53 Lincoln Rd · McDonough, GA 30253

$202,699

3 bd · 1.0 ba · 1,188 sqft · SingleFamily public records · 19 Days on market

Built 1968 0.30 ac lot Est $198k · at est.

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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 +15.4/30.0
• ARV discount +6.5/15.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• 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

This brick ranch home has over 1188 sq ft, just the room you need. The private backyard is a bonus. All the rooms have excellent natural light. The kitchen is open to a beautiful breakfast bar and family room. The bathroom light fixtures are upgraded. The home comes with kitchen appliances. The deck off the back of the home is ideal for the cookout of your dream. You will only be minutes from shopping, schools, parks, and the expressway for a quick trip to Atlanta or the airport.

Key facts

• Kitchen appliances
• Private backyard
• Deck off the back

Tags

• PRIVATE BACKYARD
• OPEN KITCHEN
• BREAKFAST BAR
• KITCHEN APPLIANCES
• DECK OFF THE BACK

Property features AI

Finance

• HOA & community: Near schools; Near shopping; Near trails/greenway

Exterior

• Parking: Total of 2 parking spaces; Attached carport (1 car), kitchen-level access
• Utilities: Public water; Public sewer; Cable available; Electricity available; Natural gas available
• Home design: Single-story home; Fee simple ownership; Resale property; Entry level: One
• Construction: Brick construction; Shingle roof; Slab foundation
• Exterior features: Private yard; Deck

Interior

• Kitchen: Breakfast bar; Country-style kitchen; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms on the main level; Primary bedroom on main
• Flooring: Hardwood flooring; Laminate flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central heating (natural gas); Central electric air conditioning; 220V electric service
• Interior features: High-speed internet available; No common walls
• Laundry & utility: Laundry room; Laundry area in hall; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $203k.

Deal economics

• At list price, monthly cash flow is $78 ($938/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 $187k (7.8% below list).
• Recommended offer: $187k (7.8% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: crime D, amenities F, commute 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.
• Zoned schools: Tussahaw Elementary (math 22% / reading 32%, grade F, #689 of 1,228 statewide, top 58%, 802 students, 69% FRL); Mcdonough Middle School (math 22% / reading 32%, grade F, #271 of 470 statewide, top 60%, 954 students, 66% FRL); Mcdonough High School (math 4% / reading 27%, grade F, #290 of 424 statewide, top 69%, 1,288 students, 62% FRL) — zoned schools average 66% FRL vs 43% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.3%/yr); 682 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 19 days — a 2% lower offer ($200k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 $186,965 (7.8% below list)

Questions for the listing agent

1. Built in 1968 — 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. 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?
4. 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?
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: 0.92% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.65%
• DSCR: 1.07
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $198,396
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1330 Lafayette Sq	0.36mi	3/2.0	1,306 (+10%)	3mo	$230,000	$176	60
458 Macon St	0.52mi	3/2.0	1,337 (+12%)	1mo	$165,000	$123	50
75 Greenway Ct	0.66mi	3/1.0	1,056 (-11%)	1mo	$129,000	$122	50
5280 Tussahaw Xing	0.66mi	3/2.5	1,226 (+3%)	11mo	$205,100	$167	48
6110 Flagstaf Walk	0.59mi	3/2.5	1,302 (+10%)	4mo	$220,000	$169	48

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.1%
• Equity multiple: 0.41×
• Total profit: $-33,321
• Equity at exit: $30,223

10-year hold

• IRR: -15.8%
• Equity multiple: 0.23×
• Total profit: $-43,671
• Equity at exit: $17,526

Cash invested: $56,756 (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: 682
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,870 high
• Mortgage (P&I): −$1,063
• Tax from tax record: −$251 /mo · $3,017/yr
• Insurance: −$84
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $78

Break-even live

Break-even rent $1,771

Max offer price $202,699

Occupancy floor 91%

Sensitivity live

Price	-10% $193	-5% $136	+0% $78	+5% $21	+10% $-37
Rent	-10% $-70	-5% $4	+0% $78	+5% $152	+10% $226
Rate	-1.0pp $180	-0.5pp $130	base $78	+0.5pp $26	+1.0pp $-28

