395 Meeting St · McDonough, GA 30252

$338,000

5 bd · 3.0 ba · 2,439 sqft · SingleFamily public records · 1 Days on market

Built 2018 5,445 sqft lot $139/sqft · 26% below area Est $646k · 48% under · waterfront

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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 +15.0/15.0
• Cash flow +9.6/30.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• 1% rule +2.7/10.0
• DSCR +2.7/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully maintained property in the heart of McDonough! Located in a desirable community, this home offers the perfect blend of comfort, convenience, and lifestyle. Enjoy spacious living areas, a functional layout, and a great backyard ideal for relaxing or entertaining. Residents of the community also enjoy access to the neighborhood lake where you can fish and unwind right in your own neighborhood. Conveniently located near shopping, dining, schools, and major highways, this home is a must-see!

Key facts

• Neighborhood lake
• Great backyard
• 5,445 sq ft lot

Tags

• GREAT BACKYARD
• NEIGHBORHOOD LAKE

Property features AI

Finance

• HOA & community: Homeowners association present; association fees include grounds maintenance; Community amenities include a lake, park, nearby schools, shopping, and restaurants

Exterior

• Parking: Attached garage with 2 garage spaces (2 total parking spaces)
• Utilities: Public water; Public sewer; 220 volt electric service; Electricity available; Cable available; Paved road access
• Home design: Two-story home; Slab foundation
• Construction: Wood siding construction; Composition/shingle roof; Resale condition; Built with slab foundation
• Exterior features: Backyard fencing; Other exterior features

Interior

• Kitchen: Pantry; Eat-in kitchen; Breakfast bar; Dishwasher
• Bedrooms: One main-level bedroom; Four upper-level bedrooms; Oversized master bedroom
• Flooring: Carpet flooring
• Bathrooms: Three full bathrooms; One main-level bathroom; Two full bathrooms on the upper level; Master bath with double vanity, separate his-and-hers sinks, and separate tub and shower
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One fireplace located in the family room; Double vanities; Walk-in closets; Double-pane windows; No shared/common walls
• Laundry & utility: Laundry located on the upper level

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $338k.

Deal economics

• At list price, monthly cash flow is $-229 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $298k (12.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $261k (22.7% below list).
• Recommended offer: $261k (22.7% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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: Tussahaw Elementary (math 22% / reading 32%, grade F, #689 of 1,228 statewide, top 58%, 802 students, 69% FRL); Mcdonough Middle School (math 22% / reading 32%, grade F, #271 of 470 statewide, top 60%, 954 students, 66% FRL); Mcdonough High School (math 4% / reading 27%, grade F, #290 of 424 statewide, top 69%, 1,288 students, 62% FRL) — zoned schools average 66% FRL vs 43% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.5%/yr); 581 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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).
• This rent runs 31% of the median local income ($101k/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 $10k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

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 $261,336 (22.7% 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 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?
4. 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?
5. 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?
6. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 0.77% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.90%
• DSCR: 0.87
• GRM: 10.8

CMA / ARV

• ARV (median comp): $646,423
• List price: $338,000
• Delta: -47.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
461 Best Friends Turn Aly	0.10mi	4/2.5 (-1)	2,674 (+10%)	8mo	$340,240	$127	66
5 Wellington Dr	0.41mi	4/2.0 (-1)	2,252 (-8%)	6mo	$329,500	$146	54
218 Daisy Cir	0.72mi	4/3.0 (-1)	2,580 (+6%)	2mo	$280,000	$109	50
545 Tulip Ln	0.58mi	4/2.5 (-1)	2,320 (-5%)	10mo	$250,000	$108	50
632 Vidalia Park Way	0.69mi	4/2.5 (-1)	2,622 (+8%)	2mo	$409,487	$156	46
640 Vidalia Park Way	0.68mi	4/2.5 (-1)	2,622 (+8%)	3mo	$409,191	$156	46
620 Vidalia Park Way	0.72mi	4/2.5 (-1)	2,622 (+8%)	2mo	$414,000	$158	45
165 Delilah St	0.55mi	4/2.5 (-1)	2,622 (+8%)	13mo	$411,410	$157	44
512 Elkwood Ln	0.69mi	4/2.5 (-1)	2,622 (+8%)	7mo	$384,870	$147	43
617 Vidalia Pkwy	0.70mi	4/2.5 (-1)	2,622 (+8%)	11mo	$399,990	$153	39
609 Vidalia Pkwy	0.73mi	4/2.5 (-1)	2,622 (+8%)	12mo	$422,990	$161	37
198 Daisy Cir	0.67mi	4/3.5 (-1)	2,128 (-13%)	10mo	$278,000	$131	32

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: -22.8%
• Equity multiple: 0.23×
• Total profit: $-73,182
• Equity at exit: $50,397

10-year hold

• IRR: -21.3%
• Equity multiple: -0.03×
• Total profit: $-97,733
• Equity at exit: $29,224

Cash invested: $94,640 (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: 10.8×

Monthly cashflow live

• Estimated rent: $2,613 high
• Mortgage (P&I): −$1,773
• Tax from tax record: −$380 /mo · $4,563/yr
• Insurance: −$141
• HOA: −$0
• Vacancy / Maint / Mgmt: −$549
• Net cashflow: $-229

Break-even live

Break-even rent $2,903

Max offer price $297,535

Occupancy floor —

Sensitivity live

Price	-10% $-38	-5% $-133	+0% $-229	+5% $-325	+10% $-420
Rent	-10% $-436	-5% $-332	+0% $-229	+5% $-126	+10% $-23
Rate	-1.0pp $-59	-0.5pp $-143	base $-229	+0.5pp $-317	+1.0pp $-406

