460 Mountainview Dr · Porterdale, GA 30016

$235,000

3 bd · 2.0 ba · 1,381 sqft · SingleFamily public records · 62 Days on market

Built 1999 0.60 ac lot $170/sqft · 11% below area Est $265k · 11% under

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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).

• ARV discount +12.6/15.0
• Cash flow +12.1/30.0
• DSCR +3.6/10.0
• 1% rule +3.0/10.0
• 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

Step inside this inviting home and discover a spacious two-car garage offering plenty of parking and storage. Inside, ceiling fans throughout help maintain year-round comfort, while a cozy fireplace creates the perfect setting for relaxing evenings. The living areas feature stylish wood laminate flooring, complemented by plush carpeting in the bedrooms for added comfort. The primary suite includes a generous walk-in closet, providing ample storage space. A conveniently located laundry room adds everyday ease and functionality. Out back, you'll find an open backyard-ideal for entertaining, outdoor activities, or simply enjoying a quiet moment. This home offers a wonderful blend of comfort, style, and practicality-perfect for today's lifestyle.

Key facts

• Walk-in closet
• Laundry room
• Ceiling fans

Tags

• TWO-CAR GARAGE
• CEILING FANS
• COZY FIREPLACE
• WOOD LAMINATE FLOORING
• WALK-IN CLOSET
• LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-52 ($-624/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (3.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (19.8% below list).
• Recommended offer: $188k (19.8% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 5.0% in Porterdale — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); Indian Creek Middle School (math 18% / reading 30%, grade F, #311 of 470 statewide, top 68%, 814 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).

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 62 days — a 6% lower offer ($221k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $92k; list at $235k implies a 155% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $188,390 (19.8% 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 62 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.95%
• DSCR: 0.96
• GRM: 10.4

CMA / ARV

• ARV (median comp): $264,863
• List price: $235,000
• Delta: -11.27%
• 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
270 Mountain Way	0.12mi	3/2.0	1,404 (+2%)	10mo	$200,000	$142	83
235 Mountain Way	0.07mi	3/2.0	1,543 (+12%)	8mo	$250,000	$162	71
310 Mountain Way	0.17mi	3/2.0	1,344 (-3%)	21mo	$196,000	$146	70
180 Mountain Rdg	0.30mi	3/2.0	1,392 (+1%)	21mo	$234,000	$168	67
265 Mountainview Dr	0.35mi	3/2.0	1,459 (+6%)	11mo	$269,900	$185	65
220 Mountain Way	0.11mi	3/2.0	1,542 (+12%)	13mo	$251,000	$163	65
270 Mountainview Dr	0.33mi	3/2.0	1,422 (+3%)	19mo	$245,000	$172	64
100 Mountainside Ln	0.62mi	3/2.0	1,371 (-1%)	14mo	$253,000	$185	58
115 Mountainview Dr	0.59mi	3/2.0	1,487 (+8%)	3mo	$190,000	$128	57
90 Mountainside Ln	0.62mi	3/2.0	1,372 (-1%)	20mo	$230,000	$168	53
699 Stewart Rd	0.70mi	2/2.0 (-1)	1,430 (+4%)	21mo	$230,000	$161	39
65 Wellington Trl	0.69mi	3/2.5	1,569 (+14%)	21mo	$275,000	$175	25

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: -19.1%
• Equity multiple: 0.34×
• Total profit: $-43,587
• Equity at exit: $35,039

10-year hold

• IRR: -14.2%
• Equity multiple: 0.22×
• Total profit: $-51,025
• Equity at exit: $20,319

Cash invested: $65,800 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,884 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$210 /mo · $2,520/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $-52

Break-even live

Break-even rent $1,950

Max offer price $225,818

Occupancy floor 98%

Sensitivity live

Price	-10% $81	-5% $15	+0% $-52	+5% $-118	+10% $-185
Rent	-10% $-201	-5% $-126	+0% $-52	+5% $22	+10% $97
Rate	-1.0pp $66	-0.5pp $8	base $-52	+0.5pp $-113	+1.0pp $-175

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
215 Mountain Way Covington, GA	3.0	2.0	1274	$1,710	$1.34	0d	1	0.09mi
250 Mountain Ln Covington, GA	3.0	2.0	1372	$1,751	$1.28	26d	1	0.19mi
145 Mountain Way Covington, GA	3.0	2.0	1352	$1,745	$1.29	7d	1	0.22mi
585 Mountainview Dr Covington, GA	3.0	2.0	1484	$1,750	$1.18	45d	1	0.24mi
585 Mountainview Dr Covington, GA	3.0	2.0	1484	$1,750	$1.18	12d	1	0.24mi
35 Spring Rd Covington, GA	3.0	2.0	1564	$1,810	$1.16	0d	1	0.77mi
45 Stoneview Cir Covington, GA	3.0	2.0	1480	$1,711	$1.16	26d	1	0.79mi
50 Spring Valley Trce Covington, GA	3.0	2.0	1597	$1,790	$1.12	22d	1	0.83mi
85 Windward Dr Covington, GA	3.0	2.0	1437	$1,840	$1.28	45d	1	1.07mi
160 Windward Dr Covington, GA	4.0	2.5	1640	$1,895	$1.16	6d	1	1.21mi

