703 Central High Rd · Carrollton, GA 30116

$120,000

2 bd · 2.0 ba · 1,064 sqft · Land · 6 Days on market

Built 1996 3.00 ac lot

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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 +29.9/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.2/10.0

Listing remarks MLS

Rare opportunity in Carroll County!! Situated on approximately 3 beautiful acres, 703 Central High Road offers space, privacy, and endless possibilities. Whether you're an investor, builder, or buyer for land with potential, this property is full of opportunity. Existing manufactured home is in need of repairs and is being sold as-is, making this an ideal project for renovation, replacement, or redevelopment to fit your vision. Enjoy the peaceful setting while still being conveniently located to Carrollton, shopping, dining, and schools. Hard-to-find acreage with flexibility and potential- don't miss your chance to explore all this property has to offer!

Key facts

• 3 beautiful acres
• Peaceful setting
• Hard-to-find acreage

Tags

• 3 BEAUTIFUL ACRES
• EXISTING MANUFACTURED HOME
• PEACEFUL SETTING
• CONVENIENTLY LOCATED
• HARD-TO-FIND ACREAGE

Property features AI

Exterior

• Parking: No parking details provided
• Security: No security details provided
• Utilities: Public water; Septic tank sewer; Electrical service: 110V and 220V; Electricity available
• Home design: One level; Fee simple ownership; Fixer condition
• Construction: Other construction materials; Other roof type; Crawl space foundation
• Exterior features: Other exterior features; Paved county road frontage; Directions: From 27 South turn left onto Central High Road; go approximately a quarter mile and turn right to stay on Central Road; go through stop sign approximately 0.3 miles; 703 is on the right

Interior

• Kitchen: Eat-in kitchen; Open-concept dining area
• Bedrooms: Two main-level bedrooms; Master bedroom on main
• Flooring: Other flooring
• Bathrooms: Two full bathrooms; Master bathroom with double vanity and separate tub and shower
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Insulated windows; No shared/common walls; Other interior features
• Laundry & utility: Laundry located in hall

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $120k.

Deal economics

• At list price, monthly cash flow is $444 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 10.7% vs local median 3.3% in Carrollton — 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 69/100 on livability (#113 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities C-, schools D, commute F.
• Carroll County (rural): math 42% / reading 41% proficiency, ranked #38 of 174 in GA (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 212 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 876 units permitted in Carroll County in 2024 (150 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Carroll County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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 $35k; list at $120k implies a 243% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,000

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. 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: 1.24% ✓
• Cap rate: 10.73%
• Cash-on-cash: 15.86%
• DSCR: 1.71
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 6.7%
• Equity multiple: 1.26×
• Total profit: $8,800
• Equity at exit: $17,892

10-year hold

• IRR: 16.0%
• Equity multiple: 2.31×
• Total profit: $43,928
• Equity at exit: $10,375

Cash invested: $33,600 (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 30116

• Home prices YoY: -2.6%
• Active inventory: 212
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,488 high
• Mortgage (P&I): −$629
• Tax from tax record: −$52 /mo · $625/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $444

Break-even live

Break-even rent $926

Max offer price $120,000

Occupancy floor 65%

Sensitivity live

Price	-10% $512	-5% $478	+0% $444	+5% $410	+10% $376
Rent	-10% $327	-5% $385	+0% $444	+5% $503	+10% $562
Rate	-1.0pp $504	-0.5pp $475	base $444	+0.5pp $413	+1.0pp $381

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1367 Stripling Chapel Rd Unit A Carrollton, GA	2.0	1.0	1100	$1,375	$1.25	11d	1	0.21mi
1367 Stripling Chapel Rd Unit A Carrollton, GA	2.0	1.0	1100	$1,375	$1.25	0d	1	0.21mi
130 Waverly Way Carrollton, GA	1.0–2.0	1.0–1.5	975	$1,522	$1.56	0d	1	0.78mi
40 Sue Alice Ln Unit B Carrollton, GA	2.0	1.0	850	$1,300	$1.53	44d	1	1.07mi
141 Mill Pond Xing Carrollton, GA	3.0	2.5	1429	$1,800	$1.26	44d	1	1.28mi
116 Brock St Carrollton, GA	1.0–2.0	1.0–1.5	753	$1,195	$1.59	0d	1	1.35mi

Listing history 6 events

1. 2026-06-21
   statusdays on market $120,000 Pending 6 DOM
2. 2026-06-18
   days on market $120,000 Active 4 DOM
3. 2026-06-17
   days on market $120,000 Active 3 DOM
4. 2026-06-16
   days on market $120,000 Active 2 DOM
5. 2026-06-15
   remarks 662-char remark
6. 2026-06-15
   listed $120,000 Active 1 DOM

ⓘ 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: $625 · $52/mo
• Projected year-2 tax: $1,104 · $92/mo
• Expected delta: +$479/yr (+$40/mo · 76.5%)

ⓘ 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 6 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,855
• − Mortgage interest: −$6,722
• − Property taxes: −$625
• − Insurance: −$600
• − Repairs & maintenance: −$1,428
• − Management: −$1,428
• − Depreciation: −$3,491
• Taxable income: $3,560
• Est. tax owed @ 24.0%: −$854
• After-tax cash flow: $4,474/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: Carroll County
• NCES district ID: 1300840
• Math proficiency: 42% ▼ -7.00%
• Reading proficiency: 41% ▼ -8.00%
• Median HH income: $48,692
• Composite: 35.62/100
• National rank: #4888
• State rank: #38 of 174 in GA

Livability — Carrollton

• Score: 69/100
• State rank: #113
• US rank: #8542

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Carroll County · 124,888 people
• City population: 61,993
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 22,189
• Household income: $77,030
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 332.0

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 123,370 people
• By 2030: 127,186 · +3.1%
• By 2040: 133,534 · +8.2%
• By 2050: 137,612 · +11.5%
• By 2075: 142,892 · +15.8%
• By 2100: 136,294 · +10.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 16% Hispanic / Latino 11% Two or more races 6%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 1%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 9%

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+41.2) · D 29.1% · R 70.3%
• 2008→2024 swing: -8.2pp toward R · 2008: -32.9pp · 2024: -41.2pp
• All cycles: 2024: R+41.2 2020: R+39.0 2016: R+40.1 2012: R+37.7 2008: R+32.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -9.61%
• Current HPI: 365.8744
• Rent YoY: —
• 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

+1515.1% since first listed

8 events — show timeline

• 2026-06-14 Listed $120,000 FMLS
• 2026-06-14 Listed $120,000 GAMLS
• 2026-01-19 Listing Removed — GAMLS
• 2025-11-19 Listed $135,000 GAMLS
• 2017-10-09 Sold (Public Records) $35,000 Public Records
• 1998-08-12 Sold (Public Records) $6,500 Public Records
• 1998-08-08 Sold (Public Records) $15,000 Public Records
• 1995-08-15 Sold (Public Records) $7,430 Public Records

Property tax history

+3.0%/yr

Latest (2025): $625 · -1.1% YoY. Source: county tax records.