60 Timber Mill Cir · Carrollton, GA 30116

$184,900

3 bd · 2.0 ba · 1,608 sqft · SingleFamily public records · 81 Days on market

Built 1989 0.51 ac lot Est $225k · 18% under

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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 +21.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.1/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.2/10.0

Listing remarks MLS

This fixer-upper offers a great opportunity to add value through updates and repairs. Ideal for a flip, rental, or owner-occupant looking to customize a home from the ground up. Located in an established Carrollton neighborhood with convenient access to shopping, dining, and local amenities. Property is being sold as-is bring your vision and turn this opportunity into a great investment.

Key facts

• Convenient access
• 0.51 acre lot
• 2 garage spots

Tags

• CARROLLTON NEIGHBORHOOD
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $174k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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-, commute F, employment 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.
• Zoned schools: Central Elementary School (math 58% / reading 51%, grade C, #185 of 1,228 statewide, top 16%, 972 students, 51% FRL); Central Middle School (math 53% / reading 51%, grade C+, #60 of 470 statewide, top 13%, 967 students, 52% FRL); Central High School (math 41% / reading 37%, grade F, #59 of 424 statewide, top 14%, 1,280 students, 48% FRL).
• Market conditions: 212 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 876 units permitted in Carroll County in 2024 (150 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 $6k 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.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y ago; this cycle's ask has dropped $34k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 1.01% ✓
• Cap rate: 8.07%
• Cash-on-cash: 6.33%
• DSCR: 1.28
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $225,120
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
60 Timber Mill Cir	0.00mi	3/2.0	1,608 (0%)	1mo	$180,000	$112	99
55 Timber Mill Cir	0.04mi	3/2.0	1,824 (+13%)	0mo	$255,000	$140	75
100 Eldorado Dr	0.66mi	3/2.0	1,584 (-2%)	2mo	$245,000	$155	65

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.6%
• Equity multiple: 0.76×
• Total profit: $-12,584
• Equity at exit: $27,569

10-year hold

• IRR: 3.0%
• Equity multiple: 1.22×
• Total profit: $11,361
• Equity at exit: $15,987

Cash invested: $51,772 (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 30116

• Home prices YoY: -2.6%
• Active inventory: 212
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,863 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$152 /mo · $1,823/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $273

Break-even live

Break-even rent $1,517

Max offer price $184,900

Occupancy floor 80%

Sensitivity live

Price	-10% $378	-5% $325	+0% $273	+5% $221	+10% $168
Rent	-10% $126	-5% $200	+0% $273	+5% $347	+10% $420
Rate	-1.0pp $366	-0.5pp $320	base $273	+0.5pp $225	+1.0pp $177

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
406 Crystal Dr Carrollton, GA	3.0	2.0	2016	$1,350	$0.67	45d	1	1.01mi
250 Kendall Ln Carrollton, GA	4.0	3.0	1735	$2,106	$1.21	17d	1	1.22mi
886 Eagles Nest Cir Carrollton, GA	4.0	3.0	2200	$1,750	$0.80	45d	1	1.29mi

Listing history 32 events

1. 2026-05-21
   soldstatus $180,000 Sold 390-char remark

   Show marketing remark (390 chars)

   This fixer-upper offers a great opportunity to add value through updates and repairs. Ideal for a flip, rental, or owner-occupant looking to customize a home from the ground up. Located in an established Carrollton neighborhood with convenient access to shopping, dining, and local amenities. Property is being sold as-is bring your vision and turn this opportunity into a great investment.

2. 2026-04-17
   status Under Contract 390-char remark

   Show marketing remark (390 chars)

   This fixer-upper offers a great opportunity to add value through updates and repairs. Ideal for a flip, rental, or owner-occupant looking to customize a home from the ground up. Located in an established Carrollton neighborhood with convenient access to shopping, dining, and local amenities. Property is being sold as-is bring your vision and turn this opportunity into a great investment.

3. 2026-04-17
   status Pending

   Show marketing remark (390 chars)

   This fixer-upper offers a great opportunity to add value through updates and repairs. Ideal for a flip, rental, or owner-occupant looking to customize a home from the ground up. Located in an established Carrollton neighborhood with convenient access to shopping, dining, and local amenities. Property is being sold as-is bring your vision and turn this opportunity into a great investment.

