340 Radcliffe Trce · Conyers, GA 30016

$255,000

3 bd · 2.0 ba · 1,542 sqft · SingleFamily public records · 285 Days on market

Built 1995 0.62 ac lot $165/sqft · 14% below area Est $295k · 14% 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 +13.7/15.0
• Cash flow +11.3/30.0
• Livability +3.4/5.0
• DSCR +3.3/10.0
• Rent growth +3.0/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

"The ranch that checks every box-and then some!" Fall in love with this 4-bed, 2.5-bath ranch that has it all! From the welcoming front porch to the bright, airy living room with a brick fireplace, every space is designed for comfort and style. The white-cabinet kitchen with backyard view is perfect for whipping up favorites while keeping an eye on the fun outside. Retreat to the owner's suite with tray ceiling and spa-like bath featuring dual sinks, soaking tub, and separate shower. Entertain in the separate dining room or take the party to the large backyard with patio. This is the corner lot lifestyle you've been waiting for-don't miss it!

Key facts

• Spa-like bath
• Brick fireplace
• Front porch

Tags

• FRONT PORCH
• BRICK FIREPLACE
• WHITE-CABINET KITCHEN
• BACKYARD VIEW
• OWNER'S SUITE
• SPA-LIKE BATH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-92 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (25.5% below list).
• Recommended offer: $190k (25.5% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.4% in Conyers — 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 67/100 on livability (#167 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, amenities D, commute F.
• Newton County (suburban): math 17% / reading 26% proficiency, ranked #137 of 174 in GA (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Newton County Theme School At Ficquett (math 49% / reading 65%, grade C+, #151 of 1,228 statewide, top 13%, 977 students, 29% FRL); Veterans Memorial Middle School (math 12% / reading 27%, grade F, #356 of 470 statewide, top 78%, 637 students, 85% FRL); Newton High School (math 8% / reading 12%, grade F, #365 of 424 statewide, top 88%, 2,472 students, 85% FRL).
• Market conditions: Rents rising (+1.8%/yr); 449 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,480 units permitted in Newton County in 2024 (702 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Newton County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 285 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 8y ago; this cycle's ask has dropped $60k (19%) 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,981 (25.5% 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. It's been on market 285 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.75% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.55%
• DSCR: 0.93
• GRM: 11.2

CMA / ARV

• ARV (median comp): $295,483
• List price: $255,000
• Delta: -13.70%
• 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
45 Sunset Ct	0.54mi	3/2.0	1,525 (-1%)	2mo	$248,000	$163	72
2155 Pinewood Dr	0.32mi	3/2.0	1,576 (+2%)	17mo	$275,000	$174	67
95 Stephens Dr	0.44mi	3/2.0	1,479 (-4%)	11mo	$280,000	$189	63
1903 Old Concord Dr SE	0.44mi	3/2.0	1,389 (-10%)	2mo	$179,000	$129	61
20 Trace Ct	0.36mi	3/2.0	1,690 (+10%)	10mo	$305,000	$180	58
3335 Oak Dr SE	0.51mi	3/2.0	1,507 (-2%)	18mo	$238,500	$158	58
50 Ivy Dr	0.49mi	3/2.0	1,744 (+13%)	3mo	$200,000	$115	53
130 Stephens Dr	0.35mi	3/2.0	1,336 (-13%)	14mo	$273,000	$204	49
60 Ivy Dr	0.48mi	3/3.0	1,706 (+11%)	11mo	$283,000	$166	47
1710 SE Underwood	0.62mi	3/2.0	1,315 (-15%)	1mo	$228,500	$174	46
3455 Salem Mill Trl SE	0.73mi	4/2.0 (+1)	1,589 (+3%)	16mo	$233,900	$147	42
60 Valley Rd	0.61mi	3/2.0	1,326 (-14%)	12mo	$285,000	$215	38

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 · 1.84% rent growth · sell at horizon

5-year hold

• IRR: -20.1%
• Equity multiple: 0.31×
• Total profit: $-49,475
• Equity at exit: $38,021

10-year hold

• IRR: -15.6%
• Equity multiple: 0.16×
• Total profit: $-59,756
• Equity at exit: $22,048

Cash invested: $71,400 (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 30016

• Home prices YoY: -8.6%
• Rents YoY: 1.8%
• Active inventory: 449
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,900 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$150 /mo · $1,797/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $-92

