127 Hinton Dr · McDonough, GA 30253

$119,000

3 bd · 1.0 ba · 792 sqft · SingleFamily public records · 148 Days on market

Built 1954 0.27 ac lot $150/sqft · at area comps Est $123k · at est.

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.8/15.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable home in McDonough. This 3 bedroom, 2 bath single-family home, built in 1954, offers approximately 792 square feet on approximately 0.27 acres. Brick and frame construction. Suitable for an owner-occupant or investor. Home is being sold as-is. Home may be purchased individually or as part of a multi-property package. Additional locations available. Purchase options may be available for individual homes. Located in the Oakland and McDonough school districts. All information is believed to be accurate but not guaranteed and should be independently verified.

Key facts

• 0.27 acre lot
• Built 1954
• Listed 148 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $635 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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: schools D, crime D, amenities 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.
• Market conditions: Rents soft (-0.3%/yr); 663 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 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 $823 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $33k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y 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 $43k; list at $119k implies a 177% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• 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 $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.56% ✓
• Cap rate: 12.70%
• Cash-on-cash: 22.88%
• DSCR: 2.02
• GRM: 5.3

CMA / ARV

• ARV (median comp): $122,534
• List price: $119,000
• Delta: -2.88%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 12.3%
• Equity multiple: 1.47×
• Total profit: $15,754
• Equity at exit: $17,743

10-year hold

• IRR: 18.8%
• Equity multiple: 2.35×
• Total profit: $44,877
• Equity at exit: $10,289

Cash invested: $33,320 (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 30253

• Home prices YoY: -29.4%
• Rents YoY: -0.3%
• Active inventory: 663
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,862 high
• Mortgage (P&I): −$624
• Tax from tax record: −$162 /mo · $1,941/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $635

Break-even live

Break-even rent $1,057

Max offer price $119,000

Occupancy floor 61%

Sensitivity live

Price	-10% $703	-5% $669	+0% $635	+5% $602	+10% $568
Rent	-10% $488	-5% $562	+0% $635	+5% $709	+10% $782
Rate	-1.0pp $695	-0.5pp $665	base $635	+0.5pp $604	+1.0pp $573

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Crossing Blvd #1403 McDonough, GA	1.0–2.0	1.0–2.0	1030	$2,042	$1.98	19d	10	0.57mi
102 Sable Chase Blvd McDonough, GA	1.0–3.0	1.0–2.0	980	$1,734	$1.77	3d	22	0.82mi
300 Rogers St McDonough, GA	2.0	1.0	730	$1,350	$1.85	44d	1	0.86mi
300 Rogers St McDonough, GA	2.0	1.0	730	$1,350	$1.85	5d	1	0.86mi
205 Bridges Rd McDonough, GA	1.0–3.0	1.0–2.0	1083	$2,166	$2.00	3d	31	1.00mi
155 Cola Welch Pkwy McDonough, GA	1.0–3.0	1.0–2.0	901	$1,643	$1.82	3d	9	1.12mi
122 Samanthas Way McDonough, GA	3.0	2.0	1118	$1,600	$1.43	44d	1	1.23mi
570 McDonough Pkwy McDonough, GA	1.0–3.0	1.0–2.0	1066	$1,955	$1.83	1d	27	1.25mi
1000 Overton LOOP McDonough, GA	1.0–3.0	1.0–2.0	1076	$2,100	$1.95	2d	28	1.30mi
100 Woodlawn Park Dr McDonough, GA	1.0–3.0	1.0–2.0	1029	$1,917	$1.86	2d	19	1.30mi
1116 Whisper Wind Dr McDonough, GA	3.0	2.0	1118	$1,890	$1.69	44d	1	1.33mi
820 Hampton Rd McDonough, GA	1.0–3.0	1.0–2.0	1149	$1,938	$1.69	2d	15	1.36mi
575 McDonough Pkwy McDonough, GA	1.0–2.0	1.0–2.5	960	$1,900	$1.98	2d	15	1.39mi
14 Brannan St McDonough, GA	2.0	1.0	1100	$1,295	$1.18	44d	1	1.49mi

