The Norwood II Plan · Villa Rica, GA 30180

$234,900

3 bd · 2.5 ba · 1,807 sqft · SingleFamily · 414 Days on market

Excellent condition ↓ 4% since listing

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +5.7/30.0
• Condition / age +4.8/5.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• 1% rule +1.1/10.0
• DSCR +0.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Norwood II is designed for comfort, convenience, and modern living. This two-car garage townhome features a mudroom and coat closet, providing convenient storage. The center island kitchen connects to a cozy breakfast nook and family room, creating a warm and inviting living space. Upstairs, the owner's suite is a private in the back of the home. The laundry room is conveniently located upstairs, making it easy to keep up with household chores. In addition to the owner's suite, there are two bedrooms and a bathroom in the front of the home, providing plenty of space for family or guests. The loft is a versatile space used as a playroom, home office, or additional living space.

Key facts

• Breakfast nook
• Family room
• Mudroom

Tags

• TWO CAR GARAGE
• MUDROOM
• COAT CLOSET
• CENTER ISLAND KITCHEN
• BREAKFAST NOOK
• FAMILY ROOM

🏗️ New construction. The $234,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $321,103.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $235k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-660 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (16.0% below list).
• Recommended offer: $197k (16.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#224 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: amenities F, commute F, health & safety F.
• Carroll County (rural): math 42% / reading 41% proficiency, ranked #38 of 174 in GA (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ithica Elementary (math 66% / reading 52%, grade B-, #138 of 1,228 statewide, top 11%, 778 students, 49% FRL); Bay Springs Middle School (math 42% / reading 42%, grade D-, #126 of 470 statewide, top 28%, 930 students, 57% FRL); Villa Rica High School (math 16% / reading 34%, grade F, #181 of 424 statewide, top 43%, 1,807 students, 56% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: Rents rising (+2.4%/yr); 789 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 38d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 73% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 876 units permitted in Carroll County in 2024 (150 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 $10k of value loss. Plan a longer hold.
• Carroll County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 414 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.

Recommended offer $197,364 (16.0% 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 414 days. Have you received any prior offers? Is the seller open to a 16% 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. 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. 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.
7. 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.
8. 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: 0.61% ✗
• Cap rate: 3.83%
• Cash-on-cash: -8.81%
• DSCR: 0.61
• GRM: 13.6

CMA / ARV

• ARV (median comp): $321,103
• List price: $234,900
• Delta: -26.85%
• 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
200 Augusta Woods Dr	0.38mi	3/2.5	1,793 (-1%)	16mo	$288,000	$161	68
1010 Nandina Ct	0.68mi	3/2.5	1,793 (-1%)	4mo	$285,000	$159	64
116 Southside Dr	0.24mi	4/2.0 (+1)	1,680 (-7%)	13mo	$292,500	$174	59
808 Hickory Level Rd	0.56mi	4/2.0 (+1)	1,850 (+2%)	10mo	$275,000	$149	55
527 Firethorn Ct	0.59mi	3/2.5	1,692 (-6%)	11mo	$299,900	$177	53
242 Augusta Woods Dr	0.43mi	3/2.0	1,741 (-4%)	24mo	$315,000	$181	52
530 Firethorn Ct	0.59mi	3/2.0	1,741 (-4%)	16mo	$309,000	$177	51
1014 Nandina Ct	0.67mi	3/2.5	1,793 (-1%)	21mo	$304,000	$170	50
800 Golden Bell Way	0.66mi	4/2.5 (+1)	1,848 (+2%)	18mo	$284,000	$154	45
287 Augusta Woods Dr	0.64mi	3/2.5	1,954 (+8%)	18mo	$285,000	$146	42
510 Firethorn Ct	0.49mi	4/2.0 (+1)	1,646 (-9%)	16mo	$312,000	$190	42
412 Oak Leaf Trl	0.23mi	4/2.5 (+1)	2,072 (+15%)	23mo	$287,000	$139	40

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 · 2.42% rent growth · sell at horizon

5-year hold

• IRR: -32.5%
• Equity multiple: -0.06×
• Total profit: $-95,177
• Equity at exit: $47,878

10-year hold

• IRR: -41.6%
• Equity multiple: -0.57×
• Total profit: $-141,521
• Equity at exit: $27,763

Cash invested: $89,909 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 13 active · 3 under contract
• Months of supply: 19.5 mo (5%/mo absorbed)
• Median asking: $285,000 ($158/sqft)
• Median days on market: 73 d
• This list price: 15% of active listings are priced below it
• ARV vs active asking: +12.5% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30180

• Home prices YoY: -12.8%
• Rents YoY: 2.4%
• Active inventory: 789
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,974 high
• Mortgage (P&I): −$1,684
• Tax est. 1.5%: −$401 /mo · $4,817/yr
• Insurance: −$134
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $-660