Break-even live

Break-even rent $2,017

Max offer price $238,671

Occupancy floor 100%

Sensitivity live

Price	-10% $52	-5% $-20	+0% $-92	+5% $-165	+10% $-237
Rent	-10% $-243	-5% $-167	+0% $-92	+5% $-17	+10% $58
Rate	-1.0pp $36	-0.5pp $-28	base $-92	+0.5pp $-159	+1.0pp $-226

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2075 Pinewood Dr Covington, GA	3.0	2.0	1757	$1,975	$1.12	0d	1	0.46mi
2075 Pinewood Dr Covington, GA	3.0	2.0	1757	$1,975	$1.12	4d	1	0.46mi
45 Sunset Ct Covington, GA	3.0	2.0	1525	$1,846	$1.21	14d	1	0.55mi
100 Salem Glen Way Conyers, GA	2.0–3.0	2.0–2.5	1101	$1,775	$1.61	3d	7	0.63mi
1695 Underwood Dr SE Conyers, GA	3.0	2.0	1396	$1,900	$1.36	26d	1	0.63mi
1882 Kirkland Rd Unit B Covington, GA	2.0	2.0	1139	$1,350	$1.19	45d	1	0.66mi
3472 Salem Mill Trl SE Conyers, GA	3.0	2.0	1334	$1,505	$1.13	22d	1	0.67mi
1843 Kirkland Rd Covington, GA	3.0	1.0	1356	$1,500	$1.11	26d	1	0.73mi
3401 Salem Mill Trl SE Conyers, GA	3.0	2.0	1664	$1,949	$1.17	4d	1	0.74mi
1736 Salem Woods Dr SE Unit A Conyers, GA	2.0	1.5	1200	$1,550	$1.29	45d	1	0.79mi
3530 Southgate Way SE Unit A Conyers, GA	2.0	1.5	1365	$1,295	$0.95	45d	1	0.83mi
305 Barshay Dr Covington, GA	3.0	2.5	1660	$1,785	$1.08	0d	1	0.92mi
1703 Windy Ridge Ct SE Conyers, GA	3.0	2.0	1426	$1,825	$1.28	45d	1	0.92mi
215 Colser Dr Covington, GA	3.0	2.5	1549	$2,175	$1.40	5d	1	0.93mi
75 Colser Dr Covington, GA	3.0	2.5	1380	$1,790	$1.30	46d	1	0.97mi
50 Greenleaf Rd Conyers, GA	1.0–3.0	1.0–2.0	970	$1,696	$1.75	3d	29	1.02mi
3026 Birdsong Ave Covington, GA	4.0	2.0	1795	$2,275	$1.27	45d	1	1.05mi
125 Lakeview Trl Covington, GA	3.0	2.0	1548	$1,495	$0.97	45d	1	1.12mi
25 Collins Trce Covington, GA	3.0	2.0	1809	$1,860	$1.03	26d	1	1.18mi
120 Lakeside Pt Covington, GA	4.0	2.0	1721	$1,889	$1.10	45d	1	1.24mi
43 Gum Tree Ct Covington, GA	2.0	2.0	1120	$1,300	$1.16	7d	1	1.25mi
655 Pebble Blvd Covington, GA	3.0	2.0	1477	$1,876	$1.27	0d	1	1.30mi
30 Gross Lake Pkwy Covington, GA	2.0	2.0	1119	$1,599	$1.43	45d	1	1.33mi
30 Gross Lake Pkwy Covington, GA	2.0	2.0	1119	$1,619	$1.45	26d	1	1.33mi
2206 Country Club Dr SE Conyers, GA	3.0	2.5	1723	$1,950	$1.13	26d	1	1.41mi
3080 Lakeside Cir Covington, GA	3.0	2.0	1508	$1,681	$1.11	0d	1	1.43mi
155 Meadowridge Dr Covington, GA	3.0	2.5	1300	$1,615	$1.24	7d	1	1.46mi
175 Meadowridge Dr Covington, GA	3.0	2.0	1508	$1,719	$1.14	4d	1	1.46mi
145 Meadowridge Dr Covington, GA	3.0	2.0	1708	$1,790	$1.05	3d	1	1.46mi
15 Lakeside Cir Covington, GA	2.0	2.5	1222	$1,575	$1.29	45d	1	1.49mi
200 Pebble Brooke Ct Covington, GA	3.0	2.0	1870	$1,989	$1.06	45d	1	1.49mi