Listing history 24 events

1. 2026-06-21
   statusdays on market $235,000 Under Contract 62 DOM
2. 2026-06-18
   days on market $235,000 Active 60 DOM
3. 2026-06-17
   days on market $235,000 Active 59 DOM
4. 2026-06-16
   days on market $235,000 Active 58 DOM
5. 2026-06-15
   days on market $235,000 Active 57 DOM
6. 2026-06-13
   days on market $235,000 Active 55 DOM
7. 2026-06-13
   days on market $235,000 Active 54 DOM
8. 2026-06-09
   days on market $235,000 Active 51 DOM
9. 2026-06-08
   days on market $235,000 Active 50 DOM
10. 2026-06-07
    statusdays on market $235,000 Active 49 DOM
11. 2026-06-04
    days on market $235,000 Price Change 46 DOM
12. 2026-06-03
    days on market $235,000 Price Change 45 DOM
13. 2026-06-02
    pricestatusdays on market $235,000 Price Change 44 DOM
14. 2026-06-01
    days on market $249,900 Active 43 DOM
15. 2026-05-31
    days on market $249,900 Active 42 DOM
16. 2026-04-28
    status Back On Market 752-char remark

    Show marketing remark (752 chars)

    Step inside this inviting home and discover a spacious two-car garage offering plenty of parking and storage. Inside, ceiling fans throughout help maintain year-round comfort, while a cozy fireplace creates the perfect setting for relaxing evenings. The living areas feature stylish wood laminate flooring, complemented by plush carpeting in the bedrooms for added comfort. The primary suite includes a generous walk-in closet, providing ample storage space. A conveniently located laundry room adds everyday ease and functionality. Out back, you'll find an open backyard-ideal for entertaining, outdoor activities, or simply enjoying a quiet moment. This home offers a wonderful blend of comfort, style, and practicality-perfect for today's lifestyle.

17. 2026-04-22
    status Under Contract 752-char remark

    Show marketing remark (752 chars)

    Step inside this inviting home and discover a spacious two-car garage offering plenty of parking and storage. Inside, ceiling fans throughout help maintain year-round comfort, while a cozy fireplace creates the perfect setting for relaxing evenings. The living areas feature stylish wood laminate flooring, complemented by plush carpeting in the bedrooms for added comfort. The primary suite includes a generous walk-in closet, providing ample storage space. A conveniently located laundry room adds everyday ease and functionality. Out back, you'll find an open backyard-ideal for entertaining, outdoor activities, or simply enjoying a quiet moment. This home offers a wonderful blend of comfort, style, and practicality-perfect for today's lifestyle.

18. 2026-04-02
    listed $249,900 New 752-char remark

    Show marketing remark (752 chars)

    Step inside this inviting home and discover a spacious two-car garage offering plenty of parking and storage. Inside, ceiling fans throughout help maintain year-round comfort, while a cozy fireplace creates the perfect setting for relaxing evenings. The living areas feature stylish wood laminate flooring, complemented by plush carpeting in the bedrooms for added comfort. The primary suite includes a generous walk-in closet, providing ample storage space. A conveniently located laundry room adds everyday ease and functionality. Out back, you'll find an open backyard-ideal for entertaining, outdoor activities, or simply enjoying a quiet moment. This home offers a wonderful blend of comfort, style, and practicality-perfect for today's lifestyle.

19. 2024-03-05
    historical $1,649
20. 2024-02-27
    price $1,649
21. 2024-02-17
    listed $1,685
22. 2022-02-03
    price $1,595
23. 2018-12-03
    soldstatus $92,300
24. 2018-12-03
    soldstatus $92,300

ⓘ 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: $2,520 · $210/mo
• Projected year-2 tax: $2,520 · $210/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 7/10 Severe 7 d/yr ≥107°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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,607
• − Mortgage interest: −$13,164
• − Property taxes: −$2,520
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,809
• − Management: −$1,809
• − Depreciation: −$6,836
• Taxable loss: −$4,705
• Est. tax savings @ 24.0%: +$1,129
• After-tax cash flow: $506/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

+170.7% since first listed

9 events — show timeline

• 2026-04-28 Relisted — GAMLS
• 2026-04-22 Pending — GAMLS
• 2026-04-02 Listed $249,900 GAMLS
• 2024-03-05 Rental Removed $1,649 GAMLS
• 2024-02-27 Price Changed $1,649 GAMLS
• 2024-02-17 Listed for Rent $1,685 GAMLS
• 2022-02-03 Price Changed $1,595 RENT.
• 2018-12-03 Sold (Public Records) $92,300 Public Records
• 2018-12-03 Sold (Public Records) $92,300 Public Records

Property tax history

+4.3%/yr

Latest (2025): $2,520 · +1.1% YoY. Source: county tax records.