5202 Highway 20 S · Conyers, GA 30016

$185,000

3 bd · 1.0 ba · 1,242 sqft · SingleFamily · 56 Days on market

Built 1957 Fair condition 1.55 ac lot $149/sqft · 27% below area Est $254k · 27% under ↓ 8% since listing

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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 +20.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• Condition / age +2.2/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

All Brick Ranch - Open Floor Plan - Huge Kitchen - Over 1.5 Acres - 3 Bedrooms 1 Full Bath - Move-In Ready - Perfect For First-Time Homebuyers Or Growing Family - Gan Go FHA & VA - Endless Potential

Key facts

• 1.55 acre lot
• Built 1957
• Listed 56 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $247 ($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: $179k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: schools D+, crime D, amenities D.
• 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.
• Market conditions: Rents rising (+1.8%/yr); 419 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $1k of loan paydown is wiped out by about $6k 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 56 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $179,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
8. 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.
9. 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: 1.04% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.72%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (median comp): $254,372
• List price: $185,000
• Delta: -27.27%
• 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
4900 Cherokee Way SE	0.42mi	3/2.0	1,261 (+2%)	15mo	$249,900	$198	62
14845 Brown Bridge Rd	0.31mi	3/2.0	1,378 (+11%)	6mo	$330,000	$239	58
76 Stone Creek Dr	0.17mi	3/2.0	1,412 (+14%)	9mo	$225,000	$159	58
20 W Forest Dr	0.60mi	3/2.0	1,144 (-8%)	2mo	$215,000	$188	53
4750 Cedar Brook Dr SE	0.49mi	3/2.0	1,227 (-1%)	22mo	$235,000	$192	53
4890 Highway 20 S	0.44mi	2/1.0 (-1)	1,096 (-12%)	4mo	$208,000	$190	52
80 Barber Rd	0.43mi	3/2.0	1,350 (+9%)	16mo	$185,500	$137	48
816 Cedar Lake Dr SE	0.65mi	4/3.0 (+1)	1,224 (-1%)	10mo	$190,000	$155	46
812 Cedar Lake Dr SE	0.66mi	3/2.0	1,328 (+7%)	21mo	$230,000	$173	37
14931 Brown Bridge Rd	0.30mi	4/3.0 (+1)	1,404 (+13%)	20mo	$335,000	$239	35
1100 Kinnett Rd	0.63mi	3/2.0	1,414 (+14%)	13mo	$135,000	$95	33
4660 Cedar Brook Dr SE	0.69mi	3/2.0	1,428 (+15%)	15mo	$243,000	$170	26

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: -8.7%
• Equity multiple: 0.68×
• Total profit: $-16,439
• Equity at exit: $27,584

10-year hold

• IRR: -0.8%
• Equity multiple: 0.94×
• Total profit: $-2,863
• Equity at exit: $15,995

Cash invested: $51,800 (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: 419
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,931 high
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $247

Break-even live

Break-even rent $1,618

Max offer price $185,000

Occupancy floor 82%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 Stone Creek Dr Covington, GA	3.0	2.0	1384	$1,795	$1.30	43d	1	0.21mi
75 Barber Rd Covington, GA	3.0	2.0	1128	$1,600	$1.42	5d	1	0.38mi
4656 Bristol Dr SE Conyers, GA	3.0	2.0	1056	$1,600	$1.52	43d	1	1.04mi
427 Birch Ln SE Conyers, GA	3.0	2.0	1476	$1,499	$1.02	2d	1	1.09mi
80 Lark Rd Covington, GA	3.0	2.0	1150	$1,790	$1.56	12d	1	1.21mi
340 Christian Woods Dr Conyers, GA	3.0	2.0	1419	$1,900	$1.34	2d	1	1.21mi
11 Tara Ct Covington, GA	3.0	2.0	1470	$950	$0.65	19d	1	1.26mi

