2822 SE Briar Hill Ln SE · Conyers, GA 30013

$69,000

None bd · None ba · — sqft · Other · 143 Days on market

Built 1984 0.39 ac lot ↓ 53% since listing

---

Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very clean building! Ready for your design and special touch. Can easily be converted into 1-3 bedrooms. One-car garage. Spacious upstairs loft. Level, wooded backyard.

Key facts

• 0.39 acre lot
• Garage
• Built 1984

What this means for you Summary

Snapshot

• This is a other listed at $69k.

Deal economics

• At list price, monthly cash flow is $703 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $69k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.5% 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.
• Rockdale County (suburban): math 14% / reading 29% proficiency, ranked #136 of 174 in GA (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents soft (-1.3%/yr); 377 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 483 units permitted in Rockdale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $477 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Rockdale County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $6k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $60,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 2.22% ✓
• Cap rate: 18.52%
• Cash-on-cash: 43.65%
• DSCR: 2.94
• GRM: 3.8

CMA / ARV

• ARV (median comp): $300,161
• List price: $69,000
• Delta: -77.01%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 37.0%
• Equity multiple: 2.51×
• Total profit: $29,132
• Equity at exit: $10,288

10-year hold

• IRR: 42.1%
• Equity multiple: 4.41×
• Total profit: $65,823
• Equity at exit: $5,966

Cash invested: $19,320 (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 30013

• Home prices YoY: -29.5%
• Rents YoY: -1.3%
• Active inventory: 377
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,532 high
• Mortgage (P&I): −$362
• Tax from tax record: −$117 /mo · $1,403/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $703

Break-even live

Break-even rent $642

Max offer price $69,000

Occupancy floor 49%

Sensitivity live

Price	-10% $742	-5% $722	+0% $703	+5% $683	+10% $664
Rent	-10% $582	-5% $642	+0% $703	+5% $763	+10% $824
Rate	-1.0pp $738	-0.5pp $720	base $703	+0.5pp $685	+1.0pp $667

