30 Winston Way · Lovejoy, GA 30228

$130,000

3 bd · 2.0 ba · 924 sqft · Manufactured public records · 8 Days on market

Built 1981 1,742 sqft lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Rent growth +3.1/5.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special – Priced to Sell! Great opportunity for investors, flippers, or buyers looking to add their personal touch. This 3-bedroom, 2-bath home is being offered at a discounted price and presents excellent potential for renovation, rental income, or resale. Conveniently located in Hampton with easy access to shopping, dining, schools, and major highways. Property is being sold AS-IS, with no seller repairs or concessions. Bring your vision and take advantage of this value-priced opportunity. Cash, conventional, or renovation financing preferred. Don't miss your chance to own this property at an attractive price point!

Key facts

• 1,742 sq ft lot
• Built 1981
• Listed 8 days

Property features AI

Finance

• Other: No additional finance-related amenities listed
• Financial info: No financial details listed
• HOA & community: No HOA or community information listed

Exterior

• Parking: No parking information listed
• Security: No security features listed
• Utilities: Public water; Public sewer; Electric service with 110V and 220V; Electricity available; Natural gas available; Sewer available
• Home design: One-level property; Mobile/home body type: Other
• Construction: Vinyl siding exterior; Shingle roof; Block foundation; Resale condition
• Exterior features: Tax/legal description: Lovejoy Estates (lot details provided)

Interior

• Kitchen: No kitchen features listed
• Bedrooms: Three main-level bedrooms; No special bedroom features listed
• Flooring: No flooring information listed
• Bathrooms: One full bathroom; One half bathroom; One main-level full bathroom; One main-level half bathroom; Master bathroom: none listed
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No shared/common walls; Other interior features
• Laundry & utility: Laundry located in a common area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $508 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 11.0% vs local median 4.4% in Lovejoy — 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 62/100 on livability (#317 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, 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: Hampton Middle School (math 18% / reading 33%, grade F, #288 of 470 statewide, top 62%, 850 students, 62% FRL); Hampton High School (math 22% / reading 34%, grade F, #151 of 424 statewide, top 36%, 1,265 students, 50% FRL).
• Market conditions: Rents rising (+2.2%/yr); 547 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $899 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 2.2% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 2y ago 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 $70k; list at $130k implies a 86% 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 $130,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.34% ✓
• Cap rate: 10.99%
• Cash-on-cash: 16.76%
• DSCR: 1.75
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.2% rent growth · sell at horizon

5-year hold

• IRR: 7.0%
• Equity multiple: 1.27×
• Total profit: $9,930
• Equity at exit: $19,383

10-year hold

• IRR: 15.7%
• Equity multiple: 2.23×
• Total profit: $44,756
• Equity at exit: $11,240

Cash invested: $36,400 (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 30228

• Home prices YoY: -24.3%
• Rents YoY: 2.2%
• Active inventory: 547
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,739 high
• Mortgage (P&I): −$682
• Tax from tax record: −$129 /mo · $1,550/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $508

Break-even live

Break-even rent $1,095

Max offer price $130,000

Occupancy floor 66%

Sensitivity live

Price	-10% $582	-5% $545	+0% $508	+5% $472	+10% $435
Rent	-10% $371	-5% $440	+0% $508	+5% $577	+10% $646
Rate	-1.0pp $574	-0.5pp $541	base $508	+0.5pp $475	+1.0pp $440

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30 Winston Way Hampton, GA	3.0	2.0	924	$1,400	$1.52	44d	1	0.02mi
10997 Big Sky Dr Lovejoy, GA	2.0	1.0	1110	$1,250	$1.13	6d	1	1.19mi
12227 Tara Blvd Lovejoy, GA	1.0–3.0	1.0–2.0	1179	$1,913	$1.62	2d	13	1.22mi
40 E James Cir Hampton, GA	2.0	2.0	1100	$1,100	$1.00	44d	1	1.26mi
148 W James Cir Hampton, GA	3.0	1.0	1000	$1,750	$1.75	44d	1	1.33mi

Listing history 6 events

1. 2026-06-18
   days on market $130,000 Active 8 DOM
2. 2026-06-17
   days on market $130,000 Active 7 DOM
3. 2026-06-16
   days on market $130,000 Active 6 DOM
4. 2026-06-15
   days on market $130,000 Active 5 DOM
5. 2026-06-13
   remarks 634-char remark
6. 2026-06-13
   listed $130,000 Active 3 DOM

ⓘ 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: $1,550 · $129/mo
• Projected year-2 tax: $1,550 · $129/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 5/10 Major 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,862
• − Mortgage interest: −$7,282
• − Property taxes: −$1,550
• − Insurance: −$650
• − Repairs & maintenance: −$1,669
• − Management: −$1,669
• − Depreciation: −$3,782
• Taxable income: $4,260
• Est. tax owed @ 24.0%: −$1,023
• After-tax cash flow: $5,078/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 — Lovejoy

• Score: 62/100
• State rank: #317
• US rank: #17071

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Henry County · 316,359 people
• City population: 606
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 52,402
• Household income: $82,619
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 1285.0

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 23% Hispanic / Latino 8% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Hispanic 4% Lithuanian 1% Italian 1%
• Foreign-born: 9% · Canada, Vietnam, Jamaica
• Languages at home: 89% English-only · Spanish 6% 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: ▼ -71.11%
• Current HPI: 222.0357
• Rent YoY: ▲ 2.20%
• 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

+85.7% since first listed

10 events — show timeline

• 2026-06-10 Listed $130,000 FMLS
• 2026-04-21 Price Changed $1,400 FMLS
• 2026-04-09 Listed for Rent $1,500 FMLS
• 2025-07-10 Rental Removed $1,300 TENANTTURNER2
• 2025-06-10 Listed for Rent $1,300 TENANTTURNER2
• 2024-11-13 Rental Removed $1,250 RENTALBEAST
• 2024-11-08 Listed for Rent $1,250 RENTALBEAST
• 2024-10-17 Rental Removed $1,250 RENTALBEAST
• 2024-09-28 Listed for Rent $1,250 RENTALBEAST
• 1976-10-01 Sold (Public Records) $70,000 Public Records

Property tax history

+7.6%/yr

Latest (2025): $1,550 · +60.1% YoY. Source: county tax records.