45 Robertford Dr · Porterdale, GA 30016

$234,900

4 bd · 2.0 ba · 1,773 sqft · SingleFamily public records · 51 Days on market

Built 2002 0.29 ac lot $132/sqft · 18% below area Est $287k · 18% 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 +14.6/30.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Rent growth +3.0/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experience the best of Covington living in a neighborhood known for its quiet streets and everyday convenience. Ideally situated just minutes from Hwy 20, the historic downtown square, local restaurants, schools, and the expanding Salem Road corridor, this location puts everything within easy reach. With nearby parks, shopping, and essentials, it's a great fit for those who want comfort without sacrificing access. Plus, quick connections to Conyers, McDonough, and the east metro make commuting a breeze.

Key facts

• Quick connections
• Nearby parks
• Local restaurants

Tags

• QUIET STREETS
• HISTORIC DOWNTOWN SQUARE
• LOCAL RESTAURANTS
• NEARBY PARKS
• SHOPPING
• QUICK CONNECTIONS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $56 ($677/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 $214k (9.0% below list).
• Recommended offer: $214k (9.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 5.0% in Porterdale — 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 58/100 on livability (#447 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B+, housing B; Watch: amenities F, commute F, employment F.
• Newton County (suburban): math 17% / reading 26% proficiency, ranked #137 of 174 in GA (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Newton County Theme School At Ficquett (math 49% / reading 65%, grade C+, #151 of 1,228 statewide, top 13%, 977 students, 29% FRL); Liberty Middle School (math 7% / reading 15%, grade F, #426 of 470 statewide, top 91%, 944 students, 85% FRL); Newton High School (math 8% / reading 12%, grade F, #365 of 424 statewide, top 88%, 2,472 students, 85% FRL).
• Market conditions: Rents rising (+1.8%/yr); 449 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,480 units permitted in Newton County in 2024 (702 in 5+ unit buildings).
• This rent runs 32% of the median local income ($80k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Newton County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $54k (19%) 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $213,779 (9.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 9% 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: 0.91% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.03%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

• ARV (median comp): $287,357
• List price: $234,900
• Delta: -18.26%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
45 Robertford Dr	0.00mi	4/3.0	1,773 (0%)	0mo	$235,000	$133	96
120 Mcgiboney Dr	0.08mi	3/3.5 (-1)	1,800 (+2%)	8mo	$215,000	$119	76
95 Forray Dr	0.41mi	3/2.0 (-1)	1,769 (-0%)	1mo	$295,000	$167	74
95 Randette Dr	0.39mi	3/2.0 (-1)	1,690 (-5%)	0mo	$275,000	$163	69
230 Cinnamon Oak Cir	0.29mi	4/3.0	1,833 (+3%)	10mo	$270,000	$147	68
170 Forray Dr	0.33mi	3/2.0 (-1)	1,690 (-5%)	10mo	$281,000	$166	64
80 Capeton Ct	0.38mi	4/2.5	1,892 (+7%)	8mo	$312,000	$165	63
80 Randette Dr	0.34mi	3/2.0 (-1)	1,869 (+5%)	9mo	$264,000	$141	62
65 Wisteria Blvd	0.58mi	3/2.0 (-1)	1,726 (-3%)	7mo	$304,000	$176	58
145 Sears Cir	0.75mi	3/2.0 (-1)	1,790 (+1%)	3mo	$265,000	$148	56
180 Sears Cir	0.67mi	3/2.0 (-1)	1,815 (+2%)	9mo	$198,000	$109	52
595 Wisteria Blvd	0.68mi	4/2.0	1,589 (-10%)	6mo	$300,000	$189	46

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 · 1.84% rent growth · sell at horizon

5-year hold

• IRR: -16.0%
• Equity multiple: 0.44×
• Total profit: $-36,899
• Equity at exit: $35,024

10-year hold

• IRR: -9.7%
• Equity multiple: 0.43×
• Total profit: $-37,238
• Equity at exit: $20,310

Cash invested: $65,772 (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 30016

• Home prices YoY: -8.6%
• Rents YoY: 1.8%
• Active inventory: 449
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,138 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$303 /mo · $3,633/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $56