Break-even live

Break-even rent $2,809

Max offer price $225,615

Occupancy floor —

Sensitivity live

Price	-10% $-438	-5% $-549	+0% $-660	+5% $-771	+10% $-882
Rent	-10% $-816	-5% $-738	+0% $-660	+5% $-582	+10% $-504
Rate	-1.0pp $-498	-0.5pp $-578	base $-660	+0.5pp $-743	+1.0pp $-828

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: $80,276
• Closing costs: $9,633
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
246 Augusta Woods Dr Villa Rica, GA	3.0	2.0	1462	$1,970	$1.35	1d	1	0.44mi
211 Cypress Ln Villa Rica, GA	2.0	2.5	1404	$2,050	$1.46	3d	6	0.54mi
902 Hickory Level Rd Villa Rica, GA	3.0	2.0	1230	$2,150	$1.75	73d	1	0.62mi
125 Azalea Dr Villa Rica, GA	4.0	2.0	1879	$1,795	$0.96	38d	1	0.74mi
125 Azalea Dr Villa Rica, GA	4.0	2.0	1879	$1,795	$0.96	30d	1	0.74mi
347 Augusta Woods Dr Villa Rica, GA	3.0	2.5	1800	$1,845	$1.02	92d	1	0.74mi
303 Augusta Woods Dr Villa Rica, GA	3.0	2.5	1793	$1,895	$1.06	30d	1	0.74mi
334 Augusta Woods Dr Villa Rica, GA	4.0	2.5	2410	$2,085	$0.87	92d	1	0.80mi
24 Azalea Dr Villa Rica, GA	3.0	2.0	1268	$1,750	$1.38	92d	1	0.92mi
191 Commerce Dr Villa Rica, GA	1.0–3.0	1.0–2.0	1063	$2,491	$2.34	2d	37	0.92mi
835 N Bay Overlook Villa Rica, GA	4.0	2.5	2502	$2,350	$0.94	12d	1	1.06mi
731 Parker St Villa Rica, GA	4.0	2.0	1474	$1,765	$1.20	10d	1	1.08mi
730 Parker St Villa Rica, GA	3.0	1.5	1474	$1,385	$0.94	37d	1	1.12mi
408 Erin Ct Villa Rica, GA	3.0	2.5	1772	$1,495	$0.84	92d	1	1.18mi
406 Erin Ct Villa Rica, GA	3.0	2.5	1508	$1,699	$1.13	52d	1	1.19mi
124 S Winds Dr Villa Rica, GA	3.0	3.0	1604	$1,950	$1.22	33d	1	1.23mi
709 Williamsburg Ct Villa Rica, GA	3.0	2.5	1967	$2,080	$1.06	20d	1	1.28mi
221 Raleigh Way Villa Rica, GA	3.0	2.5	2027	$2,081	$1.03	92d	1	1.28mi
138 Alton Cir Villa Rica, GA	3.0	2.5	1524	$1,550	$1.02	54d	1	1.31mi
221 Alton Cir Villa Rica, GA	3.0	2.0	1586	$1,525	$0.96	54d	1	1.35mi
1012 Sapphire St Villa Rica, GA	2.0	1.0	1284	$1,445	$1.13	32d	1	1.37mi
170 Alton Cir Villa Rica, GA	3.0	2.5	1796	$1,820	$1.01	60d	1	1.40mi

