20 Meadowcliff Trl · Carrollton, GA 30116

$260,000

3 bd · 2.0 ba · 1,410 sqft · SingleFamily public records · 6 Days on market

Built 1978 0.46 ac lot Est $254k · 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 +13.9/30.0
• ARV discount +6.4/15.0
• DSCR +4.2/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.2/10.0

Listing remarks MLS

Well-maintained ranch on a large, level lot offering comfort, space, and everyday livability. This 3 bed / 2 bath home features an open-concept layout with a cozy stone fireplace anchoring the main living area, creating a warm and inviting space from the moment you walk in. The durable metal roof and quality finishes throughout reflect the care this home has received. Step outside to the large screened-in back porch - the perfect spot to start your morning or unwind in the evening. Downstairs, the full unfinished basement adds incredible flexibility and upside, ready to become whatever you need: workshop, home gym, flex space, home office, in-law suite, storage, or all of the above. All of this sits just minutes from everything Carrollton has to offer: Carrollton Square, downtown dining and shopping, Lake Carroll, and the 18-mile Greenbelt. Location, space, and value - this one checks all the boxes!

Key facts

• 0.46 acre lot
• 2 garage spots
• Built 1978

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $28 ($336/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 (21.2% below list).
• Recommended offer: $205k (21.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.3% in Carrollton — 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 69/100 on livability (#113 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities C-, commute F, employment 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: Sharp Creek Elementary School (math 34% / reading 34%, grade F, #554 of 1,228 statewide, top 46%, 554 students, 81% FRL) — zoned schools average 81% FRL vs 56% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 208 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 876 units permitted in Carroll County in 2024 (150 in 5+ unit buildings).
• This rent runs 32% of the median local income ($77k/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 $8k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 9y 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 $121k; list at $260k implies a 115% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $204,971 (21.2% below list)

Questions for the listing agent

1. Built in 1978 — 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. 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?
5. 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.
6. 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.
7. 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: 0.79% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.46%
• DSCR: 1.02
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $253,800
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 S Meadowcliff Cir	0.16mi	3/2.0	1,428 (+1%)	10mo	$254,900	$179	82
25 Meadowcliff Trl	0.03mi	3/2.0	1,300 (-8%)	8mo	$229,900	$177	79
155 S Meadowcliff Cir	0.21mi	3/2.0	1,372 (-3%)	10mo	$215,000	$157	78
30 Mary Ln	0.36mi	3/2.0	1,400 (-1%)	19mo	$320,000	$229	66
85 S Meadowcliff Cir	0.13mi	3/2.0	1,268 (-10%)	21mo	$208,000	$164	60
20 Mary Ln	0.35mi	3/2.0	1,500 (+6%)	20mo	$289,000	$193	56
206 Glacier Ct	0.67mi	3/2.0	1,519 (+8%)	9mo	$320,000	$211	48
525 Henson Cir	0.71mi	3/2.0	1,336 (-5%)	11mo	$241,000	$180	48
14 Pleasant Ridge Rd	0.30mi	3/1.0	1,586 (+12%)	17mo	$190,000	$120	47
205 Glacier Ct	0.68mi	3/2.0	1,538 (+9%)	12mo	$300,000	$195	43

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.44×
• Total profit: $-40,441
• Equity at exit: $38,767

10-year hold

• IRR: -7.2%
• Equity multiple: 0.54×
• Total profit: $-33,303
• Equity at exit: $22,480

Cash invested: $72,800 (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 30116

• Home prices YoY: -2.6%
• Active inventory: 208
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,050 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$119 /mo · $1,433/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $28

Break-even live

Break-even rent $2,014

Max offer price $260,000

Occupancy floor 94%

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
130 Kyle Way Carrollton, GA	3.0	2.5	1508	$1,959	$1.30	1d	1	0.95mi
117 Fawn Cir Carrollton, GA	4.0	3.0	1746	$1,869	$1.07	43d	1	1.25mi

Listing history 14 events

1. 2026-04-27
   status Pending

   Show marketing remark (912 chars)

   Well-maintained ranch on a large, level lot offering comfort, space, and everyday livability. This 3 bed / 2 bath home features an open-concept layout with a cozy stone fireplace anchoring the main living area, creating a warm and inviting space from the moment you walk in. The durable metal roof and quality finishes throughout reflect the care this home has received. Step outside to the large screened-in back porch - the perfect spot to start your morning or unwind in the evening. Downstairs, the full unfinished basement adds incredible flexibility and upside, ready to become whatever you need: workshop, home gym, flex space, home office, in-law suite, storage, or all of the above. All of this sits just minutes from everything Carrollton has to offer: Carrollton Square, downtown dining and shopping, Lake Carroll, and the 18-mile Greenbelt. Location, space, and value - this one checks all the boxes!

2. 2026-04-27
   status Under Contract 912-char remark

   Show marketing remark (912 chars)

   Well-maintained ranch on a large, level lot offering comfort, space, and everyday livability. This 3 bed / 2 bath home features an open-concept layout with a cozy stone fireplace anchoring the main living area, creating a warm and inviting space from the moment you walk in. The durable metal roof and quality finishes throughout reflect the care this home has received. Step outside to the large screened-in back porch - the perfect spot to start your morning or unwind in the evening. Downstairs, the full unfinished basement adds incredible flexibility and upside, ready to become whatever you need: workshop, home gym, flex space, home office, in-law suite, storage, or all of the above. All of this sits just minutes from everything Carrollton has to offer: Carrollton Square, downtown dining and shopping, Lake Carroll, and the 18-mile Greenbelt. Location, space, and value - this one checks all the boxes!

