402 Bainbridge Dr · McDonough, GA 30253

$159,000

2 bd · 2.5 ba · 1,243 sqft · SingleFamily public records · 62 Days on market

Built 1988 2,247 sqft lot $128/sqft · 12% below area Est $181k · 12% under $125/mo HOA · 7% of rent

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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 +18.2/30.0
• ARV discount +13.0/15.0
• 1% rule +6.1/10.0
• DSCR +5.7/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious and budget-friendly, this 3-bedroom, 2.5-bath townhome offers a practical layout and plenty of potential. The main level features new flooring and comfortable living area, functional kitchen, and a convenient half bath-perfect for everyday living. Upstairs you'll find three well-sized bedrooms, including a primary bedroom with a private bath, new carpet, plus an additional full bathroom. Additional highlights include, ample storage, in-unit laundry, and a low-maintenance layout ideal for first-time buyers, investors, or anyone looking to add value with light updates. Conveniently located near shopping, dining, and major commuter routes. An excellent opportunity to own a solid home at an affordable price-schedule your showing today!

Key facts

• Functional kitchen
• New flooring
• In-unit laundry

Tags

• NEW FLOORING
• FUNCTIONAL KITCHEN
• IN-UNIT LAUNDRY
• AMPLE STORAGE
• LOW-MAINTENANCE LAYOUT
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $144 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $149k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 3.9% in McDonough — 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 63/100 on livability (#279 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: crime D, 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.
• Zoned schools: Oakland Elementary School (math 8% / reading 17%, grade F, #1,032 of 1,228 statewide, top 85%, 931 students, 70% FRL); Eagle'S Landing Middle School (math 16% / reading 33%, grade F, #301 of 470 statewide, top 66%, 1,092 students, 59% FRL); Eagle'S Landing High School (math 18% / reading 22%, grade F, #232 of 424 statewide, top 56%, 1,642 students, 48% FRL) — zoned schools average 59% FRL vs 43% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.3%/yr); 682 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 62 days — a 6% lower offer ($149k) 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.
• Current owner paid $100k; list at $159k implies a 59% 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 $149,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
6. 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?
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: 1.11% ✓
• Cap rate: 7.38%
• Cash-on-cash: 3.87%
• DSCR: 1.17
• GRM: 7.5

CMA / ARV

• ARV (median comp): $180,951
• List price: $159,000
• Delta: -12.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32 Sherwood Loop	0.34mi	3/2.0 (+1)	1,248 (+0%)	13mo	$210,000	$168	66
333 Ashton Pl	0.09mi	3/2.5 (+1)	1,416 (+14%)	20mo	$235,000	$166	50
40 Sherwood Loop	0.31mi	3/2.0 (+1)	1,056 (-15%)	9mo	$149,900	$142	46
204 Sherwood Loop	0.54mi	3/1.5 (+1)	1,168 (-6%)	15mo	$190,000	$163	44
235 London Dr	0.65mi	3/2.5 (+1)	1,395 (+12%)	6mo	$205,500	$147	40
645 Stadler Pointe	0.70mi	3/2.5 (+1)	1,398 (+12%)	4mo	$200,000	$143	38
501 Epris Ln	0.68mi	3/2.5 (+1)	1,398 (+12%)	7mo	$217,000	$155	37
174 Sherwood Loop	0.49mi	3/2.0 (+1)	1,056 (-15%)	11mo	$76,500	$72	36
721 Village Overlook	0.70mi	3/2.0 (+1)	1,404 (+13%)	5mo	$230,000	$164	35
612 Stadler Pointe	0.68mi	3/2.5 (+1)	1,398 (+12%)	15mo	$215,000	$154	30
202 Sherwood Loop	0.55mi	3/2.0 (+1)	1,426 (+15%)	23mo	$235,000	$165	24

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.51×
• Total profit: $-21,681
• Equity at exit: $23,707

10-year hold

• IRR: -11.9%
• Equity multiple: 0.40×
• Total profit: $-26,646
• Equity at exit: $13,747

Cash invested: $44,520 (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 30253

• Home prices YoY: -29.4%
• Rents YoY: -0.3%
• Active inventory: 682
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,770 high
• Mortgage (P&I): −$834
• Tax from tax record: −$229 /mo · $2,753/yr
• Insurance: −$66
• HOA: −$125
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $144

Break-even live

Break-even rent $1,588

Max offer price $159,000

Occupancy floor 87%

Sensitivity live

Price	-10% $234	-5% $189	+0% $144	+5% $99	+10% $54
Rent	-10% $4	-5% $74	+0% $144	+5% $214	+10% $283
Rate	-1.0pp $224	-0.5pp $184	base $144	+0.5pp $102	+1.0pp $61

