368 Bridgewood Dr SE · Conyers, GA 30094

$239,500

3 bd · 3.0 ba · 1,524 sqft · SingleFamily public records · 18 Days on market

Built 1989 0.52 ac lot $157/sqft · 5% below area Est $252k · 5% 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).

• Cash flow +11.9/30.0
• ARV discount +9.8/15.0
• DSCR +3.5/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss the opportunity to own this home with a beautiful wooded lot. The master on the main with 2 additional bedrooms up and a large bonus/flex room. The kitchen has frig included. There is a laundry room off the kitchen area and 2 car side entry garage. The front porch is an excellent area for early morning and evening sitting. Then don't forget the screened porch on the back. Great opportunity to add your personal touches and a few cosmetic updates to make it your own!

Key facts

• Wooded lot
• Large bonus room
• Laundry room

Tags

• WOODED LOT
• MASTER ON THE MAIN
• LARGE BONUS ROOM
• LAUNDRY ROOM
• SCREENED PORCH
• FRONT PORCH

Property features AI

Exterior

• Parking: Attached parking for 2 vehicles
• Utilities: Public water; Septic tank sewer; Electricity available
• Home design: Two-story home; Resale property
• Construction: Built with other/unspecified construction materials; Composition roof
• Exterior features: Front porch; Screened porch; Street lights in the community

Interior

• Kitchen: Dishwasher; Refrigerator; Other kitchen appliances
• Bedrooms: Main level primary bedroom (Master on main); One main-level bedroom; Two upper-level bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms (one on main level, one upper-level full bath)
• Heating & cooling: Central heat; Central air conditioning
• Interior features: One fireplace located in the family room; Walk-in closet(s); No shared/common walls; Bonus room; Family room; Crawl space basement
• Laundry & utility: Laundry located in hall

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-62 ($-747/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (24.2% below list).
• Recommended offer: $181k (24.2% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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.
• 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.
• Zoned schools: Barksdale Elementary School (math 17% / reading 27%, grade F, #810 of 1,228 statewide, top 69%, 489 students, 70% FRL); General Ray Davis Middle School (math 23% / reading 49%, grade F, #178 of 470 statewide, top 39%, 978 students, 62% FRL); Salem High School (math 2% / reading 15%, grade F, #375 of 424 statewide, top 88%, 1,120 students, 71% FRL).
• Market conditions: Rents rising fast (+4.2%/yr); 386 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 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.

Risks & watch-outs

• Climate carrying-cost: 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 $181,466 (24.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.76% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.11%
• DSCR: 0.95
• GRM: 11.0

CMA / ARV

• ARV (median comp): $252,113
• List price: $239,500
• Delta: -5.00%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
368 Bridgewood Dr SE	0.00mi	3/2.0	1,524 (0%)	0mo	$230,000	$151	96
406 Hidden Valley Ct SE	0.38mi	3/2.0	1,550 (+2%)	1mo	$190,000	$123	75
500 Ironwood Ct SE	0.38mi	3/2.0	1,504 (-1%)	4mo	$260,000	$173	73
246 Bridgewood Dr SE	0.29mi	3/2.0	1,465 (-4%)	5mo	$255,000	$174	72
334 Bridgewood Dr SE	0.14mi	3/2.0	1,680 (+10%)	3mo	$279,900	$167	70
4797 Hemlock Dr SE	0.26mi	3/2.0	1,392 (-9%)	5mo	$200,000	$144	65
1023 Plantation Ct SE	0.25mi	3/2.0	1,659 (+9%)	6mo	$250,000	$151	64
132 Crowell Rd SE	0.73mi	3/2.0	1,601 (+5%)	1mo	$220,000	$137	53
4616 Hamlet Walk SE	0.66mi	4/2.0 (+1)	1,484 (-3%)	6mo	$240,000	$162	51
614 Windsor Dr SE	0.54mi	4/2.0 (+1)	1,432 (-6%)	8mo	$218,900	$153	49
604 Hamlet Ct SE	0.63mi	3/2.0	1,316 (-14%)	3mo	$198,500	$151	42
730 Bell Rd SE	0.71mi	3/2.0	1,750 (+15%)	3mo	$270,000	$154	36

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 · 4.16% rent growth · sell at horizon

5-year hold

• IRR: -17.0%
• Equity multiple: 0.39×
• Total profit: $-40,700
• Equity at exit: $35,710

10-year hold

• IRR: -7.2%
• Equity multiple: 0.53×
• Total profit: $-31,828
• Equity at exit: $20,708

Cash invested: $67,060 (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 30094

• Rents YoY: 4.2%
• Active inventory: 386
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,815 high
• Mortgage (P&I): −$1,256
• Tax from tax record: −$140 /mo · $1,680/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $-62