4. 2026-04-17
   price $184,900 390-char remark

   Show marketing remark (390 chars)

   This fixer-upper offers a great opportunity to add value through updates and repairs. Ideal for a flip, rental, or owner-occupant looking to customize a home from the ground up. Located in an established Carrollton neighborhood with convenient access to shopping, dining, and local amenities. Property is being sold as-is bring your vision and turn this opportunity into a great investment.

5. 2026-04-17
   price $184,900

   Show marketing remark (390 chars)

   This fixer-upper offers a great opportunity to add value through updates and repairs. Ideal for a flip, rental, or owner-occupant looking to customize a home from the ground up. Located in an established Carrollton neighborhood with convenient access to shopping, dining, and local amenities. Property is being sold as-is bring your vision and turn this opportunity into a great investment.

6. 2026-03-28
   price $194,900 390-char remark

   Show marketing remark (390 chars)

   This fixer-upper offers a great opportunity to add value through updates and repairs. Ideal for a flip, rental, or owner-occupant looking to customize a home from the ground up. Located in an established Carrollton neighborhood with convenient access to shopping, dining, and local amenities. Property is being sold as-is bring your vision and turn this opportunity into a great investment.

7. 2026-03-28
   price $194,900

   Show marketing remark (390 chars)

   This fixer-upper offers a great opportunity to add value through updates and repairs. Ideal for a flip, rental, or owner-occupant looking to customize a home from the ground up. Located in an established Carrollton neighborhood with convenient access to shopping, dining, and local amenities. Property is being sold as-is bring your vision and turn this opportunity into a great investment.

8. 2026-02-24
   price $209,900 390-char remark

   Show marketing remark (390 chars)

   This fixer-upper offers a great opportunity to add value through updates and repairs. Ideal for a flip, rental, or owner-occupant looking to customize a home from the ground up. Located in an established Carrollton neighborhood with convenient access to shopping, dining, and local amenities. Property is being sold as-is bring your vision and turn this opportunity into a great investment.

9. 2026-02-24
   price $209,900

   Show marketing remark (390 chars)

   This fixer-upper offers a great opportunity to add value through updates and repairs. Ideal for a flip, rental, or owner-occupant looking to customize a home from the ground up. Located in an established Carrollton neighborhood with convenient access to shopping, dining, and local amenities. Property is being sold as-is bring your vision and turn this opportunity into a great investment.

10. 2026-01-26
    listed $219,000 New 390-char remark

    Show marketing remark (390 chars)

    This fixer-upper offers a great opportunity to add value through updates and repairs. Ideal for a flip, rental, or owner-occupant looking to customize a home from the ground up. Located in an established Carrollton neighborhood with convenient access to shopping, dining, and local amenities. Property is being sold as-is bring your vision and turn this opportunity into a great investment.

11. 2026-01-26
    listed $219,000 Active

    Show marketing remark (390 chars)

    This fixer-upper offers a great opportunity to add value through updates and repairs. Ideal for a flip, rental, or owner-occupant looking to customize a home from the ground up. Located in an established Carrollton neighborhood with convenient access to shopping, dining, and local amenities. Property is being sold as-is bring your vision and turn this opportunity into a great investment.

12. 2026-01-01
    historical $1,749
13. 2025-12-02
    price $1,749
14. 2025-11-18
    price $1,799
15. 2025-11-14
    listed $1,749
16. 2015-04-24
    soldstatus $900,000
17. 2013-10-30
    price $27,000 174-char remark

    Show marketing remark (174 chars)

    This ranch sits on level half acre lot and features 3BR & 2BA split bedroom plan, fireplace in spacious family room, breakfast area in kitchen, hall laundry, fenced yard.

18. 2013-09-27
    price $60,000
19. 2013-03-19
    soldstatus $70,000
20. 2013-01-25
    historical
21. 2013-01-25
    soldstatus $60,000 Sold
22. 2013-01-25
    price $89,900
23. 2012-12-21
    listed $89,900 New
24. 2012-12-11
    historical
25. 2012-11-30
    soldstatus $27,000 Sold 174-char remark

    Show marketing remark (174 chars)

    This ranch sits on level half acre lot and features 3BR & 2BA split bedroom plan, fireplace in spacious family room, breakfast area in kitchen, hall laundry, fenced yard.