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34 Birch Ct McDonough, GA	3.0	2.0	1389	$1,485	$1.07	18d	1	0.29mi
7 Sherwood Loop McDonough, GA	3.0	1.0	1080	$1,650	$1.53	20d	1	0.31mi
300 Highway 81 W McDonough, GA	3.0	1.0–2.0	926	$2,088	$2.25	3d	37	0.47mi
100 Preston Creek Dr McDonough, GA	1.0–3.0	1.0–2.0	1117	$1,665	$1.49	1d	18	0.50mi
100 Preston Creek Dr McDonough, GA	1.0–3.0	1.0–2.0	1117	$1,974	$1.77	45d	13	0.50mi
325 Southpoint Blvd McDonough, GA	2.0	2.0	1106	$1,997	$1.81	46d	1	0.68mi
325 Southpoint Blvd McDonough, GA	3.0	2.0	1334	$2,516	$1.89	26d	1	0.68mi
173 Swindon Dr McDonough, GA	3.0	2.5	1488	$1,900	$1.28	6d	1	0.68mi
173 Swindon Dr McDonough, GA	3.0	2.5	1476	$1,925	$1.30	26d	1	0.68mi
177 Swindon Dr McDonough, GA	3.0	2.5	1488	$1,825	$1.23	17d	1	0.68mi
177 Swindon Dr McDonough, GA	3.0	2.5	1488	$1,825	$1.23	1d	1	0.68mi
209 Swindon Dr McDonough, GA	3.0	2.5	1476	$1,795	$1.22	26d	1	0.69mi
532 Epris Ln McDonough, GA	2.0	2.0	1070	$1,400	$1.31	6d	1	0.72mi
408 Kendall Ln McDonough, GA	3.0	2.5	1395	$1,695	$1.22	14d	1	0.72mi
820 Hampton Rd McDonough, GA	1.0–3.0	1.0–2.0	1149	$1,660	$1.44	0d	13	0.75mi
241 Coral Cir McDonough, GA	3.0	2.5	1440	$1,950	$1.35	26d	1	0.81mi
172 Regency Park Dr McDonough, GA	3.0	2.0	1283	$1,875	$1.46	26d	1	0.87mi
449 Kara Ln McDonough, GA	3.0	2.5	1299	$800	$0.62	20d	1	0.89mi
348 Coral Cir McDonough, GA	3.0	2.5	1296	$1,880	$1.45	45d	1	0.90mi
311 Coral Cir McDonough, GA	3.0	2.5	1421	$1,595	$1.12	4d	1	0.94mi
311 Coral Cir McDonough, GA	3.0	2.5	1421	$1,595	$1.12	1d	1	0.94mi
132 Samanthas Way McDonough, GA	3.0	2.0	1139	$1,600	$1.40	45d	1	1.04mi
122 Samanthas Way McDonough, GA	3.0	2.0	1118	$1,600	$1.43	45d	1	1.04mi
204 Adam Cir McDonough, GA	3.0	2.0	1139	$1,695	$1.49	3d	1	1.08mi
1690 Georgia 20 McDonough, GA	1.0	1.0	1004	$1,465	$1.46	26d	1	1.11mi
1690 Georgia Crown Dr McDonough, GA	1.0–3.0	1.0–2.0	1170	$1,768	$1.51	0d	14	1.12mi
575 McDonough Pkwy McDonough, GA	1.0–2.0	1.0–2.5	960	$1,900	$1.98	1d	14	1.20mi
601 Nail Rd McDonough, GA	1.0–3.0	1.0–2.0	1060	$1,816	$1.71	0d	15	1.23mi
337 Autumn Lake Dr McDonough, GA	3.0	2.0	1225	$1,795	$1.47	45d	1	1.24mi
420 Autumn Lake Ct McDonough, GA	3.0	2.0	1238	$1,626	$1.31	23d	1	1.37mi
1000 Columns Dr McDonough, GA	1.0–2.0	1.0–2.0	987	$1,755	$1.78	1d	22	1.37mi
740 McDonough Pkwy McDonough, GA	1.0–3.0	1.0–2.0	1128	$1,574	$1.40	1d	22	1.43mi
570 McDonough Pkwy McDonough, GA	1.0–3.0	1.0–2.0	1066	$1,625	$1.52	1d	28	1.44mi
851 Sweetwater Way McDonough, GA	3.0	2.0	1293	$1,820	$1.41	14d	1	1.50mi

HOA detail

• Monthly dues: $125 · $1,500/yr

Listing history 14 events

1. 2026-06-08
   statusdays on market $159,000 Pending 62 DOM
2. 2026-06-07
   days on market $159,000 Active Under Contract 61 DOM
3. 2026-06-04
   days on market $159,000 Active Under Contract 58 DOM
4. 2026-06-03
   days on market $159,000 Active Under Contract 57 DOM
5. 2026-06-02
   days on market $159,000 Active Under Contract 56 DOM
6. 2026-06-01
   days on market $159,000 Active Under Contract 55 DOM
7. 2026-05-31
   days on market $159,000 Active Under Contract 54 DOM
8. 2026-05-04
   status Under Contract 750-char remark

