662 Browning Ln · Conyers, GA 30013

$155,000

3 bd · 2.5 ba · 1,008 sqft · Townhouse public records · 111 Days on market

Built 1988 $154/sqft · 11% above area Est $140k · 11% over

---

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 +17.7/30.0
• 1% rule +5.6/10.0
• DSCR +5.5/10.0
• Livability +3.4/5.0
• ARV discount +2.7/15.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTOR SPECIAL!!!! with rental income of $1,250 per month and tenant already in place. This well-maintained townhome is conveniently located just minutes from the interstate, restaurants, and retail shopping. ****Please contact the listing agent for additional details.****

Key facts

• Built 1988
• Listed 111 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $155k.

Deal economics

• At list price, monthly cash flow is $125 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $141k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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

• It's been on market 111 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y 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 $66k; list at $155k implies a 135% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% 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 $141,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.06% ✓
• Cap rate: 7.26%
• Cash-on-cash: 3.46%
• DSCR: 1.15
• GRM: 7.9

CMA / ARV

• ARV (median comp): $139,994
• List price: $155,000
• Delta: 10.72%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1665 SE Winchester Way	0.09mi	2/2.5 (-1)	1,008 (0%)	1mo	$105,000	$104	90
1685 Hunting Creek Dr SE	0.03mi	2/2.5 (-1)	1,000 (-1%)	5mo	$103,000	$103	88
1678 Winchester Way SE	0.06mi	2/2.5 (-1)	1,008 (0%)	8mo	$135,975	$135	85
1684 Hunting Creek Dr SE	0.06mi	2/2.5 (-1)	1,044 (+4%)	3mo	$140,000	$134	84
1696 Hunting Creek Dr SE	0.07mi	2/2.5 (-1)	1,044 (+4%)	11mo	$143,000	$137	77
1693 Hunting Creek Dr SE	0.04mi	2/2.5 (-1)	1,074 (+6%)	9mo	$176,000	$164	75
1696 Winchester Way SE	0.04mi	2/2.5 (-1)	1,080 (+7%)	15mo	$142,000	$131	69
1691 Winchester Way SE	0.07mi	2/2.5 (-1)	1,080 (+7%)	23mo	$168,000	$156	61

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: -14.5%
• Equity multiple: 0.50×
• Total profit: $-21,878
• Equity at exit: $23,111

10-year hold

• IRR: -12.4%
• Equity multiple: 0.38×
• Total profit: $-27,060
• Equity at exit: $13,402

Cash invested: $43,400 (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 30013

• Home prices YoY: -29.5%
• Rents YoY: -1.3%
• Active inventory: 377
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,645 high
• Mortgage (P&I): −$813
• Tax from tax record: −$297 /mo · $3,565/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $125

Break-even live

Break-even rent $1,487

Max offer price $155,000

Occupancy floor 87%

Sensitivity live

Price	-10% $213	-5% $169	+0% $125	+5% $81	+10% $37
Rent	-10% $-5	-5% $60	+0% $125	+5% $190	+10% $255
Rate	-1.0pp $203	-0.5pp $165	base $125	+0.5pp $85	+1.0pp $44

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1681 Winchester Way SE Conyers, GA	2.0	2.5	1008	$1,495	$1.48	1d	1	0.10mi
1681 Winchester Way SE Conyers, GA	2.0	2.5	1008	$1,495	$1.48	21d	1	0.10mi
1825 Parker Rd SE Conyers, GA	1.0–3.0	1.0–2.0	1111	$1,890	$1.70	1d	18	0.84mi
1669 Iris Dr SE Conyers, GA	1.0–2.0	1.0–2.0	888	$1,235	$1.39	0d	15	0.93mi
1076 S Main St NE Conyers, GA	1.0–3.0	1.0–2.0	945	$1,490	$1.58	7d	14	1.19mi
2365 Highway 20 SE Conyers, GA	1.0–2.0	1.0–2.0	984	$1,640	$1.67	0d	8	1.22mi
1200 Peaks Lndg SE Conyers, GA	1.0–3.0	1.0–2.0	1063	$1,695	$1.59	5d	16	1.24mi