Listing history 50 events

1. 2026-05-31
   status $255,000 Pending 285 DOM
2. 2026-05-05
   price $255,000 663-char remark

   Show marketing remark (695 chars)

   “The ranch that checks every box—and then some!” Fall in love with this 4-bed, 2.5-bath ranch that has it all! From the welcoming front porch to the bright, airy living room with a brick fireplace, every space is designed for comfort and style. The white-cabinet kitchen with backyard view is perfect for whipping up favorites while keeping an eye on the fun outside. Retreat to the owner’s suite with tray ceiling and spa-like bath featuring dual sinks, soaking tub, and separate shower. Entertain in the separate dining room or take the party to the large backyard with patio. This is the corner lot lifestyle you’ve been waiting for—don’t miss it!

3. 2026-05-05
   price $255,000 695-char remark

   Show marketing remark (695 chars)

   “The ranch that checks every box—and then some!” Fall in love with this 4-bed, 2.5-bath ranch that has it all! From the welcoming front porch to the bright, airy living room with a brick fireplace, every space is designed for comfort and style. The white-cabinet kitchen with backyard view is perfect for whipping up favorites while keeping an eye on the fun outside. Retreat to the owner’s suite with tray ceiling and spa-like bath featuring dual sinks, soaking tub, and separate shower. Entertain in the separate dining room or take the party to the large backyard with patio. This is the corner lot lifestyle you’ve been waiting for—don’t miss it!

4. 2026-04-24
   price $260,000 663-char remark

   Show marketing remark (695 chars)

   “The ranch that checks every box—and then some!” Fall in love with this 4-bed, 2.5-bath ranch that has it all! From the welcoming front porch to the bright, airy living room with a brick fireplace, every space is designed for comfort and style. The white-cabinet kitchen with backyard view is perfect for whipping up favorites while keeping an eye on the fun outside. Retreat to the owner’s suite with tray ceiling and spa-like bath featuring dual sinks, soaking tub, and separate shower. Entertain in the separate dining room or take the party to the large backyard with patio. This is the corner lot lifestyle you’ve been waiting for—don’t miss it!

5. 2026-04-24
   price $260,000 695-char remark

   Show marketing remark (695 chars)

   “The ranch that checks every box—and then some!” Fall in love with this 4-bed, 2.5-bath ranch that has it all! From the welcoming front porch to the bright, airy living room with a brick fireplace, every space is designed for comfort and style. The white-cabinet kitchen with backyard view is perfect for whipping up favorites while keeping an eye on the fun outside. Retreat to the owner’s suite with tray ceiling and spa-like bath featuring dual sinks, soaking tub, and separate shower. Entertain in the separate dining room or take the party to the large backyard with patio. This is the corner lot lifestyle you’ve been waiting for—don’t miss it!

6. 2026-03-25
   price $265,000 663-char remark

   Show marketing remark (695 chars)

   “The ranch that checks every box—and then some!” Fall in love with this 4-bed, 2.5-bath ranch that has it all! From the welcoming front porch to the bright, airy living room with a brick fireplace, every space is designed for comfort and style. The white-cabinet kitchen with backyard view is perfect for whipping up favorites while keeping an eye on the fun outside. Retreat to the owner’s suite with tray ceiling and spa-like bath featuring dual sinks, soaking tub, and separate shower. Entertain in the separate dining room or take the party to the large backyard with patio. This is the corner lot lifestyle you’ve been waiting for—don’t miss it!

7. 2026-03-25
   price $265,000 695-char remark

   Show marketing remark (695 chars)

   “The ranch that checks every box—and then some!” Fall in love with this 4-bed, 2.5-bath ranch that has it all! From the welcoming front porch to the bright, airy living room with a brick fireplace, every space is designed for comfort and style. The white-cabinet kitchen with backyard view is perfect for whipping up favorites while keeping an eye on the fun outside. Retreat to the owner’s suite with tray ceiling and spa-like bath featuring dual sinks, soaking tub, and separate shower. Entertain in the separate dining room or take the party to the large backyard with patio. This is the corner lot lifestyle you’ve been waiting for—don’t miss it!

