1307 Heritage Ct · Lovejoy, GA 30228

$210,000

3 bd · 3.0 ba · 1,581 sqft · SingleFamily public records · 48 Days on market

Built 1987 0.51 ac lot $133/sqft · 15% below area Est $290k · 28% 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 +15.4/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• 1% rule +4.5/10.0
• Rent growth +3.1/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Looking for a fixer upper? This one might catch your eye with its potential. There's 3 bedrooms upstairs with 2 full baths. Closet space is generous. On the main level when you enter the home, you'll find a space that would be perfect for a dining area and there's room to expand the kitchen as well into the office/living room area toward the front of the home. The back door leads to a screened in porch. Downstairs there's a fireplace and generously sized family room with a half bath. This level has a door that connects to the attached garage. Home is on . 66 acre lot. There's a large 2 car detached garage in the backyard as well. Please contact agent with questions. Being sold AS-IS. No si

Key facts

• Screened in porch
• 0.66 acre lot
• Attached garage

Tags

• SCREENED IN PORCH
• FIREPLACE
• GENEROUSLY SIZED FAMILY ROOM
• ATTACHED GARAGE
• 2 CAR DETACHED GARAGE
• 0.66 ACRE LOT

Property features AI

Finance

• Other: Sold/Offered As-Is
• HOA & community: No homeowners association

Exterior

• Parking: Attached garage; Garage access from basement
• Utilities: Public water; Public sewer (sewer connected); Electricity available; Cable available; Phone available; Underground utilities
• Home design: Single-family house; Multi/split levels; Residential property; Fixer condition
• Construction: Built in 1987
• Exterior features: Composition roof; Vinyl siding; Fenced backyard with chain link and privacy fencing; Level, private lot

Interior

• Kitchen: Includes washer and dryer (appliances listed)
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Walk-in closets; Gas-log fireplace with gas starter; No shared/common walls; Daylight, finished basement with interior entry (partial)
• Laundry & utility: Laundry in basement; Washer, Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $81 ($972/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 $200k (4.7% below list).
• Recommended offer: $200k (4.7% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 4.4% in Lovejoy — 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 62/100 on livability (#317 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Clayton County (suburban): math 11% / reading 20% proficiency, ranked #155 of 174 in GA (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Lovejoy High School (math 7% / reading 8%, grade F, #378 of 424 statewide, top 91%, 2,136 students, 90% FRL).
• Market conditions: Rents rising (+2.2%/yr); 547 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 865 units permitted in Clayton County in 2024 (448 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 $6k of value loss. Plan a longer hold.
• Clayton 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 48 days — a 3% lower offer ($204k) 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 $200,175 (4.7% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.95% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.65%
• DSCR: 1.07
• GRM: 8.7

CMA / ARV

• ARV (median comp): $289,766
• List price: $210,000
• Delta: -27.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1296 Brady Ct	0.14mi	3/2.0	1,637 (+4%)	8mo	$281,000	$172	77
1295 Brady Ct	0.10mi	3/2.0	1,664 (+5%)	13mo	$265,000	$159	72
1308 Panhandle Way	0.23mi	3/2.0	1,699 (+8%)	9mo	$255,000	$150	65
11473 Summer Creek Dr	0.28mi	3/2.0	1,693 (+7%)	11mo	$270,000	$159	62
1335 Pebble Ridge Ln	0.73mi	3/2.5	1,588 (+0%)	9mo	$215,000	$135	56
11236 Panhandle Rd	0.61mi	3/2.0	1,550 (-2%)	17mo	$180,000	$116	50
1684 Lovejoy Rd	0.72mi	3/2.0	1,688 (+7%)	5mo	$255,000	$151	47
1381 Buckingham Dr	0.50mi	4/3.0 (+1)	1,704 (+8%)	18mo	$289,900	$170	44

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 · 2.2% rent growth · sell at horizon

5-year hold

• IRR: -14.6%
• Equity multiple: 0.48×
• Total profit: $-30,407
• Equity at exit: $31,312

10-year hold

• IRR: -7.2%
• Equity multiple: 0.56×
• Total profit: $-26,042
• Equity at exit: $18,157

Cash invested: $58,800 (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 30228

