55 Porter Cir · Hampton, GA 30228

$182,900

3 bd · 3.0 ba · 1,600 sqft · SingleFamily public records · 25 Days on market

Built 1974 0.44 ac lot $114/sqft · 32% below area Est $268k · 32% 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 +22.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +6.0/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 5 Bedroom, 3 Bath Home Offering Room to Grow! This home features a large family room, eat-in kitchen, and generously sized bedrooms, including a comfortable owner’s suite. With flexible living spaces, there’s plenty of room for a private home office, guest suite, media room, or playroom. Step outside to the back deck overlooking a fenced backyard—perfect for relaxing or entertaining. Conveniently located close to dining, parks, and everyday amenities.

Key facts

• Large family room
• Eat-in kitchen
• Back deck

Tags

• LARGE FAMILY ROOM
• EAT-IN KITCHEN
• OWNER'S SUITE
• PRIVATE HOME OFFICE
• FENCED BACKYARD
• BACK DECK

Property features AI

Exterior

• Parking: One garage space; Garage parking; On-street parking; Parking pad; Open parking available
• Utilities: Public water; Public sewer; Electric service available; Natural gas available; Cable available; Phone service available
• Home design: Multi/split levels
• Construction: Wood siding construction; Composition roof; Property is a resale
• Exterior features: Front porch; Deck; Wood fencing enclosing backyard; Fenced yard; Outbuilding on property

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Microwave; Refrigerator; Kitchen features: Other
• Bedrooms: Three bedrooms on upper level; Two bedrooms on lower level; Bedroom features: Other
• Flooring: Flooring: Other
• Bathrooms: Three full bathrooms (two on upper level, one on lower level); Master bathroom features: Other
• Heating & cooling: Central heating; Forced air heating; Window cooling units
• Interior features: Entrance foyer; High-speed internet available; Disappearing attic stairs; Partial basement
• Laundry & utility: Laundry located in basement; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $183k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $183k).
• Recommended offer: $180k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 4.5% in Hampton — 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 65/100 on livability (#213 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools F, 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.
• Market conditions: Rents rising (+2.2%/yr); 547 active listings in the ZIP; 13 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; 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 $5k 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 25 days — a 2% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 19y 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

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $180,156 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.10% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.93%
• DSCR: 1.31
• GRM: 7.6

CMA / ARV

• ARV (median comp): $268,127
• List price: $182,900
• Delta: -31.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2012 Elm Grove Ln	0.32mi	3/2.0	1,589 (-1%)	4mo	$256,000	$161	76
25 Georgia Ave	0.42mi	3/2.0	1,518 (-5%)	1mo	$195,000	$128	67
15 Porter Cir	0.07mi	3/2.0	1,796 (+12%)	11mo	$246,500	$137	64
1902 Elm Park Dr	0.45mi	3/2.5	1,668 (+4%)	11mo	$269,900	$162	61
2 Cindy Ct	0.67mi	3/2.0	1,568 (-2%)	2mo	$258,000	$165	60
1904 Elm Park Dr	0.44mi	3/2.5	1,420 (-11%)	5mo	$225,000	$158	55
25 Mcdonough St	0.66mi	3/2.0	1,507 (-6%)	7mo	$289,000	$192	50
16 Jeriana Dr	0.66mi	4/2.0 (+1)	1,681 (+5%)	8mo	$195,000	$116	45
19 Mcdonough St	0.61mi	3/2.0	1,806 (+13%)	4mo	$209,900	$116	43
6 Derrick St	0.65mi	3/2.0	1,389 (-13%)	1mo	$108,000	$78	43
106 June Ct	0.50mi	3/2.0	1,398 (-13%)	11mo	$270,000	$193	42
5 Jeriana Dr	0.70mi	4/2.0 (+1)	1,718 (+7%)	7mo	$270,000	$157	40

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 · 2.2% rent growth · sell at horizon

5-year hold

• IRR: -8.9%
• Equity multiple: 0.68×
• Total profit: $-16,551
• Equity at exit: $27,271

10-year hold

• IRR: -0.5%
• Equity multiple: 0.97×
• Total profit: $-1,729
• Equity at exit: $15,814

Cash invested: $51,212 (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 30228

• Home prices YoY: -24.3%
• Rents YoY: 2.2%
• Active inventory: 547
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,008 high
• Mortgage (P&I): −$959
• Tax from tax record: −$255 /mo · $3,062/yr
• Insurance: −$76
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $229

Break-even live

Break-even rent $1,718

Max offer price $182,900

Occupancy floor 84%

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: $45,725
• Closing costs: $5,487
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9 W Main St Hampton, GA	3.0	2.0	1560	$1,713	$1.10	24d	1	0.33mi
1905 Elm Park Dr Hampton, GA	3.0	2.5	1739	$1,905	$1.10	1d	1	0.43mi
20 Windpher Rdg Hampton, GA	3.0	2.0	1694	$2,090	$1.23	43d	1	0.83mi
104 Dana Dr Hampton, GA	3.0	2.0	1460	$1,945	$1.33	5d	1	0.90mi
1299 N Hampton Dr Hampton, GA	3.0	2.0	1232	$1,790	$1.45	5d	1	0.96mi
925 Revere Way Hampton, GA	4.0	2.5	2159	$1,995	$0.92	24d	1	0.99mi
1323 N Hampton Dr Hampton, GA	3.0	2.0	1208	$1,794	$1.49	43d	1	1.00mi
1514 N Hampton Ct Hampton, GA	3.0	2.0	1208	$1,700	$1.41	12d	1	1.01mi
1330 N Hampton Dr Hampton, GA	3.0	2.0	1228	$1,685	$1.37	12d	1	1.01mi
637 Lynchburg St Hampton, GA	4.0	2.5	1867	$2,100	$1.12	24d	1	1.08mi
2074 Boatswain Dr Hampton, GA	3.0	2.5	1490	$1,965	$1.32	20d	1	1.13mi
100 Cottage Way Hampton, GA	2.0–3.0	2.0–3.0	1243	$2,439	$1.96	1d	19	1.20mi
816 Marcus Ln Hampton, GA	3.0	2.5	2084	$1,889	$0.91	43d	1	1.27mi