Break-even live

Break-even rent $1,893

Max offer price $228,510

Occupancy floor 98%

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: $59,875
• Closing costs: $7,185
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 Oglesby Bridge Rd SE Conyers, GA	4.0	2.0	1922	$1,700	$0.88	43d	1	0.21mi
427 Birch Ln SE Conyers, GA	3.0	2.0	1476	$1,499	$1.02	2d	1	0.23mi
4790 Northbrook Ct Conyers, GA	3.0	2.0	2039	$1,550	$0.76	12d	1	0.40mi
507 Ironwood Ct SE Conyers, GA	3.0	2.0	1501	$1,699	$1.13	2d	1	0.44mi
4656 Bristol Dr SE Conyers, GA	3.0	2.0	1056	$1,600	$1.52	43d	1	0.48mi
1062 Plantation Blvd SE Conyers, GA	3.0	3.0	1219	$1,810	$1.48	20d	1	0.57mi
4737 Cedar Lake Dr SE Conyers, GA	3.0	3.0	1754	$1,799	$1.03	24d	1	0.68mi
309 Cowan Rd SE Conyers, GA	4.0	2.0	1424	$1,700	$1.19	43d	1	0.95mi
50 Stone Creek Dr Covington, GA	3.0	2.0	1384	$1,795	$1.30	43d	1	1.27mi
4038 Troupe Smith Rd SE Conyers, GA	3.0	2.0	1854	$1,900	$1.02	20d	1	1.32mi
75 Barber Rd Covington, GA	3.0	2.0	1128	$1,600	$1.42	5d	1	1.33mi

Listing history 7 events

1. 2026-05-12
   historical Active Under Contract 480-char remark

   Show marketing remark (487 chars)

   Don't miss the opportunity to own this home with a beautiful wooded lot. The master on the main with 2 additional bedrooms up and a large bonus/flex room. The kitchen has frig included. There is a laundry room off the kitchen area and 2 car side entry garage. The front porch is an excellent area for early morning and evening sitting. Then don't forget the screened porch on the back. Great opportunity to add your personal touches and a few cosmetic updates to make it your own!

2. 2026-05-12
   historical Active Under Contract 487-char remark

   Show marketing remark (487 chars)

   Don't miss the opportunity to own this home with a beautiful wooded lot. The master on the main with 2 additional bedrooms up and a large bonus/flex room. The kitchen has frig included. There is a laundry room off the kitchen area and 2 car side entry garage. The front porch is an excellent area for early morning and evening sitting. Then don't forget the screened porch on the back. Great opportunity to add your personal touches and a few cosmetic updates to make it your own!

3. 2026-04-18
   listed $239,500 Active 480-char remark

   Show marketing remark (487 chars)

   Don't miss the opportunity to own this home with a beautiful wooded lot. The master on the main with 2 additional bedrooms up and a large bonus/flex room. The kitchen has frig included. There is a laundry room off the kitchen area and 2 car side entry garage. The front porch is an excellent area for early morning and evening sitting. Then don't forget the screened porch on the back. Great opportunity to add your personal touches and a few cosmetic updates to make it your own!

4. 2026-04-18
   listed $239,500 New 487-char remark

   Show marketing remark (487 chars)

   Don't miss the opportunity to own this home with a beautiful wooded lot. The master on the main with 2 additional bedrooms up and a large bonus/flex room. The kitchen has frig included. There is a laundry room off the kitchen area and 2 car side entry garage. The front porch is an excellent area for early morning and evening sitting. Then don't forget the screened porch on the back. Great opportunity to add your personal touches and a few cosmetic updates to make it your own!

5. 1996-10-14
   soldstatus $104,900
6. 1994-09-09
   soldstatus $95,900
7. 1994-08-03
   soldstatus $95,900

ⓘ 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: $1,680 · $140/mo
• Projected year-2 tax: $2,203 · $184/mo
• Expected delta: +$523/yr (+$44/mo · 31.1%)

ⓘ 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 ≥106°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 · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,776
• − Mortgage interest: −$13,416
• − Property taxes: −$1,680
• − Insurance: −$1,198
• − Repairs & maintenance: −$1,742
• − Management: −$1,742
• − Depreciation: −$6,967
• Taxable loss: −$4,969
• Est. tax savings @ 24.0%: +$1,193
• After-tax cash flow: $446/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): 33,731
• Household income: $88,530
• Rent vs Own: 20.5% rent · 79.5% own
• Severe rent burden: 549.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Black 56% White 29% Two or more races 9% Hispanic / Latino 7% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Hispanic 1% Serbian 1% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 5% French/Haitian/Cajun 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: ▼ -168.06%
• Current HPI: 205.627
• Rent YoY: ▲ 4.16%
• 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

+139.8% since first listed

11 events — show timeline

• 2026-06-13 Sold (MLS) $230,000 GAMLS
• 2026-06-13 Sold (MLS) $230,000 FMLS
• 2026-05-28 Pending — GAMLS
• 2026-05-20 Pending — FMLS
• 2026-05-12 Contingent — FMLS
• 2026-05-12 Contingent — GAMLS
• 2026-04-18 Listed $239,500 GAMLS
• 2026-04-18 Listed $239,500 FMLS
• 1996-10-14 Sold (Public Records) $104,900 Public Records
• 1994-09-09 Sold (Public Records) $95,900 Public Records
• 1994-08-03 Sold (Public Records) $95,900 Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,680 · -3.1% YoY. Source: county tax records.