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: $84,500
• Closing costs: $10,140
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
174 Daisy Cir McDonough, GA	4.0	2.5	1783	$2,075	$1.16	12d	1	0.59mi
517 Tulip Ln McDonough, GA	4.0	2.5	2320	$1,950	$0.84	45d	1	0.63mi
633 Vidalia Pkwy McDonough, GA	4.0	2.5	2622	$3,300	$1.26	45d	1	0.65mi
111 Daisy Cir McDonough, GA	4.0	2.0	2800	$2,088	$0.75	45d	1	0.67mi
213 Daisy Cir McDonough, GA	4.0	2.5	1866	$2,095	$1.12	45d	1	0.71mi
356 Madison Grace Ave McDonough, GA	4.0	2.5	2968	$2,401	$0.81	7d	1	0.78mi
1218 Polk Xing McDonough, GA	4.0	3.0	2715	$2,349	$0.87	45d	1	0.83mi
5160 Towne Park Dr McDonough, GA	4.0	2.5	1911	$2,140	$1.12	1d	1	0.99mi
166 Everett Sq McDonough, GA	4.0	2.5	2401	$2,659	$1.11	7d	1	1.12mi
413 Freeport Way McDonough, GA	4.0	3.5	2655	$2,729	$1.03	1d	1	1.18mi
312 Fairmont Ave McDonough, GA	4.0	3.0	1916	$2,499	$1.30	26d	1	1.21mi
220 Warm Springs Trl Unit MC McDonough, GA	4.0	2.5	2825	$2,550	$0.90	45d	1	1.22mi
431 Camella Cir McDonough, GA	4.0	2.5	1660	$1,925	$1.16	7d	1	1.46mi
362 Interlake Pass McDonough, GA	4.0	2.5	2788	$2,500	$0.90	12d	1	1.48mi

Listing history 10 events

1. 2026-06-15
   statuslisting id $338,000 Active 1 DOM
2. 2026-06-03
   statusdays on market $338,000 New 1 DOM

   Show marketing remark (525 chars)

   Welcome home to this beautifully maintained property in the heart of McDonough! Located in a desirable community, this home offers the perfect blend of comfort, convenience, and lifestyle. Enjoy spacious living areas, a functional layout, and a great backyard ideal for relaxing or entertaining. Residents of the community also enjoy access to the neighborhood lake where you can fish and unwind right in your own neighborhood. Conveniently located near shopping, dining, schools, and major highways, this home is a must-see!

3. 2026-06-02
   days on market $338,000 Coming Soon 31 DOM
4. 2026-06-01
   days on market $338,000 Coming Soon 30 DOM
5. 2026-05-31
   days on market $338,000 Coming Soon 29 DOM
6. 2026-05-02
   historical $338,000 525-char remark

   Show marketing remark (525 chars)

   Welcome home to this beautifully maintained property in the heart of McDonough! Located in a desirable community, this home offers the perfect blend of comfort, convenience, and lifestyle. Enjoy spacious living areas, a functional layout, and a great backyard ideal for relaxing or entertaining. Residents of the community also enjoy access to the neighborhood lake where you can fish and unwind right in your own neighborhood. Conveniently located near shopping, dining, schools, and major highways, this home is a must-see!

7. 2026-05-02
   listed $338,000 New 525-char remark

   Show marketing remark (525 chars)

   Welcome home to this beautifully maintained property in the heart of McDonough! Located in a desirable community, this home offers the perfect blend of comfort, convenience, and lifestyle. Enjoy spacious living areas, a functional layout, and a great backyard ideal for relaxing or entertaining. Residents of the community also enjoy access to the neighborhood lake where you can fish and unwind right in your own neighborhood. Conveniently located near shopping, dining, schools, and major highways, this home is a must-see!

8. 2026-05-02
   listed $338,000 Active

   Show marketing remark (525 chars)

   Welcome home to this beautifully maintained property in the heart of McDonough! Located in a desirable community, this home offers the perfect blend of comfort, convenience, and lifestyle. Enjoy spacious living areas, a functional layout, and a great backyard ideal for relaxing or entertaining. Residents of the community also enjoy access to the neighborhood lake where you can fish and unwind right in your own neighborhood. Conveniently located near shopping, dining, schools, and major highways, this home is a must-see!

9. 2017-01-05
   soldstatus $990,000
10. 2008-06-18
    soldstatus $210,401

ⓘ 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: $4,563 · $380/mo
• Projected year-2 tax: $4,563 · $380/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 ≥107°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: $31,360
• − Mortgage interest: −$18,933
• − Property taxes: −$4,563
• − Insurance: −$1,690
• − Repairs & maintenance: −$2,509
• − Management: −$2,509
• − Depreciation: −$9,833
• Taxable loss: −$8,677
• Est. tax savings @ 24.0%: +$2,082
• After-tax cash flow: $-666/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

• Census place: McDonough, GA
• 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

+60.6% since first listed

8 events — show timeline

• 2026-06-15 Relisted — FMLS
• 2026-06-03 Delisted — GAMLS
• 2026-06-03 Listed $338,000 GAMLS
• 2026-05-02 Coming Soon $338,000 GAMLS
• 2026-05-02 Listed $338,000 GAMLS
• 2026-05-02 Listed $338,000 FMLS
• 2017-01-05 Sold (Public Records) $990,000 Public Records
• 2008-06-18 Sold (Public Records) $210,401 Public Records

Property tax history

+13.5%/yr

Latest (2025): $4,563 · -10.6% YoY. Source: county tax records.