50 Stacia Dr · Porterdale, GA 30016

$245,000

4 bd · 1.0 ba · 1,432 sqft · SingleFamily public records · 90 Days on market

Built 1960 0.92 ac lot $171/sqft · 27% above area Est $294k · 17% under ↓ 5% since listing

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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 +16.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +3.3/10.0
• 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

Brick rancher with lots of character and a wonderful setting on .92 acres! 3 bedrooms, 2 baths (1448 sq. ft), plus a 1 bedroom, 1 bath guesthouse (743 sq. ft)! Hardwoods throughout main home, lots of outdoor living space, small shop and a "she shed." Guest house presents potential income or in-law suite. Some TLC needed, estate owned.

Key facts

• Brick rancher
• Small shop
• Guest house

Tags

• BRICK RANCHER
• OUTDOOR LIVING SPACE
• SMALL SHOP
• SHE SHED
• GUEST HOUSE

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (17.3% below list).
• Recommended offer: $203k (17.3% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 5.1% 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: schools F, amenities F, commute 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.
• Market conditions: Rents rising (+1.8%/yr); 419 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,480 units permitted in Newton County in 2024 (702 in 5+ unit buildings).
• This rent runs 31% of the median local income ($80k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Newton County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($230k) is reasonable based on typical stale-listing flexibility.

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 $202,574 (17.3% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.83% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.33%
• DSCR: 1.10
• GRM: 10.1

CMA / ARV

• ARV (median comp): $294,055
• List price: $245,000
• Delta: -16.68%
• 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
235 Mountain View Cir	0.39mi	3/2.0 (-1)	1,412 (-1%)	4mo	$190,400	$135	67
140 Ridge Pointe Dr	0.21mi	3/2.0 (-1)	1,530 (+7%)	7mo	$260,000	$170	64
95 Stone Commons Way	0.14mi	3/2.0 (-1)	1,530 (+7%)	15mo	$247,550	$162	60
35 Taunton Rd	0.46mi	3/1.5 (-1)	1,465 (+2%)	16mo	$220,000	$150	55
170 Hidden Pines Dr	0.49mi	4/2.0	1,272 (-11%)	1mo	$237,000	$186	54
60 Mountain View Cir	0.22mi	3/2.0 (-1)	1,285 (-10%)	14mo	$170,000	$132	52
200 Hidden Pines Dr	0.53mi	3/2.0 (-1)	1,325 (-8%)	3mo	$239,000	$180	51
2000 Stacia Dr	0.50mi	3/2.0 (-1)	1,500 (+5%)	11mo	$250,000	$167	51
220 Mountain View Cir	0.39mi	3/2.0 (-1)	1,280 (-11%)	10mo	$230,000	$180	47
915 Navajo Trl	0.42mi	3/2.0 (-1)	1,233 (-14%)	4mo	$235,000	$191	45
890 Navajo Trl	0.40mi	3/2.0 (-1)	1,302 (-9%)	15mo	$228,000	$175	45
945 Navajo Trl	0.49mi	3/2.0 (-1)	1,305 (-9%)	13mo	$225,000	$172	42

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: -13.8%
• Equity multiple: 0.51×
• Total profit: $-33,664
• Equity at exit: $36,530

10-year hold

• IRR: -6.8%
• Equity multiple: 0.59×
• Total profit: $-28,202
• Equity at exit: $21,183

Cash invested: $68,600 (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: 419
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,026 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$80 /mo · $963/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $133

Break-even live

Break-even rent $1,857

Max offer price $245,000

Occupancy floor 88%

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Fleeta Dr Covington, GA	3.0	2.0	1379	$1,550	$1.12	5d	1	0.14mi
375 Stone Ridge Way Covington, GA	3.0	2.0	1478	$1,870	$1.27	5d	1	0.18mi
10154 Allen Dr SW Covington, GA	3.0	2.0	1056	$1,800	$1.70	20d	1	0.75mi
10154 Allen Dr SW Covington, GA	3.0	2.0	1056	$1,800	$1.70	5d	1	0.75mi
9161 Thrash St SW Covington, GA	4.0	2.0	1272	$1,481	$1.16	43d	1	0.91mi
9135 Jefferson Village Dr SW Covington, GA	3.0	2.5	1126	$1,736	$1.54	5d	1	1.01mi
9123 Jefferson Village Dr SW Covington, GA	3.0	2.0	1220	$1,750	$1.43	22d	1	1.03mi
8246 Collier St SW Covington, GA	3.0	1.0	1225	$1,300	$1.06	43d	1	1.18mi
65 Kenzi Way SW Covington, GA	3.0	2.0	1217	$1,000	$0.82	5d	1	1.34mi

Listing history 3 events

1. 2026-05-07
   status Under Contract 346-char remark

   Show marketing remark (346 chars)

   Brick rancher with lots of character and a wonderful setting on .92 acres! 3 bedrooms, 2 baths (1448 sq. ft), plus a 1 bedroom, 1 bath guesthouse (743 sq. ft)! Hardwoods throughout main home, lots of outdoor living space, small shop and a "she shed." Guest house presents potential income or in-law suite. Some TLC needed, estate owned.

2. 2026-03-26
   price $245,000 346-char remark

   Show marketing remark (346 chars)

   Brick rancher with lots of character and a wonderful setting on .92 acres! 3 bedrooms, 2 baths (1448 sq. ft), plus a 1 bedroom, 1 bath guesthouse (743 sq. ft)! Hardwoods throughout main home, lots of outdoor living space, small shop and a "she shed." Guest house presents potential income or in-law suite. Some TLC needed, estate owned.

3. 2026-01-28
   listed $259,000 New 346-char remark

   Show marketing remark (346 chars)

   Brick rancher with lots of character and a wonderful setting on .92 acres! 3 bedrooms, 2 baths (1448 sq. ft), plus a 1 bedroom, 1 bath guesthouse (743 sq. ft)! Hardwoods throughout main home, lots of outdoor living space, small shop and a "she shed." Guest house presents potential income or in-law suite. Some TLC needed, estate owned.

ⓘ 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: $963 · $80/mo
• Projected year-2 tax: $2,254 · $188/mo
• Expected delta: +$1,291/yr (+$108/mo · 134.0%)

ⓘ 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 ≥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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,309
• − Mortgage interest: −$13,724
• − Property taxes: −$963
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,945
• − Management: −$1,945
• − Depreciation: −$7,127
• Taxable loss: −$2,620
• Est. tax savings @ 24.0%: +$629
• After-tax cash flow: $2,227/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

-5.4% since first listed

3 events — show timeline

• 2026-05-07 Pending — GAMLS
• 2026-03-26 Price Changed $245,000 GAMLS
• 2026-01-28 Listed $259,000 GAMLS

Property tax history

+24.6%/yr

Latest (2025): $963 · +13.0% YoY. Source: county tax records.