419 Towson St · Villa Rica, GA 30180

$233,990

3 bd · 2.0 ba · 1,421 sqft · Townhouse · 55 Days on market

Built 2026 Good condition $165/sqft · at area comps Est $234k · at est. ↓ 5% since listing

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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 +11.7/30.0
• ARV discount +7.4/15.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• 1% rule +3.4/10.0
• DSCR +3.4/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

You enter through the front covered porch into the foyer, where stairs to the second floor are immediately in view. Just off the foyer are a one-car garage and a convenient powder bath. From there, you step into the open kitchen, dining area, and family room, with access to the back patio located off the dining space. Upstairs, the primary bedroom features a primary bath and a walk-in closet. Two additional bedrooms share a full bath, and a laundry room with a linen closet adds everyday convenience to the second floor.

Key facts

• Covered porch
• Primary bath
• Walk-in closet

Tags

• COVERED PORCH
• OPEN KITCHEN
• BACK PATIO
• PRIMARY BATH
• WALK-IN CLOSET
• LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $234k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-69 ($-832/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (16.3% below list).
• Recommended offer: $196k (16.3% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.0% in Villa Rica — 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 (#224 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: schools C-, amenities F, commute F.
• Carroll County (rural): math 42% / reading 41% proficiency, ranked #38 of 174 in GA (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.4%/yr); 653 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 876 units permitted in Carroll County in 2024 (150 in 5+ unit buildings).

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.
• Carroll County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $195,919 (16.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 5.94%
• Cash-on-cash: -1.27%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

• ARV (median comp): $233,651
• List price: $233,990
• Delta: 0.14%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
504 Robson Dr	0.02mi	3/2.5	1,421 (0%)	1mo	$239,990	$169	96
506 Robson Dr	0.02mi	3/2.5	1,421 (0%)	1mo	$229,990	$162	96
230 Gillis Way	0.03mi	3/2.5	1,421 (0%)	2mo	$239,990	$169	95
405 Towson St	0.03mi	3/2.5	1,421 (0%)	2mo	$239,990	$169	95
228 Gillis Way	0.02mi	3/2.5	1,421 (0%)	3mo	$224,990	$158	94
412 Towson Street Way	0.03mi	3/2.5	1,421 (0%)	4mo	$241,990	$170	94
323 Hynes Dr	0.06mi	3/2.5	1,421 (0%)	3mo	$246,990	$174	92
331 Hynes Dr	0.06mi	3/2.5	1,421 (0%)	5mo	$235,990	$166	91
327 Hynes Dr	0.06mi	3/2.5	1,421 (0%)	5mo	$230,990	$163	91
333 Hynes Dr	0.05mi	3/2.5	1,421 (0%)	6mo	$225,000	$158	91
309 Winton Way	0.04mi	3/2.5	1,421 (0%)	7mo	$229,990	$162	90
315 Hynes Dr	0.07mi	3/2.5	1,421 (0%)	6mo	$224,990	$158	90

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 · 2.42% rent growth · sell at horizon

5-year hold

• IRR: -19.0%
• Equity multiple: 0.34×
• Total profit: $-43,437
• Equity at exit: $34,889

10-year hold

• IRR: -12.8%
• Equity multiple: 0.27×
• Total profit: $-47,997
• Equity at exit: $20,231

Cash invested: $65,517 (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 30180

• Home prices YoY: -12.8%
• Rents YoY: 2.4%
• Active inventory: 653
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,959 high
• Mortgage (P&I): −$1,227
• Tax est. 1.5%: −$292 /mo · $3,510/yr
• Insurance: −$97
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $-69

