711 Highway 162 · Porterdale, GA 30016

$199,000

3 bd · 1.0 ba · 1,264 sqft · SingleFamily public records · 251 Days on market

Built 1923 1.00 ac lot $157/sqft · 21% below area Est $251k · 21% 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 +21.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +4.8/10.0
• Rent growth +3.0/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This sweet humble abode is waiting for its new owners! Bring this 3 bedroom, 2 bath home on 1 acre back to life with your special touch. Just a short distance from downtown Covington and Spring Hill Park, making this a great option for a primary home or an investment property.

Key facts

• 1 acre lot
• Built 1923
• Listed 251 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/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 $195k (2.0% below list).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 5.0% in Porterdale — 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 58/100 on livability (#447 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B+, housing B; Watch: amenities F, commute F, employment F.
• Newton County (suburban): math 17% / reading 26% proficiency, ranked #137 of 174 in GA (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Newton County Theme School At Ficquett (math 49% / reading 65%, grade C+, #151 of 1,228 statewide, top 13%, 977 students, 29% FRL); Liberty Middle School (math 7% / reading 15%, grade F, #426 of 470 statewide, top 91%, 944 students, 85% FRL); Alcovy High School (math 3% / reading 12%, grade F, #378 of 424 statewide, top 91%, 1,991 students, 55% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: Rents rising (+1.8%/yr); 449 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,480 units permitted in Newton County in 2024 (702 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.
• Newton County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 251 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 5y 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 $85k; list at $199k implies a 134% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 251 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 F-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. 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: 0.98% ✗
• Cap rate: 8.08%
• Cash-on-cash: 6.39%
• DSCR: 1.28
• GRM: 8.5

CMA / ARV

• ARV (median comp): $251,174
• List price: $199,000
• Delta: -20.77%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
653 Highway 162	0.12mi	3/2.0	1,156 (-8%)	22mo	$255,000	$221	57
30 Copeland Cir	0.37mi	3/2.0	1,322 (+5%)	22mo	$264,900	$200	53
117 Tempie Ln	0.63mi	3/2.0	1,268 (+0%)	18mo	$230,000	$181	51
1095 Ridge Ave	0.69mi	3/2.0	1,204 (-5%)	15mo	$230,000	$191	43
125 Darby Rd	0.50mi	3/2.0	1,404 (+11%)	15mo	$235,000	$167	42
60 Barberry Cir	0.71mi	4/3.0 (+1)	1,167 (-8%)	22mo	$295,000	$253	23

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 · 1.84% rent growth · sell at horizon

5-year hold

• IRR: -7.7%
• Equity multiple: 0.72×
• Total profit: $-15,652
• Equity at exit: $29,672

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $1,473
• Equity at exit: $17,206

Cash invested: $55,720 (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 30016

• Home prices YoY: -8.6%
• Rents YoY: 1.8%
• Active inventory: 449
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,951 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$118 /mo · $1,415/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $297

Break-even live

Break-even rent $1,575

Max offer price $199,000

Occupancy floor 80%

Sensitivity live

Price	-10% $409	-5% $353	+0% $297	+5% $240	+10% $184
Rent	-10% $143	-5% $220	+0% $297	+5% $374	+10% $451
Rate	-1.0pp $397	-0.5pp $347	base $297	+0.5pp $245	+1.0pp $193

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 Weldon Pl Covington, GA	4.0	2.0	1212	$1,799	$1.48	45d	1	0.82mi
205 Highgrove Dr Covington, GA	4.0	3.0	1364	$1,849	$1.36	18d	1	0.90mi
150 Wynfield Dr Covington, GA	3.0	2.0	1232	$1,798	$1.46	45d	1	0.90mi
85 Lakeside Dr Covington, GA	3.0	2.0	1513	$1,710	$1.13	6d	1	0.97mi
75 Wynfield Dr Covington, GA	3.0	2.0	1160	$1,890	$1.63	0d	1	1.01mi
150 Lakeside Dr Covington, GA	4.0	3.0	1264	$2,060	$1.63	3d	1	1.11mi
35 Spring Rd Covington, GA	3.0	2.0	1564	$1,810	$1.16	0d	1	1.16mi
50 Spring Valley Trce Covington, GA	3.0	2.0	1597	$1,790	$1.12	22d	1	1.26mi
27 Elm St Covington, GA	3.0	2.0	1590	$1,800	$1.13	45d	1	1.37mi
35 Tamalynn Trl Covington, GA	4.0	2.5	1829	$1,890	$1.03	45d	1	1.41mi
15 Magan Ct Porterdale, GA	3.0	2.0	1656	$1,725	$1.04	14d	1	1.41mi
15 Magan Ct Porterdale, GA	3.0	2.5	1656	$1,750	$1.06	45d	1	1.41mi
355 Sunflower Ln Covington, GA	4.0	2.5	1829	$1,855	$1.01	45d	1	1.46mi

