223 Alton Cir · Villa Rica, GA 30180

$225,000

3 bd · 2.0 ba · 1,586 sqft · Townhouse public records · 107 Days on market

Built 2007 2,613 sqft lot $142/sqft · 15% below area Est $266k · 15% under $43/mo HOA · 2% of rent

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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).

• ARV discount +14.5/15.0
• Cash flow +9.7/30.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• 1% rule +3.0/10.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Incredible investment opportunity in Villa Rica which is less than one mile from I-20!!! This well-maintained 3 bedroom 2bath townhome is in an active HOA community. The interior of the home features a warm and inviting atmosphere. You enter the home to a welcoming living room with a view of the spacious kitchen and dining area. The laundry closet is on the main level and separate pantry. There is a spacious bedroom and bathroom on the main level and the upstairs feature two spacious bedrooms and a hall bathroom. The home offers a single car garage and a fenced closed-in backyard ideal for lounging and entertainment. Ideal for investors or first-time home owners!! Make this your home today!!!

Key facts

• Separate pantry
• Spacious kitchen
• Laundry closet

Tags

• INVESTMENT OPPORTUNITY
• ACTIVE HOA COMMUNITY
• WELCOMING LIVING ROOM
• SPACIOUS KITCHEN
• LAUNDRY CLOSET
• SEPARATE PANTRY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $225k.

Deal economics

• At list price, monthly cash flow is $-150 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (11.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (20.4% below list).
• Recommended offer: $179k (20.4% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.0% in Villa Rica — 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 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: Glanton-Hindsman Elementary (math 40% / reading 42%, grade F, #411 of 1,228 statewide, top 34%, 706 students, 65% FRL); Villa Rica Middle (math 25% / reading 32%, grade F, #260 of 470 statewide, top 56%, 464 students, 70% FRL); Villa Rica High School (math 16% / reading 34%, grade F, #181 of 424 statewide, top 43%, 1,807 students, 56% FRL).
• Market conditions: Rents rising (+2.4%/yr); 669 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $7k 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 107 days — a 9% lower offer ($205k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,118 (20.4% 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 107 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.80% ✗
• Cap rate: 5.49%
• Cash-on-cash: -2.86%
• DSCR: 0.87
• GRM: 10.5

CMA / ARV

• ARV (median comp): $266,205
• List price: $225,000
• Delta: -15.48%
• 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
304 Caroline Pl #103	0.43mi	3/2.5	1,730 (+9%)	0mo	$265,735	$154	63
222 Bastian Dr #115	0.48mi	3/2.5	1,730 (+9%)	6mo	$274,900	$159	56
205 Bastian Dr #2	0.41mi	3/2.5	1,730 (+9%)	10mo	$270,920	$157	55
1186 Westhampton Way #134	0.49mi	3/2.5	1,695 (+7%)	12mo	$279,990	$165	53
223 Bastian Dr #11	0.50mi	3/2.5	1,730 (+9%)	8mo	$279,900	$162	53
308 Caroline Pl #101	0.48mi	3/2.5	1,806 (+14%)	1mo	$279,211	$155	52
210 Bastian Dr #109	0.50mi	3/2.5	1,730 (+9%)	9mo	$280,785	$162	52
233 Bastian Dr #16	0.48mi	3/2.5	1,806 (+14%)	3mo	$280,685	$155	50
213 Bastian Dr #6	0.41mi	3/2.5	1,806 (+14%)	10mo	$297,260	$165	47
220 Bastian Dr #114	0.50mi	3/2.5	1,806 (+14%)	6mo	$292,900	$162	46
227 Bastian Dr #13	0.50mi	3/2.5	1,806 (+14%)	8mo	$294,900	$163	45
206 Bastian Dr #107	0.50mi	3/2.5	1,806 (+14%)	9mo	$284,900	$158	44

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: -21.7%
• Equity multiple: 0.25×
• Total profit: $-47,036
• Equity at exit: $33,548

10-year hold

• IRR: -16.9%
• Equity multiple: 0.09×
• Total profit: $-57,360
• Equity at exit: $19,454

Cash invested: $63,000 (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 30180

• Home prices YoY: -12.8%
• Rents YoY: 2.4%
• Active inventory: 669
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,791 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$249 /mo · $2,983/yr
• Insurance: −$94
• HOA: −$43
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $-150

Break-even live

Break-even rent $1,981

Max offer price $198,457

Occupancy floor —

Sensitivity live

Price	-10% $-23	-5% $-87	+0% $-150	+5% $-214	+10% $-278
Rent	-10% $-292	-5% $-221	+0% $-150	+5% $-80	+10% $-9
Rate	-1.0pp $-37	-0.5pp $-93	base $-150	+0.5pp $-209	+1.0pp $-268

