4289 Post Rd · Villa Rica, GA 30187

$147,560

3 bd · 2.0 ba · 1,084 sqft · SingleFamily public records · 26 Days on market

Built 1899 1.39 ac lot $136/sqft · 45% below area Est $266k · 45% 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 +24.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +6.5/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Offers to be placed on Xome.com. Interior inspections are not available, do not trespass! Forward all inquiries and questions to Xome Customer Service . NO REPRESENTATION TO VALIDITY OF INFORMATION IS MADE, BUYER TO VERIFY ALL INFORMATION WHERIN.

Key facts

• 1.39 acre lot
• Built 1899
• Listed 26 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $148k).
• Recommended offer: $145k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 4.0% in Villa Rica — 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 65/100 on livability (#224 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: schools C-, amenities F, commute F.
• Douglas County (suburban): math 23% / reading 35% proficiency, ranked #92 of 174 in GA (top 53%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 127 active listings in the ZIP; 595 units permitted in Douglas County in 2024 (72 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 $4k of value loss. Plan a longer hold.
• Douglas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: built in 1899 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 25% 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 $145,346 (1.5% below list)

Questions for the listing agent

1. Built in 1899 — 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. 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.
4. 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.
5. 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: 1.15% ✓
• Cap rate: 8.69%
• Cash-on-cash: 8.58%
• DSCR: 1.38
• GRM: 7.2

CMA / ARV

• ARV (median comp): $265,977
• List price: $147,560
• Delta: -44.52%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4289 Post Rd	0.00mi	3/2.0	1,084 (0%)	1mo	$150,000	$138	99

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: -3.3%
• Equity multiple: 0.88×
• Total profit: $-5,061
• Equity at exit: $22,002

10-year hold

• IRR: 6.5%
• Equity multiple: 1.48×
• Total profit: $19,982
• Equity at exit: $12,758

Cash invested: $41,317 (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 30187

• Home prices YoY: -15.8%
• Active inventory: 127
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,699 medium
• Mortgage (P&I): −$774
• Tax from tax record: −$211 /mo · $2,537/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $295

Break-even live

Break-even rent $1,325

Max offer price $147,560

Occupancy floor 78%

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: $36,890
• Closing costs: $4,427
• Reserves months: —
• Total cash needed: —

Listing history 45 events

1. 2026-05-12
   status Pending 246-char remark

   Show marketing remark (246 chars)

   Offers to be placed on Xome.com. Interior inspections are not available, do not trespass! Forward all inquiries and questions to Xome Customer Service . NO REPRESENTATION TO VALIDITY OF INFORMATION IS MADE, BUYER TO VERIFY ALL INFORMATION WHERIN.

2. 2026-04-16
   listed $147,560 Active 246-char remark

   Show marketing remark (246 chars)

   Offers to be placed on Xome.com. Interior inspections are not available, do not trespass! Forward all inquiries and questions to Xome Customer Service . NO REPRESENTATION TO VALIDITY OF INFORMATION IS MADE, BUYER TO VERIFY ALL INFORMATION WHERIN.

3. 2026-04-07
   historical
4. 2026-04-07
   historical
5. 2026-01-07
   listed $199,000 New
6. 2026-01-07
   listed $199,000 Active
7. 2025-12-01
   historical
8. 2025-11-05
   listed $199,000 New
9. 2025-11-05
   status Back On Market
10. 2025-11-05
    status Active
11. 2025-11-04
    historical
12. 2025-11-04
    historical
13. 2025-05-24
    status Pending
14. 2025-05-24
    status Under Contract
15. 2025-05-16
    listed $269,000 New
16. 2025-05-16
    listed $269,000 Active
17. 2025-05-14
    historical
18. 2025-05-13
    historical
19. 2025-03-17
    price $269,900
20. 2025-03-17
    price $269,900
21. 2025-02-24
    price $290,000
22. 2025-02-20
    listed $290,000 Active
23. 2025-01-30
    listed $300,000 New
24. 2023-09-11
    soldstatus $265,000
25. 2023-09-08
    soldstatus $265,000 Closed
26. 2023-09-08
    soldstatus $265,000 Sold
27. 2023-08-07
    status Under Contract
28. 2023-08-07
    historical Active Under Contract
29. 2023-07-27
    price $257,000
30. 2023-07-27
    price $257,000
31. 2023-06-23
    listed $259,999 Active
32. 2023-06-23
    listed $259,999 New
33. 2022-10-24
    soldstatus $103,000
34. 2022-10-14
    soldstatus $103,000 Closed
35. 2022-10-14
    soldstatus $103,000 Sold
36. 2022-10-14
    soldstatus $80,200
37. 2022-09-24
    status Under Contract
38. 2022-09-24
    status Pending
39. 2022-09-21
    price $99,000
40. 2022-09-19
    listed $110,000 Active
41. 2022-09-19
    listed $99,000 New
42. 2019-09-30
    soldstatus $75,000
43. 1992-07-07
    soldstatus $54,699
44. 1985-10-09
    soldstatus $57,750
45. 1985-08-27
    soldstatus $55,700