Listing history 34 events

1. 2026-06-09
   days on market $182,900 Active 25 DOM
2. 2026-06-08
   days on market $182,900 Active 24 DOM
3. 2026-06-07
   days on market $182,900 Active 23 DOM
4. 2026-06-04
   days on market $182,900 Active 20 DOM
5. 2026-06-03
   days on market $182,900 Active 19 DOM
6. 2026-06-02
   days on market $182,900 Active 18 DOM
7. 2026-06-01
   days on market $182,900 Active 17 DOM
8. 2026-05-31
   days on market $182,900 Active 16 DOM
9. 2026-05-15
   listed $182,900 Active 482-char remark
10. 2026-05-14
    listed $182,900 New 464-char remark
11. 2026-05-02
    historical
12. 2026-05-01
    price $185,900
13. 2026-04-14
    price $189,900
14. 2026-02-27
    price $192,900
15. 2026-02-01
    listed $197,900 New
16. 2025-09-02
    soldstatus $160,000
17. 2025-08-26
    soldstatus $160,000 Sold
18. 2025-08-01
    status Under Contract
19. 2025-07-30
    status Back On Market
20. 2025-07-29
    status Under Contract
21. 2025-07-22
    status Price Change
22. 2025-07-22
    price $199,000
23. 2025-07-14
    status Under Contract
24. 2025-06-30
    listed $215,000 New
25. 2024-08-28
    historical
26. 2024-06-08
    price $192,999
27. 2024-04-18
    listed $200,000 New
28. 2020-04-07
    soldstatus $62,600
29. 2007-04-06
    soldstatus $75,184
30. 2007-03-05
    listed $74,900
31. 2003-12-22
    soldstatus $104,000
32. 2000-08-17
    soldstatus $75,000
33. 1994-06-01
    soldstatus $64,000
34. 1974-09-01
    soldstatus $32,700

ⓘ 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: $3,062 · $255/mo
• Projected year-2 tax: $3,062 · $255/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 7/10 Severe FEMA zone X (unshaded) · 99% 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,095
• − Mortgage interest: −$10,245
• − Property taxes: −$3,062
• − Insurance: −$1,712
• − Repairs & maintenance: −$1,928
• − Management: −$1,928
• − Depreciation: −$5,321
• Taxable loss: −$100
• Est. tax savings @ 24.0%: +$24
• After-tax cash flow: $2,775/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 — Hampton

• Score: 65/100
• State rank: #213
• US rank: #12664

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hampton, GA
• County: Henry County · 316,359 people
• City population: 52,402
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 52,402
• Household income: $82,619
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 1285.0

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 23% Hispanic / Latino 8% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Hispanic 4% Lithuanian 1% Italian 1%
• Foreign-born: 9% · Canada, Vietnam, Jamaica
• Languages at home: 89% English-only · Spanish 6% French/Haitian/Cajun 2% 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: ▼ -71.11%
• Current HPI: 222.0357
• Rent YoY: ▲ 2.20%
• 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

+459.3% since first listed

26 events — show timeline

• 2026-06-09 Listing Removed — GAMLS
• 2026-05-14 Listed $182,900 GAMLS
• 2026-05-02 Listing Removed — GAMLS
• 2026-05-01 Price Changed $185,900 GAMLS
• 2026-04-14 Price Changed $189,900 GAMLS
• 2026-02-27 Price Changed $192,900 GAMLS
• 2026-02-01 Listed $197,900 GAMLS
• 2025-09-02 Sold (Public Records) $160,000 Public Records
• 2025-08-26 Sold (MLS) $160,000 GAMLS
• 2025-08-01 Pending — GAMLS
• 2025-07-30 Relisted — GAMLS
• 2025-07-29 Pending — GAMLS
• 2025-07-22 Relisted — GAMLS
• 2025-07-22 Price Changed $199,000 GAMLS
• 2025-07-14 Pending — GAMLS
• 2025-06-30 Listed $215,000 GAMLS
• 2024-08-28 Listing Removed — GAMLS
• 2024-06-08 Price Changed $192,999 GAMLS
• 2024-04-18 Listed $200,000 GAMLS
• 2020-04-07 Sold (Public Records) $62,600 Public Records
• 2007-04-06 Sold (MLS) $75,184 FMLS
• 2007-03-05 Listed $74,900 FMLS
• 2003-12-22 Sold (Public Records) $104,000 Public Records
• 2000-08-17 Sold (Public Records) $75,000 Public Records
• 1994-06-01 Sold (Public Records) $64,000 Public Records
• 1974-09-01 Sold (Public Records) $32,700 Public Records

Property tax history

+5.1%/yr

Latest (2025): $3,062 · +2.9% YoY. Source: county tax records.