1777 Hickory St SE · Conyers, GA 30013

$235,000

3 bd · 2.0 ba · 2,058 sqft · SingleFamily public records · 5 Days on market

Built 1972 0.78 ac lot Est $286k · 18% 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 +16.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +3.7/10.0
• 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

If you're looking for a great convenient location close to everything, this is it! This home offers several living areas to adapt to the new owners needs. The large room off the foyer entrance can serve as a large separate formal dining room, a large home office, or a formal living room. The kitchen offers a breakfast area and includes, separate oven and touch screen cook top stove, dishwasher, refrigerator, and microwave. The kitchen is open to the great room with a brick fireplace. 2 bedrooms and a bath are located on the main floor. Upstairs offers a 3rd large bedroom, full bath and a loft/additional flex space room for whatever your needs are. The large flat back yard includes a storage

Key facts

• Several living areas
• Large room off foyer
• Brick fireplace

Tags

• CONVENIENT LOCATION
• SEVERAL LIVING AREAS
• LARGE ROOM OFF FOYER
• BREAKFAST AREA
• OPEN TO GREAT ROOM
• BRICK FIREPLACE

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Carport
• Utilities: Public water; Septic tank; Cable available; High-speed internet available; Phone service available
• Home design: Single-family house; Resale property; Built in 1972
• Construction: Brick and wood siding exterior; Composition roof; Crawl space foundation
• Exterior features: Porch; Private lot

Interior

• Kitchen: Cooktop; Oven; Microwave; Dishwasher; Refrigerator; Breakfast area
• Bedrooms: 3 bedrooms total (2 on the main level)
• Flooring: Carpet; Hardwood
• Bathrooms: 2 full bathrooms (1 on the main level)
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Two levels; Public-record living area; Crawl space basement; Bonus room, foyer, great room, loft and other flexible spaces; Separate dining room; Breakfast area
• Laundry & utility: Laundry located in hall; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $118 ($1k/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 $205k (12.9% below list).
• Recommended offer: $205k (12.9% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: Flat Shoals Elementary School (math 17% / reading 32%, grade F, #753 of 1,228 statewide, top 64%, 578 students, 70% FRL); Memorial Middle School (math 12% / reading 34%, grade F, #321 of 470 statewide, top 69%, 771 students, 79% FRL); Salem High School (math 2% / reading 15%, grade F, #375 of 424 statewide, top 88%, 1,120 students, 71% FRL).
• 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).
• This rent runs 33% of the median local income ($75k/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.
• Rockdale County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

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 $204,705 (12.9% below list)

Questions for the listing agent

1. Built in 1972 — 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 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: 0.87% ✗
• Cap rate: 6.89%
• Cash-on-cash: 2.14%
• DSCR: 1.10
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $286,062
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1771 Poplar St SE	0.14mi	3/2.0	2,009 (-2%)	2mo	$319,900	$159	88
1368 White Oak St SE	0.16mi	3/2.0	1,970 (-4%)	7mo	$266,000	$135	80
1311 Maple St SE	0.21mi	3/2.0	2,070 (+1%)	11mo	$237,500	$115	80
1815 Old Salem Rd SE	0.10mi	4/3.0 (+1)	2,079 (+1%)	10mo	$295,000	$142	76
1679 Oak Forest Dr	0.20mi	4/2.5 (+1)	2,086 (+1%)	7mo	$289,900	$139	76
1625 Old Salem Rd SE	0.30mi	3/2.0	1,928 (-6%)	6mo	$244,000	$127	71
1285 Earle Ct	0.30mi	3/2.5	1,872 (-9%)	3mo	$260,000	$139	66
1896 Poplar St SE	0.21mi	4/3.0 (+1)	1,926 (-6%)	6mo	$330,000	$171	66
1295 Maple St SE	0.23mi	3/2.0	2,252 (+9%)	12mo	$220,000	$98	64
1214 Lambeth Way SE	0.58mi	3/3.5	2,052 (-0%)	7mo	$345,000	$168	61
1655 Old Salem Rd	0.23mi	3/2.0	2,346 (+14%)	11mo	$255,000	$109	57
2100 Ann Ct SE	0.58mi	4/2.5 (+1)	2,316 (+12%)	13mo	$222,000	$96	35

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -16.1%
• Equity multiple: 0.44×
• Total profit: $-36,636
• Equity at exit: $35,039

10-year hold

• IRR: -13.7%
• Equity multiple: 0.31×
• Total profit: $-45,629
• Equity at exit: $20,319

Cash invested: $65,800 (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: 9.6×

Monthly cashflow live

• Estimated rent: $2,047 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$169 /mo · $2,032/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $118

Break-even live

Break-even rent $1,898

Max offer price $235,000

Occupancy floor 89%

Sensitivity live

Price	-10% $251	-5% $184	+0% $118	+5% $51	+10% $-15
Rent	-10% $-44	-5% $37	+0% $118	+5% $198	+10% $279
Rate	-1.0pp $236	-0.5pp $177	base $118	+0.5pp $57	+1.0pp $-5

