10 Gentry Dr · McDonough, GA 30252

$299,900

3 bd · 2.0 ba · 1,959 sqft · SingleFamily public records · 31 Days on market

Built 1979 1.18 ac lot $153/sqft · 14% below area Est $490k · 39% 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).

• ARV discount +15.0/15.0
• Cash flow +9.9/30.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• DSCR +2.8/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully updated single-level ranch home in the desirable Gentry Woods community of McDonough! This thoughtfully designed living space features 3 bedrooms and 2 full baths, plus a bonus room that easily serves as a 4th bedroom. The kitchen features modern appliances, ample cabinet storage, and easy access to the family room to keep everyone connected during meal prep or gatherings. Step inside an inviting living room filled with natural light pouring through the front windows, centered around a classic brick fireplace- perfect for cozy evenings or welcoming guests. The open floor plan flows seamlessly into a generous dining area that comfortably seats 12 and opens to a large patio - ideal for outdoor dining and entertaining. Outdoors, mature trees and a sprawling backyard create a peaceful setting for relaxation and play. A detached garage offers abundant storage space for vehicles, hobbies, or projects. Don't miss your chance to call this classic ranch home!

Key facts

• 1.18 acre lot
• 3 garage spots
• Built 1979

Property features AI

Exterior

• Parking: Detached garage; Three garage spaces
• Utilities: Public water; Septic tank sewer; Electricity available (110 volts)
• Home design: One-level home; Resale property; Wood siding construction; Shingle roof; Slab foundation
• Construction: Wood siding; Shingle roof; Slab foundation; Resale condition
• Exterior features: Private yard; Deck

Interior

• Kitchen: Pantry; Open view to the family room; Dishwasher; Electric cooktop; Electric oven; Refrigerator
• Bedrooms: Master on main; Split bedroom plan; Four main-level bedrooms
• Flooring: Vinyl
• Bathrooms: Two full bathrooms; Master bathroom with tub/shower combo; Two main-level bathrooms
• Heating & cooling: Forced-air heating; Central air conditioning
• Interior features: Beamed ceilings; Wood-burning stove fireplace (1)
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-187 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $267k (11.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (17.5% below list).
• Recommended offer: $248k (17.5% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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: Timber Ridge Elementary School (math 44% / reading 46%, grade D-, #327 of 1,228 statewide, top 27%, 761 students, 32% FRL); Union Grove Middle (math 44% / reading 52%, grade C-, #80 of 470 statewide, top 17%, 1,069 students, 32% FRL); Union Grove High (math 22% / reading 37%, grade F, #140 of 424 statewide, top 35%, 1,648 students, 24% FRL).
• Zoned-school proficiency averages 41% at this address vs 28% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Henry County average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.5%/yr); 581 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $9k 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

• It's been on market 31 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 7y 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 $212k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $247,503 (17.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.83% ✗
• Cap rate: 5.55%
• Cash-on-cash: -2.67%
• DSCR: 0.88
• GRM: 10.1

CMA / ARV

• ARV (median comp): $489,759
• List price: $299,900
• Delta: -35.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30 Gentry Dr	0.07mi	3/2.0	2,075 (+6%)	10mo	$322,000	$155	79
850 Airline Rd	0.44mi	3/2.5	1,934 (-1%)	7mo	$364,000	$188	70
1327 Turner Church Rd	0.39mi	3/2.0	1,991 (+2%)	24mo	$309,900	$156	59
1276 Turner Church Rd	0.49mi	3/2.0	1,803 (-8%)	9mo	$240,000	$133	56
820 Airline Rd	0.55mi	3/2.0	1,711 (-13%)	11mo	$310,000	$181	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 · 1.52% rent growth · sell at horizon

5-year hold

• IRR: -22.4%
• Equity multiple: 0.24×
• Total profit: $-64,037
• Equity at exit: $44,716

10-year hold

• IRR: -20.9%
• Equity multiple: -0.01×
• Total profit: $-85,212
• Equity at exit: $25,930

Cash invested: $83,972 (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: 581
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,475 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$444 /mo · $5,331/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $-187

Break-even live

Break-even rent $2,711

Max offer price $266,927

Occupancy floor —

Sensitivity live

Price	-10% $-17	-5% $-102	+0% $-187	+5% $-272	+10% $-356
Rent	-10% $-382	-5% $-284	+0% $-187	+5% $-89	+10% $9
Rate	-1.0pp $-36	-0.5pp $-110	base $-187	+0.5pp $-264	+1.0pp $-343

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1209 Creek Crossing Dr McDonough, GA	4.0	2.5	2400	$2,380	$0.99	26d	1	1.02mi
760 Country Lake Ct McDonough, GA	4.0	3.0	1783	$2,159	$1.21	45d	1	1.26mi

