880 Virginia Ct SE · Conyers, GA 30094

$230,000

3 bd · 1.5 ba · 1,320 sqft · SingleFamily public records · 7 Days on market

Built 1971 0.46 ac lot Est $234k · at est.

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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 +14.6/30.0
• ARV discount +8.2/15.0
• DSCR +4.5/10.0
• 1% rule +3.5/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this updated brick ranch with easy one-level living and a bright, clean interior. Fresh paint and updated flooring create a crisp, neutral feel throughout. The kitchen has been refreshed with quartz countertops, a beautiful tile backsplash, stainless steel appliances, and newer cabinetry, offering a clean look and practical workspace for everyday cooking. Step outside to a brand-new deck overlooking a peaceful, tree-lined backyard-an ideal spot to relax, grill, or entertain. A newer hot water heater adds peace of mind, and the outdoor space offers room to enjoy plus convenient storage. Located close to shopping, dining, and commuter routes, this home is a solid option for buyers wanting a well-maintained property that's ready to move into.

Key facts

• Quartz countertops
• Brand-new deck
• Updated brick ranch

Tags

• UPDATED BRICK RANCH
• QUARTZ COUNTERTOPS
• TILE BACKSPLASH
• STAINLESS STEEL APPLIANCES
• NEWER CABINETRY
• BRAND-NEW DECK

Property features AI

Exterior

• Parking: 2 total parking spaces; Driveway; Parking pad; Open parking available
• Utilities: Public water; Septic tank sewer
• Home design: One-level home; Brick exterior (brick 4 sides); Resale property; Fee simple ownership
• Construction: Built with block foundation; Composition roof
• Exterior features: Fenced yard; Deck; Shed(s); Crawl space basement

Interior

• Kitchen: Breakfast room; White cabinets; Solid surface counters; Open view to family room; Dishwasher; Gas range; Microwave; Refrigerator
• Bedrooms: Master bedroom on main; 4 main-level bedrooms
• Flooring: Ceramic tile; Hardwood; Laminate
• Bathrooms: 2 full bathrooms; Master bath with tub/shower combo
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans; Electric cooling
• Interior features: Crown molding; Wood burning stove (fireplace)
• Laundry & utility: Laundry in hall; Laundry in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $56 ($675/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 $195k (15.2% below list).
• Recommended offer: $195k (15.2% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Honey Creek Elementary School (math 12% / reading 22%, grade F, #936 of 1,228 statewide, top 79%, 472 students, 74% FRL); Edwards Middle School (math 15% / reading 33%, grade F, #311 of 470 statewide, top 68%, 943 students, 76% FRL) — zoned schools average 75% FRL vs 60% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.2%/yr); 386 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 12y 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.
• Current owner paid $88k; list at $230k implies a 161% gain — meaningful room to come down on a strong offer.

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 $194,969 (15.2% below list)

Questions for the listing agent

1. Built in 1971 — 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: 0.85% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.05%
• DSCR: 1.05
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $233,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3215 Highway 20 SE	0.12mi	3/2.0	1,300 (-2%)	12mo	$200,000	$154	80
832 Virginia Ct SE	0.10mi	3/2.0	1,450 (+10%)	2mo	$234,900	$162	75
850 King Dr SE	0.19mi	3/2.0	1,211 (-8%)	1mo	$258,000	$213	75
3080 King Ct SE	0.22mi	4/2.0 (+1)	1,296 (-2%)	7mo	$249,900	$193	74
596 Lakeridge Cir SE	0.58mi	3/2.0	1,272 (-4%)	4mo	$90,000	$71	61
812 Raintree Way SE	0.42mi	4/2.0 (+1)	1,242 (-6%)	5mo	$290,000	$233	59
2856 Bay Leaf Dr SE	0.60mi	3/2.0	1,296 (-2%)	11mo	$255,000	$197	58
758 Shoreline Trl SE	0.40mi	3/2.0	1,442 (+9%)	12mo	$255,000	$177	54
3417 Creekwood Dr SE	0.55mi	3/2.0	1,456 (+10%)	2mo	$170,000	$117	53
665 Huron Ct SE	0.59mi	3/2.0	1,456 (+10%)	6mo	$214,000	$147	48
578 Lakeridge Cir SE	0.63mi	3/2.0	1,404 (+6%)	13mo	$178,000	$127	48
583 Lakeridge Dr SE	0.66mi	3/2.0	1,210 (-8%)	15mo	$225,000	$186	41

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: -13.4%
• Equity multiple: 0.51×
• Total profit: $-31,419
• Equity at exit: $34,294

10-year hold

• IRR: -2.9%
• Equity multiple: 0.79×
• Total profit: $-13,215
• Equity at exit: $19,886