8. 2026-03-02
   status Back On Market 663-char remark

   Show marketing remark (695 chars)

   “The ranch that checks every box—and then some!” Fall in love with this 4-bed, 2.5-bath ranch that has it all! From the welcoming front porch to the bright, airy living room with a brick fireplace, every space is designed for comfort and style. The white-cabinet kitchen with backyard view is perfect for whipping up favorites while keeping an eye on the fun outside. Retreat to the owner’s suite with tray ceiling and spa-like bath featuring dual sinks, soaking tub, and separate shower. Entertain in the separate dining room or take the party to the large backyard with patio. This is the corner lot lifestyle you’ve been waiting for—don’t miss it!

9. 2026-03-02
   status Active 695-char remark

   Show marketing remark (695 chars)

   “The ranch that checks every box—and then some!” Fall in love with this 4-bed, 2.5-bath ranch that has it all! From the welcoming front porch to the bright, airy living room with a brick fireplace, every space is designed for comfort and style. The white-cabinet kitchen with backyard view is perfect for whipping up favorites while keeping an eye on the fun outside. Retreat to the owner’s suite with tray ceiling and spa-like bath featuring dual sinks, soaking tub, and separate shower. Entertain in the separate dining room or take the party to the large backyard with patio. This is the corner lot lifestyle you’ve been waiting for—don’t miss it!

10. 2026-02-27
    status Under Contract 663-char remark

    Show marketing remark (695 chars)

    “The ranch that checks every box—and then some!” Fall in love with this 4-bed, 2.5-bath ranch that has it all! From the welcoming front porch to the bright, airy living room with a brick fireplace, every space is designed for comfort and style. The white-cabinet kitchen with backyard view is perfect for whipping up favorites while keeping an eye on the fun outside. Retreat to the owner’s suite with tray ceiling and spa-like bath featuring dual sinks, soaking tub, and separate shower. Entertain in the separate dining room or take the party to the large backyard with patio. This is the corner lot lifestyle you’ve been waiting for—don’t miss it!

11. 2026-02-27
    historical Active Under Contract 695-char remark

    Show marketing remark (695 chars)

    “The ranch that checks every box—and then some!” Fall in love with this 4-bed, 2.5-bath ranch that has it all! From the welcoming front porch to the bright, airy living room with a brick fireplace, every space is designed for comfort and style. The white-cabinet kitchen with backyard view is perfect for whipping up favorites while keeping an eye on the fun outside. Retreat to the owner’s suite with tray ceiling and spa-like bath featuring dual sinks, soaking tub, and separate shower. Entertain in the separate dining room or take the party to the large backyard with patio. This is the corner lot lifestyle you’ve been waiting for—don’t miss it!

12. 2026-02-19
    price $270,000 663-char remark

    Show marketing remark (695 chars)

    “The ranch that checks every box—and then some!” Fall in love with this 4-bed, 2.5-bath ranch that has it all! From the welcoming front porch to the bright, airy living room with a brick fireplace, every space is designed for comfort and style. The white-cabinet kitchen with backyard view is perfect for whipping up favorites while keeping an eye on the fun outside. Retreat to the owner’s suite with tray ceiling and spa-like bath featuring dual sinks, soaking tub, and separate shower. Entertain in the separate dining room or take the party to the large backyard with patio. This is the corner lot lifestyle you’ve been waiting for—don’t miss it!

13. 2026-02-19
    price $270,000 695-char remark

    Show marketing remark (695 chars)

    “The ranch that checks every box—and then some!” Fall in love with this 4-bed, 2.5-bath ranch that has it all! From the welcoming front porch to the bright, airy living room with a brick fireplace, every space is designed for comfort and style. The white-cabinet kitchen with backyard view is perfect for whipping up favorites while keeping an eye on the fun outside. Retreat to the owner’s suite with tray ceiling and spa-like bath featuring dual sinks, soaking tub, and separate shower. Entertain in the separate dining room or take the party to the large backyard with patio. This is the corner lot lifestyle you’ve been waiting for—don’t miss it!

14. 2026-02-09
    status Back On Market 663-char remark

    Show marketing remark (695 chars)

    “The ranch that checks every box—and then some!” Fall in love with this 4-bed, 2.5-bath ranch that has it all! From the welcoming front porch to the bright, airy living room with a brick fireplace, every space is designed for comfort and style. The white-cabinet kitchen with backyard view is perfect for whipping up favorites while keeping an eye on the fun outside. Retreat to the owner’s suite with tray ceiling and spa-like bath featuring dual sinks, soaking tub, and separate shower. Entertain in the separate dining room or take the party to the large backyard with patio. This is the corner lot lifestyle you’ve been waiting for—don’t miss it!

