1551 Broad St NE · Milstead, GA 30012

$120,000

1 bd · 1.0 ba · 1,089 sqft · SingleFamily public records · 17 Days on market

Built 1900 0.28 ac lot Est $193k · 38% under

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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 +17.2/30.0
• ARV discount +15.0/15.0
• 1% rule +5.6/10.0
• DSCR +5.4/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming early-1900s cottage in the historic Milstead area offering classic character and solid investment potential. This single-family home features 3 bedroom, 1 full bath, and 1,089 sq ft of living space . Situated on a 0.28-acre lot, the property provides ample outdoor space for expansion, gardening, or outdoor living enhancements . Built in 1900, the home showcases wood exterior construction, masonry foundation, and an asphalt roof, reflecting the craftsmanship of its era. Interior features flexible spaces ready for customization or renovation. Located minutes from downtown Conyers, schools, and commuter routes, this property offers convenience with small-town charm. Whether you're seeking a starter home, downsizing opportunity, or rental investment, this residence delivers strong value in a growing market.

Key facts

• Ample outdoor space
• Flexible spaces
• Asphalt roof

Tags

• HISTORIC MILSTEAD AREA
• AMPLE OUTDOOR SPACE
• WOOD EXTERIOR CONSTRUCTION
• MASONRY FOUNDATION
• ASPHALT ROOF
• FLEXIBLE SPACES

Property features AI

Finance

• HOA & community: Other community features

Exterior

• Parking: Driveway; Open parking available
• Utilities: Public water; Septic tank sewer; Other electric; Other utilities
• Home design: One level; Resale property
• Construction: Other construction materials; Other roof
• Exterior features: Front porch; Paved road frontage; GPS-friendly directions; Other lot/property features

Interior

• Kitchen: Other kitchen features; Other appliances
• Bedrooms: 3 lower-level bedrooms
• Flooring: Other flooring
• Bathrooms: 1 full bathroom; 1 full lower-level bathroom; Master bath with other features
• Heating & cooling: Other heating; Other cooling
• Interior features: Other interior features
• Laundry & utility: Other laundry features

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: Hightower Trail Elementary School (math 27% / reading 32%, grade F, #633 of 1,228 statewide, top 54%, 533 students, 81% FRL); Conyers Middle School (math 9% / reading 24%, grade F, #388 of 470 statewide, top 83%, 1,031 students, 78% FRL); Rockdale County High School (math 12% / reading 17%, grade F, #315 of 424 statewide, top 76%, 2,369 students, 64% FRL).
• Market conditions: Rents flat; 281 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); 483 units permitted in Rockdale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k 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 17 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 6 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

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $118,200 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.06% ✓
• Cap rate: 7.15%
• Cash-on-cash: 3.07%
• DSCR: 1.14
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $192,753
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1757 River St NE	0.15mi	2/2.0 (+1)	1,163 (+7%)	7mo	$200,000	$172	67
1800 Green St	0.54mi	2/1.0 (+1)	1,119 (+3%)	20mo	$198,000	$177	49

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 · 0.39% rent growth · sell at horizon

5-year hold

• IRR: -14.7%
• Equity multiple: 0.49×
• Total profit: $-17,142
• Equity at exit: $17,892

10-year hold

• IRR: -11.5%
• Equity multiple: 0.40×
• Total profit: $-20,211
• Equity at exit: $10,375

Cash invested: $33,600 (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 30012

• Rents YoY: 0.4%
• Active inventory: 281
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,266 high
• Mortgage (P&I): −$629
• Tax from tax record: −$235 /mo · $2,822/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $86

Break-even live

Break-even rent $1,158

Max offer price $120,000

Occupancy floor 88%

Sensitivity live

Price	-10% $154	-5% $120	+0% $86	+5% $52	+10% $18
Rent	-10% $-14	-5% $36	+0% $86	+5% $136	+10% $186
Rate	-1.0pp $146	-0.5pp $116	base $86	+0.5pp $55	+1.0pp $23

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1501 Renaissance Dr NE Conyers, GA	1.0–3.0	1.0–2.0	1115	$1,134	$1.02	0d	17	0.68mi
1500 Brandon Glen Way Conyers, GA	1.0–3.0	1.0–2.0	971	$1,178	$1.21	0d	7	1.01mi
885 Park Pl NE Conyers, GA	2.0	2.0	1233	$1,650	$1.34	45d	1	1.41mi
1085 Eastview Pkwy NE Unit A Conyers, GA	2.0	1.0	994	$1,390	$1.40	7d	1	1.44mi
1075 Eastview Rd NE Unit A Conyers, GA	2.0	1.0	1018	$1,250	$1.23	45d	1	1.45mi
893 Briar Creek Ct NE Conyers, GA	1.0–2.0	1.0–1.5	815	$1,079	$1.32	7d	1	1.46mi

Listing history 10 events

1. 2026-06-21
   days on market $120,000 Active 17 DOM
2. 2026-06-18
   days on market $120,000 Active 14 DOM
3. 2026-06-17
   days on market $120,000 Active 13 DOM
4. 2026-06-16
   days on market $120,000 Active 12 DOM
5. 2026-06-15
   days on market $120,000 Active 11 DOM
6. 2026-06-13
   days on market $120,000 Active 9 DOM
7. 2026-06-09
   days on market $120,000 Active 5 DOM
8. 2026-06-08
   days on market $120,000 Active 4 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $120,000 Active 3 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: $2,822 · $235/mo
• Projected year-2 tax: $2,822 · $235/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 ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,195
• − Mortgage interest: −$6,722
• − Property taxes: −$2,822
• − Insurance: −$600
• − Repairs & maintenance: −$1,216
• − Management: −$1,216
• − Depreciation: −$3,491
• Taxable loss: −$870
• Est. tax savings @ 24.0%: +$209
• After-tax cash flow: $1,240/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 — Milstead

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Milstead, GA
• County: Rockdale County · 96,534 people
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 34,506
• Household income: $66,153
• Rent vs Own: 38.1% rent · 61.9% own
• Severe rent burden: 986.0

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 0.65)
• Race & ethnicity: Black 49% White 27% Hispanic / Latino 18% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Hispanic 1% Lithuanian 1% Italian 1%
• Foreign-born: 14% · Canada, South Korea
• Languages at home: 81% English-only · Spanish 16% French/Haitian/Cajun 2% Korean 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: ▼ -123.61%
• Current HPI: 226.9588
• Rent YoY: ▲ 0.39%
• 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

+700.0% since first listed

15 events — show timeline

• 2026-06-03 Listed $120,000 FMLS
• 2026-06-03 Listed $120,000 GAMLS
• 2026-04-02 Listing Removed — GAMLS
• 2026-01-31 Listing Removed — GAMLS
• 2025-11-14 Listed $189,500 GAMLS
• 2025-11-14 Listed $175,000 GAMLS
• 2025-10-09 Listing Removed — GAMLS
• 2025-10-09 Listing Removed — FMLS
• 2025-06-29 Price Changed $215,000 FMLS
• 2025-06-29 Price Changed $215,000 GAMLS
• 2025-06-18 Listed $230,000 GAMLS
• 2025-06-18 Listed $230,000 FMLS
• 2024-05-28 Sold (Public Records) $120,000 Public Records
• 1994-04-26 Sold (Public Records) $25,000 Public Records
• 1982-05-14 Sold (Public Records) $15,000 Public Records

Property tax history

+6.5%/yr

Latest (2025): $2,822 · +100.8% YoY. Source: county tax records.