Break-even live

Break-even rent $2,066

Max offer price $234,900

Occupancy floor 92%

Sensitivity live

Price	-10% $189	-5% $123	+0% $56	+5% $-10	+10% $-77
Rent	-10% $-112	-5% $-28	+0% $56	+5% $141	+10% $225
Rate	-1.0pp $175	-0.5pp $116	base $56	+0.5pp $-4	+1.0pp $-66

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 Robertford Dr Covington, GA	3.0	2.5	1765	$1,829	$1.04	23d	1	0.06mi
220 Windscape Dr Covington, GA	3.0	2.5	1561	$1,845	$1.18	14d	1	0.18mi
165 Cinnamon Oak Cir Covington, GA	4.0	3.0	1833	$1,756	$0.96	6d	1	0.29mi
80 Randette Dr Covington, GA	3.0	2.0	1869	$2,195	$1.17	26d	1	0.34mi
35 Willow Tree Ter Covington, GA	3.0	2.5	1660	$1,850	$1.11	26d	1	0.42mi
80 Forray Dr Covington, GA	3.0	2.0	1690	$1,850	$1.09	26d	1	0.42mi
374 McGiboney Rd Covington, GA	3.0	2.5	1624	$1,850	$1.14	3d	1	0.46mi
160 Wisteria Way Covington, GA	4.0	2.5	1839	$2,119	$1.15	45d	1	0.51mi
305 Skipjack Ct Covington, GA	3.0	3.0	1463	$1,695	$1.16	45d	1	0.63mi
160 Princeton Way Covington, GA	4.0	3.0	1858	$2,031	$1.09	14d	1	0.64mi
250 Skipjack Ct Covington, GA	3.0	2.5	1580	$2,195	$1.39	20d	1	0.66mi
50 Harvard Dr Covington, GA	3.0	2.5	1566	$1,870	$1.19	45d	1	0.71mi
155 McGiboney Pl Covington, GA	3.0	2.0	1932	$1,745	$0.90	45d	1	0.76mi
513 Kirkland Rd Covington, GA	2.0–3.0	2.0–3.0	1207	$2,025	$1.68	7d	9	0.80mi
70 S Greenfield Cir Covington, GA	3.0	2.0	1475	$1,825	$1.24	13d	1	0.84mi
130 N Greenfield Cir Covington, GA	3.0	2.0	1428	$1,769	$1.24	45d	1	0.86mi
150 N Greenfield Cir Covington, GA	3.0	2.5	1236	$1,910	$1.55	46d	1	0.88mi
440 Pebble Blvd Covington, GA	3.0	2.0	1500	$1,869	$1.25	14d	1	0.91mi
95 Saddlebrook Dr Covington, GA	3.0	2.0	1950	$1,850	$0.95	7d	1	0.95mi
330 Fieldstone Ln Covington, GA	4.0	2.0	2002	$2,205	$1.10	17d	1	0.96mi
300 Claremont Dr Covington, GA	3.0	2.0	1398	$1,895	$1.36	7d	1	0.97mi
200 Pebble Brooke Ct Covington, GA	3.0	2.0	1870	$1,989	$1.06	45d	1	1.01mi
95 Saddlebrook Ct Covington, GA	3.0	2.0	1950	$1,850	$0.95	26d	1	1.05mi
60 Arbor Lake Dr Covington, GA	4.0	3.0	2454	$2,305	$0.94	0d	1	1.16mi
115 Cherohala Ct Covington, GA	4.0	2.5	2044	$2,216	$1.08	0d	1	1.19mi
205 Oak Terrace Dr Covington, GA	4.0	2.5	1930	$2,069	$1.07	26d	1	1.22mi
115 Tamalynn Trl Covington, GA	4.0	2.0	2157	$2,245	$1.04	3d	1	1.23mi
50 Cold Springs Ct Covington, GA	3.0	2.0	2290	$2,245	$0.98	26d	1	1.23mi
20 Natalie Ct Covington, GA	3.0	2.0	1882	$2,500	$1.33	45d	1	1.25mi
655 Pebble Blvd Covington, GA	3.0	2.0	1477	$1,876	$1.27	0d	1	1.25mi
40 Oakwood Dr Covington, GA	5.0	3.0	2480	$2,381	$0.96	7d	1	1.28mi
200 Bowen Way Covington, GA	4.0	2.0	1918	$2,650	$1.38	45d	1	1.31mi
35 Tamalynn Trl Covington, GA	4.0	2.5	1829	$1,890	$1.03	45d	1	1.35mi
355 Sunflower Ln Covington, GA	4.0	2.5	1829	$1,855	$1.01	45d	1	1.36mi
105 River North Ct Covington, GA	3.0	3.0	1523	$2,195	$1.44	14d	1	1.38mi
245 Silver Willow Walk Covington, GA	4.0	2.5	2416	$2,270	$0.94	7d	1	1.42mi
35 Michelle Way Covington, GA	4.0	2.5	2220	$2,055	$0.93	45d	1	1.43mi
3026 Birdsong Ave Covington, GA	4.0	2.0	1795	$2,275	$1.27	45d	1	1.46mi