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: $50,675
• Closing costs: $6,081
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
745 Georgia 42 McDonough, GA	2.0	2.0	1320	$1,712	$1.30	45d	1	0.30mi
1445 Lafayette Sq McDonough, GA	3.0	2.0	1386	$1,724	$1.24	18d	1	0.44mi
1445 Lafayette Sq McDonough, GA	3.0	2.0	1386	$1,724	$1.24	14d	1	0.44mi
1810 Midcourt Way McDonough, GA	3.0	2.0	1409	$1,840	$1.31	5d	1	0.44mi
1025 City Park Dr McDonough, GA	2.0	2.0	1500	$1,900	$1.27	45d	1	0.47mi
6035 Creekerton Blvd McDonough, GA	3.0	2.5	1323	$1,550	$1.17	26d	1	0.53mi
6004 Creekerton Blvd McDonough, GA	3.0	2.5	1461	$1,800	$1.23	20d	1	0.61mi
4115 Mission Way McDonough, GA	3.0	2.5	1282	$1,745	$1.36	7d	1	0.61mi
1785 Neighborhood Walk McDonough, GA	3.0	2.0	1369	$1,880	$1.37	3d	1	0.63mi
5295 Tussahaw Xing McDonough, GA	3.0	2.5	1437	$1,765	$1.23	45d	1	0.64mi
5160 Tussahaw Xing McDonough, GA	3.0	2.5	1313	$1,649	$1.26	18d	1	0.66mi
155 Cola Welch Pkwy McDonough, GA	2.0–3.0	2.0	1038	$1,643	$1.58	1d	8	0.74mi
300 Rogers St McDonough, GA	2.0	1.0	730	$1,350	$1.85	7d	1	0.78mi
300 Rogers St McDonough, GA	2.0	1.0	730	$1,350	$1.85	45d	1	0.78mi
141 R L Stewart Ct McDonough, GA	2.0	2.0	1440	$1,200	$0.83	45d	1	0.78mi
5115 Towne Park Dr McDonough, GA	3.0	2.0	1448	$1,900	$1.31	45d	1	0.81mi
5115 Towne Park Dr McDonough, GA	3.0	2.0	1448	$1,995	$1.38	12d	1	0.81mi
257 Rogers St McDonough, GA	2.0	1.0	780	$1,299	$1.67	1d	1	0.87mi
135 Tillman Ct McDonough, GA	3.0	2.0	1206	$1,769	$1.47	4d	1	0.90mi
1010 Labonte Pkwy #1 McDonough, GA	3.0	2.5	1220	$1,800	$1.48	20d	1	0.90mi
100 Crossing Blvd #1403 McDonough, GA	1.0–2.0	1.0–2.0	1030	$2,042	$1.98	20d	10	0.92mi
100 Crossing Blvd McDonough, GA	2.0–3.0	2.0	1271	$2,245	$1.77	21d	15	0.92mi
551 Racetrack Rd McDonough, GA	3.0	2.0	1400	$1,695	$1.21	45d	1	0.92mi
2105 Marlin Dr McDonough, GA	3.0	2.0	1400	$1,781	$1.27	7d	1	0.94mi
2125 Marlin Dr McDonough, GA	2.0	2.0	1400	$1,831	$1.31	1d	1	0.94mi
2205 Marlin Dr McDonough, GA	3.0	2.0	1334	$1,831	$1.37	14d	1	0.96mi
2435 Marlin Dr McDonough, GA	3.0	2.5	1386	$1,781	$1.28	7d	1	1.01mi
1550 Labonte Pkwy McDonough, GA	3.0	2.5	1219	$1,550	$1.27	17d	1	1.02mi
100 Woodlawn Park Dr McDonough, GA	1.0–3.0	1.0–2.0	1029	$1,917	$1.86	1d	18	1.03mi
2835 Marlin Dr McDonough, GA	3.0	2.5	1334	$1,831	$1.37	26d	1	1.10mi
2845 Marlin Dr McDonough, GA	3.0	2.5	1334	$1,781	$1.34	7d	1	1.11mi
102 Sable Chase Blvd McDonough, GA	1.0–3.0	1.0–2.0	980	$1,734	$1.77	1d	20	1.23mi
1000 Overton LOOP McDonough, GA	1.0–3.0	1.0–2.0	1076	$2,100	$1.95	0d	27	1.35mi
205 Bridges Rd McDonough, GA	1.0–3.0	1.0–2.0	1083	$2,166	$2.00	1d	31	1.36mi
420 Autumn Lake Ct McDonough, GA	3.0	2.0	1238	$1,626	$1.31	23d	1	1.39mi
200 Travis Dr McDonough, GA	2.0	2.0	1294	$2,130	$1.65	26d	1	1.39mi
1025 Clarinet WAY McDonough, GA	1.0–3.0	1.0–2.0	1116	$2,386	$2.14	45d	29	1.41mi

