50 Giles Dr · Mcdonough, GA 30252

$294,500

3 bd · 2.0 ba · 1,242 sqft · SingleFamily public records · 55 Days on market

Built 1996 2.18 ac lot $237/sqft · 25% above area Est $345k · 15% 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 +14.1/15.0
• Cash flow +8.9/30.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Schools +2.6/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This well maintained, move-in ready home is back on market with thoughtful updates and key improvements already completed, creating a compelling opportunity for buyers seeking land and functionality without uncertainty. Welcome to 50 Giles Drive-offering space, privacy, and versatility on 2.18 acres in a quiet cul-de-sac setting. The home features approximately 1,825 square feet with 3 bedrooms, including a flexible garage conversion ideal for a home office, guest space, or additional living area. Interior highlights include an updated kitchen with granite countertops, white cabinetry with soft-close features, newer appliances, LVP flooring, engineered hardwoods in main living areas, and carpeted bedrooms. A spacious laundry room adds everyday convenience. Outdoor features include a covered back deck, complete with hot tub included, above-ground pool with surrounding deck, fenced yard, and two detached workshops-perfect for storage, hobbies, or workspace needs. (Pool includes chemicals, the outdoor deck furniture and umbrella) The front of the home has a large porch, perfect for rocking chairs and entertaining. Recent improvements provide added confidence for buyers, including new structural support additions, completed termite treatment and prevention in place with transferable warranty, and safety upgrades like non-slip ramp and stair coverings. The home has been freshly pressure washed and additional minor improvements completed. If you're looking for acreage, usable space, and a home with major components already addressed, this is a strong value opportunity.

Key facts

• Fenced yard
• Hot tub included
• Covered back deck

Tags

• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• FENCED YARD
• COVERED BACK DECK
• HOT TUB INCLUDED
• ABOVE-GROUND POOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $294k.

Deal economics

• At list price, monthly cash flow is $-237 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (14.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (31.0% below list).
• Recommended offer: $203k (31.0% below list) — sets the bar for 1% rule.

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: Rock Spring Elementary (math 30% / reading 35%, grade F, #575 of 1,228 statewide, top 47%, 692 students, 40% FRL); Ola Middle School (math 35% / reading 46%, grade F, #140 of 470 statewide, top 30%, 1,163 students, 32% FRL); Ola High School (math 22% / reading 34%, grade F, #151 of 424 statewide, top 36%, 1,764 students, 26% FRL).
• Market conditions: Rents rising (+1.5%/yr); 581 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $9k 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 55 days — a 3% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 4 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 $80k; list at $294k implies a 269% 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,317 (31.0% 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 31% 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. 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?
5. 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?
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: 0.69% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.45%
• DSCR: 0.85
• GRM: 12.1

CMA / ARV

• ARV (median comp): $345,037
• List price: $294,500
• Delta: -14.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1774 Stroud Rd	0.18mi	3/2.0	1,176 (-5%)	3mo	$239,900	$204	80
1834 Stroud Rd	0.12mi	3/2.0	1,360 (+10%)	10mo	$287,000	$211	70
1919 Stroud Rd	0.31mi	3/2.0	1,426 (+15%)	4mo	$295,000	$207	58
104 Worthy Dr	0.59mi	3/2.0	1,318 (+6%)	13mo	$255,000	$193	51
230 Carlin Ct	0.73mi	3/3.0	1,358 (+9%)	20mo	$250,000	$184	30

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 · 1.52% rent growth · sell at horizon

5-year hold

• IRR: -23.6%
• Equity multiple: 0.20×
• Total profit: $-65,900
• Equity at exit: $43,911

10-year hold

• IRR: -22.6%
• Equity multiple: -0.08×
• Total profit: $-89,077
• Equity at exit: $25,463

Cash invested: $82,460 (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 30252

• Home prices YoY: -31.4%
• Rents YoY: 1.5%
• Active inventory: 581
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,033 medium
• Mortgage (P&I): −$1,544
• Tax from tax record: −$176 /mo · $2,116/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $-237

Break-even live

Break-even rent $2,333

Max offer price $252,597

Occupancy floor —

Sensitivity live

Price	-10% $-70	-5% $-154	+0% $-237	+5% $-321	+10% $-404
Rent	-10% $-398	-5% $-318	+0% $-237	+5% $-157	+10% $-77
Rate	-1.0pp $-89	-0.5pp $-162	base $-237	+0.5pp $-314	+1.0pp $-391

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: $73,625
• Closing costs: $8,835
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-03-30
   historical
2. 2026-03-21
   status Back On Market
3. 2026-03-12
   historical Active Under Contract
4. 2026-01-19
   status Back On Market
5. 2026-01-14
   historical Active Under Contract
6. 2025-12-17
   listed $294,500 New 1600-char remark