15. 2026-02-09
    status Active 695-char remark

    Show marketing remark (695 chars)

    “The ranch that checks every box—and then some!” Fall in love with this 4-bed, 2.5-bath ranch that has it all! From the welcoming front porch to the bright, airy living room with a brick fireplace, every space is designed for comfort and style. The white-cabinet kitchen with backyard view is perfect for whipping up favorites while keeping an eye on the fun outside. Retreat to the owner’s suite with tray ceiling and spa-like bath featuring dual sinks, soaking tub, and separate shower. Entertain in the separate dining room or take the party to the large backyard with patio. This is the corner lot lifestyle you’ve been waiting for—don’t miss it!

16. 2026-02-05
    status Pending 695-char remark

    Show marketing remark (695 chars)

    “The ranch that checks every box—and then some!” Fall in love with this 4-bed, 2.5-bath ranch that has it all! From the welcoming front porch to the bright, airy living room with a brick fireplace, every space is designed for comfort and style. The white-cabinet kitchen with backyard view is perfect for whipping up favorites while keeping an eye on the fun outside. Retreat to the owner’s suite with tray ceiling and spa-like bath featuring dual sinks, soaking tub, and separate shower. Entertain in the separate dining room or take the party to the large backyard with patio. This is the corner lot lifestyle you’ve been waiting for—don’t miss it!

17. 2026-01-29
    status Under Contract 663-char remark

    Show marketing remark (695 chars)

    “The ranch that checks every box—and then some!” Fall in love with this 4-bed, 2.5-bath ranch that has it all! From the welcoming front porch to the bright, airy living room with a brick fireplace, every space is designed for comfort and style. The white-cabinet kitchen with backyard view is perfect for whipping up favorites while keeping an eye on the fun outside. Retreat to the owner’s suite with tray ceiling and spa-like bath featuring dual sinks, soaking tub, and separate shower. Entertain in the separate dining room or take the party to the large backyard with patio. This is the corner lot lifestyle you’ve been waiting for—don’t miss it!

18. 2026-01-29
    historical Active Under Contract 695-char remark

    Show marketing remark (695 chars)

    “The ranch that checks every box—and then some!” Fall in love with this 4-bed, 2.5-bath ranch that has it all! From the welcoming front porch to the bright, airy living room with a brick fireplace, every space is designed for comfort and style. The white-cabinet kitchen with backyard view is perfect for whipping up favorites while keeping an eye on the fun outside. Retreat to the owner’s suite with tray ceiling and spa-like bath featuring dual sinks, soaking tub, and separate shower. Entertain in the separate dining room or take the party to the large backyard with patio. This is the corner lot lifestyle you’ve been waiting for—don’t miss it!

19. 2025-10-10
    price $275,000 695-char remark

    Show marketing remark (663 chars)

    "The ranch that checks every box-and then some!" Fall in love with this 4-bed, 2.5-bath ranch that has it all! From the welcoming front porch to the bright, airy living room with a brick fireplace, every space is designed for comfort and style. The white-cabinet kitchen with backyard view is perfect for whipping up favorites while keeping an eye on the fun outside. Retreat to the owner's suite with tray ceiling and spa-like bath featuring dual sinks, soaking tub, and separate shower. Entertain in the separate dining room or take the party to the large backyard with patio. This is the corner lot lifestyle you've been waiting for-don't miss it!

20. 2025-10-10
    price $275,000 663-char remark

    Show marketing remark (663 chars)

    "The ranch that checks every box-and then some!" Fall in love with this 4-bed, 2.5-bath ranch that has it all! From the welcoming front porch to the bright, airy living room with a brick fireplace, every space is designed for comfort and style. The white-cabinet kitchen with backyard view is perfect for whipping up favorites while keeping an eye on the fun outside. Retreat to the owner's suite with tray ceiling and spa-like bath featuring dual sinks, soaking tub, and separate shower. Entertain in the separate dining room or take the party to the large backyard with patio. This is the corner lot lifestyle you've been waiting for-don't miss it!