Listing history 29 events

1. 2026-06-21
   days on market $155,000 Active 111 DOM
2. 2026-06-18
   days on market $155,000 Active 108 DOM
3. 2026-06-17
   days on market $155,000 Active 107 DOM
4. 2026-06-16
   days on market $155,000 Active 106 DOM
5. 2026-06-15
   days on market $155,000 Active 105 DOM
6. 2026-06-13
   days on market $155,000 Active 103 DOM
7. 2026-06-09
   days on market $155,000 Active 99 DOM
8. 2026-06-08
   days on market $155,000 Active 98 DOM
9. 2026-06-07
   days on market $155,000 Active 97 DOM
10. 2026-06-04
    days on market $155,000 Active 94 DOM
11. 2026-06-03
    days on market $155,000 Active 93 DOM
12. 2026-06-02
    days on market $155,000 Active 92 DOM
13. 2026-06-01
    days on market $155,000 Active 91 DOM
14. 2026-05-31
    days on market $155,000 Active 90 DOM
15. 2026-04-13
    listed $155,000 New 278-char remark

    Show marketing remark (278 chars)

    INVESTOR SPECIAL!!!! with rental income of $1,250 per month and tenant already in place. This well-maintained townhome is conveniently located just minutes from the interstate, restaurants, and retail shopping. ****Please contact the listing agent for additional details.****

16. 2026-02-25
    listed $155,000 New 278-char remark

    Show marketing remark (278 chars)

    INVESTOR SPECIAL!!!! with rental income of $1,250 per month and tenant already in place. This well-maintained townhome is conveniently located just minutes from the interstate, restaurants, and retail shopping. ****Please contact the listing agent for additional details.****

17. 2026-02-25
    historical $155,000 278-char remark

    Show marketing remark (278 chars)

    INVESTOR SPECIAL!!!! with rental income of $1,250 per month and tenant already in place. This well-maintained townhome is conveniently located just minutes from the interstate, restaurants, and retail shopping. ****Please contact the listing agent for additional details.****

18. 2026-02-24
    listed $155,000 Active
19. 2018-12-07
    soldstatus $66,000 Sold
20. 2018-11-20
    status Under Contract
21. 2018-10-31
    status Back on Market
22. 2018-10-17
    status Under Contract
23. 2018-10-05
    listed $68,500 New
24. 2018-09-30
    historical
25. 2018-06-29
    listed $68,500 New
26. 2006-03-13
    soldstatus $79,900
27. 2004-12-23
    soldstatus $82,000
28. 2001-03-05
    soldstatus $68,000
29. 1991-07-19
    soldstatus $50,000

ⓘ 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: $3,565 · $297/mo
• Projected year-2 tax: $3,565 · $297/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $19,741
• − Mortgage interest: −$8,682
• − Property taxes: −$3,565
• − Insurance: −$775
• − Repairs & maintenance: −$1,579
• − Management: −$1,579
• − Depreciation: −$4,509
• Taxable loss: −$949
• Est. tax savings @ 24.0%: +$228
• After-tax cash flow: $1,730/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

• Census place: Conyers, GA
• 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

+210.0% since first listed

15 events — show timeline

• 2026-04-13 Listed $155,000 GAMLS
• 2026-02-25 Listed $155,000 GAMLS
• 2026-02-25 Coming Soon $155,000 GAMLS
• 2026-02-24 Listed $155,000 FMLS
• 2018-12-07 Sold (MLS) $66,000 GAMLS
• 2018-11-20 Pending — GAMLS
• 2018-10-31 Relisted — GAMLS
• 2018-10-17 Pending — GAMLS
• 2018-10-05 Listed $68,500 GAMLS
• 2018-09-30 Listing Removed — GAMLS
• 2018-06-29 Listed $68,500 GAMLS
• 2006-03-13 Sold (Public Records) $79,900 Public Records
• 2004-12-23 Sold (Public Records) $82,000 Public Records
• 2001-03-05 Sold (Public Records) $68,000 Public Records
• 1991-07-19 Sold (Public Records) $50,000 Public Records

Property tax history

+7.7%/yr

Latest (2025): $3,565 · +18.3% YoY. Source: county tax records.