• Home prices YoY: -24.3%
• Rents YoY: 2.2%
• Active inventory: 547
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,002 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$312 /mo · $3,739/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $81

Break-even live

Break-even rent $1,899

Max offer price $210,000

Occupancy floor 91%

Sensitivity live

Price	-10% $200	-5% $140	+0% $81	+5% $22	+10% $-38
Rent	-10% $-77	-5% $2	+0% $81	+5% $160	+10% $239
Rate	-1.0pp $187	-0.5pp $134	base $81	+0.5pp $27	+1.0pp $-29

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10950 Southwood Dr Hampton, GA	4.0	2.5	2116	$2,095	$0.99	44d	1	0.53mi
1059 Olive Dr Hampton, GA	3.0	2.0	1803	$1,990	$1.10	44d	1	0.56mi
1371 Pebble Ridge Ln Hampton, GA	3.0	3.0	2109	$2,120	$1.01	25d	1	0.71mi
11116 Shadow Creek Ter Hampton, GA	3.0	2.5	2195	$2,035	$0.93	13d	1	0.85mi
1591 Elizabeth Ln Hampton, GA	3.0	2.0	1352	$1,591	$1.18	44d	1	0.88mi
1781 Fielding Way Lovejoy, GA	3.0	2.5	1370	$1,545	$1.13	44d	1	0.89mi
11517 Haleigh St Lovejoy, GA	3.0	3.0	2228	$2,000	$0.90	44d	1	0.95mi
11664 Flemming Ct Lovejoy, GA	3.0	2.5	2025	$2,060	$1.02	6d	1	0.99mi
1863 Grove Way Lovejoy, GA	3.0	2.5	1592	$1,660	$1.04	25d	1	0.99mi
1902 Grove Way Lovejoy, GA	3.0	2.5	1592	$1,555	$0.98	4d	1	1.03mi
2019 Grove Way Lovejoy, GA	3.0	2.5	1524	$1,395	$0.92	44d	1	1.03mi
10960 Morning Dove Dr Hampton, GA	3.0	2.0	1600	$4,600	$2.88	44d	1	1.05mi
1340 Birdsong Ln Hampton, GA	3.0	2.5	1640	$1,961	$1.20	6d	1	1.12mi
1906 Dalton Way Lovejoy, GA	3.0	3.0	2228	$2,100	$0.94	44d	1	1.12mi
10784 Knotty Pine Pl Hampton, GA	3.0	2.0	1329	$1,795	$1.35	44d	1	1.16mi
1992 Lovejoy Rd Lovejoy, GA	1.0–3.0	1.0–2.0	1085	$1,902	$1.75	2d	25	1.18mi
10972 Clearwater Dr Hampton, GA	3.0	2.5	1628	$1,890	$1.16	25d	1	1.18mi
865 McDonough Rd Hampton, GA	4.0	3.0	1910	$2,275	$1.19	25d	1	1.19mi
11035 Shannon Cir Hampton, GA	3.0	2.0	1320	$1,606	$1.22	13d	1	1.21mi
11248 James Madison Dr Hampton, GA	3.0	2.5	1986	$1,980	$1.00	12d	1	1.24mi
1562 Onalee Dr Hampton, GA	3.0	2.5	2125	$1,775	$0.84	19d	1	1.24mi
1562 Onalee Dr Hampton, GA	3.0	2.0	2125	$1,800	$0.85	44d	1	1.24mi
11236 James Madison Dr Hampton, GA	3.0	2.5	1518	$1,870	$1.23	44d	1	1.24mi
1652 Thorn Ridge Trl Hampton, GA	3.0	2.0	1360	$1,960	$1.44	44d	1	1.24mi
1578 Onalee Dr Hampton, GA	3.0	2.5	1709	$1,800	$1.05	25d	1	1.27mi
11540 Alicias Ct Lovejoy, GA	3.0	2.5	1876	$1,711	$0.91	6d	1	1.33mi
1374 Misty Ridge Ct Hampton, GA	3.0	2.0	1250	$1,775	$1.42	44d	1	1.33mi
11015 Tara Blvd Lovejoy, GA	1.0–3.0	1.0–2.0	1113	$1,815	$1.63	44d	1	1.37mi
11522 Kimberly Way Lovejoy, GA	3.0	2.5	1700	$2,200	$1.29	5d	1	1.37mi
11531 Kimberly Way Lovejoy, GA	3.0	2.5	1579	$2,200	$1.39	5d	1	1.37mi
10799 Misty Meadows Pl Hampton, GA	3.0	2.5	2102	$2,190	$1.04	44d	1	1.39mi
1135 Misty Meadows Way Hampton, GA	4.0	2.5	1942	$2,245	$1.16	6d	1	1.41mi
2051 Registry Ct Lovejoy, GA	4.0	3.0	2188	$1,940	$0.89	44d	1	1.42mi
11866 Registry Blvd Unit 1 Hampton, GA	3.0	2.0	1488	$1,650	$1.11	25d	1	1.42mi
2056 Registry Pl Lovejoy, GA	3.0	2.0	1488	$1,825	$1.23	44d	1	1.45mi
10903 Thrasher Rd Hampton, GA	3.0	2.0	1412	$1,725	$1.22	22d	1	1.47mi

