25 Mimosa Rd · Porterdale, GA 30016

$175,000

3 bd · 1.0 ba · 1,398 sqft · SingleFamily public records · 9 Days on market

Built 1962 1.94 ac lot Est $233k · 25% under

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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 +26.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +6.1/10.0
• Rent growth +3.0/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity knocks! Bring your vision and transform this classic 3-bedroom, all-brick ranch into something truly special. Situated on nearly 2 acres of level land, this property offers the perfect combination of privacy, space, and endless possibilities. Whether you're an investor looking for your next project, a flipper searching for value, or a buyer ready to create your dream home, this property is packed with potential. The solid brick construction provides a great foundation, while the expansive lot offers plenty of room for a workshop, garden, outdoor entertaining, or future expansion. Enjoy the peaceful setting with the convenience of nearby shopping, dining, schools, and easy access to major highways. Sold As-Is. Don't miss this rare chance to restore and customize a home on acreage in a desirable Covington location!

Key facts

• Expansive lot
• Outdoor entertaining
• All brick

Tags

• ALL BRICK
• NEARLY 2 ACRES
• LEVEL LAND
• SOLID BRICK CONSTRUCTION
• EXPANSIVE LOT
• OUTDOOR ENTERTAINING

Property features AI

Finance

• HOA & community: Near schools, shopping, and restaurants

Exterior

• Parking: Driveway parking; Level driveway; Open parking available
• Utilities: Public water; Septic tank sewer; 110 volt electric; Cable available; Electricity available; Natural gas available; Phone available; Water available
• Home design: One-level home; Brick on all sides; Fixer condition; Attic and basement rooms present
• Construction: Brick 4-sides construction; Composition roof; Block foundation; Built on a lot described as 1.94AC HWY 81
• Exterior features: Awning(s); Private yard; Rear stairs; Breezeway; Covered front and rear porches

Interior

• Kitchen: Stained cabinets; Eat-in kitchen; Non-standard/other counters
• Bedrooms: 3 bedrooms on the main level; Master bedroom on main
• Flooring: Hardwood flooring; Other flooring types
• Bathrooms: 1 full bathroom with tub/shower combination (main level)
• Heating & cooling: Central heating; Ceiling fans for cooling
• Interior features: Disappearing attic stairs; Wood window frames; No shared/common walls
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $465 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 9.5% vs local median 5.0% in Porterdale — 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 58/100 on livability (#447 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B+, housing B; Watch: amenities F, commute F, employment 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: South Salem Elementary School (math 8% / reading 15%, grade F, #1,069 of 1,228 statewide, top 87%, 852 students, 85% FRL); Alcovy High School (math 3% / reading 12%, grade F, #378 of 424 statewide, top 91%, 1,991 students, 55% FRL).
• Zoned-school proficiency averages 10% at this address vs 22% district-wide (-12 pts) — the specific schools serving this property underperform the Newton County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.8%/yr); 448 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $5k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $26k; list at $175k implies a 563% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $175,000

Questions for the listing agent

1. Built in 1962 — 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 F-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. 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.
5. 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.
6. 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: 1.11% ✓
• Cap rate: 9.48%
• Cash-on-cash: 11.39%
• DSCR: 1.51
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $233,466
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
190 Wynfield Dr	0.15mi	3/2.0	1,432 (+2%)	15mo	$252,000	$176	73
321 S Highway 162	0.45mi	3/1.0	1,467 (+5%)	1mo	$125,000	$85	70
97 East Rd	0.46mi	3/2.0	1,400 (+0%)	11mo	$250,000	$179	65
125 Darby Rd	0.44mi	3/2.0	1,404 (+0%)	15mo	$235,000	$167	62
20 Oakmont Ct	0.18mi	4/2.0 (+1)	1,472 (+5%)	16mo	$246,000	$167	60
100 Wynfield Dr	0.20mi	3/2.0	1,271 (-9%)	15mo	$228,000	$179	59
355 Heaton Rd	0.60mi	3/2.0	1,484 (+6%)	4mo	$240,000	$162	54
280 Wynfield Dr	0.23mi	4/2.0 (+1)	1,325 (-5%)	23mo	$220,000	$166	53
285 Wynfield Dr	0.24mi	3/2.0	1,250 (-11%)	21mo	$256,000	$205	50
48 S Broad St	0.58mi	3/2.0	1,590 (+14%)	7mo	$115,000	$72	40
309 Lynn Dr	0.63mi	3/2.0	1,604 (+15%)	10mo	$226,000	$141	34