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1369 White Oak St SE Conyers, GA	3.0	2.0	1691	$1,890	$1.12	21d	1	0.13mi
1369 White Oak St SE Conyers, GA	3.0	2.0	1691	$1,795	$1.06	45d	1	0.13mi
1615 Aiden Way Conyers, GA	3.0	2.5	1750	$2,250	$1.29	22d	1	0.31mi
1585 Salem Dr Conyers, GA	3.0	2.5	1685	$2,250	$1.34	24d	1	0.35mi
1210 Maple St SE Conyers, GA	3.0	2.5	1970	$1,840	$0.93	14d	1	0.39mi
1986 Lou Dr SE Conyers, GA	3.0	2.0	1834	$2,500	$1.36	45d	1	0.45mi
2101 Ann Ct SE Conyers, GA	4.0	2.5	2236	$2,110	$0.94	21d	1	0.55mi
2129 Kings Forest Dr SE Conyers, GA	3.0	2.0	1675	$1,761	$1.05	45d	1	0.66mi
2255 Kings Forest Dr SE Conyers, GA	4.0	2.0	2077	$2,075	$1.00	26d	1	0.87mi
2146 Miller Chapel Rd SE Conyers, GA	3.0	2.5	1875	$2,265	$1.21	45d	2	1.04mi
2021 Old Covington Hwy SE Conyers, GA	3.0	2.5	1745	$2,300	$1.32	6d	2	1.18mi
2165 Boxwood Cir Conyers, GA	4.0	2.5	2091	$2,250	$1.08	45d	1	1.24mi
2120 Weatherstone Cir SE Conyers, GA	3.0	2.0	2076	$2,250	$1.08	26d	1	1.28mi
2133 Boxwood Cir Conyers, GA	4.0	2.5	2087	$2,250	$1.08	26d	1	1.30mi
1176 Charming Pines Pl NE Conyers, GA	4.0	2.5	1664	$2,090	$1.26	0d	1	1.34mi
1178 Charming Pines Pl NE Conyers, GA	4.0	2.5	1664	$2,090	$1.26	0d	1	1.34mi
1174 Charming Pines Pl NE Conyers, GA	4.0	2.5	1664	$2,090	$1.26	0d	1	1.36mi
1193 Charming Pines Pl NE Conyers, GA	4.0	2.5	1664	$2,090	$1.26	0d	1	1.37mi
1172 Charming Pines Pl NE Conyers, GA	3.0	2.5	1765	$2,040	$1.16	45d	1	1.37mi
1191 Charming Pines Pl NE Conyers, GA	3.0	2.5	1765	$2,040	$1.16	45d	1	1.37mi
1170 Charming Pines Pl NE Conyers, GA	4.0	2.5	1664	$2,365	$1.42	45d	1	1.37mi
1189 Charming Pines Pl NE Conyers, GA	4.0	2.5	1664	$2,090	$1.26	0d	1	1.37mi
1187 Charming Pines Pl NE Conyers, GA	3.0	2.5	1765	$2,040	$1.16	45d	1	1.38mi
1185 Charming Pines Pl NE Conyers, GA	4.0	2.5	1664	$2,090	$1.26	0d	1	1.38mi
1181 Charming Pines Pl NE Conyers, GA	4.0	2.5	1664	$2,090	$1.26	0d	1	1.39mi
1179 Charming Pines Pl NE Conyers, GA	3.0	2.5	1765	$1,965	$1.11	0d	1	1.39mi
1175 Charming Pines Pl NE Conyers, GA	4.0	2.5	1664	$2,090	$1.26	0d	1	1.40mi
1206 Woodlyn Chase NE Conyers, GA	3.0	2.5	2036	$2,240	$1.10	45d	1	1.43mi
1153 Charming Pines Pl NE Conyers, GA	4.0	2.5	1664	$2,090	$1.26	0d	1	1.43mi
1204 Woodlyn Chase NE Conyers, GA	3.0	2.5	1971	$2,040	$1.04	45d	1	1.43mi
1149 Charming Pines Pl NE Conyers, GA	4.0	2.5	1664	$2,090	$1.26	0d	1	1.44mi
1202 Woodlyn Chase NE Conyers, GA	3.0	2.5	2036	$2,390	$1.17	26d	1	1.44mi
1254 Woodlyn Chase NE Conyers, GA	3.0	2.5	2036	$2,240	$1.10	45d	1	1.45mi
1145 Charming Pines Pl NE Conyers, GA	4.0	2.5	1664	$2,090	$1.26	0d	1	1.45mi
1143 Charming Pines Pl NE Conyers, GA	4.0	2.5	1664	$2,090	$1.26	0d	1	1.45mi
1203 Woodlyn Chase NE Conyers, GA	3.0	2.5	2036	$2,390	$1.17	45d	1	1.46mi
1207 Woodlyn Chase NE Conyers, GA	3.0	2.5	2036	$2,240	$1.10	45d	1	1.46mi
1266 Woodlyn Chase NE Conyers, GA	4.0	2.5	1664	$2,090	$1.26	0d	1	1.46mi
1270 Woodlyn Chase NE Conyers, GA	4.0	2.5	1664	$2,090	$1.26	0d	1	1.47mi
1280 Woodlyn Chase NE Conyers, GA	3.0	2.5	2036	$2,340	$1.15	45d	1	1.47mi

Listing history 5 events

1. 2026-06-15
   status $235,000 Under Contract 5 DOM
2. 2026-06-15
   statusdays on market $235,000 Active 5 DOM
3. 2026-06-13
   statusdays on market $235,000 Back On Market 3 DOM
4. 2026-06-08
   remarks 699-char remark
5. 2026-06-08
   listed $235,000 New 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: $2,032 · $169/mo
• Projected year-2 tax: $2,162 · $180/mo
• Expected delta: +$130/yr (+$11/mo · 6.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°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: $24,565
• − Mortgage interest: −$13,164
• − Property taxes: −$2,032
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,965
• − Management: −$1,965
• − Depreciation: −$6,836
• Taxable loss: −$2,573
• Est. tax savings @ 24.0%: +$617
• After-tax cash flow: $2,028/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

1 event — show timeline

• 2026-06-05 Listed $235,000 GAMLS

Property tax history

+7.3%/yr

Latest (2025): $2,032 · -3.1% YoY. Source: county tax records.