Listing history 25 events

1. 2026-06-17
   statusdays on marketlisting id $234,900 Under Contract 51 DOM
2. 2026-06-16
   days on market $234,900 Active Under Contract 62 DOM
3. 2026-06-15
   days on market $234,900 Active Under Contract 61 DOM
4. 2026-06-13
   days on market $234,900 Active Under Contract 59 DOM
5. 2026-06-13
   days on market $234,900 Active Under Contract 58 DOM
6. 2026-06-09
   days on market $234,900 Active Under Contract 55 DOM
7. 2026-06-08
   days on market $234,900 Active Under Contract 54 DOM
8. 2026-06-07
   statusdays on market $234,900 Active Under Contract 53 DOM
9. 2026-05-13
   status Under Contract 508-char remark

   Show marketing remark (514 chars)

   Experience the best of Covington living in a neighborhood known for its quiet streets and everyday convenience. Ideally situated just minutes from Hwy 20, the historic downtown square, local restaurants, schools, and the expanding Salem Road corridor, this location puts everything within easy reach. With nearby parks, shopping, and essentials, it’s a great fit for those who want comfort without sacrificing access. Plus, quick connections to Conyers, McDonough, and the east metro make commuting a breeze.

10. 2026-05-13
    status Pending 514-char remark

    Show marketing remark (514 chars)

    Experience the best of Covington living in a neighborhood known for its quiet streets and everyday convenience. Ideally situated just minutes from Hwy 20, the historic downtown square, local restaurants, schools, and the expanding Salem Road corridor, this location puts everything within easy reach. With nearby parks, shopping, and essentials, it’s a great fit for those who want comfort without sacrificing access. Plus, quick connections to Conyers, McDonough, and the east metro make commuting a breeze.

11. 2026-04-30
    price $234,900 514-char remark

    Show marketing remark (508 chars)

    Experience the best of Covington living in a neighborhood known for its quiet streets and everyday convenience. Ideally situated just minutes from Hwy 20, the historic downtown square, local restaurants, schools, and the expanding Salem Road corridor, this location puts everything within easy reach. With nearby parks, shopping, and essentials, it's a great fit for those who want comfort without sacrificing access. Plus, quick connections to Conyers, McDonough, and the east metro make commuting a breeze.

12. 2026-04-30
    price $234,900 508-char remark

    Show marketing remark (508 chars)

    Experience the best of Covington living in a neighborhood known for its quiet streets and everyday convenience. Ideally situated just minutes from Hwy 20, the historic downtown square, local restaurants, schools, and the expanding Salem Road corridor, this location puts everything within easy reach. With nearby parks, shopping, and essentials, it's a great fit for those who want comfort without sacrificing access. Plus, quick connections to Conyers, McDonough, and the east metro make commuting a breeze.

13. 2026-03-23
    listed $289,000 New 508-char remark

    Show marketing remark (514 chars)

    Experience the best of Covington living in a neighborhood known for its quiet streets and everyday convenience. Ideally situated just minutes from Hwy 20, the historic downtown square, local restaurants, schools, and the expanding Salem Road corridor, this location puts everything within easy reach. With nearby parks, shopping, and essentials, it’s a great fit for those who want comfort without sacrificing access. Plus, quick connections to Conyers, McDonough, and the east metro make commuting a breeze.