Listing history 14 events

1. 2026-06-18
   days on market $210,000 Active 48 DOM
2. 2026-06-17
   days on market $210,000 Active 47 DOM
3. 2026-06-16
   days on market $210,000 Active 46 DOM
4. 2026-06-15
   days on market $210,000 Active 45 DOM
5. 2026-06-13
   days on market $210,000 Active 43 DOM
6. 2026-06-09
   days on market $210,000 Active 39 DOM
7. 2026-06-08
   days on market $210,000 Active 38 DOM
8. 2026-06-07
   days on market $210,000 Active 37 DOM
9. 2026-06-04
   days on market $210,000 Active 34 DOM
10. 2026-06-03
    days on market $210,000 Active 33 DOM
11. 2026-06-02
    days on market $210,000 Active 32 DOM
12. 2026-06-01
    days on market $210,000 Active 31 DOM
13. 2026-05-31
    days on market $210,000 Active 30 DOM
14. 2026-04-28
    listed $210,000 New 723-char remark

ⓘ 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: $3,739 · $312/mo
• Projected year-2 tax: $3,739 · $312/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 ≥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 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,021
• − Mortgage interest: −$11,763
• − Property taxes: −$3,739
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,922
• − Management: −$1,922
• − Depreciation: −$6,109
• Taxable loss: −$2,484
• Est. tax savings @ 24.0%: +$596
• After-tax cash flow: $1,568/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: Clayton County
• NCES district ID: 1301230
• Math proficiency: 11% ▼ -13.00%
• Reading proficiency: 20% ▼ -9.00%
• Median HH income: $42,266
• Composite: 13.41/100
• National rank: #9527
• State rank: #155 of 174 in GA

Livability — Lovejoy

• Score: 62/100
• State rank: #317
• US rank: #17071

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Henry County · 316,359 people
• City population: 606
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 52,402
• Household income: $82,619
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 1285.0

Population outlook (Clayton County) Hauer SSP2

• Today (2025): 310,777 people
• By 2030: 329,762 · +6.1%
• By 2040: 368,052 · +18.4%
• By 2050: 401,196 · +29.1%
• By 2075: 472,488 · +52.0%
• By 2100: 500,446 · +61.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (63%)
• Race & ethnicity: Black 63% White 23% Hispanic / Latino 8% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Hispanic 4% Lithuanian 1% Italian 1%
• Foreign-born: 9% · Canada, Vietnam, Jamaica
• Languages at home: 89% English-only · Spanish 6% French/Haitian/Cajun 2% Vietnamese 1%

Political lean MEDSL · Clayton

• 2024 margin: Solid D (+69.2) · D 84.3% · R 15.1%
• 2008→2024 swing: +2.8pp toward D · 2008: 66.4pp · 2024: 69.2pp
• All cycles: 2024: D+69.2 2020: D+70.9 2016: D+71.9 2012: D+70.1 2008: D+66.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -71.11%
• Current HPI: 222.0357
• Rent YoY: ▲ 2.20%
• 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

• 2026-04-28 Listed $210,000 GAMLS

Property tax history

+7.1%/yr

Latest (2025): $3,739 · +2.9% YoY. Source: county tax records.