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: -0.6%
• Equity multiple: 0.98×
• Total profit: $-1,048
• Equity at exit: $26,093

10-year hold

• IRR: 7.9%
• Equity multiple: 1.57×
• Total profit: $27,984
• Equity at exit: $15,131

Cash invested: $49,000 (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: 448
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,950 high
• Mortgage (P&I): −$918
• Tax from tax record: −$85 /mo · $1,017/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $465

Break-even live

Break-even rent $1,361

Max offer price $175,000

Occupancy floor 71%

Sensitivity live

Price	-10% $564	-5% $514	+0% $465	+5% $415	+10% $366
Rent	-10% $311	-5% $388	+0% $465	+5% $542	+10% $619
Rate	-1.0pp $553	-0.5pp $509	base $465	+0.5pp $420	+1.0pp $373

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
150 Wynfield Dr Covington, GA	3.0	2.0	1232	$1,798	$1.46	45d	1	0.13mi
50 Weldon Pl Covington, GA	4.0	2.0	1212	$1,799	$1.48	45d	1	0.23mi
75 Wynfield Dr Covington, GA	3.0	2.0	1160	$1,890	$1.63	0d	1	0.23mi
15 Magan Ct Porterdale, GA	3.0	2.5	1656	$1,750	$1.06	45d	1	0.59mi
15 Magan Ct Porterdale, GA	3.0	2.0	1656	$1,725	$1.04	14d	1	0.59mi
27 Elm St Covington, GA	3.0	2.0	1590	$1,800	$1.13	45d	1	0.65mi
355 Sunflower Ln Covington, GA	4.0	2.5	1829	$1,855	$1.01	45d	1	0.81mi
35 Tamalynn Trl Covington, GA	4.0	2.5	1829	$1,890	$1.03	45d	1	0.94mi
10 Brandon Dr Covington, GA	3.0	2.0	1215	$1,950	$1.60	45d	1	0.96mi
70 Trelawney Dr Covington, GA	2.0	1.0	1750	$1,850	$1.06	20d	1	1.07mi
20 E Lawn Dr Covington, GA	3.0	2.0	1476	$1,819	$1.23	0d	1	1.19mi
85 Lakeside Dr Covington, GA	3.0	2.0	1513	$1,710	$1.13	6d	1	1.31mi
105 River North Ct Covington, GA	3.0	3.0	1523	$2,195	$1.44	14d	1	1.41mi
300 Claremont Dr Covington, GA	3.0	2.0	1398	$1,895	$1.36	6d	1	1.42mi

Listing history 7 events

1. 2026-06-21
   days on market $175,000 Active 9 DOM
2. 2026-06-18
   days on market $175,000 Active 6 DOM
3. 2026-06-17
   days on market $175,000 Active 5 DOM
4. 2026-06-16
   days on market $175,000 Active 4 DOM
5. 2026-06-15
   days on market $175,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $175,000 Active 1 DOM

ⓘ 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: $1,017 · $85/mo
• Projected year-2 tax: $1,610 · $134/mo
• Expected delta: +$593/yr (+$49/mo · 58.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 66% 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 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,398
• − Mortgage interest: −$9,803
• − Property taxes: −$1,017
• − Insurance: −$875
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − Depreciation: −$5,091
• Taxable income: $2,868
• Est. tax owed @ 24.0%: −$688
• After-tax cash flow: $4,891/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 — Porterdale

• Score: 58/100
• State rank: #447
• US rank: #21362

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment F Housing B 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: 76
• 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

+562.9% since first listed

3 events — show timeline

• 2026-06-12 Listed $175,000 GAMLS
• 2026-06-12 Listed $175,000 FMLS
• 1995-12-07 Sold (Public Records) $26,400 Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,017 · +13.9% YoY. Source: county tax records.