfect blend of comfort and convenience. Fresh new flooring flows throughout the main living areas, creating a modern and welcoming feel. The bright and functional kitchen features brand-new appliances, ample cabinet space, and a layout that opens seamlessly to the dining and living areas—ideal for everyday living and entertaining. Upstairs, you’ll find two spacious bedrooms, each with its own private full bath, providing comfort and privacy for family members or guests. A convenient half bath on the main level adds extra functionality. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this updated townhouse is a must-see. Enjoy low-maintenance living in a home that’s ready for you to move right in!

3. 2026-04-06
   price $185,000 852-char remark

   Show marketing remark (870 chars)

   Charming and move-in ready, this beautifully updated 2 bedroom, 2.5 bathroom townhouse offers the perfect blend of comfort and convenience. Fresh new flooring flows throughout the main living areas, creating a modern and welcoming feel. The bright and functional kitchen features brand-new appliances, ample cabinet space, and a layout that opens seamlessly to the dining and living areas—ideal for everyday living and entertaining. Upstairs, you’ll find two spacious bedrooms, each with its own private full bath, providing comfort and privacy for family members or guests. A convenient half bath on the main level adds extra functionality. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this updated townhouse is a must-see. Enjoy low-maintenance living in a home that’s ready for you to move right in!

4. 2026-04-06
   price $185,000 870-char remark

   Show marketing remark (870 chars)

   Charming and move-in ready, this beautifully updated 2 bedroom, 2.5 bathroom townhouse offers the perfect blend of comfort and convenience. Fresh new flooring flows throughout the main living areas, creating a modern and welcoming feel. The bright and functional kitchen features brand-new appliances, ample cabinet space, and a layout that opens seamlessly to the dining and living areas—ideal for everyday living and entertaining. Upstairs, you’ll find two spacious bedrooms, each with its own private full bath, providing comfort and privacy for family members or guests. A convenient half bath on the main level adds extra functionality. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this updated townhouse is a must-see. Enjoy low-maintenance living in a home that’s ready for you to move right in!

5. 2026-03-05
   listed $190,000 New 852-char remark

   Show marketing remark (870 chars)

   Charming and move-in ready, this beautifully updated 2 bedroom, 2.5 bathroom townhouse offers the perfect blend of comfort and convenience. Fresh new flooring flows throughout the main living areas, creating a modern and welcoming feel. The bright and functional kitchen features brand-new appliances, ample cabinet space, and a layout that opens seamlessly to the dining and living areas—ideal for everyday living and entertaining. Upstairs, you’ll find two spacious bedrooms, each with its own private full bath, providing comfort and privacy for family members or guests. A convenient half bath on the main level adds extra functionality. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this updated townhouse is a must-see. Enjoy low-maintenance living in a home that’s ready for you to move right in!

6. 2026-03-05
   listed $190,000 Active 870-char remark

   Show marketing remark (870 chars)

   Charming and move-in ready, this beautifully updated 2 bedroom, 2.5 bathroom townhouse offers the perfect blend of comfort and convenience. Fresh new flooring flows throughout the main living areas, creating a modern and welcoming feel. The bright and functional kitchen features brand-new appliances, ample cabinet space, and a layout that opens seamlessly to the dining and living areas—ideal for everyday living and entertaining. Upstairs, you’ll find two spacious bedrooms, each with its own private full bath, providing comfort and privacy for family members or guests. A convenient half bath on the main level adds extra functionality. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this updated townhouse is a must-see. Enjoy low-maintenance living in a home that’s ready for you to move right in!

7. 2021-09-30
   soldstatus $145,000 Closed
8. 2021-09-30
   soldstatus $145,000
9. 2021-09-03
   status Pending
10. 2021-08-27
    historical Active Under Contract
11. 2021-08-24
    listed $145,000 Active
12. 2018-06-11
    soldstatus $88,500
13. 2018-06-08
    soldstatus $88,500 Sold
14. 2018-05-16
    status Under Contract
15. 2018-04-21
    listed $99,900 New
16. 2003-01-28
    soldstatus $324,000

ⓘ 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: $2,973 · $248/mo
• Projected year-2 tax: $2,973 · $248/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 6/10 Major 7 d/yr ≥106°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: $21,476
• − Mortgage interest: −$10,363
• − Property taxes: −$2,973
• − Insurance: −$925
• − Repairs & maintenance: −$1,718
• − Management: −$1,718
• − HOA: −$360
• − Depreciation: −$5,382
• Taxable loss: −$1,963
• Est. tax savings @ 24.0%: +$471
• 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 — 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

• Census place: McDonough, GA
• 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

-42.9% since first listed

16 events — show timeline

• 2026-05-04 Pending — GAMLS
• 2026-05-04 Contingent — FMLS
• 2026-04-06 Price Changed $185,000 GAMLS
• 2026-04-06 Price Changed $185,000 FMLS
• 2026-03-05 Listed $190,000 FMLS
• 2026-03-05 Listed $190,000 GAMLS
• 2021-09-30 Sold (Public Records) $145,000 Public Records
• 2021-09-30 Sold (MLS) $145,000 FMLS
• 2021-09-03 Pending — FMLS
• 2021-08-27 Contingent — FMLS
• 2021-08-24 Listed $145,000 FMLS
• 2018-06-11 Sold (Public Records) $88,500 Public Records
• 2018-06-08 Sold (MLS) $88,500 GAMLS
• 2018-05-16 Pending — GAMLS
• 2018-04-21 Listed $99,900 GAMLS
• 2003-01-28 Sold (Public Records) $324,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $2,973 · +4.7% YoY. Source: county tax records.