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2206 Country Club Dr SE Conyers, GA	3.0	2.5	1723	$1,950	$1.13	25d	1	0.18mi
2644 Fieldstone View Ln SE Unit B Conyers, GA	2.0	2.0	1296	$1,350	$1.04	20d	1	0.23mi
2644 Fieldstone View Ln SE Unit C Conyers, GA	2.0	1.5	1296	$1,350	$1.04	45d	1	0.23mi
2644 Fieldstone View Ln SE Apt A Conyers, GA	2.0	2.0	1296	$1,450	$1.12	45d	1	0.23mi
2638 Fieldstone View Ln SE Unit D Conyers, GA	2.0	2.0	—	$1,195	—	25d	1	0.27mi
2784 Coventry Grn SE Unit c Conyers, GA	3.0	2.0	1305	$1,595	$1.22	0d	1	0.28mi
2783 Coventry Grn SE Unit b Conyers, GA	3.0	2.0	1328	$1,575	$1.19	0d	1	0.28mi
2782 Country Ct SE Unit B Conyers, GA	2.0	2.5	1218	$1,340	$1.10	0d	1	0.28mi
2782 Country Ct SE Unit B Conyers, GA	2.0	2.5	1218	$1,340	$1.10	25d	1	0.28mi
2785 Country Ct SE Unit c Conyers, GA	1.0	1.0	800	$850	$1.06	6d	1	0.29mi
2120 Fieldstone View Ct SE Conyers, GA	3.0	2.0	1600	$1,700	$1.06	25d	1	0.34mi
2130 Fieldstone View Ct SE Unit B Conyers, GA	2.0	2.0	1322	$1,325	$1.00	45d	1	0.34mi
2136 Golfview Dr SE Conyers, GA	3.0	3.0	1200	$1,800	$1.50	45d	1	0.42mi
2611 Golfview Ter SE Unit 2611 Conyers, GA	3.0	1.5	—	$1,250	—	23d	1	0.43mi
219 Beam Dr Conyers, GA	3.0	2.5	1879	$2,212	$1.18	45d	1	0.47mi
267 Limestone Cir Conyers, GA	3.0	2.0	1770	$1,295	$0.73	25d	1	0.47mi
267 Limestone Cir Conyers, GA	3.0	2.5	1770	$1,500	$0.85	23d	1	0.47mi
2591 Golfview Ter SE Conyers, GA	3.0	1.5	1496	$1,700	$1.14	45d	1	0.51mi
2387 Country Club Dr SE Conyers, GA	3.0	2.0	1700	$1,545	$0.91	0d	1	0.52mi
2112 Fairway Ct SE Conyers, GA	3.0	2.0	1150	$1,725	$1.50	6d	1	0.60mi
30 Gross Lake Pkwy Covington, GA	2.0	2.0	1119	$1,599	$1.43	45d	1	0.60mi
30 Gross Lake Pkwy Covington, GA	2.0	2.0	1119	$1,619	$1.45	25d	1	0.60mi
50 Salem Chase Way Conyers, GA	1.0–3.0	1.5–2.0	1019	$1,362	$1.34	6d	2	0.60mi
50 Greenleaf Rd Conyers, GA	1.0–3.0	1.0–2.0	970	$1,482	$1.53	3d	29	0.62mi
125 Lakeview Trl Covington, GA	3.0	2.0	1548	$1,495	$0.97	45d	1	0.67mi
15 Lakeside Cir Covington, GA	2.0	2.5	1222	$1,575	$1.29	45d	1	0.70mi
3080 Lakeside Cir Covington, GA	3.0	2.0	1508	$1,681	$1.11	0d	1	0.74mi
130 Avondale Blvd SE Conyers, GA	3.0	2.5	1770	$2,049	$1.16	45d	1	0.77mi
145 Meadowridge Dr Covington, GA	3.0	2.0	1708	$1,790	$1.05	3d	1	0.80mi
155 Meadowridge Dr Covington, GA	3.0	2.5	1300	$1,615	$1.24	6d	1	0.81mi
175 Meadowridge Dr Covington, GA	3.0	2.0	1508	$1,719	$1.14	4d	1	0.82mi
50 Loch Haven Dr SE Conyers, GA	1.0–3.0	1.0–2.0	1146	$1,578	$1.38	3d	88	0.83mi
215 Colser Dr Covington, GA	3.0	2.5	1549	$2,175	$1.40	5d	1	0.87mi
269 Limestone Cir Conyers, GA	3.0	2.0	1500	$1,100	$0.73	18d	1	0.88mi
2876 Fieldstone Dr SE Conyers, GA	3.0	2.0	2205	$1,706	$0.77	25d	1	0.89mi
345 Lakeside Cir Covington, GA	3.0	2.5	1410	$1,526	$1.08	0d	1	0.91mi
127 Avondale Blvd Conyers, GA	3.0	2.5	2277	$2,150	$0.94	6d	1	0.92mi
100 Salem Glen Way Conyers, GA	2.0–3.0	2.0–2.5	1101	$1,350	$1.23	3d	7	0.94mi
305 Barshay Dr Covington, GA	3.0	2.5	1660	$1,785	$1.08	0d	1	0.95mi
625 Lakeside Cir Covington, GA	3.0	2.5	—	$1,850	—	45d	1	0.95mi

Listing history 19 events

1. 2026-06-02
   status $69,000 Under Contract 143 DOM
2. 2026-06-01
   days on market $69,000 Active 143 DOM
3. 2026-05-31
   days on market $69,000 Active 142 DOM
4. 2026-05-14
   price $69,000 171-char remark

   Show marketing remark (171 chars)

   Very clean building! Ready for your design and special touch. Can easily be converted into 1-3 bedrooms. One-car garage. Spacious upstairs loft. Level, wooded backyard.

5. 2026-01-08
   listed $74,990 New 171-char remark

   Show marketing remark (171 chars)

   Very clean building! Ready for your design and special touch. Can easily be converted into 1-3 bedrooms. One-car garage. Spacious upstairs loft. Level, wooded backyard.

6. 2025-03-18
   soldstatus $52,000 Closed 164-char remark

   Show marketing remark (164 chars)

   **Perfect for Investor to use as storage unit or could easily be turned into 1-2 bedroom unit** Building has one car garage with tons of space and an upstairs loft.

7. 2025-03-18
   soldstatus $52,000 Sold

   Show marketing remark (164 chars)

   **Perfect for Investor to use as storage unit or could easily be turned into 1-2 bedroom unit** Building has one car garage with tons of space and an upstairs loft.

8. 2025-03-04
   status Under Contract
9. 2025-03-03
   status Pending 164-char remark

   Show marketing remark (164 chars)

   **Perfect for Investor to use as storage unit or could easily be turned into 1-2 bedroom unit** Building has one car garage with tons of space and an upstairs loft.

