55 Oak Crest Ct · Conyers, GA 30016

$245,900

3 bd · 2.0 ba · 1,394 sqft · SingleFamily public records · 17 Days on market

Built 1989 1.19 ac lot Est $254k · 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 +14.0/30.0
• ARV discount +8.9/15.0
• DSCR +4.3/10.0
• 1% rule +3.4/10.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely move-in ready 3 bedroom 2 bath ranch home in Covington. This is a great home on over 1 acre with a level fenced yard and cute shed in the back. This home has a large great room with cozy brick fireplace, vaulted ceiling and fresh neutral paint and great natural lighting. There is a separate dining room and a timeless kitchen with white cabinets, granite countertops and stainless steel appliances. There is a nice deck in the back for entertaining. This community does not have an HOA so no rental restrictions.

Key facts

• Generous lot
• Cozy brick fireplace
• Updated flooring

Tags

• GENEROUS LOT
• VAULTED FAMILY ROOM
• COZY BRICK FIREPLACE
• UPDATED FLOORING
• SPACIOUS COUNTRY KITCHEN
• ABUNDANT CABINET SPACE

Property features AI

Finance

• Other: Lot is level and approximately 1.19 acres
• Financial info: Listing offered As-Is; sale types include Cash, Conventional, VA Loan; Owner/REO sale
• HOA & community: Has association (no regular association fee listed)

Exterior

• Parking: Attached garage with space for 2 vehicles
• Security: Smoke detector(s)
• Utilities: Public water; Septic tank; Electricity available
• Home design: Single-family residence; Resale property; Levels: One; Located in Oak Brook subdivision
• Construction: Built in 1989; Composition roof; Slab foundation; Other construction materials
• Exterior features: Deck; Chain link fenced backyard; Shed(s)

Interior

• Kitchen: Dishwasher; Refrigerator; Breakfast room
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Accessible entrance; Accessible kitchen; One-level layout; Fireplace
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $246k.

Deal economics

• At list price, monthly cash flow is $32 ($388/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 $207k (15.8% below list).
• Recommended offer: $207k (15.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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.
• 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: Oak Hill Elementary School (math 22% / reading 32%, grade F, #689 of 1,228 statewide, top 58%, 648 students, 85% FRL); Veterans Memorial Middle School (math 12% / reading 27%, grade F, #356 of 470 statewide, top 78%, 637 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 average 75% FRL vs 59% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 419 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,480 units permitted in Newton County in 2024 (702 in 5+ unit buildings).
• This rent runs 31% of the median local income ($80k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 17 days — a 2% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $207,167 (15.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
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: 0.84% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.56%
• DSCR: 1.03
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $253,708
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25 Oak Crest Ct	0.07mi	3/2.0	1,429 (+2%)	13mo	$249,000	$174	82
30 Oakbrook Ct	0.13mi	3/2.0	1,354 (-3%)	14mo	$260,000	$192	78
15 Tara Way	0.46mi	3/2.0	1,376 (-1%)	1mo	$279,900	$203	75
70 Ashton Pl	0.27mi	3/2.0	1,403 (+1%)	14mo	$258,000	$184	75
60 Oakbrook Ct	0.14mi	3/2.0	1,494 (+7%)	18mo	$265,000	$177	66
14845 Brown Bridge Rd	0.69mi	3/2.0	1,378 (-1%)	6mo	$330,000	$239	61
20 Tara Way	0.43mi	3/2.0	1,458 (+5%)	15mo	$242,000	$166	60
280 Ashton Dr	0.41mi	3/2.0	1,460 (+5%)	24mo	$265,000	$182	53
14931 Brown Bridge Rd	0.66mi	4/3.0 (+1)	1,404 (+1%)	20mo	$335,000	$239	42
90 Lark Rd	0.69mi	3/2.0	1,540 (+10%)	22mo	$245,000	$159	32
10 Meeler Dr	0.74mi	3/2.0	1,580 (+13%)	24mo	$250,000	$158	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: -16.7%
• Equity multiple: 0.42×
• Total profit: $-40,206
• Equity at exit: $36,664