Listing history 18 events

1. 2026-06-18
   days on market $185,000 Active 56 DOM
2. 2026-06-17
   days on market $185,000 Active 55 DOM
3. 2026-06-16
   days on market $185,000 Active 54 DOM
4. 2026-06-15
   days on market $185,000 Active 53 DOM
5. 2026-06-13
   days on market $185,000 Active 51 DOM
6. 2026-06-13
   days on marketlisting id $185,000 Active 50 DOM
7. 2026-06-09
   days on market $185,000 Active 55 DOM
8. 2026-06-08
   days on market $185,000 Active 54 DOM
9. 2026-06-07
   days on market $185,000 Active 53 DOM
10. 2026-06-04
    days on market $185,000 Active 50 DOM
11. 2026-06-03
    days on marketlisting id $185,000 Active 49 DOM
12. 2026-06-02
    days on market $185,000 Active 48 DOM
13. 2026-06-01
    days on market $185,000 Active 47 DOM
14. 2026-05-31
    days on market $185,000 Active 46 DOM
15. 2026-04-21
    price $185,000 202-char remark

    Show marketing remark (202 chars)

    All Brick Ranch - Open Floor Plan - Huge Kitchen - Over 1.5 Acres - 3 Bedrooms 1 Full Bath - Move-In Ready - Perfect For First-Time Homebuyers Or Growing Family - Gan Go FHA & VA - Endless Potential

16. 2026-04-21
    price $185,000 202-char remark

    Show marketing remark (202 chars)

    All Brick Ranch - Open Floor Plan - Huge Kitchen - Over 1.5 Acres - 3 Bedrooms 1 Full Bath - Move-In Ready - Perfect For First-Time Homebuyers Or Growing Family - Gan Go FHA & VA - Endless Potential

17. 2026-04-14
    listed $200,000 Active 202-char remark

    Show marketing remark (202 chars)

    All Brick Ranch - Open Floor Plan - Huge Kitchen - Over 1.5 Acres - 3 Bedrooms 1 Full Bath - Move-In Ready - Perfect For First-Time Homebuyers Or Growing Family - Gan Go FHA & VA - Endless Potential

18. 2025-10-28
    listed $200,000 New 202-char remark

    Show marketing remark (202 chars)

    All Brick Ranch - Open Floor Plan - Huge Kitchen - Over 1.5 Acres - 3 Bedrooms 1 Full Bath - Move-In Ready - Perfect For First-Time Homebuyers Or Growing Family - Gan Go FHA & VA - Endless Potential

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,174
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$1,854
• − Management: −$1,854
• − Depreciation: −$5,382
• Taxable income: $21
• Est. tax owed @ 24.0%: −$5
• After-tax cash flow: $2,960/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This home is in fair condition with moderate rehabilitation needs. A kitchen renovation and exterior updates would significantly increase its value.

Repairs flagged

• Major kitchen cabinets — outdated and in poor condition
• Major kitchen countertops — dated and in poor condition
• Major kitchen appliances — outdated and in poor condition
• Minor paint — faded and in need of touch-up

Value-add opportunities

• Both kitchen renovation — modernizing the kitchen would significantly increase both resale and rental value
• Both exterior paint — fresh paint would improve curb appeal and home value
• Both landscaping — improved landscaping would enhance curb appeal and attract potential buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · outdated and in poor condition	Major	$15,000–50,000
kitchen countertops · dated and in poor condition	Major	$15,000–50,000
kitchen appliances · outdated and in poor condition	Major	$15,000–50,000
paint · faded and in need of touch-up	Minor	$500–3,000
Total estimated repair cost · 4 items		$45,500–153,000

Value-add ROI direction

• Both kitchen renovation — modernizing the kitchen would significantly increase both resale and rental value ↑
• Both exterior paint — fresh paint would improve curb appeal and home value ↑
• Both landscaping — improved landscaping would enhance curb appeal and attract potential buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-7.5% since first listed

4 events — show timeline

• 2026-04-21 Price Changed $185,000 FMLS
• 2026-04-21 Price Changed $185,000 GAMLS
• 2026-04-14 Listed $200,000 FMLS
• 2025-10-28 Listed $200,000 GAMLS