10. 2025-03-01
    status Back On Market

    Show marketing remark (164 chars)

    **Perfect for Investor to use as storage unit or could easily be turned into 1-2 bedroom unit** Building has one car garage with tons of space and an upstairs loft.

11. 2025-03-01
    status Active 164-char remark

    Show marketing remark (164 chars)

    **Perfect for Investor to use as storage unit or could easily be turned into 1-2 bedroom unit** Building has one car garage with tons of space and an upstairs loft.

12. 2025-02-28
    status Pending 164-char remark

    Show marketing remark (164 chars)

    **Perfect for Investor to use as storage unit or could easily be turned into 1-2 bedroom unit** Building has one car garage with tons of space and an upstairs loft.

13. 2025-02-27
    status Under Contract
14. 2025-02-20
    listed $49,999 Active 164-char remark

    Show marketing remark (164 chars)

    **Perfect for Investor to use as storage unit or could easily be turned into 1-2 bedroom unit** Building has one car garage with tons of space and an upstairs loft.

15. 2025-02-20
    listed $49,999 New

    Show marketing remark (164 chars)

    **Perfect for Investor to use as storage unit or could easily be turned into 1-2 bedroom unit** Building has one car garage with tons of space and an upstairs loft.

16. 1997-10-30
    soldstatus $4,232,500
17. 1997-08-22
    soldstatus $3,274,200
18. 1987-05-16
    soldstatus $148,000
19. 1986-05-16
    soldstatus $148,000

ⓘ 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: $1,403 · $117/mo
• Projected year-2 tax: $1,403 · $117/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 ≥105°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: $18,385
• − Mortgage interest: −$3,865
• − Property taxes: −$1,403
• − Insurance: −$345
• − Repairs & maintenance: −$1,471
• − Management: −$1,471
• − Depreciation: −$2,007
• Taxable income: $7,822
• Est. tax owed @ 24.0%: −$1,877
• After-tax cash flow: $6,556/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: Rockdale County
• NCES district ID: 1304410
• Math proficiency: 14% ▼ -17.00%
• Reading proficiency: 29% ▼ -11.00%
• Median HH income: $53,325
• Composite: 19.42/100
• National rank: #8776
• State rank: #136 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: Rockdale County · 96,534 people
• City population: 96,534
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 28,297
• Household income: $74,691
• Rent vs Own: 36.5% rent · 63.5% own
• Severe rent burden: 1197.0

Population outlook (Rockdale County) Hauer SSP2

• Today (2025): 99,145 people
• By 2030: 104,558 · +5.5%
• By 2040: 116,100 · +17.1%
• By 2050: 127,827 · +28.9%
• By 2075: 159,113 · +60.5%
• By 2100: 181,178 · +82.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (70%)
• Race & ethnicity: Black 70% White 17% Two or more races 6% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 11% · Canada, Vietnam, China
• Languages at home: 92% English-only · Spanish 3% Vietnamese 1% Other Indo-European 1%

Political lean MEDSL · Rockdale

• 2024 margin: Solid D (+47.5) · D 73.4% · R 25.9%
• 2008→2024 swing: +37.9pp toward D · 2008: 9.6pp · 2024: 47.5pp
• All cycles: 2024: D+47.5 2020: D+40.8 2016: D+25.9 2012: D+16.4 2008: D+9.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -80.27%
• Current HPI: 192.1705
• Rent YoY: ▼ -1.33%
• 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

-53.4% since first listed

16 events — show timeline

• 2026-05-14 Price Changed $69,000 GAMLS
• 2026-01-08 Listed $74,990 GAMLS
• 2025-03-18 Sold (MLS) $52,000 GAMLS
• 2025-03-18 Sold (MLS) $52,000 FMLS
• 2025-03-04 Pending — GAMLS
• 2025-03-03 Pending — FMLS
• 2025-03-01 Relisted — GAMLS
• 2025-03-01 Relisted — FMLS
• 2025-02-28 Pending — FMLS
• 2025-02-27 Pending — GAMLS
• 2025-02-20 Listed $49,999 GAMLS
• 2025-02-20 Listed $49,999 FMLS
• 1997-10-30 Sold (Public Records) $4,232,500 Public Records
• 1997-08-22 Sold (Public Records) $3,274,200 Public Records
• 1987-05-16 Sold (Public Records) $148,000 Public Records
• 1986-05-16 Sold (Public Records) $148,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $1,403 · -0.1% YoY. Source: county tax records.