141 Royal Way · McDonough, GA 30252

$215,000

3 bd · 2.0 ba · 1,530 sqft · SingleFamily public records · 8 Days on market

Built 1998 0.96 ac lot $141/sqft · 27% below area Est $294k · 27% under

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Why this score? — see what drove the C- 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 +15.9/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• 1% rule +4.4/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Gorgeous, move in ready step-less ranch in a quiet, private, mature neighborhood. Located at the end of the cul-de-sac with beautiful front yard and rock chair front porch and relaxing back porch for the morning or evening coffee break. As you walk into the home, you'd notice A frame ceiling with ample space for cozy couch and chairs. Hardwood floor in the dining room accompanied by updated kitchen with brand new built in microwave and stove and lots of cabinet spaces and built in desk area. Gorgeous paint colors throughout the home with lots of charm. Laundry is located in the mud room as you step in from the garage. Master has separate tub and shower. Large backyard with deck and serene setting. This is definitely a place you can call home.

Key facts

• Open floor plan
• Huge mudroom
• Vaulted ceilings

Tags

• OPEN FLOOR PLAN
• HARDWOOD FLOORS
• FIREPLACE
• VAULTED CEILINGS
• HUGE MUDROOM
• ROCKING CHAIR FRONT PORCH

Property features AI

Finance

• Other: Subdivision: Kings Forest; Located in Henry County, McDonough, GA; Listing accepts Cash, Conventional, FHA, and VA financing
• HOA & community: No HOA

Exterior

• Parking: Attached garage with side/rear entrance
• Utilities: Public water; Septic tank sewer; Cable available; Electricity available; High-speed internet available; Phone service available
• Home design: Single family residence; House structure; One story; Built in 1998; Resale property
• Construction: Brick and vinyl siding exterior; Composition roof; Approximately 1,530 above-grade finished square feet
• Exterior features: Patio; Porch; Level lot; Located on a cul-de-sac

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air conditioning; Has fireplace (1)
• Interior features: High ceilings; Vaulted ceiling(s); Separate shower; Soaking tub; Walk-in closet(s); Family room; Dining room / Living room combo; No basement; One level
• Laundry & utility: Mud room laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $104 ($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 $201k (6.4% below list).
• Recommended offer: $201k (6.4% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.9% in McDonough — 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 63/100 on livability (#279 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: crime D, amenities F, commute F.
• Henry County (rural): math 24% / reading 33% proficiency, ranked #89 of 174 in GA (top 51%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Tussahaw Elementary (math 22% / reading 32%, grade F, #689 of 1,228 statewide, top 58%, 802 students, 69% FRL); Locust Grove Middle (math 30% / reading 35%, grade F, #221 of 470 statewide, top 48%, 1,103 students, 51% FRL); Locust Grove High (math 7% / reading 33%, grade F, #232 of 424 statewide, top 56%, 1,637 students, 41% FRL).
• Market conditions: Rents rising (+1.5%/yr); 582 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,989 units permitted in Henry County in 2024 (92 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.
• Henry County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $60k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $201,148 (6.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.94% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.07%
• DSCR: 1.09
• GRM: 8.9

CMA / ARV

• ARV (median comp): $294,131
• List price: $215,000
• Delta: -9.22%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
141 Royal Way	0.00mi	3/2.0	1,530 (0%)	0mo	$210,000	$137	100
98 Royal Way	0.23mi	3/2.0	1,619 (+6%)	22mo	$240,000	$148	62
225 Rabbit Run	0.62mi	2/2.0 (-1)	1,475 (-4%)	24mo	$310,000	$210	40
1576 King Mill Rd	0.61mi	4/2.0 (+1)	1,344 (-12%)	9mo	$193,000	$144	38

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 · 1.52% rent growth · sell at horizon

5-year hold

• IRR: -14.7%
• Equity multiple: 0.48×
• Total profit: $-31,144
• Equity at exit: $32,057

10-year hold

• IRR: -8.6%
• Equity multiple: 0.50×
• Total profit: $-30,235
• Equity at exit: $18,589

Cash invested: $60,200 (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 30252

• Home prices YoY: -31.4%
• Rents YoY: 1.5%
• Active inventory: 582
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,011 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$268 /mo · $3,217/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $104

Break-even live

Break-even rent $1,880

Max offer price $215,000

Occupancy floor 90%

Sensitivity live

Price	-10% $226	-5% $165	+0% $104	+5% $43	+10% $-18
Rent	-10% $-55	-5% $24	+0% $104	+5% $183	+10% $263
Rate	-1.0pp $212	-0.5pp $159	base $104	+0.5pp $48	+1.0pp $-8

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1576 King Mill Rd McDonough, GA	3.0	2.0	1344	$1,600	$1.19	25d	1	0.59mi
309 Fletcher Ct McDonough, GA	3.0	2.0	1621	$1,985	$1.22	14d	1	0.61mi
1577 King Mill Rd McDonough, GA	3.0	2.0	1400	$1,250	$0.89	25d	1	0.66mi
1967 King Mill Rd McDonough, GA	3.0	2.0	1896	$1,800	$0.95	14d	1	1.10mi
228 Nina Cir Locust Grove, GA	4.0	3.0	1720	$1,990	$1.16	14d	1	1.11mi
5420 Yellow Pine Dr McDonough, GA	3.0	2.0	1515	$2,000	$1.32	19d	1	1.50mi