Break-even live

Break-even rent $2,047

Max offer price $223,963

Occupancy floor 99%

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: $58,498
• Closing costs: $7,020
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
502 Robson Dr Villa Rica, GA	3.0	2.5	1421	$1,765	$1.24	21d	1	0.01mi
502 Robson Dr Villa Rica, GA	3.0	2.5	1421	$1,765	$1.24	24d	1	0.01mi
1004 Merritt Dr Villa Rica, GA	3.0	2.5	1695	$2,100	$1.24	44d	1	0.32mi
49 Melleray Ct Villa Rica, GA	3.0	2.5	1340	$1,970	$1.47	2d	1	0.43mi
200 Industrial Blvd Villa Rica, GA	2.0–3.0	2.0	1220	$1,811	$1.48	3d	8	0.46mi
177 Melleray Ct Villa Rica, GA	3.0	2.5	1589	$1,679	$1.06	17d	1	0.52mi
177 Melleray Ct Villa Rica, GA	3.0	2.5	1589	$1,679	$1.06	13d	1	0.52mi
99 Powers PASS Villa Rica, GA	2.0–3.0	2.0–2.5	1269	$2,195	$1.73	1d	4	0.60mi
191 Commerce Dr Villa Rica, GA	1.0–3.0	1.0–2.0	1063	$2,641	$2.48	2d	31	0.68mi
211 Cypress Ln Villa Rica, GA	2.0	2.5	1404	$2,037	$1.45	5d	9	1.19mi
902 Hickory Level Rd Villa Rica, GA	3.0	2.0	1230	$2,150	$1.75	24d	1	1.28mi
106 Maple St Villa Rica, GA	3.0	2.0	1585	$1,700	$1.07	24d	1	1.31mi
600 Sheffield Ct Villa Rica, GA	3.0	2.0	1300	$1,815	$1.40	3d	1	1.32mi
730 Parker St Villa Rica, GA	3.0	1.5	1474	$1,415	$0.96	4d	1	1.37mi
417 Remington Ct Villa Rica, GA	3.0	2.0	1228	$1,665	$1.36	11d	1	1.37mi
731 Parker St Villa Rica, GA	4.0	2.0	1474	$1,765	$1.20	44d	1	1.38mi

Listing history 10 events

1. 2026-06-02
   days on market $233,990 Active 55 DOM
2. 2026-06-01
   days on market $233,990 Active 54 DOM
3. 2026-05-31
   days on market $233,990 Active 53 DOM
4. 2026-05-15
   price $229,990 524-char remark

   Show marketing remark (524 chars)

   You enter through the front covered porch into the foyer, where stairs to the second floor are immediately in view. Just off the foyer are a one-car garage and a convenient powder bath. From there, you step into the open kitchen, dining area, and family room, with access to the back patio located off the dining space. Upstairs, the primary bedroom features a primary bath and a walk-in closet. Two additional bedrooms share a full bath, and a laundry room with a linen closet adds everyday convenience to the second floor.

5. 2026-05-13
   status Active 524-char remark

   Show marketing remark (524 chars)

   You enter through the front covered porch into the foyer, where stairs to the second floor are immediately in view. Just off the foyer are a one-car garage and a convenient powder bath. From there, you step into the open kitchen, dining area, and family room, with access to the back patio located off the dining space. Upstairs, the primary bedroom features a primary bath and a walk-in closet. Two additional bedrooms share a full bath, and a laundry room with a linen closet adds everyday convenience to the second floor.

6. 2026-04-28
   historical 524-char remark

   Show marketing remark (524 chars)

   You enter through the front covered porch into the foyer, where stairs to the second floor are immediately in view. Just off the foyer are a one-car garage and a convenient powder bath. From there, you step into the open kitchen, dining area, and family room, with access to the back patio located off the dining space. Upstairs, the primary bedroom features a primary bath and a walk-in closet. Two additional bedrooms share a full bath, and a laundry room with a linen closet adds everyday convenience to the second floor.

7. 2026-04-21
   price $234,990 524-char remark

   Show marketing remark (524 chars)

   You enter through the front covered porch into the foyer, where stairs to the second floor are immediately in view. Just off the foyer are a one-car garage and a convenient powder bath. From there, you step into the open kitchen, dining area, and family room, with access to the back patio located off the dining space. Upstairs, the primary bedroom features a primary bath and a walk-in closet. Two additional bedrooms share a full bath, and a laundry room with a linen closet adds everyday convenience to the second floor.

