4635 Hamlet Walk SE · Conyers, GA 30094

$149,900

3 bd · 2.0 ba · 1,312 sqft · SingleFamily public records · 1 Days on market

Built 1986 0.46 ac lot Est $219k · 32% under

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Why this score? — see what drove the B- 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 +23.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +7.5/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this charming Bristol Woods beauty featuring a classic brick exterior with warm wood siding accents that set the tone for the character and comfort found throughout. Step inside to discover beautiful, durable LVP flooring that flows seamlessly through the main living areas, complemented by ceiling fans that keep every room comfortable year round. Cozy up by the fireplace on cool evenings or gather in the kitchen, which is equipped with sleek stainless steel appliances perfect for the home chef. A dedicated laundry room adds everyday convenience, while the 1-car garage provides secure parking and additional storage. The full basement offers incredible potential - whether you envision extra living space, a home gym, or a recreation room, the possibilities are endless. Step outside onto the spacious deck and take in the stunning views of a large, beautifully maintained lot with lush, vibrant grass that is perfect for entertaining, gardening, or simply enjoying the outdoors. All of this nestled in the highly desirable Bristol Woods subdivision, one of Conyers' most sought-after communities. This one truly has it all and is CASH ONLY!

Key facts

• Brick exterior
• Wood siding accents
• Ceiling fans

Tags

• BRICK EXTERIOR
• WOOD SIDING ACCENTS
• LVP FLOORING
• CEILING FANS
• FIREPLACE
• STAINLESS STEEL APPLIANCES

Property features AI

Exterior

• Parking: One-car garage
• Utilities: Public water; Public sewer; 110-volt electric service; Natural gas available; Electricity available; Sewer available; Water available
• Home design: Two levels; Resale property
• Construction: Brick and stone exterior; Composition/shingle roof; Slab foundation; Built with standard construction materials
• Exterior features: Private yard; Fenced yard; Deck

Interior

• Kitchen: Eat-in kitchen with solid surface counters; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Three bedrooms on the upper level; Oversized master bedroom
• Flooring: Luxury vinyl; Tile
• Bathrooms: Two full bathrooms; Master bathroom with tub/shower combo
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One fireplace located in the family room; Window treatments; Finished basement; No shared/attached walls; Other interior features
• Laundry & utility: Laundry room in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 8.6% vs local median 4.4% in Conyers — 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 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: Barksdale Elementary School (math 17% / reading 27%, grade F, #810 of 1,228 statewide, top 69%, 489 students, 70% 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).
• Market conditions: Rents rising fast (+4.2%/yr); 386 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $1k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 18y 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 $51k; list at $150k implies a 194% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: major flood risk; major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,900

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
6. 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.
7. 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: 1.25% ✓
• Cap rate: 8.61%
• Cash-on-cash: 8.28%
• DSCR: 1.37
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $219,104
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
604 Hamlet Ct SE	0.22mi	3/2.0	1,316 (+0%)	3mo	$198,500	$151	87
4601 Cedar Brook Dr SE	0.18mi	3/2.0	1,392 (+6%)	1mo	$269,000	$193	81
4583 N Woodlake Ln SE	0.49mi	3/2.0	1,269 (-3%)	1mo	$240,000	$189	71
4620 Cedar Brook Dr SE	0.21mi	3/2.0	1,456 (+11%)	8mo	$243,000	$167	66
570 Bell Rd SE	0.47mi	3/2.0	1,240 (-6%)	4mo	$208,000	$168	66
614 Windsor Dr SE	0.31mi	4/2.0 (+1)	1,432 (+9%)	8mo	$218,900	$153	59
4616 Hamlet Walk SE	0.20mi	4/2.0 (+1)	1,484 (+13%)	6mo	$240,000	$162	59
816 Cedar Lake Dr SE	0.38mi	4/3.0 (+1)	1,224 (-7%)	10mo	$190,000	$155	54
800 Greenwood Trl SE	0.48mi	3/2.0	1,438 (+10%)	11mo	$249,000	$173	53
4797 Hemlock Dr SE	0.70mi	3/2.0	1,392 (+6%)	5mo	$200,000	$144	53
4740 Hull Rd	0.72mi	3/2.0	1,248 (-5%)	8mo	$219,000	$175	52
803 Cedar Lake Dr SE	0.43mi	3/2.0	1,478 (+13%)	9mo	$246,000	$166	52

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: -2.2%
• Equity multiple: 0.92×
• Total profit: $-3,532
• Equity at exit: $22,351

10-year hold

• IRR: 8.9%
• Equity multiple: 1.72×
• Total profit: $30,406
• Equity at exit: $12,961

Cash invested: $41,972 (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: 386
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,866 high
• Mortgage (P&I): −$786
• Tax from tax record: −$336 /mo · $4,036/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $289