Listing history 12 events

1. 2026-06-21
   days on market $202,699 Active 19 DOM
2. 2026-06-18
   days on market $202,699 Active 16 DOM
3. 2026-06-17
   days on market $202,699 Active 15 DOM
4. 2026-06-16
   days on market $202,699 Active 14 DOM
5. 2026-06-15
   days on market $202,699 Active 13 DOM
6. 2026-06-13
   pricedays on market $202,699 Active 11 DOM
7. 2026-06-09
   days on market $202,700 Active 7 DOM
8. 2026-06-08
   days on market $202,700 Active 6 DOM
9. 2026-06-07
   days on market $202,700 Active 5 DOM
10. 2026-06-04
    days on market $202,700 Active 2 DOM
11. 2026-06-02
    remarks 484-char remark

    Show marketing remark (484 chars)

    This brick ranch home has over 1188 sq ft, just the room you need. The private backyard is a bonus. All the rooms have excellent natural light. The kitchen is open to a beautiful breakfast bar and family room. The bathroom light fixtures are upgraded. The home comes with kitchen appliances. The deck off the back of the home is ideal for the cookout of your dream. You will only be minutes from shopping, schools, parks, and the expressway for a quick trip to Atlanta or the airport.

12. 2026-06-02
    listed $202,700 Active 1 DOM

    Show marketing remark (484 chars)

    This brick ranch home has over 1188 sq ft, just the room you need. The private backyard is a bonus. All the rooms have excellent natural light. The kitchen is open to a beautiful breakfast bar and family room. The bathroom light fixtures are upgraded. The home comes with kitchen appliances. The deck off the back of the home is ideal for the cookout of your dream. You will only be minutes from shopping, schools, parks, and the expressway for a quick trip to Atlanta or the airport.

ⓘ 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: $3,017 · $251/mo
• Projected year-2 tax: $3,017 · $251/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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,436
• − Mortgage interest: −$11,354
• − Property taxes: −$3,017
• − Insurance: −$1,013
• − Repairs & maintenance: −$1,795
• − Management: −$1,795
• − Depreciation: −$5,897
• Taxable loss: −$2,436
• Est. tax savings @ 24.0%: +$585
• After-tax cash flow: $1,522/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

+66.1% since first listed

11 events — show timeline

• 2026-06-02 Listed $202,700 FMLS
• 2026-06-02 Listed $202,700 GAMLS
• 2022-02-22 Sold (Public Records) $206,000 Public Records
• 2022-02-18 Listing Removed — GAMLS
• 2022-02-18 Sold (MLS) $206,000 GAMLS
• 2022-02-18 Sold (MLS) $206,000 FMLS
• 2022-02-16 Pending — FMLS
• 2022-02-16 Pending — GAMLS
• 2022-01-27 Listed $210,000 GAMLS
• 2022-01-27 Listed $210,000 FMLS
• 2021-11-16 Sold (Public Records) $122,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $3,017 · +2.9% YoY. Source: county tax records.