   Show marketing remark (1600 chars)

   This well maintained, move-in ready home is back on market with thoughtful updates and key improvements already completed, creating a compelling opportunity for buyers seeking land and functionality without uncertainty. Welcome to 50 Giles Drive-offering space, privacy, and versatility on 2.18 acres in a quiet cul-de-sac setting. The home features approximately 1,825 square feet with 3 bedrooms, including a flexible garage conversion ideal for a home office, guest space, or additional living area. Interior highlights include an updated kitchen with granite countertops, white cabinetry with soft-close features, newer appliances, LVP flooring, engineered hardwoods in main living areas, and carpeted bedrooms. A spacious laundry room adds everyday convenience. Outdoor features include a covered back deck, complete with hot tub included, above-ground pool with surrounding deck, fenced yard, and two detached workshops-perfect for storage, hobbies, or workspace needs. (Pool includes chemicals, the outdoor deck furniture and umbrella) The front of the home has a large porch, perfect for rocking chairs and entertaining. Recent improvements provide added confidence for buyers, including new structural support additions, completed termite treatment and prevention in place with transferable warranty, and safety upgrades like non-slip ramp and stair coverings. The home has been freshly pressure washed and additional minor improvements completed. If you're looking for acreage, usable space, and a home with major components already addressed, this is a strong value opportunity.

7. 2025-12-17
   listed $295,500 New

   Show marketing remark (1600 chars)

   This well maintained, move-in ready home is back on market with thoughtful updates and key improvements already completed, creating a compelling opportunity for buyers seeking land and functionality without uncertainty. Welcome to 50 Giles Drive-offering space, privacy, and versatility on 2.18 acres in a quiet cul-de-sac setting. The home features approximately 1,825 square feet with 3 bedrooms, including a flexible garage conversion ideal for a home office, guest space, or additional living area. Interior highlights include an updated kitchen with granite countertops, white cabinetry with soft-close features, newer appliances, LVP flooring, engineered hardwoods in main living areas, and carpeted bedrooms. A spacious laundry room adds everyday convenience. Outdoor features include a covered back deck, complete with hot tub included, above-ground pool with surrounding deck, fenced yard, and two detached workshops-perfect for storage, hobbies, or workspace needs. (Pool includes chemicals, the outdoor deck furniture and umbrella) The front of the home has a large porch, perfect for rocking chairs and entertaining. Recent improvements provide added confidence for buyers, including new structural support additions, completed termite treatment and prevention in place with transferable warranty, and safety upgrades like non-slip ramp and stair coverings. The home has been freshly pressure washed and additional minor improvements completed. If you're looking for acreage, usable space, and a home with major components already addressed, this is a strong value opportunity.

8. 1996-08-15
   soldstatus $79,900
9. 1996-04-01
   soldstatus $41,625

ⓘ 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: $2,116 · $176/mo
• Projected year-2 tax: $2,709 · $226/mo
• Expected delta: +$594/yr (+$49/mo · 28.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,398
• − Mortgage interest: −$16,497
• − Property taxes: −$2,116
• − Insurance: −$1,472
• − Repairs & maintenance: −$1,952
• − Management: −$1,952
• − Depreciation: −$8,567
• Taxable loss: −$8,158
• Est. tax savings @ 24.0%: +$1,958
• After-tax cash flow: $-889/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): 49,554
• Household income: $100,770
• Rent vs Own: 10.5% rent · 89.5% own
• Severe rent burden: 343.0

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 0.63)
• Race & ethnicity: White 48% Black 36% Two or more races 11% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4%
• Common ancestry: Hispanic 2% Slovak 1% Italian 1%
• Foreign-born: 7% · Canada, Vietnam, South Korea
• Languages at home: 91% English-only · Spanish 4% 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: ▼ -94.97%
• Current HPI: 207.2801
• Rent YoY: ▲ 1.52%
• 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

+609.9% since first listed

9 events — show timeline

• 2026-03-30 Listing Removed — GAMLS
• 2026-03-21 Relisted — GAMLS
• 2026-03-12 Contingent — GAMLS
• 2026-01-19 Relisted — GAMLS
• 2026-01-14 Contingent — GAMLS
• 2025-12-17 Listed $295,500 GAMLS
• 2025-12-17 Listed $294,500 GAMLS
• 1996-08-15 Sold (Public Records) $79,900 Public Records
• 1996-04-01 Sold (Public Records) $41,625 Public Records

Property tax history

+2.6%/yr

Latest (2025): $2,116 · -16.7% YoY. Source: county tax records.