8. 2026-04-18
   price $229,990 524-char remark

   Show marketing remark (524 chars)

   You enter through the front covered porch into the foyer, where stairs to the second floor are immediately in view. Just off the foyer are a one-car garage and a convenient powder bath. From there, you step into the open kitchen, dining area, and family room, with access to the back patio located off the dining space. Upstairs, the primary bedroom features a primary bath and a walk-in closet. Two additional bedrooms share a full bath, and a laundry room with a linen closet adds everyday convenience to the second floor.

9. 2026-03-31
   price $242,990 524-char remark

   Show marketing remark (524 chars)

   You enter through the front covered porch into the foyer, where stairs to the second floor are immediately in view. Just off the foyer are a one-car garage and a convenient powder bath. From there, you step into the open kitchen, dining area, and family room, with access to the back patio located off the dining space. Upstairs, the primary bedroom features a primary bath and a walk-in closet. Two additional bedrooms share a full bath, and a laundry room with a linen closet adds everyday convenience to the second floor.

10. 2026-03-24
    listed $241,990 Active 524-char remark

    Show marketing remark (524 chars)

    You enter through the front covered porch into the foyer, where stairs to the second floor are immediately in view. Just off the foyer are a one-car garage and a convenient powder bath. From there, you step into the open kitchen, dining area, and family room, with access to the back patio located off the dining space. Upstairs, the primary bedroom features a primary bath and a walk-in closet. Two additional bedrooms share a full bath, and a laundry room with a linen closet adds everyday convenience to the second floor.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,510
• − Mortgage interest: −$13,107
• − Property taxes: −$3,510
• − Insurance: −$1,170
• − Repairs & maintenance: −$1,881
• − Management: −$1,881
• − Depreciation: −$6,807
• Taxable loss: −$4,845
• Est. tax savings @ 24.0%: +$1,163
• After-tax cash flow: $331/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.

Condition & rehab AI · 6 photos

Good 80/100 Cosmetic rehab

This well-maintained townhouse is in excellent condition with modern finishes and a good curb appeal, making it a strong candidate for both resale and rental markets.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value.
• Both Adding smart home features — Modern technology can attract buyers and renters.
• Resale Upgrading the kitchen appliances — Modern appliances can significantly boost the home's appeal to potential buyers.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Both Adding smart home features — Modern technology can attract buyers and renters. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can significantly boost the home's appeal to potential buyers. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Carroll County
• NCES district ID: 1300840
• Math proficiency: 42% ▼ -7.00%
• Reading proficiency: 41% ▼ -8.00%
• Median HH income: $48,692
• Composite: 35.62/100
• National rank: #4888
• State rank: #38 of 174 in GA

Livability — Villa Rica

• Score: 65/100
• State rank: #224
• US rank: #13182

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Villa Rica, GA
• County: Carroll County · 124,888 people
• City population: 43,013
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 43,013
• Household income: $88,514
• Rent vs Own: 22.4% rent · 77.6% own
• Severe rent burden: 853.0

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 123,370 people
• By 2030: 127,186 · +3.1%
• By 2040: 133,534 · +8.2%
• By 2050: 137,612 · +11.5%
• By 2075: 142,892 · +15.8%
• By 2100: 136,294 · +10.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 57% Black 29% Hispanic / Latino 7% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: German 1% Slovak 1% Italian 1%
• Foreign-born: 8% · Canada
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 2% French/Haitian/Cajun 1%

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+41.2) · D 29.1% · R 70.3%
• 2008→2024 swing: -8.2pp toward R · 2008: -32.9pp · 2024: -41.2pp
• All cycles: 2024: R+41.2 2020: R+39.0 2016: R+40.1 2012: R+37.7 2008: R+32.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.97%
• Current HPI: 321.1874
• Rent YoY: ▲ 2.42%
• 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

-5.0% since first listed

7 events — show timeline

• 2026-05-15 Price Changed $229,990 Zillow
• 2026-05-13 Relisted — Zillow
• 2026-04-28 Delisted — Zillow
• 2026-04-21 Price Changed $234,990 Zillow
• 2026-04-18 Price Changed $229,990 Zillow
• 2026-03-31 Price Changed $242,990 Zillow
• 2026-03-24 Listed $241,990 Zillow