3. 2026-04-21
   listed $260,000 Active
4. 2026-04-20
   historical $260,000
5. 2026-04-13
   listed $260,000 New 912-char remark

   Show marketing remark (912 chars)

   Well-maintained ranch on a large, level lot offering comfort, space, and everyday livability. This 3 bed / 2 bath home features an open-concept layout with a cozy stone fireplace anchoring the main living area, creating a warm and inviting space from the moment you walk in. The durable metal roof and quality finishes throughout reflect the care this home has received. Step outside to the large screened-in back porch - the perfect spot to start your morning or unwind in the evening. Downstairs, the full unfinished basement adds incredible flexibility and upside, ready to become whatever you need: workshop, home gym, flex space, home office, in-law suite, storage, or all of the above. All of this sits just minutes from everything Carrollton has to offer: Carrollton Square, downtown dining and shopping, Lake Carroll, and the 18-mile Greenbelt. Location, space, and value - this one checks all the boxes!

6. 2017-08-31
   soldstatus $121,200 Sold 362-char remark

   Show marketing remark (362 chars)

   If you want taken care of, this one is for you. Central school district, 3 BR / 2 BA raised ranch with a super nice and easy to manage lot. Fenced in back yard, screened in back porch, spacious living room with fire place, remodeled bathroom, metal roof, finished room in the basement, and much more. This house is practically maintenance free and move in ready.

7. 2017-08-31
   soldstatus $121,200

   Show marketing remark (362 chars)

   If you want taken care of, this one is for you. Central school district, 3 BR / 2 BA raised ranch with a super nice and easy to manage lot. Fenced in back yard, screened in back porch, spacious living room with fire place, remodeled bathroom, metal roof, finished room in the basement, and much more. This house is practically maintenance free and move in ready.

8. 2017-07-14
   status Under Contract 362-char remark

   Show marketing remark (362 chars)

   If you want taken care of, this one is for you. Central school district, 3 BR / 2 BA raised ranch with a super nice and easy to manage lot. Fenced in back yard, screened in back porch, spacious living room with fire place, remodeled bathroom, metal roof, finished room in the basement, and much more. This house is practically maintenance free and move in ready.

9. 2017-07-10
   status Back on Market 362-char remark

   Show marketing remark (362 chars)

   If you want taken care of, this one is for you. Central school district, 3 BR / 2 BA raised ranch with a super nice and easy to manage lot. Fenced in back yard, screened in back porch, spacious living room with fire place, remodeled bathroom, metal roof, finished room in the basement, and much more. This house is practically maintenance free and move in ready.

10. 2017-07-05
    status Under Contract 362-char remark

    Show marketing remark (362 chars)

    If you want taken care of, this one is for you. Central school district, 3 BR / 2 BA raised ranch with a super nice and easy to manage lot. Fenced in back yard, screened in back porch, spacious living room with fire place, remodeled bathroom, metal roof, finished room in the basement, and much more. This house is practically maintenance free and move in ready.

11. 2017-06-30
    listed $119,900 New 362-char remark

    Show marketing remark (362 chars)

    If you want taken care of, this one is for you. Central school district, 3 BR / 2 BA raised ranch with a super nice and easy to manage lot. Fenced in back yard, screened in back porch, spacious living room with fire place, remodeled bathroom, metal roof, finished room in the basement, and much more. This house is practically maintenance free and move in ready.

12. 2006-09-18
    soldstatus $106,500
13. 2006-09-18
    soldstatus $106,500
14. 1994-03-17
    soldstatus $65,000

ⓘ 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: $1,433 · $119/mo
• Projected year-2 tax: $2,392 · $199/mo
• Expected delta: +$959/yr (+$80/mo · 66.9%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,597
• − Mortgage interest: −$14,564
• − Property taxes: −$1,433
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,968
• − Management: −$1,968
• − Depreciation: −$7,564
• Taxable loss: −$4,200
• Est. tax savings @ 24.0%: +$1,008
• After-tax cash flow: $1,344/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 — Carrollton

• Score: 69/100
• State rank: #113
• US rank: #8542

Category grades

Amenities C- Commute F Cost of living A+ Crime B+ Employment F Housing A+ Health & safety F User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Carroll County · 124,888 people
• City population: 61,993
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 22,189
• Household income: $77,030
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 332.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Black 16% Hispanic / Latino 11% Two or more races 6%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 1%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 9%

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: ▼ -9.61%
• Current HPI: 365.8744
• Rent YoY: —
• 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

+300.0% since first listed

14 events — show timeline

• 2026-04-27 Pending — FMLS
• 2026-04-27 Pending — GAMLS
• 2026-04-21 Listed $260,000 FMLS
• 2026-04-20 Coming Soon $260,000 FMLS
• 2026-04-13 Listed $260,000 GAMLS
• 2017-08-31 Sold (Public Records) $121,200 Public Records
• 2017-08-31 Sold (MLS) $121,200 GAMLS
• 2017-07-14 Pending — GAMLS
• 2017-07-10 Relisted — GAMLS
• 2017-07-05 Pending — GAMLS
• 2017-06-30 Listed $119,900 GAMLS
• 2006-09-18 Sold (Public Records) $106,500 Public Records
• 2006-09-18 Sold (Public Records) $106,500 Public Records
• 1994-03-17 Sold (Public Records) $65,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,433 · -1.1% YoY. Source: county tax records.