14. 2026-03-23
    listed $289,000 Active 514-char remark

    Show marketing remark (514 chars)

    Experience the best of Covington living in a neighborhood known for its quiet streets and everyday convenience. Ideally situated just minutes from Hwy 20, the historic downtown square, local restaurants, schools, and the expanding Salem Road corridor, this location puts everything within easy reach. With nearby parks, shopping, and essentials, it’s a great fit for those who want comfort without sacrificing access. Plus, quick connections to Conyers, McDonough, and the east metro make commuting a breeze.

15. 2026-03-17
    historical
16. 2026-03-17
    historical
17. 2025-11-25
    listed $292,000 Active
18. 2025-11-25
    listed $292,000 New
19. 2025-10-29
    historical
20. 2025-10-29
    historical
21. 2025-10-25
    listed $292,000 Active
22. 2025-10-25
    listed $292,000 New
23. 2021-06-08
    soldstatus $242,950
24. 2002-11-18
    soldstatus $450,000
25. 2002-04-05
    soldstatus $1,596,000

ⓘ 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: $3,633 · $303/mo
• Projected year-2 tax: $3,633 · $303/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 · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,653
• − Mortgage interest: −$13,158
• − Property taxes: −$3,633
• − Insurance: −$1,174
• − Repairs & maintenance: −$2,052
• − Management: −$2,052
• − Depreciation: −$6,833
• Taxable loss: −$3,250
• Est. tax savings @ 24.0%: +$780
• After-tax cash flow: $1,457/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: Newton County
• NCES district ID: 1303930
• Math proficiency: 17% ▼ -13.00%
• Reading proficiency: 26% ▼ -8.00%
• Median HH income: $50,768
• Composite: 19.2/100
• National rank: #8816
• State rank: #137 of 174 in GA

Livability — Porterdale

• Score: 58/100
• State rank: #447
• US rank: #21362

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Newton County · 104,393 people
• City population: 76
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 62,968
• Household income: $79,527
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 1172.0

Population outlook (Newton County) Hauer SSP2

• Today (2025): 118,372 people
• By 2030: 124,234 · +5.0%
• By 2040: 135,550 · +14.5%
• By 2050: 145,309 · +22.8%
• By 2075: 166,843 · +40.9%
• By 2100: 175,800 · +48.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 59% White 29% Two or more races 8% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 1% French/Haitian/Cajun 1%

Political lean MEDSL · Newton

• 2024 margin: D (+15.1) · D 57.3% · R 42.2%
• 2008→2024 swing: +14.0pp toward D · 2008: 1.2pp · 2024: 15.1pp
• All cycles: 2024: D+15.1 2020: D+10.9 2016: D+2.4 2012: D+2.0 2008: D+1.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.68%
• Current HPI: 317.5605
• Rent YoY: ▲ 1.84%
• 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

-85.3% since first listed

17 events — show timeline

• 2026-05-13 Pending — GAMLS
• 2026-05-13 Pending — FMLS
• 2026-04-30 Price Changed $234,900 FMLS
• 2026-04-30 Price Changed $234,900 GAMLS
• 2026-03-23 Listed $289,000 FMLS
• 2026-03-23 Listed $289,000 GAMLS
• 2026-03-17 Listing Removed — GAMLS
• 2026-03-17 Listing Removed — FMLS
• 2025-11-25 Listed $292,000 GAMLS
• 2025-11-25 Listed $292,000 FMLS
• 2025-10-29 Listing Removed — GAMLS
• 2025-10-29 Listing Removed — FMLS
• 2025-10-25 Listed $292,000 GAMLS
• 2025-10-25 Listed $292,000 FMLS
• 2021-06-08 Sold (Public Records) $242,950 Public Records
• 2002-11-18 Sold (Public Records) $450,000 Public Records
• 2002-04-05 Sold (Public Records) $1,596,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $3,633 · +8.5% YoY. Source: county tax records.