240 Dillion Dr · Hampton, GA 30228

$284,900

3 bd · 2.0 ba · 2,065 sqft · SingleFamily public records · 15 Days on market

Built 2001 110 ac lot $138/sqft · 9% below area Est $313k · 9% 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 +11.5/15.0
• Cash flow +9.3/30.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Rent growth +3.1/5.0
• DSCR +2.6/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready four-bedroom, two-bathroom home in the established Hampton Brook neighborhood. This residence features a living room centered around a cozy fireplace, creating an inviting atmosphere for relaxation. The kitchen is well-appointed with granite countertops and stainless steel appliances, offering a modern and functional space for cooking. Designed with comfort in between, the home provides a layout that balances private quarters with communal living zones. The location is a standout feature, providing the convenience of being just minutes away from local shopping, dining, and schools. Residents will also appreciate the quick access to major highways, making for an efficient commute to surrounding areas and employers. Schedule your private showing today!

Key facts

• 110 acre lot
• 2 garage spots
• Built 2001

Property features AI

Exterior

• Parking: Garage (2 garage spaces); Total parking: 1 (additional)
• Utilities: Public water; Septic tank sewer; Cable available; Electricity available; Water available
• Home design: One and one-half story; Resale property
• Construction: Wood siding; Composition/shingle roof; Slab foundation; Built with other structures on the property
• Exterior features: Patio; Back yard fencing; Other exterior features

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Solid surface countertops
• Bedrooms: Three main-level bedrooms; One upper-level bedroom
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms (both on the main level); Master bath with additional features
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One fireplace in the living room (factory-built); Walk-in closet(s); Split bedroom plan; Family room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-206 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (12.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (19.4% below list).
• Recommended offer: $229k (19.4% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 4.5% in Hampton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 65/100 on livability (#213 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety 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: Rocky Creek Elementary (math 29% / reading 35%, grade F, #582 of 1,228 statewide, top 50%, 663 students, 49% FRL); 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); 561 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,989 units permitted in Henry County in 2024 (92 in 5+ unit buildings).
• This rent runs 33% of the median local income ($83k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 15 days — a 2% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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.

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 $229,492 (19.4% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.81% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.10%
• DSCR: 0.86
• GRM: 10.3

CMA / ARV

• ARV (median comp): $312,984
• List price: $284,900
• Delta: -8.97%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
295 Hillview Rd	0.27mi	3/2.0	2,149 (+4%)	2mo	$448,050	$208	79
28 Willow Ridge Dr	0.25mi	4/3.0 (+1)	2,039 (-1%)	8mo	$254,900	$125	70
189 Lake Hampton Dr	0.63mi	3/2.5	2,026 (-2%)	5mo	$410,000	$202	62
124 Hampton Brooke Dr	0.12mi	3/2.0	1,802 (-13%)	14mo	$313,000	$174	62
212 Hedgewood Dr	0.72mi	3/2.5	2,127 (+3%)	3mo	$295,000	$139	57

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 · 2.2% rent growth · sell at horizon

5-year hold

• IRR: -22.4%
• Equity multiple: 0.23×
• Total profit: $-61,057
• Equity at exit: $42,480

10-year hold

• IRR: -18.6%
• Equity multiple: 0.03×
• Total profit: $-77,200
• Equity at exit: $24,633

Cash invested: $79,772 (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 30228

• Home prices YoY: -24.3%
• Rents YoY: 2.2%
• Active inventory: 561
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,295 high
• Mortgage (P&I): −$1,494
• Tax from tax record: −$406 /mo · $4,876/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $-206

Break-even live

Break-even rent $2,556

Max offer price $248,500

Occupancy floor —

Sensitivity live

Price	-10% $-45	-5% $-125	+0% $-206	+5% $-287	+10% $-367
Rent	-10% $-387	-5% $-297	+0% $-206	+5% $-115	+10% $-25
Rate	-1.0pp $-63	-0.5pp $-134	base $-206	+0.5pp $-280	+1.0pp $-355

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: $71,225
• Closing costs: $8,547
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
230 Dillion Dr Hampton, GA	3.0	2.0	1757	$2,220	$1.26	0d	1	0.02mi
252 Hedgewood Dr Hampton, GA	4.0	3.0	2710	$2,226	$0.82	23d	1	1.09mi
1184 Warm Spring Ct Hampton, GA	3.0	2.0	1595	$1,889	$1.18	23d	1	1.37mi
100 Cottage Way Hampton, GA	2.0–3.0	2.0–3.0	1220	$2,342	$1.92	0d	18	1.40mi
296 Millstone Dr Hampton, GA	4.0	3.0	2640	$2,375	$0.90	0d	1	1.41mi

Listing history 10 events

1. 2026-05-05
   listed $284,900 New 774-char remark

   Show marketing remark (774 chars)

   Move-in ready four-bedroom, two-bathroom home in the established Hampton Brook neighborhood. This residence features a living room centered around a cozy fireplace, creating an inviting atmosphere for relaxation. The kitchen is well-appointed with granite countertops and stainless steel appliances, offering a modern and functional space for cooking. Designed with comfort in between, the home provides a layout that balances private quarters with communal living zones. The location is a standout feature, providing the convenience of being just minutes away from local shopping, dining, and schools. Residents will also appreciate the quick access to major highways, making for an efficient commute to surrounding areas and employers. Schedule your private showing today!