Listing history 50 events

1. 2026-08-08
   days on market $234,900 Active 414 DOM
2. 2026-08-06
   days on market $234,900 Active 412 DOM
3. 2026-08-05
   days on market $234,900 Active 411 DOM
4. 2026-08-04
   days on market $234,900 Active 410 DOM
5. 2026-08-03
   days on market $234,900 Active 409 DOM
6. 2026-07-31
   days on market $234,900 Active 406 DOM
7. 2026-07-30
   days on market $234,900 Active 405 DOM
8. 2026-07-30
   days on market $234,900 Active 404 DOM
9. 2026-07-28
   days on market $234,900 Active 403 DOM
10. 2026-07-26
    days on market $234,900 Active 401 DOM
11. 2026-07-24
    days on market $234,900 Active 399 DOM
12. 2026-07-23
    days on market $234,900 Active 398 DOM
13. 2026-07-22
    days on market $234,900 Active 397 DOM
14. 2026-07-21
    days on market $234,900 Active 396 DOM
15. 2026-07-20
    days on market $234,900 Active 395 DOM
16. 2026-07-18
    days on market $234,900 Active 393 DOM
17. 2026-07-18
    remarks 695-char remark
18. 2026-07-18
    days on market $234,900 Active 392 DOM
19. 2026-07-16
    days on market $234,900 Active 391 DOM
20. 2026-07-15
    days on market $234,900 Active 390 DOM
21. 2026-07-14
    days on market $234,900 Active 389 DOM
22. 2026-07-13
    days on market $234,900 Active 388 DOM
23. 2026-07-13
    days on market $234,900 Active 387 DOM
24. 2026-07-11
    days on market $234,900 Active 386 DOM
25. 2026-07-10
    days on market $234,900 Active 385 DOM
26. 2026-07-09
    days on market $234,900 Active 384 DOM
27. 2026-07-07
    days on market $234,900 Active 382 DOM
28. 2026-07-06
    days on market $234,900 Active 381 DOM
29. 2026-07-06
    days on market $234,900 Active 380 DOM
30. 2026-07-05
    days on market $234,900 Active 379 DOM
31. 2026-07-03
    days on market $234,900 Active 378 DOM
32. 2026-07-02
    days on market $234,900 Active 377 DOM
33. 2026-07-01
    days on market $234,900 Active 376 DOM
34. 2026-06-30
    days on market $234,900 Active 375 DOM
35. 2026-06-29
    days on market $234,900 Active 374 DOM
36. 2026-06-28
    days on market $234,900 Active 373 DOM
37. 2026-06-27
    days on market $234,900 Active 372 DOM
38. 2026-06-26
    days on market $234,900 Active 371 DOM
39. 2026-06-24
    days on market $234,900 Active 369 DOM
40. 2026-06-22
    days on market $234,900 Active 367 DOM
41. 2026-06-21
    days on market $234,900 Active 366 DOM
42. 2026-06-18
    days on market $234,900 Active 363 DOM
43. 2026-06-17
    days on market $234,900 Active 362 DOM
44. 2026-06-16
    days on market $234,900 Active 361 DOM
45. 2026-06-15
    days on market $234,900 Active 360 DOM
46. 2026-06-13
    pricedays on market $234,900 Active 358 DOM
47. 2026-06-09
    days on market $244,900 Active 354 DOM
48. 2026-06-08
    days on market $244,900 Active 353 DOM
49. 2026-06-07
    days on market $244,900 Active 352 DOM
50. 2026-06-04
    days on market $244,900 Active 349 DOM

ⓘ 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: $23,684
• − Mortgage interest: −$17,987
• − Property taxes: −$4,817
• − Insurance: −$1,606
• − Repairs & maintenance: −$1,895
• − Management: −$1,895
• − Depreciation: −$9,341
• Taxable loss: −$13,856
• Est. tax savings @ 24.0%: +$3,325
• After-tax cash flow: $-4,593/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

Excellent 95/100 None rehab

This move-in-ready townhome offers a modern and well-maintained living space with no immediate repairs needed. Potential buyers and renters will appreciate the fresh paint, landscaping, and updated kitchen appliances.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms — Modernizes bathrooms and improves functionality ↑
• Both New kitchen appliances — Modernizes kitchen and improves functionality ↑

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary Ithica Elementary B- GA #138/1,228 Nat'l #8,048/41,679 Middle Bay Springs Middle School D- GA #126/470 Nat'l #5,398/14,009 High Villa Rica High School F GA #181/424 Nat'l #12,347/17,239

Schools (NCES district)

• District: Carroll County
• NCES district ID: 1300840
• Math proficiency: 42% ▼ -7.00%
• Reading proficiency: 41% ▼ -8.00%
• Median HH income: $48,692
• Composite: 35.62/100
• National rank: #4888
• State rank: #38 of 174 in GA

C Composite livability gradescore 65/100

Livability — Villa Rica

• Score: 65/100
• State rank: #224
• US rank: #13182

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Villa Rica, GA
• County: Carroll County · 123,370 people
• City population: 43,013
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 43,013
• Household income: $88,514
• Rent vs Own: 22.4% rent · 77.6% own
• Severe rent burden: 5% of renters

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Population outlook (Carroll County) Hauer SSP2

• Today (2025): 123,370 people
• By 2030: 127,186 · +3.1%
• By 2040: 133,534 · +8.2%
• By 2050: 137,612 · +11.5%
• By 2075: 142,892 · +15.8%
• By 2100: 136,294 · +10.5%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 57% Black 29% Hispanic / Latino 7% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: German 1% Slovak 1% Italian 1%
• Foreign-born: 8% · Canada
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 2% French/Haitian/Cajun 1%

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Political lean MEDSL · Carroll

• 2024 margin: Solid R (+41.2) · D 29.1% · R 70.3%
• 2008→2024 swing: -8.2pp toward R · 2008: -32.9pp · 2024: -41.2pp
• All cycles: 2024: R+41.2 2020: R+39.0 2016: R+40.1 2012: R+37.7 2008: R+32.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.97%
• Current HPI: 321.1874
• Rent YoY: ▲ 2.42%
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

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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

-3.9% since first listed

2 events — show timeline

• 2025-12-19 Price Changed $244,900 Zillow
• 2025-06-20 Listed $254,900 Zillow