217 Little River Rd · Carrollton, GA 30117

$299,000

5 bd · 4.0 ba · 2,725 sqft · MultiFamily public records · 104 Days on market

Built 1984 1.00 ac lot

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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 +26.8/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Income producing and investor opportunity with this established duplex situated on a private 1.0-acre lot. The property features a roof that is approximately 3 years old and includes separate private driveways for each unit. Unit A consists of a 3-bedroom, 1.5 bathroom layout, while Unit B offers 2 bedrooms and 1.5 bathrooms. One unit has been recently updated with wood-look luxury vinyl plank flooring, fresh neutral paint, and updated white trim throughout. Each unit is equipped with individual meters for gas and electricity. Both units are currently occupied, providing an immediate income stream. Must be sold with 229 Little River Rd. Owner Financing available!

Key facts

• Private lot
• Income producing
• Separate driveways

Tags

• INCOME PRODUCING
• PRIVATE LOT
• SEPARATE DRIVEWAYS
• UPDATED FLOORING
• INDIVIDUAL METERS

What this means for you Summary

Snapshot

• This is a 2 × 2.0-bed/1.5-bath units multifamily listed at $299k.

Deal economics

• At list price, monthly cash flow is $821 ($10k/yr) — positive. Per door: $410/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $299k).
• Recommended offer: $272k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 3.3% in Carrollton — 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 69/100 on livability (#113 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities C-, schools D, 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 (+2.7%/yr); 250 active listings in the ZIP; 876 units permitted in Carroll County in 2024 (150 in 5+ unit buildings).
• At $3,411/mo this rent would consume 66% of the median local household income ($62k/yr) (locally 1956% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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.
• At projected returns (-3.0% appreciation + 2.7% rent growth), your $84k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $200k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $272,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.14% ✓
• Cap rate: 9.59%
• Cash-on-cash: 11.77%
• DSCR: 1.52
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.71% rent growth · sell at horizon

5-year hold

• IRR: 0.9%
• Equity multiple: 1.03×
• Total profit: $2,772
• Equity at exit: $44,582

10-year hold

• IRR: 10.2%
• Equity multiple: 1.78×
• Total profit: $65,416
• Equity at exit: $25,852

Cash invested: $83,720 (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 30117

• Home prices YoY: -14.7%
• Rents YoY: 2.7%
• Active inventory: 250
• Price-to-rent: 14.6×

Monthly cashflow live

• Estimated rent: $3,411 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$181 /mo · $2,175/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$716
• Net cashflow: $821

Break-even live

Break-even rent $2,372

Max offer price $299,000

Occupancy floor 71%

Sensitivity live

Price	-10% $990	-5% $906	+0% $821	+5% $736	+10% $652
Rent	-10% $551	-5% $686	+0% $821	+5% $956	+10% $1,090
Rate	-1.0pp $971	-0.5pp $897	base $821	+0.5pp $743	+1.0pp $665

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2.0	1.5	$3,410
Total (2 units)			$3,411

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $299,000 Active 104 DOM
2. 2026-06-17
   days on market $299,000 Active 103 DOM
3. 2026-06-16
   days on market $299,000 Active 102 DOM
4. 2026-06-15
   days on market $299,000 Active 101 DOM
5. 2026-06-13
   days on market $299,000 Active 99 DOM
6. 2026-06-09
   days on market $299,000 Active 95 DOM
7. 2026-06-08
   days on market $299,000 Active 94 DOM
8. 2026-06-07
   days on market $299,000 Active 93 DOM
9. 2026-06-04
   days on market $299,000 Active 90 DOM
10. 2026-06-03
    days on market $299,000 Active 89 DOM
11. 2026-06-02
    days on market $299,000 Active 88 DOM
12. 2026-06-01
    days on market $299,000 Active 87 DOM
13. 2026-05-31
    days on market $299,000 Active 86 DOM
14. 1999-09-28
    soldstatus $200,000
15. 1997-05-05
    soldstatus $131,900
16. 1990-10-08
    soldstatus $52,650

ⓘ 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: $2,175 · $181/mo
• Projected year-2 tax: $2,751 · $229/mo
• Expected delta: +$576/yr (+$48/mo · 26.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,932
• − Mortgage interest: −$16,749
• − Property taxes: −$2,175
• − Insurance: −$1,495
• − Repairs & maintenance: −$3,275
• − Management: −$3,275
• − Depreciation: −$8,698
• Taxable income: $5,266
• Est. tax owed @ 24.0%: −$1,264
• After-tax cash flow: $8,587/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: 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 — Carrollton

• Score: 69/100
• State rank: #113
• US rank: #8542

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Carroll County · 124,888 people
• City population: 61,993
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 39,804
• Household income: $61,842
• Rent vs Own: 46.6% rent · 53.4% own
• Severe rent burden: 1956.0

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: Majority White (63%)
• Race & ethnicity: White 63% Black 23% Hispanic / Latino 9% Two or more races 5% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 3% Slovak 1% Serbian 1%
• Foreign-born: 7% · Canada, United Kingdom
• Languages at home: 90% English-only · Spanish 8% Other Indo-European 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: ▼ -57.30%
• Current HPI: 331.823
• Rent YoY: ▲ 2.71%
• 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

+279.9% since first listed

3 events — show timeline

• 1999-09-28 Sold (Public Records) $200,000 Public Records
• 1997-05-05 Sold (Public Records) $131,900 Public Records
• 1990-10-08 Sold (Public Records) $52,650 Public Records

Property tax history

+4.0%/yr

Latest (2025): $2,175 · -1.1% YoY. Source: county tax records.