21. 2025-09-26
    status Price Change 663-char remark

    Show marketing remark (663 chars)

    "The ranch that checks every box-and then some!" Fall in love with this 4-bed, 2.5-bath ranch that has it all! From the welcoming front porch to the bright, airy living room with a brick fireplace, every space is designed for comfort and style. The white-cabinet kitchen with backyard view is perfect for whipping up favorites while keeping an eye on the fun outside. Retreat to the owner's suite with tray ceiling and spa-like bath featuring dual sinks, soaking tub, and separate shower. Entertain in the separate dining room or take the party to the large backyard with patio. This is the corner lot lifestyle you've been waiting for-don't miss it!

22. 2025-09-26
    status Active 695-char remark

    Show marketing remark (663 chars)

    "The ranch that checks every box-and then some!" Fall in love with this 4-bed, 2.5-bath ranch that has it all! From the welcoming front porch to the bright, airy living room with a brick fireplace, every space is designed for comfort and style. The white-cabinet kitchen with backyard view is perfect for whipping up favorites while keeping an eye on the fun outside. Retreat to the owner's suite with tray ceiling and spa-like bath featuring dual sinks, soaking tub, and separate shower. Entertain in the separate dining room or take the party to the large backyard with patio. This is the corner lot lifestyle you've been waiting for-don't miss it!

23. 2025-09-26
    price $285,000 663-char remark

    Show marketing remark (663 chars)

    "The ranch that checks every box-and then some!" Fall in love with this 4-bed, 2.5-bath ranch that has it all! From the welcoming front porch to the bright, airy living room with a brick fireplace, every space is designed for comfort and style. The white-cabinet kitchen with backyard view is perfect for whipping up favorites while keeping an eye on the fun outside. Retreat to the owner's suite with tray ceiling and spa-like bath featuring dual sinks, soaking tub, and separate shower. Entertain in the separate dining room or take the party to the large backyard with patio. This is the corner lot lifestyle you've been waiting for-don't miss it!

24. 2025-09-26
    price $285,000 695-char remark

    Show marketing remark (663 chars)

    "The ranch that checks every box-and then some!" Fall in love with this 4-bed, 2.5-bath ranch that has it all! From the welcoming front porch to the bright, airy living room with a brick fireplace, every space is designed for comfort and style. The white-cabinet kitchen with backyard view is perfect for whipping up favorites while keeping an eye on the fun outside. Retreat to the owner's suite with tray ceiling and spa-like bath featuring dual sinks, soaking tub, and separate shower. Entertain in the separate dining room or take the party to the large backyard with patio. This is the corner lot lifestyle you've been waiting for-don't miss it!

25. 2025-09-26
    historical On Hold 663-char remark

    Show marketing remark (663 chars)

    "The ranch that checks every box-and then some!" Fall in love with this 4-bed, 2.5-bath ranch that has it all! From the welcoming front porch to the bright, airy living room with a brick fireplace, every space is designed for comfort and style. The white-cabinet kitchen with backyard view is perfect for whipping up favorites while keeping an eye on the fun outside. Retreat to the owner's suite with tray ceiling and spa-like bath featuring dual sinks, soaking tub, and separate shower. Entertain in the separate dining room or take the party to the large backyard with patio. This is the corner lot lifestyle you've been waiting for-don't miss it!

26. 2025-09-12
    price $290,000 695-char remark

    Show marketing remark (663 chars)

    "The ranch that checks every box-and then some!" Fall in love with this 4-bed, 2.5-bath ranch that has it all! From the welcoming front porch to the bright, airy living room with a brick fireplace, every space is designed for comfort and style. The white-cabinet kitchen with backyard view is perfect for whipping up favorites while keeping an eye on the fun outside. Retreat to the owner's suite with tray ceiling and spa-like bath featuring dual sinks, soaking tub, and separate shower. Entertain in the separate dining room or take the party to the large backyard with patio. This is the corner lot lifestyle you've been waiting for-don't miss it!

27. 2025-09-12
    price $290,000 663-char remark

    Show marketing remark (663 chars)

    "The ranch that checks every box-and then some!" Fall in love with this 4-bed, 2.5-bath ranch that has it all! From the welcoming front porch to the bright, airy living room with a brick fireplace, every space is designed for comfort and style. The white-cabinet kitchen with backyard view is perfect for whipping up favorites while keeping an eye on the fun outside. Retreat to the owner's suite with tray ceiling and spa-like bath featuring dual sinks, soaking tub, and separate shower. Entertain in the separate dining room or take the party to the large backyard with patio. This is the corner lot lifestyle you've been waiting for-don't miss it!