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
221 Alton Cir Villa Rica, GA	3.0	2.0	1586	$1,525	$0.96	7d	1	0.02mi
170 Alton Cir Villa Rica, GA	3.0	2.5	1796	$1,820	$1.01	13d	1	0.04mi
138 Alton Cir Villa Rica, GA	3.0	2.5	1524	$1,550	$1.02	7d	1	0.08mi
406 Erin Ct Villa Rica, GA	3.0	2.5	1508	$1,699	$1.13	4d	1	0.18mi
408 Erin Ct Villa Rica, GA	3.0	2.5	1772	$1,495	$0.84	45d	1	0.19mi
730 Parker St Villa Rica, GA	3.0	1.5	1474	$1,415	$0.96	6d	1	0.34mi
731 Parker St Villa Rica, GA	4.0	2.0	1474	$1,765	$1.20	45d	1	0.36mi
24 Azalea Dr Villa Rica, GA	3.0	2.0	1268	$1,750	$1.38	45d	1	0.47mi
106 Maple St Villa Rica, GA	3.0	2.0	1585	$1,700	$1.07	26d	1	0.64mi
540 S Carroll Rd Villa Rica, GA	1.0–3.0	1.0–2.0	1018	$1,630	$1.60	1d	12	0.96mi
347 Augusta Woods Dr Villa Rica, GA	3.0	2.5	1800	$1,845	$1.02	45d	1	1.20mi
200 Industrial Blvd Villa Rica, GA	2.0–3.0	2.0	1220	$1,877	$1.54	1d	9	1.27mi
191 Commerce Dr Villa Rica, GA	1.0–3.0	1.0–2.0	1063	$2,641	$2.48	0d	30	1.29mi
115 Old Stone Rd Villa Rica, GA	3.0	2.0	1767	$1,800	$1.02	45d	1	1.42mi

HOA detail

• Monthly dues: $43 · $516/yr

Listing history 24 events

1. 2026-06-21
   days on market $225,000 Active 107 DOM
2. 2026-06-18
   days on market $225,000 Active 104 DOM
3. 2026-06-17
   days on market $225,000 Active 103 DOM
4. 2026-06-16
   days on market $225,000 Active 102 DOM
5. 2026-06-15
   days on market $225,000 Active 101 DOM
6. 2026-06-13
   days on market $225,000 Active 99 DOM
7. 2026-06-09
   days on market $225,000 Active 95 DOM
8. 2026-06-08
   days on market $225,000 Active 94 DOM
9. 2026-06-07
   days on market $225,000 Active 93 DOM
10. 2026-06-04
    days on market $225,000 Active 90 DOM
11. 2026-06-03
    days on market $225,000 Active 89 DOM
12. 2026-06-02
    days on market $225,000 Active 88 DOM
13. 2026-06-01
    days on market $225,000 Active 87 DOM
14. 2026-05-31
    days on market $225,000 Active 86 DOM
15. 2026-03-06
    listed $225,000 New 707-char remark

    Show marketing remark (707 chars)

    Incredible investment opportunity in Villa Rica which is less than one mile from I-20!!! This well-maintained 3 bedroom 2bath townhome is in an active HOA community. The interior of the home features a warm and inviting atmosphere. You enter the home to a welcoming living room with a view of the spacious kitchen and dining area. The laundry closet is on the main level and separate pantry. There is a spacious bedroom and bathroom on the main level and the upstairs feature two spacious bedrooms and a hall bathroom. The home offers a single car garage and a fenced closed-in backyard ideal for lounging and entertainment. Ideal for investors or first-time home owners!! Make this your home today!!!

16. 2026-03-06
    listed $225,000 Active 707-char remark

    Show marketing remark (707 chars)

    Incredible investment opportunity in Villa Rica which is less than one mile from I-20!!! This well-maintained 3 bedroom 2bath townhome is in an active HOA community. The interior of the home features a warm and inviting atmosphere. You enter the home to a welcoming living room with a view of the spacious kitchen and dining area. The laundry closet is on the main level and separate pantry. There is a spacious bedroom and bathroom on the main level and the upstairs feature two spacious bedrooms and a hall bathroom. The home offers a single car garage and a fenced closed-in backyard ideal for lounging and entertainment. Ideal for investors or first-time home owners!! Make this your home today!!!

17. 2024-03-08
    soldstatus $211,100
18. 2024-03-07
    soldstatus $211,100 Sold
19. 2024-02-01
    status Under Contract
20. 2023-12-13
    listed $240,000 New
21. 2020-11-02
    soldstatus $124,000
22. 2020-10-28
    soldstatus $124,000 Sold
23. 2020-09-20
    status Under Contract
24. 2020-09-19
    listed $128,000 New

ⓘ 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: $2,983 · $249/mo
• Projected year-2 tax: $2,983 · $249/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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,494
• − Mortgage interest: −$12,603
• − Property taxes: −$2,983
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,720
• − Management: −$1,720
• − HOA: −$516
• − Depreciation: −$6,545
• Taxable loss: −$5,718
• Est. tax savings @ 24.0%: +$1,372
• After-tax cash flow: $-431/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: 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

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 · 124,888 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: 853.0

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%

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%

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

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

+75.8% since first listed

10 events — show timeline

• 2026-03-06 Listed $225,000 FMLS
• 2026-03-06 Listed $225,000 GAMLS
• 2024-03-08 Sold (Public Records) $211,100 Public Records
• 2024-03-07 Sold (MLS) $211,100 GAMLS
• 2024-02-01 Pending — GAMLS
• 2023-12-13 Listed $240,000 GAMLS
• 2020-11-02 Sold (Public Records) $124,000 Public Records
• 2020-10-28 Sold (MLS) $124,000 GAMLS
• 2020-09-20 Pending — GAMLS
• 2020-09-19 Listed $128,000 GAMLS

Property tax history

+4.5%/yr

Latest (2025): $2,983 · -0.9% YoY. Source: county tax records.