Listing history 43 events

1. 2026-06-21
   days on market $199,000 Active 251 DOM
2. 2026-06-18
   days on market $199,000 Active 248 DOM
3. 2026-06-17
   days on market $199,000 Active 247 DOM
4. 2026-06-16
   days on market $199,000 Active 246 DOM
5. 2026-06-15
   days on market $199,000 Active 245 DOM
6. 2026-06-13
   days on market $199,000 Active 243 DOM
7. 2026-06-13
   days on market $199,000 Active 242 DOM
8. 2026-06-09
   days on market $199,000 Active 239 DOM
9. 2026-06-08
   days on market $199,000 Active 238 DOM
10. 2026-06-07
    days on market $199,000 Active 237 DOM
11. 2026-06-04
    days on market $199,000 Active 234 DOM
12. 2026-06-03
    days on market $199,000 Active 233 DOM
13. 2026-06-02
    days on market $199,000 Active 232 DOM
14. 2026-06-01
    days on market $199,000 Active 231 DOM
15. 2026-05-31
    days on market $199,000 Active 230 DOM
16. 2026-05-05
    status Active 277-char remark

    Show marketing remark (277 chars)

    This sweet humble abode is waiting for its new owners! Bring this 3 bedroom, 2 bath home on 1 acre back to life with your special touch. Just a short distance from downtown Covington and Spring Hill Park, making this a great option for a primary home or an investment property.

17. 2026-05-05
    status Active 277-char remark

    Show marketing remark (277 chars)

    This sweet humble abode is waiting for its new owners! Bring this 3 bedroom, 2 bath home on 1 acre back to life with your special touch. Just a short distance from downtown Covington and Spring Hill Park, making this a great option for a primary home or an investment property.

18. 2026-05-05
    status Back On Market

    Show marketing remark (277 chars)

    This sweet humble abode is waiting for its new owners! Bring this 3 bedroom, 2 bath home on 1 acre back to life with your special touch. Just a short distance from downtown Covington and Spring Hill Park, making this a great option for a primary home or an investment property.

19. 2026-04-30
    historical

    Show marketing remark (277 chars)

    This sweet humble abode is waiting for its new owners! Bring this 3 bedroom, 2 bath home on 1 acre back to life with your special touch. Just a short distance from downtown Covington and Spring Hill Park, making this a great option for a primary home or an investment property.

20. 2026-04-30
    historical 277-char remark

    Show marketing remark (277 chars)

    This sweet humble abode is waiting for its new owners! Bring this 3 bedroom, 2 bath home on 1 acre back to life with your special touch. Just a short distance from downtown Covington and Spring Hill Park, making this a great option for a primary home or an investment property.

21. 2026-04-30
    historical 277-char remark

    Show marketing remark (277 chars)

    This sweet humble abode is waiting for its new owners! Bring this 3 bedroom, 2 bath home on 1 acre back to life with your special touch. Just a short distance from downtown Covington and Spring Hill Park, making this a great option for a primary home or an investment property.

22. 2025-10-08
    listed $199,000 New

    Show marketing remark (277 chars)

    This sweet humble abode is waiting for its new owners! Bring this 3 bedroom, 2 bath home on 1 acre back to life with your special touch. Just a short distance from downtown Covington and Spring Hill Park, making this a great option for a primary home or an investment property.

23. 2025-10-08
    listed $199,000 Active 277-char remark

    Show marketing remark (277 chars)

    This sweet humble abode is waiting for its new owners! Bring this 3 bedroom, 2 bath home on 1 acre back to life with your special touch. Just a short distance from downtown Covington and Spring Hill Park, making this a great option for a primary home or an investment property.

24. 2025-10-08
    listed $199,000 Active 277-char remark

    Show marketing remark (277 chars)

    This sweet humble abode is waiting for its new owners! Bring this 3 bedroom, 2 bath home on 1 acre back to life with your special touch. Just a short distance from downtown Covington and Spring Hill Park, making this a great option for a primary home or an investment property.