28. 2025-08-29
    price $305,000 663-char remark

    Show marketing remark (695 chars)

    “The ranch that checks every box—and then some!” Fall in love with this 4-bed, 2.5-bath ranch that has it all! From the welcoming front porch to the bright, airy living room with a brick fireplace, every space is designed for comfort and style. The white-cabinet kitchen with backyard view is perfect for whipping up favorites while keeping an eye on the fun outside. Retreat to the owner’s suite with tray ceiling and spa-like bath featuring dual sinks, soaking tub, and separate shower. Entertain in the separate dining room or take the party to the large backyard with patio. This is the corner lot lifestyle you’ve been waiting for—don’t miss it!

29. 2025-08-29
    price $305,000 695-char remark

    Show marketing remark (695 chars)

    “The ranch that checks every box—and then some!” Fall in love with this 4-bed, 2.5-bath ranch that has it all! From the welcoming front porch to the bright, airy living room with a brick fireplace, every space is designed for comfort and style. The white-cabinet kitchen with backyard view is perfect for whipping up favorites while keeping an eye on the fun outside. Retreat to the owner’s suite with tray ceiling and spa-like bath featuring dual sinks, soaking tub, and separate shower. Entertain in the separate dining room or take the party to the large backyard with patio. This is the corner lot lifestyle you’ve been waiting for—don’t miss it!

30. 2025-08-13
    listed $315,000 New 663-char remark

    Show marketing remark (695 chars)

    “The ranch that checks every box—and then some!” Fall in love with this 4-bed, 2.5-bath ranch that has it all! From the welcoming front porch to the bright, airy living room with a brick fireplace, every space is designed for comfort and style. The white-cabinet kitchen with backyard view is perfect for whipping up favorites while keeping an eye on the fun outside. Retreat to the owner’s suite with tray ceiling and spa-like bath featuring dual sinks, soaking tub, and separate shower. Entertain in the separate dining room or take the party to the large backyard with patio. This is the corner lot lifestyle you’ve been waiting for—don’t miss it!

31. 2025-08-13
    listed $315,000 Active 695-char remark

    Show marketing remark (695 chars)

    “The ranch that checks every box—and then some!” Fall in love with this 4-bed, 2.5-bath ranch that has it all! From the welcoming front porch to the bright, airy living room with a brick fireplace, every space is designed for comfort and style. The white-cabinet kitchen with backyard view is perfect for whipping up favorites while keeping an eye on the fun outside. Retreat to the owner’s suite with tray ceiling and spa-like bath featuring dual sinks, soaking tub, and separate shower. Entertain in the separate dining room or take the party to the large backyard with patio. This is the corner lot lifestyle you’ve been waiting for—don’t miss it!

32. 2025-07-28
    soldstatus $310,000
33. 2024-07-31
    historical
34. 2024-07-26
    historical
35. 2024-05-17
    price $320,000
36. 2024-04-06
    listed $325,000 New
37. 2024-04-04
    listed $320,000
38. 2021-06-28
    soldstatus $217,000
39. 2021-06-15
    soldstatus $217,000 Sold
40. 2021-05-08
    status Under Contract
41. 2021-04-30
    listed $229,900 New
42. 2020-12-10
    historical
43. 2020-12-02
    status Back on Market
44. 2020-11-25
    status Under Contract
45. 2020-11-20
    status Back on Market
46. 2020-11-19
    historical Contingent (with Kickout)
47. 2020-11-17
    price $186,000
48. 2020-11-16
    status Back on Market
49. 2020-10-16
    status Under Contract
50. 2020-10-09
    listed $185,000 New

ⓘ 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: $1,797 · $150/mo
• Projected year-2 tax: $2,346 · $196/mo
• Expected delta: +$549/yr (+$46/mo · 30.5%)

ⓘ 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 ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,798
• − Mortgage interest: −$14,284
• − Property taxes: −$1,797
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$7,418
• Taxable loss: −$5,624
• Est. tax savings @ 24.0%: +$1,350
• After-tax cash flow: $241/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: Newton County
• NCES district ID: 1303930
• Math proficiency: 17% ▼ -13.00%
• Reading proficiency: 26% ▼ -8.00%
• Median HH income: $50,768
• Composite: 19.2/100
• National rank: #8816
• State rank: #137 of 174 in GA