26. 2012-11-30
    soldstatus $27,000 Sold

    Show marketing remark (174 chars)

    This ranch sits on level half acre lot and features 3BR & 2BA split bedroom plan, fireplace in spacious family room, breakfast area in kitchen, hall laundry, fenced yard.

27. 2012-10-29
    historical 174-char remark

    Show marketing remark (174 chars)

    This ranch sits on level half acre lot and features 3BR & 2BA split bedroom plan, fireplace in spacious family room, breakfast area in kitchen, hall laundry, fenced yard.

28. 2012-10-29
    listed $29,500 New 174-char remark

    Show marketing remark (174 chars)

    This ranch sits on level half acre lot and features 3BR & 2BA split bedroom plan, fireplace in spacious family room, breakfast area in kitchen, hall laundry, fenced yard.

29. 2012-10-19
    price $29,500 174-char remark

    Show marketing remark (174 chars)

    This ranch sits on level half acre lot and features 3BR & 2BA split bedroom plan, fireplace in spacious family room, breakfast area in kitchen, hall laundry, fenced yard.

30. 1998-05-06
    soldstatus $82,900
31. 1992-01-07
    soldstatus $100,000
32. 1990-01-27
    soldstatus $76,900

ⓘ 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: $1,823 · $152/mo
• Projected year-2 tax: $1,823 · $152/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 ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $22,356
• − Mortgage interest: −$10,357
• − Property taxes: −$1,823
• − Insurance: −$924
• − Repairs & maintenance: −$1,788
• − Management: −$1,788
• − Depreciation: −$5,379
• Taxable income: $295
• Est. tax owed @ 24.0%: −$71
• After-tax cash flow: $3,207/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): 22,189
• Household income: $77,030
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 332.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Black 16% Hispanic / Latino 11% Two or more races 6%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 1%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 9%

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: ▼ -9.61%
• Current HPI: 365.8744
• Rent YoY: —
• 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

+134.1% since first listed

32 events — show timeline

• 2026-05-21 Sold (MLS) $180,000 GAMLS
• 2026-04-17 Pending — GAMLS
• 2026-04-17 Pending — FMLS
• 2026-04-17 Price Changed $184,900 GAMLS
• 2026-04-17 Price Changed $184,900 FMLS
• 2026-03-28 Price Changed $194,900 GAMLS
• 2026-03-28 Price Changed $194,900 FMLS
• 2026-02-24 Price Changed $209,900 GAMLS
• 2026-02-24 Price Changed $209,900 FMLS
• 2026-01-26 Listed $219,000 FMLS
• 2026-01-26 Listed $219,000 GAMLS
• 2026-01-01 Rental Removed $1,749 Tricon
• 2025-12-02 Price Changed $1,749 Tricon
• 2025-11-18 Price Changed $1,799 Tricon
• 2025-11-14 Listed for Rent $1,749 Tricon
• 2015-04-24 Sold (Public Records) $900,000 Public Records
• 2013-10-30 Price Changed $27,000 GAMLS
• 2013-09-27 Price Changed $60,000 GAMLS
• 2013-03-19 Sold (Public Records) $70,000 Public Records
• 2013-01-25 Listing Removed — GAMLS
• 2013-01-25 Sold (MLS) $60,000 GAMLS
• 2013-01-25 Price Changed $89,900 GAMLS
• 2012-12-21 Listed $89,900 GAMLS
• 2012-12-11 Listing Removed — FMLS
• 2012-11-30 Sold (MLS) $27,000 GAMLS
• 2012-11-30 Sold (MLS) $27,000 FMLS
• 2012-10-29 Listing Removed — GAMLS
• 2012-10-29 Listed $29,500 GAMLS
• 2012-10-19 Price Changed $29,500 GAMLS
• 1998-05-06 Sold (Public Records) $82,900 Public Records
• 1992-01-07 Sold (Public Records) $100,000 Public Records
• 1990-01-27 Sold (Public Records) $76,900 Public Records

Property tax history

+4.7%/yr

Latest (2025): $1,823 · -13.1% YoY. Source: county tax records.