10-year hold

• IRR: -10.6%
• Equity multiple: 0.39×
• Total profit: $-42,053
• Equity at exit: $21,261

Cash invested: $68,852 (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: 419
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,072 high
• Mortgage (P&I): −$1,290
• Tax from tax record: −$212 /mo · $2,548/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $32

Break-even live

Break-even rent $2,031

Max offer price $245,900

Occupancy floor 93%

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: $61,475
• Closing costs: $7,377
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Tara Way Covington, GA	4.0	2.0	1650	$2,150	$1.30	43d	1	0.43mi
11 Tara Ct Covington, GA	3.0	2.0	1470	$950	$0.65	19d	1	0.48mi
80 Lark Rd Covington, GA	3.0	2.0	1150	$1,790	$1.56	12d	1	0.69mi
30 Berkshire Dr Covington, GA	3.0	2.0	1853	$2,150	$1.16	5d	1	0.89mi
50 Stone Creek Dr Covington, GA	3.0	2.0	1384	$1,795	$1.30	43d	1	0.95mi
75 Barber Rd Covington, GA	3.0	2.0	1128	$1,600	$1.42	5d	1	1.16mi
255 Butler Bridge Cir Covington, GA	3.0	2.0	1427	$1,699	$1.19	24d	1	1.31mi

Listing history 15 events

1. 2026-06-18
   days on market $245,900 Active 17 DOM
2. 2026-06-17
   days on market $245,900 Active 16 DOM
3. 2026-06-16
   days on market $245,900 Active 15 DOM
4. 2026-06-15
   days on market $245,900 Active 14 DOM
5. 2026-06-13
   days on market $245,900 Active 12 DOM
6. 2026-06-13
   days on market $245,900 Active 11 DOM
7. 2026-06-09
   days on market $245,900 Active 8 DOM
8. 2026-06-08
   days on market $245,900 Active 7 DOM
9. 2026-06-07
   days on market $245,900 Active 6 DOM
10. 2026-06-04
    days on market $245,900 Active 3 DOM
11. 2026-06-03
    days on market $245,900 Active 2 DOM
12. 2026-06-02
    statusdays on marketlisting id $245,900 Active 1 DOM
13. 2026-06-01
    days on market $245,900 New 2 DOM
14. 2026-05-31
    remarks 699-char remark
15. 2026-05-31
    listed $245,900 New 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: $2,548 · $212/mo
• Projected year-2 tax: $2,548 · $212/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 · 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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,860
• − Mortgage interest: −$13,774
• − Property taxes: −$2,548
• − Insurance: −$1,230
• − Repairs & maintenance: −$1,989
• − Management: −$1,989
• − Depreciation: −$7,153
• Taxable loss: −$3,823
• Est. tax savings @ 24.0%: +$917
• After-tax cash flow: $1,305/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 — 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: Newton County · 104,393 people
• City population: 96,534
• 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

+145.9% since first listed

19 events — show timeline

• 2026-05-30 Listed $245,900 GAMLS
• 2022-08-23 Sold (Public Records) $268,900 Public Records
• 2022-08-18 Sold (MLS) $268,900 FMLS
• 2022-08-18 Sold (MLS) $268,900 GAMLS
• 2022-07-19 Pending — GAMLS
• 2022-07-19 Pending — FMLS
• 2022-07-16 Price Changed $2,030 RENT.
• 2022-07-14 Price Changed $279,000 GAMLS
• 2022-07-14 Price Changed $279,000 FMLS
• 2022-06-30 Price Changed $286,000 GAMLS
• 2022-06-30 Price Changed $286,000 FMLS
• 2022-06-11 Listed $292,000 FMLS
• 2022-06-11 Listed $292,000 GAMLS
• 2017-07-18 Sold (Public Records) $117,900 Public Records
• 2017-07-13 Sold (MLS) $117,900 GAMLS
• 2017-06-15 Pending — GAMLS
• 2017-04-25 Listed $119,900 GAMLS
• 2007-06-05 Sold (Public Records) $122,900 Public Records
• 2001-10-01 Sold (Public Records) $100,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $2,548 · +7.9% YoY. Source: county tax records.