Listing history 50 events

1. 2026-06-21
   days on market $299,900 Active 31 DOM
2. 2026-06-18
   days on market $299,900 Active 28 DOM
3. 2026-06-17
   days on market $299,900 Active 27 DOM
4. 2026-06-16
   days on market $299,900 Active 26 DOM
5. 2026-06-15
   days on market $299,900 Active 25 DOM
6. 2026-06-13
   days on market $299,900 Active 23 DOM
7. 2026-06-09
   days on market $299,900 Active 19 DOM
8. 2026-06-08
   days on market $299,900 Active 18 DOM
9. 2026-06-07
   days on market $299,900 Active 17 DOM
10. 2026-06-04
    days on market $299,900 Active 14 DOM
11. 2026-06-03
    days on market $299,900 Active 13 DOM
12. 2026-06-02
    days on market $299,900 Active 12 DOM
13. 2026-06-01
    days on market $299,900 Active 11 DOM
14. 2026-05-31
    days on market $299,900 Active 10 DOM
15. 2026-05-19
    historical
16. 2026-05-19
    historical
17. 2026-04-23
    price $316,500
18. 2026-04-23
    price $316,500
19. 2026-03-16
    listed $319,900 Active
20. 2026-03-16
    listed $319,900 New
21. 2026-03-13
    historical
22. 2026-03-13
    historical
23. 2026-03-10
    historical
24. 2026-02-10
    price $326,900
25. 2025-12-03
    price $329,903
26. 2025-11-18
    price $339,903
27. 2025-10-27
    price $347,900
28. 2025-10-03
    price $354,900
29. 2025-08-26
    listed $363,000 New
30. 2025-08-25
    historical
31. 2025-08-01
    listed $385,900 New
32. 2025-05-07
    historical
33. 2025-05-07
    historical
34. 2025-04-27
    status Active
35. 2025-04-27
    status Back On Market
36. 2025-03-05
    status Under Contract
37. 2025-03-05
    status Pending
38. 2025-01-23
    status Back On Market
39. 2025-01-23
    status Active
40. 2025-01-12
    status Pending
41. 2025-01-12
    status Under Contract
42. 2025-01-07
    price $300,000
43. 2025-01-07
    price $300,000
44. 2024-11-19
    listed $325,000 New
45. 2024-11-19
    listed $325,000 Active
46. 2020-03-31
    soldstatus $212,000
47. 2020-03-30
    soldstatus $212,000 Sold
48. 2020-02-25
    status Under Contract
49. 2020-01-22
    listed $219,000 New
50. 2020-01-22
    historical

ⓘ 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: $5,331 · $444/mo
• Projected year-2 tax: $5,331 · $444/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 3/10 Moderate
• 🌡 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 5/10 Major 5 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,700
• − Mortgage interest: −$16,799
• − Property taxes: −$5,331
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,376
• − Management: −$2,376
• − Depreciation: −$8,724
• Taxable loss: −$7,406
• Est. tax savings @ 24.0%: +$1,777
• After-tax cash flow: $-462/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

+391.6% since first listed

40 events — show timeline

• 2026-05-21 Listed $299,900 FMLS
• 2026-05-21 Listed $299,900 GAMLS
• 2026-05-21 Coming Soon $299,900 GAMLS
• 2026-05-21 Coming Soon $299,900 FMLS
• 2026-05-19 Listing Removed — GAMLS
• 2026-04-23 Price Changed $316,500 GAMLS
• 2026-03-16 Listed $319,900 GAMLS
• 2026-03-13 Coming Soon — GAMLS
• 2026-03-10 Listing Removed — GAMLS
• 2026-02-10 Price Changed $326,900 GAMLS
• 2025-12-03 Price Changed $329,903 GAMLS
• 2025-11-18 Price Changed $339,903 GAMLS
• 2025-10-27 Price Changed $347,900 GAMLS
• 2025-10-03 Price Changed $354,900 GAMLS
• 2025-08-26 Listed $363,000 GAMLS
• 2025-08-25 Listing Removed — GAMLS
• 2025-08-01 Listed $385,900 GAMLS
• 2025-05-07 Listing Removed — GAMLS
• 2025-05-07 Listing Removed — FMLS
• 2025-04-27 Relisted — FMLS
• 2025-04-27 Relisted — GAMLS
• 2025-03-05 Pending — GAMLS
• 2025-03-05 Pending — FMLS
• 2025-01-23 Relisted — GAMLS
• 2025-01-23 Relisted — FMLS
• 2025-01-12 Pending — FMLS
• 2025-01-12 Pending — GAMLS
• 2025-01-07 Price Changed $300,000 FMLS
• 2025-01-07 Price Changed $300,000 GAMLS
• 2024-11-19 Listed $325,000 GAMLS
• 2024-11-19 Listed $325,000 FMLS
• 2020-03-31 Sold (Public Records) $212,000 Public Records
• 2020-03-30 Sold (MLS) $212,000 GAMLS
• 2020-02-25 Pending — GAMLS
• 2020-01-22 Listing Removed — GAMLS
• 2020-01-22 Listed $219,000 GAMLS
• 2019-12-04 Price Changed $219,000 GAMLS
• 2019-11-06 Listed $229,000 GAMLS
• 1989-07-12 Sold (Public Records) $88,998 Public Records
• 1984-02-01 Sold (Public Records) $61,000 Public Records

Property tax history

+15.3%/yr

Latest (2025): $5,331 · +7.9% YoY. Source: county tax records.