Listing history 9 events

1. 2026-05-19
   historical
2. 2026-05-12
   price $250,000
3. 2026-04-24
   price $267,000
4. 2026-04-02
   listed $275,000 New
5. 2016-12-29
   soldstatus $135,000
6. 2016-12-19
   soldstatus $135,000 Sold 758-char remark

   Show marketing remark (758 chars)

   Gorgeous, move in ready step-less ranch in a quiet, private, mature neighborhood. Located at the end of the cul-de-sac with beautiful front yard and rock chair front porch and relaxing back porch for the morning or evening coffee break. As you walk into the home, you'd notice A frame ceiling with ample space for cozy couch and chairs. Hardwood floor in the dining room accompanied by updated kitchen with brand new built in microwave and stove and lots of cabinet spaces and built in desk area. Gorgeous paint colors throughout the home with lots of charm. Laundry is located in the mud room as you step in from the garage. Master has separate tub and shower. Large backyard with deck and serene setting. This is definitely a place you can call home.

7. 2016-11-07
   status Under Contract 758-char remark

   Show marketing remark (758 chars)

   Gorgeous, move in ready step-less ranch in a quiet, private, mature neighborhood. Located at the end of the cul-de-sac with beautiful front yard and rock chair front porch and relaxing back porch for the morning or evening coffee break. As you walk into the home, you'd notice A frame ceiling with ample space for cozy couch and chairs. Hardwood floor in the dining room accompanied by updated kitchen with brand new built in microwave and stove and lots of cabinet spaces and built in desk area. Gorgeous paint colors throughout the home with lots of charm. Laundry is located in the mud room as you step in from the garage. Master has separate tub and shower. Large backyard with deck and serene setting. This is definitely a place you can call home.

8. 2016-10-22
   listed $139,900 New 758-char remark

   Show marketing remark (758 chars)

   Gorgeous, move in ready step-less ranch in a quiet, private, mature neighborhood. Located at the end of the cul-de-sac with beautiful front yard and rock chair front porch and relaxing back porch for the morning or evening coffee break. As you walk into the home, you'd notice A frame ceiling with ample space for cozy couch and chairs. Hardwood floor in the dining room accompanied by updated kitchen with brand new built in microwave and stove and lots of cabinet spaces and built in desk area. Gorgeous paint colors throughout the home with lots of charm. Laundry is located in the mud room as you step in from the garage. Master has separate tub and shower. Large backyard with deck and serene setting. This is definitely a place you can call home.

9. 1998-04-09
   soldstatus $51,000

ⓘ 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: $3,217 · $268/mo
• Projected year-2 tax: $3,217 · $268/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°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: $24,138
• − Mortgage interest: −$12,043
• − Property taxes: −$3,217
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,931
• − Management: −$1,931
• − Depreciation: −$6,255
• Taxable loss: −$2,314
• Est. tax savings @ 24.0%: +$555
• After-tax cash flow: $1,802/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: Henry County
• NCES district ID: 1302820
• Math proficiency: 24% ▼ -9.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $62,594
• Composite: 26.13/100
• National rank: #7279
• State rank: #89 of 174 in GA

Livability — McDonough

• Score: 63/100
• State rank: #279
• US rank: #14962

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Henry County · 316,359 people
• City population: 114,333
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 49,554
• Household income: $100,770
• Rent vs Own: 10.5% rent · 89.5% own
• Severe rent burden: 343.0

Population outlook (Henry County) Hauer SSP2

• Today (2025): 249,041 people
• By 2030: 264,369 · +6.2%
• By 2040: 294,459 · +18.2%
• By 2050: 322,249 · +29.4%
• By 2075: 392,310 · +57.5%
• By 2100: 437,836 · +75.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 48% Black 36% Two or more races 11% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4%
• Common ancestry: Hispanic 2% Slovak 1% Italian 1%
• Foreign-born: 7% · Canada, Vietnam, South Korea
• Languages at home: 91% English-only · Spanish 4% French/Haitian/Cajun 2% Vietnamese 1%

Political lean MEDSL · Henry

• 2024 margin: Strong D (+29.7) · D 64.5% · R 34.9%
• 2008→2024 swing: +37.1pp toward D · 2008: -7.5pp · 2024: 29.7pp
• All cycles: 2024: D+29.7 2020: D+20.5 2016: D+4.3 2012: R+3.2 2008: R+7.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -94.97%
• Current HPI: 207.2801
• Rent YoY: ▲ 1.52%
• 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

+311.8% since first listed

13 events — show timeline

• 2026-06-11 Sold (MLS) $210,000 GAMLS
• 2026-05-27 Pending — GAMLS
• 2026-05-27 Price Changed $215,000 GAMLS
• 2026-05-19 Listing Removed — GAMLS
• 2026-05-12 Price Changed $250,000 GAMLS
• 2026-04-24 Price Changed $267,000 GAMLS
• 2026-04-02 Listed $275,000 GAMLS
• 2026-04-02 Listed $239,900 GAMLS
• 2016-12-29 Sold (Public Records) $135,000 Public Records
• 2016-12-19 Sold (MLS) $135,000 GAMLS
• 2016-11-07 Pending — GAMLS
• 2016-10-22 Listed $139,900 GAMLS
• 1998-04-09 Sold (Public Records) $51,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $3,217 · -6.9% YoY. Source: county tax records.