25. 2022-10-04
    historical
26. 2022-08-12
    listed $245,000
27. 2022-07-25
    historical
28. 2022-07-25
    historical
29. 2022-03-15
    price $134,000
30. 2022-02-23
    listed $134,000
31. 2022-02-22
    listed $135,000 New
32. 2021-12-17
    soldstatus $85,000 Sold
33. 2021-12-17
    soldstatus $85,000
34. 2021-12-16
    status Under Contract
35. 2021-12-16
    historical
36. 2021-12-04
    status Under Contract
37. 2021-12-03
    historical
38. 2021-12-03
    status Under Contract
39. 2021-12-02
    historical
40. 2021-11-23
    status Under Contract
41. 2021-11-23
    price $99,500
42. 2021-11-19
    listed $125,000 New
43. 1977-08-29
    soldstatus $18,000

ⓘ 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: $1,415 · $118/mo
• Projected year-2 tax: $1,831 · $153/mo
• Expected delta: +$416/yr (+$35/mo · 29.4%)

ⓘ 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 6 d/yr ≥107°F today · 16 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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,409
• − Mortgage interest: −$11,147
• − Property taxes: −$1,415
• − Insurance: −$995
• − Repairs & maintenance: −$1,873
• − Management: −$1,873
• − Depreciation: −$5,789
• Taxable income: $317
• Est. tax owed @ 24.0%: −$76
• After-tax cash flow: $3,484/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: Newton County
• NCES district ID: 1303930
• Math proficiency: 17% ▼ -13.00%
• Reading proficiency: 26% ▼ -8.00%
• Median HH income: $50,768
• Composite: 19.2/100
• National rank: #8816
• State rank: #137 of 174 in GA

Livability — Porterdale

• Score: 58/100
• State rank: #447
• US rank: #21362

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment F Housing B Health & safety F User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Newton County · 104,393 people
• City population: 76
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 62,968
• Household income: $79,527
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 1172.0

Population outlook (Newton County) Hauer SSP2

• Today (2025): 118,372 people
• By 2030: 124,234 · +5.0%
• By 2040: 135,550 · +14.5%
• By 2050: 145,309 · +22.8%
• By 2075: 166,843 · +40.9%
• By 2100: 175,800 · +48.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 59% White 29% Two or more races 8% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 1% French/Haitian/Cajun 1%

Political lean MEDSL · Newton

• 2024 margin: D (+15.1) · D 57.3% · R 42.2%
• 2008→2024 swing: +14.0pp toward D · 2008: 1.2pp · 2024: 15.1pp
• All cycles: 2024: D+15.1 2020: D+10.9 2016: D+2.4 2012: D+2.0 2008: D+1.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.68%
• Current HPI: 317.5605
• Rent YoY: ▲ 1.84%
• 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

+1005.6% since first listed

28 events — show timeline

• 2026-05-05 Relisted — Hive MLS
• 2026-05-05 Relisted — FMLS
• 2026-05-05 Relisted — GAMLS
• 2026-04-30 Listing Removed — FMLS
• 2026-04-30 Listing Removed — Hive MLS
• 2026-04-30 Listing Removed — GAMLS
• 2025-10-08 Listed $199,000 FMLS
• 2025-10-08 Listed $199,000 Hive MLS
• 2025-10-08 Listed $199,000 GAMLS
• 2022-10-04 Listing Removed — Hive MLS
• 2022-08-12 Listed $245,000 Hive MLS
• 2022-07-25 Listing Removed — GAMLS
• 2022-07-25 Listing Removed — Hive MLS
• 2022-03-15 Price Changed $134,000 GAMLS
• 2022-02-23 Listed $134,000 Hive MLS
• 2022-02-22 Listed $135,000 GAMLS
• 2021-12-17 Sold (Public Records) $85,000 Public Records
• 2021-12-17 Sold (MLS) $85,000 GAMLS
• 2021-12-16 Pending — GAMLS
• 2021-12-16 Listing Removed — GAMLS
• 2021-12-04 Pending — GAMLS
• 2021-12-03 Listing Removed — GAMLS
• 2021-12-03 Pending — GAMLS
• 2021-12-02 Listing Removed — GAMLS
• 2021-11-23 Pending — GAMLS
• 2021-11-23 Price Changed $99,500 GAMLS
• 2021-11-19 Listed $125,000 GAMLS
• 1977-08-29 Sold (Public Records) $18,000 Public Records

Property tax history

+32.0%/yr

Latest (2025): $1,415 · +14.2% YoY. Source: county tax records.