2. 2026-05-05
   listed $284,900 Active 774-char remark

   Show marketing remark (774 chars)

   Move-in ready four-bedroom, two-bathroom home in the established Hampton Brook neighborhood. This residence features a living room centered around a cozy fireplace, creating an inviting atmosphere for relaxation. The kitchen is well-appointed with granite countertops and stainless steel appliances, offering a modern and functional space for cooking. Designed with comfort in between, the home provides a layout that balances private quarters with communal living zones. The location is a standout feature, providing the convenience of being just minutes away from local shopping, dining, and schools. Residents will also appreciate the quick access to major highways, making for an efficient commute to surrounding areas and employers. Schedule your private showing today!

3. 2022-04-19
   price $1,865
4. 2021-12-02
   soldstatus $252,000
5. 2021-11-19
   status Under Contract

   Show marketing remark (376 chars)

   MUST SEE ! 4 BR / 2 BA home in a quiet established neighborhood. Featuring vaulted ceiling, spacious living room, Split bedroom plan with bonus / kids playroom/office upstairs, Detached 2 car garage with storage above. Master suite has walk in closet, garden tub, separate shower. Freshly painted interior, new flooring. Entertain outdoors under the covered patio in backyard.

6. 2021-11-12
   soldstatus $252,000 Sold

   Show marketing remark (376 chars)

   MUST SEE ! 4 BR / 2 BA home in a quiet established neighborhood. Featuring vaulted ceiling, spacious living room, Split bedroom plan with bonus / kids playroom/office upstairs, Detached 2 car garage with storage above. Master suite has walk in closet, garden tub, separate shower. Freshly painted interior, new flooring. Entertain outdoors under the covered patio in backyard.

7. 2021-11-12
   soldstatus $252,000 Sold

   Show marketing remark (376 chars)

   MUST SEE ! 4 BR / 2 BA home in a quiet established neighborhood. Featuring vaulted ceiling, spacious living room, Split bedroom plan with bonus / kids playroom/office upstairs, Detached 2 car garage with storage above. Master suite has walk in closet, garden tub, separate shower. Freshly painted interior, new flooring. Entertain outdoors under the covered patio in backyard.

8. 2021-10-22
   status Under Contract

   Show marketing remark (376 chars)

   MUST SEE ! 4 BR / 2 BA home in a quiet established neighborhood. Featuring vaulted ceiling, spacious living room, Split bedroom plan with bonus / kids playroom/office upstairs, Detached 2 car garage with storage above. Master suite has walk in closet, garden tub, separate shower. Freshly painted interior, new flooring. Entertain outdoors under the covered patio in backyard.

9. 2021-10-11
   listed $247,000 New

   Show marketing remark (376 chars)

   MUST SEE ! 4 BR / 2 BA home in a quiet established neighborhood. Featuring vaulted ceiling, spacious living room, Split bedroom plan with bonus / kids playroom/office upstairs, Detached 2 car garage with storage above. Master suite has walk in closet, garden tub, separate shower. Freshly painted interior, new flooring. Entertain outdoors under the covered patio in backyard.

10. 2001-06-06
    soldstatus $200,000

ⓘ 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: $4,876 · $406/mo
• Projected year-2 tax: $4,876 · $406/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°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: $27,539
• − Mortgage interest: −$15,959
• − Property taxes: −$4,876
• − Insurance: −$1,424
• − Repairs & maintenance: −$2,203
• − Management: −$2,203
• − Depreciation: −$8,288
• Taxable loss: −$7,414
• Est. tax savings @ 24.0%: +$1,779
• After-tax cash flow: $-693/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 — Hampton

• Score: 65/100
• State rank: #213
• US rank: #12664

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment C 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: 52,402
• 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

+42.4% since first listed

12 events — show timeline

• 2026-05-21 Pending — GAMLS
• 2026-05-21 Pending — FMLS
• 2026-05-05 Listed $284,900 FMLS
• 2026-05-05 Listed $284,900 GAMLS
• 2022-04-19 Price Changed $1,865 RENT.
• 2021-12-02 Sold (Public Records) $252,000 Public Records
• 2021-11-19 Pending — GAMLS
• 2021-11-12 Sold (MLS) $252,000 GAMLS
• 2021-11-12 Sold (MLS) $252,000 GAMLS
• 2021-10-22 Pending — GAMLS
• 2021-10-11 Listed $247,000 GAMLS
• 2001-06-06 Sold (Public Records) $200,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $4,876 · -11.9% YoY. Source: county tax records.