2895 Turner Church Rd · McDonough, GA 30252

$215,000

3 bd · 1.0 ba · 1,604 sqft · SingleFamily public records · 13 Days on market

Built 1900 1.54 ac lot Est $298k · 28% 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 +18.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +5.1/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

PRICED UNDER MARKET VALUE!!! Charming farmhouse living in the heart of McDonough! Nestled on 1.53 beautiful acres, this fully updated 4-bedroom, 2-bath home perfectly blends classic character with modern upgrades. From the moment you arrive, you'll appreciate the peaceful setting, spacious lot, and move-in-ready condition. Inside, you'll find updated finishes throughout, offering comfortable living spaces and a functional layout designed for today's lifestyle. Whether you're enjoying your morning coffee on the porch, entertaining family and friends, or simply taking in the privacy of your acreage, this property offers the best of country-style living with the convenience of being just minu

Key facts

• Privacy of acreage
• Updated finishes
• Spacious lot

Tags

• UPDATED FINISHES
• SPACIOUS LOT
• MOVE IN READY
• PRIVACY OF ACREAGE

Property features AI

Finance

• Other: Lot is approximately 1.536 acres; Property condition: resale; Address: 2895 Turner Church Road, McDonough, GA 30252
• Financial info: Listing available for cash or conventional financing
• HOA & community: No HOA

Exterior

• Parking: No parking features listed
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Septic tank sewer; 220-volt electric service; Cable available; Electricity available; Water available
• Home design: Single-family house; Detached; Built in 1900; One story
• Construction: Block foundation
• Exterior features: Metal roof; Wood siding; Chain-link fenced yard; Other exterior features

Interior

• Kitchen: Microwave
• Bedrooms: Four bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Forced air heating; Central air conditioning; Has heating and cooling
• Interior features: One-level floor plan; Family room; Living room fireplace; No shared/common walls; Other interior features
• Laundry & utility: Main-level laundry; Other laundry features

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $198 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Cap rate 7.4% 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: Timber Ridge Elementary School (math 44% / reading 46%, grade D-, #327 of 1,228 statewide, top 27%, 761 students, 32% FRL); Union Grove Middle (math 44% / reading 52%, grade C-, #80 of 470 statewide, top 17%, 1,069 students, 32% FRL); Union Grove High (math 22% / reading 37%, grade F, #140 of 424 statewide, top 35%, 1,648 students, 24% FRL).
• Zoned-school proficiency averages 41% at this address vs 28% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Henry County average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.5%/yr); 582 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 $1k of loan paydown is wiped out by about $6k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts; this cycle's ask is 9673% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $158k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• 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 $215,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 7.40%
• Cash-on-cash: 3.94%
• DSCR: 1.18
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $298,344
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Turner Dr	0.17mi	3/2.0	1,426 (-11%)	1mo	$265,000	$186	69

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: -11.8%
• Equity multiple: 0.58×
• Total profit: $-25,386
• Equity at exit: $32,057

10-year hold

• IRR: -5.0%
• Equity multiple: 0.69×
• Total profit: $-18,381
• Equity at exit: $18,589

Cash invested: $60,200 (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: 582
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,173 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$302 /mo · $3,622/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $198

Break-even live

Break-even rent $1,923

Max offer price $215,000

Occupancy floor 86%

Sensitivity live

Price	-10% $319	-5% $259	+0% $198	+5% $137	+10% $76
Rent	-10% $26	-5% $112	+0% $198	+5% $283	+10% $369
Rate	-1.0pp $306	-0.5pp $252	base $198	+0.5pp $142	+1.0pp $85

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-13
   statusdays on market $215,000 Under Contract 13 DOM
2. 2026-06-09
   days on market $215,000 New 12 DOM
3. 2026-06-08
   days on market $215,000 New 11 DOM
4. 2026-06-07
   days on market $215,000 New 10 DOM
5. 2026-06-04
   days on market $215,000 New 7 DOM
6. 2026-06-03
   days on market $215,000 New 6 DOM
7. 2026-06-02
   days on market $215,000 New 5 DOM
8. 2026-06-01
   days on market $215,000 New 4 DOM
9. 2026-05-31
   days on market $215,000 New 3 DOM
10. 2026-02-25
    historical $2,200
11. 2026-02-25
    historical
12. 2026-02-18
    historical
13. 2025-12-16
    listed $2,200
14. 2025-11-09
    price $339,500
15. 2025-11-09
    price $339,500
16. 2025-10-09
    price $344,500
17. 2025-10-09
    price $344,500
18. 2025-09-04
    listed $347,500 Active
19. 2025-09-04
    listed $347,500 New
20. 2025-09-04
    listed $215,000 New
21. 2025-07-03
    soldstatus $158,000
22. 2000-05-01
    soldstatus $95,700

ⓘ 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: $3,622 · $302/mo
• Projected year-2 tax: $3,622 · $302/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 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 5/10 Major 5 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,074
• − Mortgage interest: −$12,043
• − Property taxes: −$3,622
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,086
• − Management: −$2,086
• − Depreciation: −$6,255
• Taxable loss: −$1,093
• Est. tax savings @ 24.0%: +$262
• After-tax cash flow: $2,634/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

-97.7% since first listed

13 events — show timeline

• 2026-02-25 Rental Removed $2,200 FMLS
• 2026-02-25 Listing Removed — FMLS
• 2026-02-18 Listing Removed — GAMLS
• 2025-12-16 Listed for Rent $2,200 FMLS
• 2025-11-09 Price Changed $339,500 GAMLS
• 2025-11-09 Price Changed $339,500 FMLS
• 2025-10-09 Price Changed $344,500 FMLS
• 2025-10-09 Price Changed $344,500 GAMLS
• 2025-09-04 Listed $215,000 GAMLS
• 2025-09-04 Listed $347,500 GAMLS
• 2025-09-04 Listed $347,500 FMLS
• 2025-07-03 Sold (Public Records) $158,000 Public Records
• 2000-05-01 Sold (Public Records) $95,700 Public Records

Property tax history

+5.8%/yr

Latest (2025): $3,622 · +10.1% YoY. Source: county tax records.