Livability — Conyers

• Score: 67/100
• State rank: #167
• US rank: #10533

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Newton County · 104,393 people
• City population: 96,534
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 62,968
• Household income: $79,527
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 1172.0

Population outlook (Newton County) Hauer SSP2

• Today (2025): 118,372 people
• By 2030: 124,234 · +5.0%
• By 2040: 135,550 · +14.5%
• By 2050: 145,309 · +22.8%
• By 2075: 166,843 · +40.9%
• By 2100: 175,800 · +48.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 59% White 29% Two or more races 8% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 1% French/Haitian/Cajun 1%

Political lean MEDSL · Newton

• 2024 margin: D (+15.1) · D 57.3% · R 42.2%
• 2008→2024 swing: +14.0pp toward D · 2008: 1.2pp · 2024: 15.1pp
• All cycles: 2024: D+15.1 2020: D+10.9 2016: D+2.4 2012: D+2.0 2008: D+1.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.68%
• Current HPI: 317.5605
• Rent YoY: ▲ 1.84%
• 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

+131.8% since first listed

54 events — show timeline

• 2026-05-05 Price Changed $255,000 GAMLS
• 2026-05-05 Price Changed $255,000 FMLS
• 2026-04-24 Price Changed $260,000 GAMLS
• 2026-04-24 Price Changed $260,000 FMLS
• 2026-03-25 Price Changed $265,000 GAMLS
• 2026-03-25 Price Changed $265,000 FMLS
• 2026-03-02 Relisted — GAMLS
• 2026-03-02 Relisted — FMLS
• 2026-02-27 Pending — GAMLS
• 2026-02-27 Contingent — FMLS
• 2026-02-19 Price Changed $270,000 GAMLS
• 2026-02-19 Price Changed $270,000 FMLS
• 2026-02-09 Relisted — GAMLS
• 2026-02-09 Relisted — FMLS
• 2026-02-05 Pending — FMLS
• 2026-01-29 Pending — GAMLS
• 2026-01-29 Contingent — FMLS
• 2025-10-10 Price Changed $275,000 FMLS
• 2025-10-10 Price Changed $275,000 GAMLS
• 2025-09-26 Relisted — GAMLS
• 2025-09-26 Relisted — FMLS
• 2025-09-26 Price Changed $285,000 GAMLS
• 2025-09-26 Price Changed $285,000 FMLS
• 2025-09-26 Delisted — GAMLS
• 2025-09-12 Price Changed $290,000 FMLS
• 2025-09-12 Price Changed $290,000 GAMLS
• 2025-08-29 Price Changed $305,000 GAMLS
• 2025-08-29 Price Changed $305,000 FMLS
• 2025-08-13 Listed $315,000 FMLS
• 2025-08-13 Listed $315,000 GAMLS
• 2025-07-28 Sold (Public Records) $310,000 Public Records
• 2024-07-31 Listing Removed — GAMLS
• 2024-07-26 Listing Removed — Hive MLS
• 2024-05-17 Price Changed $320,000 GAMLS
• 2024-04-06 Listed $325,000 GAMLS
• 2024-04-04 Listed $320,000 Hive MLS
• 2021-06-28 Sold (Public Records) $217,000 Public Records
• 2021-06-15 Sold (MLS) $217,000 GAMLS
• 2021-05-08 Pending — GAMLS
• 2021-04-30 Listed $229,900 GAMLS
• 2020-12-10 Listing Removed — GAMLS
• 2020-12-02 Relisted — GAMLS
• 2020-11-25 Pending — GAMLS
• 2020-11-20 Relisted — GAMLS
• 2020-11-19 Contingent — GAMLS
• 2020-11-17 Price Changed $186,000 GAMLS
• 2020-11-16 Relisted — GAMLS
• 2020-10-16 Pending — GAMLS
• 2020-10-09 Listed $185,000 GAMLS
• 2019-01-09 Sold (Public Records) $158,000 Public Records
• 2019-01-08 Sold (MLS) $158,000 GAMLS
• 2018-12-11 Pending — GAMLS
• 2018-11-15 Listed $162,500 GAMLS
• 1995-08-30 Sold (Public Records) $110,000 Public Records

Property tax history

+0.4%/yr

Latest (2025): $1,797 · +1.1% YoY. Source: county tax records.