   Show marketing remark (768 chars)

   Spacious and budget-friendly, this 3-bedroom, 2.5-bath townhome offers a practical layout and plenty of potential. The main level features new flooring and comfortable living area, functional kitchen, and a convenient half bath—perfect for everyday living. Upstairs you’ll find three well-sized bedrooms, including a primary bedroom with a private bath, new carpet, plus an additional full bathroom. Additional highlights include, ample storage, in-unit laundry, and a low-maintenance layout ideal for first-time buyers, investors, or anyone looking to add value with light updates. Conveniently located near shopping, dining, and major commuter routes. An excellent opportunity to own a solid home at an affordable price—schedule your showing today!

9. 2026-05-04
   historical Active Under Contract 768-char remark

   Show marketing remark (768 chars)

   Spacious and budget-friendly, this 3-bedroom, 2.5-bath townhome offers a practical layout and plenty of potential. The main level features new flooring and comfortable living area, functional kitchen, and a convenient half bath—perfect for everyday living. Upstairs you’ll find three well-sized bedrooms, including a primary bedroom with a private bath, new carpet, plus an additional full bathroom. Additional highlights include, ample storage, in-unit laundry, and a low-maintenance layout ideal for first-time buyers, investors, or anyone looking to add value with light updates. Conveniently located near shopping, dining, and major commuter routes. An excellent opportunity to own a solid home at an affordable price—schedule your showing today!

10. 2026-04-07
    listed $159,000 New 750-char remark

    Show marketing remark (768 chars)

    Spacious and budget-friendly, this 3-bedroom, 2.5-bath townhome offers a practical layout and plenty of potential. The main level features new flooring and comfortable living area, functional kitchen, and a convenient half bath—perfect for everyday living. Upstairs you’ll find three well-sized bedrooms, including a primary bedroom with a private bath, new carpet, plus an additional full bathroom. Additional highlights include, ample storage, in-unit laundry, and a low-maintenance layout ideal for first-time buyers, investors, or anyone looking to add value with light updates. Conveniently located near shopping, dining, and major commuter routes. An excellent opportunity to own a solid home at an affordable price—schedule your showing today!

11. 2026-04-07
    listed $159,000 Active 768-char remark

    Show marketing remark (768 chars)

    Spacious and budget-friendly, this 3-bedroom, 2.5-bath townhome offers a practical layout and plenty of potential. The main level features new flooring and comfortable living area, functional kitchen, and a convenient half bath—perfect for everyday living. Upstairs you’ll find three well-sized bedrooms, including a primary bedroom with a private bath, new carpet, plus an additional full bathroom. Additional highlights include, ample storage, in-unit laundry, and a low-maintenance layout ideal for first-time buyers, investors, or anyone looking to add value with light updates. Conveniently located near shopping, dining, and major commuter routes. An excellent opportunity to own a solid home at an affordable price—schedule your showing today!

12. 2022-03-13
    price $1,500
13. 2021-04-16
    soldstatus $100,000
14. 2000-11-30
    soldstatus $60,500

ⓘ 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: $2,753 · $229/mo
• Projected year-2 tax: $2,753 · $229/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 ≥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 · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,238
• − Mortgage interest: −$8,906
• − Property taxes: −$2,753
• − Insurance: −$795
• − Repairs & maintenance: −$1,699
• − Management: −$1,699
• − HOA: −$1,500
• − Depreciation: −$4,625
• Taxable loss: −$741
• Est. tax savings @ 24.0%: +$178
• After-tax cash flow: $1,901/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 — McDonough

• Score: 63/100
• State rank: #279
• US rank: #14962

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Henry County · 316,359 people
• City population: 114,333
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 64,779
• Household income: $81,892
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 2591.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 61% White 22% Two or more races 7% Hispanic / Latino 7% Asian 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Hispanic 1% Lithuanian 1% Slovak 1%
• Foreign-born: 10% · Canada, China, Vietnam
• Languages at home: 89% English-only · Spanish 5% French/Haitian/Cajun 1% 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: ▼ -87.51%
• Current HPI: 210.679
• Rent YoY: ▼ -0.35%
• 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

+162.8% since first listed

7 events — show timeline

• 2026-05-04 Pending — GAMLS
• 2026-05-04 Contingent — FMLS
• 2026-04-07 Listed $159,000 FMLS
• 2026-04-07 Listed $159,000 GAMLS
• 2022-03-13 Price Changed $1,500 RENT.
• 2021-04-16 Sold (Public Records) $100,000 Public Records
• 2000-11-30 Sold (Public Records) $60,500 Public Records

Property tax history

+5.4%/yr

Latest (2025): $2,753 · -0.0% YoY. Source: county tax records.