Break-even live

Break-even rent $1,500

Max offer price $149,900

Occupancy floor 79%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4656 Bristol Dr SE Conyers, GA	3.0	2.0	1056	$1,600	$1.52	43d	1	0.35mi
4737 Cedar Lake Dr SE Conyers, GA	3.0	3.0	1754	$1,799	$1.03	24d	1	0.62mi
75 Barber Rd Covington, GA	3.0	2.0	1128	$1,600	$1.42	5d	1	0.74mi
427 Birch Ln SE Conyers, GA	3.0	2.0	1476	$1,499	$1.02	2d	1	0.78mi
1062 Plantation Blvd SE Conyers, GA	3.0	3.0	1219	$1,810	$1.48	20d	1	0.95mi
340 Christian Woods Dr Conyers, GA	3.0	2.0	1419	$1,900	$1.34	2d	1	1.05mi
50 Stone Creek Dr Covington, GA	3.0	2.0	1384	$1,795	$1.30	43d	1	1.06mi
309 Cowan Rd SE Conyers, GA	4.0	2.0	1424	$1,700	$1.19	43d	1	1.06mi
507 Ironwood Ct SE Conyers, GA	3.0	2.0	1501	$1,699	$1.13	2d	1	1.25mi
3811 Eden Glen Dr SE Conyers, GA	3.0	2.5	1706	$2,060	$1.21	22d	1	1.33mi
4038 Troupe Smith Rd SE Conyers, GA	3.0	2.0	1854	$1,900	$1.02	20d	1	1.49mi

Listing history 2 events

1. 2026-06-17
   remarks 693-char remark
2. 2026-06-17
   listed $149,900 Active 1 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: $4,036 · $336/mo
• Projected year-2 tax: $4,036 · $336/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 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,395
• − Mortgage interest: −$8,397
• − Property taxes: −$4,036
• − Insurance: −$750
• − Repairs & maintenance: −$1,792
• − Management: −$1,792
• − Depreciation: −$4,361
• Taxable income: $1,269
• Est. tax owed @ 24.0%: −$305
• After-tax cash flow: $3,169/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

+152.4% since first listed

39 events — show timeline

• 2026-06-15 Listed $149,900 GAMLS
• 2026-06-15 Listed $149,900 FMLS
• 2026-05-24 Rental Removed $1,660 RENTPROGRESS
• 2026-05-16 Price Changed $1,660 RENTPROGRESS
• 2026-05-13 Price Changed $1,695 RENTPROGRESS
• 2026-05-10 Price Changed $1,725 RENTPROGRESS
• 2026-05-08 Price Changed $1,755 RENTPROGRESS
• 2026-05-03 Price Changed $1,765 RENTPROGRESS
• 2026-05-01 Price Changed $1,715 RENTPROGRESS
• 2026-04-28 Price Changed $1,710 RENTPROGRESS
• 2026-04-27 Price Changed $1,705 RENTPROGRESS
• 2026-04-23 Price Changed $1,695 RENTPROGRESS
• 2026-04-17 Price Changed $1,710 RENTPROGRESS
• 2026-04-16 Price Changed $1,715 RENTPROGRESS
• 2026-04-14 Price Changed $1,700 RENTPROGRESS
• 2026-04-12 Price Changed $1,710 RENTPROGRESS
• 2026-04-11 Price Changed $1,700 RENTPROGRESS
• 2026-04-08 Price Changed $1,730 RENTPROGRESS
• 2026-04-04 Price Changed $1,725 RENTPROGRESS
• 2026-03-31 Price Changed $1,720 RENTPROGRESS
• 2026-03-29 Listed for Rent $1,695 RENTPROGRESS
• 2015-05-21 Price Changed $51,000 GAMLS
• 2015-05-04 Sold (MLS) $51,000 GAMLS
• 2015-04-08 Pending — GAMLS
• 2015-04-08 Price Changed $65,000 GAMLS
• 2015-04-01 Listed $65,000 GAMLS
• 2014-11-06 Pending — GAMLS
• 2014-10-29 Price Changed $55,000 GAMLS
• 2014-09-27 Listed $70,000 GAMLS
• 2012-03-07 Listing Removed — GAMLS
• 2012-01-03 Price Changed $37,200 GAMLS
• 2011-11-09 Price Changed $41,500 GAMLS
• 2011-09-26 Price Changed $48,500 GAMLS
• 2011-08-20 Listed $54,500 GAMLS
• 2008-12-30 Sold (MLS) $36,000 FMLS
• 2008-04-23 Listed $37,500 FMLS
• 2003-12-08 Sold (Public Records) $81,758 Public Records
• 1999-01-28 Sold (Public Records) $75,500 Public Records
• 1987-03-27 Sold (Public Records) $59,400 Public Records

Property tax history

+5.5%/yr

Latest (2025): $4,036 · +14.0% YoY. Source: county tax records.