ⓘ 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: $2,537 · $211/mo
• Projected year-2 tax: $2,537 · $211/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 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,385
• − Mortgage interest: −$8,266
• − Property taxes: −$2,537
• − Insurance: −$738
• − Repairs & maintenance: −$1,631
• − Management: −$1,631
• − Depreciation: −$4,293
• Taxable income: $1,290
• Est. tax owed @ 24.0%: −$310
• After-tax cash flow: $3,234/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: Douglas County
• NCES district ID: 1301860
• Math proficiency: 23% ▼ -16.00%
• Reading proficiency: 35% ▼ -11.00%
• Median HH income: $55,335
• Composite: 25.84/100
• National rank: #7353
• State rank: #92 of 174 in GA

Livability — Villa Rica

• Score: 65/100
• State rank: #224
• US rank: #13182

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 43,013
• Population (ZIP): 8,130

Population outlook (Douglas County) Hauer SSP2

• Today (2025): 163,022 people
• By 2030: 173,956 · +6.7%
• By 2040: 196,859 · +20.8%
• By 2050: 220,017 · +35.0%
• By 2075: 279,831 · +71.7%
• By 2100: 322,702 · +97.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Black 18% Hispanic / Latino 9% Two or more races 9% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 3%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 2%
• Foreign-born: 6% · Canada, Jamaica, Vietnam
• Languages at home: 88% English-only · Spanish 9% Vietnamese 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Douglas

• 2024 margin: Solid D (+31.4) · D 65.4% · R 33.9%
• 2008→2024 swing: +29.6pp toward D · 2008: 1.8pp · 2024: 31.4pp
• All cycles: 2024: D+31.4 2020: D+25.1 2016: D+10.8 2012: D+4.0 2008: D+1.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.56%
• Current HPI: 270.0582
• Rent YoY: —
• Metro: —
• 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

+164.9% since first listed

45 events — show timeline

• 2026-05-12 Pending — CGMLS
• 2026-04-16 Listed $147,560 CGMLS
• 2026-04-07 Listing Removed — FMLS
• 2026-04-07 Listing Removed — GAMLS
• 2026-01-07 Listed $199,000 FMLS
• 2026-01-07 Listed $199,000 GAMLS
• 2025-12-01 Listing Removed — GAMLS
• 2025-11-05 Listed $199,000 GAMLS
• 2025-11-05 Relisted — GAMLS
• 2025-11-05 Relisted — FMLS
• 2025-11-04 Listing Removed — FMLS
• 2025-11-04 Listing Removed — GAMLS
• 2025-05-24 Pending — FMLS
• 2025-05-24 Pending — GAMLS
• 2025-05-16 Listed $269,000 FMLS
• 2025-05-16 Listed $269,000 GAMLS
• 2025-05-14 Listing Removed — FMLS
• 2025-05-13 Listing Removed — GAMLS
• 2025-03-17 Price Changed $269,900 FMLS
• 2025-03-17 Price Changed $269,900 GAMLS
• 2025-02-24 Price Changed $290,000 GAMLS
• 2025-02-20 Listed $290,000 FMLS
• 2025-01-30 Listed $300,000 GAMLS
• 2023-09-11 Sold (Public Records) $265,000 Public Records
• 2023-09-08 Sold (MLS) $265,000 GAMLS
• 2023-09-08 Sold (MLS) $265,000 FMLS
• 2023-08-07 Pending — GAMLS
• 2023-08-07 Contingent — FMLS
• 2023-07-27 Price Changed $257,000 GAMLS
• 2023-07-27 Price Changed $257,000 FMLS
• 2023-06-23 Listed $259,999 GAMLS
• 2023-06-23 Listed $259,999 FMLS
• 2022-10-24 Sold (Public Records) $103,000 Public Records
• 2022-10-14 Sold (Public Records) $80,200 Public Records
• 2022-10-14 Sold (MLS) $103,000 GAMLS
• 2022-10-14 Sold (MLS) $103,000 FMLS
• 2022-09-24 Pending — GAMLS
• 2022-09-24 Pending — FMLS
• 2022-09-21 Price Changed $99,000 FMLS
• 2022-09-19 Listed $99,000 GAMLS
• 2022-09-19 Listed $110,000 FMLS
• 2019-09-30 Sold (Public Records) $75,000 Public Records
• 1992-07-07 Sold (Public Records) $54,699 Public Records
• 1985-10-09 Sold (Public Records) $57,750 Public Records
• 1985-08-27 Sold (Public Records) $55,700 Public Records

Property tax history

+6.5%/yr

Latest (2025): $2,537 · +42.1% YoY. Source: county tax records.