Listing history 28 events

1. 2026-06-18
   days on market $119,000 Active 148 DOM
2. 2026-06-17
   days on market $119,000 Active 147 DOM
3. 2026-06-16
   days on market $119,000 Active 146 DOM
4. 2026-06-15
   days on market $119,000 Active 145 DOM
5. 2026-06-13
   days on market $119,000 Active 143 DOM
6. 2026-06-09
   days on market $119,000 Active 139 DOM
7. 2026-06-08
   days on market $119,000 Active 138 DOM
8. 2026-06-07
   days on market $119,000 Active 137 DOM
9. 2026-06-04
   days on market $119,000 Active 134 DOM
10. 2026-06-03
    days on market $119,000 Active 133 DOM
11. 2026-06-02
    days on market $119,000 Active 132 DOM
12. 2026-06-01
    days on market $119,000 Active 131 DOM
13. 2026-05-31
    days on market $119,000 Active 130 DOM
14. 2026-01-19
    listed $119,000 New 581-char remark

    Show marketing remark (581 chars)

    Affordable home in McDonough. This 3 bedroom, 2 bath single-family home, built in 1954, offers approximately 792 square feet on approximately 0.27 acres. Brick and frame construction. Suitable for an owner-occupant or investor. Home is being sold as-is. Home may be purchased individually or as part of a multi-property package. Additional locations available. Purchase options may be available for individual homes. Located in the Oakland and McDonough school districts. All information is believed to be accurate but not guaranteed and should be independently verified.

15. 2020-04-16
    soldstatus $43,000 Closed 6-char remark

    Show marketing remark (6 chars)

    As is.

16. 2020-04-16
    soldstatus $49,000 Sold

    Show marketing remark (6 chars)

    As is.

17. 2020-04-10
    status Under Contract

    Show marketing remark (6 chars)

    As is.

18. 2020-04-10
    status Pending 6-char remark

    Show marketing remark (6 chars)

    As is.

19. 2020-04-05
    price $45,000

    Show marketing remark (6 chars)

    As is.

20. 2020-04-05
    price $45,000 6-char remark

    Show marketing remark (6 chars)

    As is.

21. 2020-04-04
    status Back on Market

    Show marketing remark (6 chars)

    As is.

22. 2020-04-04
    status Active 6-char remark

    Show marketing remark (6 chars)

    As is.

23. 2020-03-30
    status Pending 6-char remark

    Show marketing remark (6 chars)

    As is.

24. 2020-03-30
    status Under Contract

    Show marketing remark (6 chars)

    As is.

25. 2020-03-24
    price $49,999
26. 2020-03-23
    price $49,999 6-char remark

    Show marketing remark (6 chars)

    As is.

27. 2020-03-19
    listed $54,999 Active 6-char remark

    Show marketing remark (6 chars)

    As is.

28. 2020-03-19
    listed $54,999 New

    Show marketing remark (6 chars)

    As is.

ⓘ 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: $1,941 · $162/mo
• Projected year-2 tax: $1,941 · $162/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 4/10 Moderate 4 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,339
• − Mortgage interest: −$6,666
• − Property taxes: −$1,941
• − Insurance: −$595
• − Repairs & maintenance: −$1,787
• − Management: −$1,787
• − Depreciation: −$3,462
• Taxable income: $6,100
• Est. tax owed @ 24.0%: −$1,464
• After-tax cash flow: $6,158/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

• Census place: McDonough, GA
• County: Henry County · 316,359 people
• City population: 114,333
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 64,779
• Household income: $81,892
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 2591.0

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 0.57)
• Race & ethnicity: Black 61% White 22% Two or more races 7% Hispanic / Latino 7% Asian 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Hispanic 1% Lithuanian 1% Slovak 1%
• Foreign-born: 10% · Canada, China, Vietnam
• Languages at home: 89% English-only · Spanish 5% French/Haitian/Cajun 1% 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: ▼ -87.51%
• Current HPI: 210.679
• Rent YoY: ▼ -0.35%
• 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

+116.4% since first listed

15 events — show timeline

• 2026-01-19 Listed $119,000 GAMLS
• 2020-04-16 Sold (MLS) $49,000 GAMLS
• 2020-04-16 Sold (MLS) $43,000 FMLS
• 2020-04-10 Pending — GAMLS
• 2020-04-10 Pending — FMLS
• 2020-04-05 Price Changed $45,000 GAMLS
• 2020-04-05 Price Changed $45,000 FMLS
• 2020-04-04 Relisted — GAMLS
• 2020-04-04 Relisted — FMLS
• 2020-03-30 Pending — FMLS
• 2020-03-30 Pending — GAMLS
• 2020-03-24 Price Changed $49,999 GAMLS
• 2020-03-23 Price Changed $49,999 FMLS
• 2020-03-19 Listed $54,999 GAMLS
• 2020-03-19 Listed $54,999 FMLS

Property tax history

+5.0%/yr

Latest (2025): $1,941 · +7.8% YoY. Source: county tax records.