Cash invested: $64,400 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,950 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$182 /mo · $2,184/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $56

Break-even live

Break-even rent $1,878

Max offer price $230,000

Occupancy floor 92%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1103 Sunset Rd SE , GA	3.0–4.0	2.5	1850	$2,040	$1.10	18d	24	0.28mi
3144 Goode Rd Conyers, GA	3.0	1.5	1468	$1,500	$1.02	44d	1	0.36mi
3131 Goode Rd Conyers, GA	3.0	2.0	1824	$2,000	$1.10	20d	1	0.38mi
595 Lakeridge Cir SE Conyers, GA	3.0	2.0	1304	$1,656	$1.27	5d	1	0.56mi
612 Ralph Rd SE Conyers, GA	3.0	2.0	1032	$1,681	$1.63	5d	1	0.58mi
619 Lakeridge Cir SE Conyers, GA	3.0	2.0	1350	$1,545	$1.14	20d	1	0.58mi
2856 Bay Leaf Dr SE Conyers, GA	3.0	2.0	1296	$2,400	$1.85	24d	1	0.60mi
3438 Creekwood Dr SE Conyers, GA	3.0	2.0	1840	$1,845	$1.00	24d	1	0.65mi
661 Greenview Ave SE Conyers, GA	3.0	2.0	1393	$1,700	$1.22	24d	1	0.69mi
1051 Tony Valley Dr SE Conyers, GA	4.0	3.0	1758	$2,296	$1.31	5d	1	0.72mi
1419 Hillside Pl SE Conyers, GA	4.0	2.0	1536	$1,955	$1.27	5d	1	1.20mi
3834 Maggie Dr SE Conyers, GA	3.0	1.5	1440	$1,580	$1.10	24d	1	1.33mi
1703 Windy Ridge Ct SE Conyers, GA	3.0	2.0	1426	$1,825	$1.28	44d	1	1.36mi
1510 Marshall Ln SE Conyers, GA	4.0	2.0	1525	$2,073	$1.36	44d	1	1.40mi
3530 Southgate Way SE Unit A Conyers, GA	2.0	1.5	1365	$1,295	$0.95	44d	1	1.48mi
1736 Salem Woods Dr SE Unit A Conyers, GA	2.0	1.5	1200	$1,550	$1.29	44d	1	1.49mi

Listing history 6 events

1. 2026-06-18
   days on market $230,000 Active 7 DOM
2. 2026-06-17
   days on market $230,000 Active 6 DOM
3. 2026-06-16
   days on market $230,000 Active 5 DOM
4. 2026-06-15
   days on market $230,000 Active 4 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $230,000 Active 2 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: $2,184 · $182/mo
• Projected year-2 tax: $2,184 · $182/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 1/10 Low
• 🌡 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: $23,396
• − Mortgage interest: −$12,884
• − Property taxes: −$2,184
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − Depreciation: −$6,691
• Taxable loss: −$3,255
• Est. tax savings @ 24.0%: +$781
• After-tax cash flow: $1,457/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

+751.9% since first listed

28 events — show timeline

• 2026-06-10 Listed $230,000 GAMLS
• 2026-06-10 Listed $230,000 FMLS
• 2017-02-27 Sold (Public Records) $88,000 Public Records
• 2016-12-29 Sold (MLS) $88,000 GAMLS
• 2016-12-29 Sold (MLS) $88,000 FMLS
• 2016-12-01 Contingent — FMLS
• 2016-12-01 Pending — GAMLS
• 2016-11-04 Relisted — GAMLS
• 2016-11-04 Relisted — FMLS
• 2016-10-19 Pending — GAMLS
• 2016-10-19 Contingent — FMLS
• 2016-09-12 Price Changed $92,500 GAMLS
• 2016-09-12 Price Changed $92,500 FMLS
• 2016-07-28 Listed $95,000 GAMLS
• 2016-07-28 Listed $95,000 FMLS
• 2016-07-01 Listing Removed — GAMLS
• 2016-01-27 Listing Removed — GAMLS
• 2016-01-22 Listed $99,500 GAMLS
• 2015-11-02 Listed $99,500 GAMLS
• 2015-10-31 Listing Removed — GAMLS
• 2015-08-29 Price Changed $99,500 GAMLS
• 2015-07-02 Relisted — GAMLS
• 2015-07-01 Listing Removed — GAMLS
• 2015-03-10 Price Changed $99,900 GAMLS
• 2015-03-05 Price Changed $105,000 GAMLS
• 2014-11-10 Listed $124,900 GAMLS
• 1987-08-21 Sold (Public Records) $54,500 Public Records
• 1976-01-01 Sold (Public Records) $27,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $2,184 · -2.2% YoY. Source: county tax records.