2206 SW Rolling Acres Dr SW · Conyers, GA 30094

$170,000

3 bd · 2.5 ba · 1,826 sqft · SingleFamily public records · 95 Days on market

Built 1972 0.55 ac lot $93/sqft · 34% below area Est $257k · 34% under

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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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +7.0/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This ranch 3 bedrooom 2 bath located in the suburb of Atlanta, Conyers, GA. Great schools and quite neighborhood. 10 minutes to freeway access, 15 minutes to Stonecrest Shopping Mall. This property needs renovation,plenty TLC, SOLD AS IS, NO BLIND OFFERS. CASH OFFERS. Unsure if house will go traditional Conventional because of its condition. Sellers closing attorney Weissman Law Group. NEEDS SHORT SALE APPROVAL.

Key facts

• 0.55 acre lot
• 4 parking spots
• Built 1972

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $443 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $155k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 4.4% in Conyers — 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 67/100 on livability (#167 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, crime D, amenities D.
• Rockdale County (suburban): math 14% / reading 29% proficiency, ranked #136 of 174 in GA (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+4.2%/yr); 386 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 483 units permitted in Rockdale County in 2024 (0 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 $5k of value loss. Plan a longer hold.
• Rockdale County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 4.2% rent growth), your $48k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $127k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% 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 $154,700 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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: 1.20% ✓
• Cap rate: 9.42%
• Cash-on-cash: 11.18%
• DSCR: 1.50
• GRM: 7.0

CMA / ARV

• ARV (median comp): $257,453
• List price: $170,000
• Delta: -33.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2327 Cedar Mill Dr SW	0.23mi	3/2.0	1,774 (-3%)	9mo	$213,000	$120	76
2387 Overlook Dr SW	0.40mi	3/2.5	1,961 (+7%)	3mo	$350,000	$178	67
1715 Hidden Hollow Ct SW	0.20mi	4/2.0 (+1)	1,566 (-14%)	5mo	$202,000	$129	56
2341 Amberbrook Dr SW	0.32mi	3/2.0	2,098 (+15%)	9mo	$235,000	$112	51

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 · 4.16% rent growth · sell at horizon

5-year hold

• IRR: 1.7%
• Equity multiple: 1.07×
• Total profit: $3,113
• Equity at exit: $25,348

10-year hold

• IRR: 12.4%
• Equity multiple: 2.03×
• Total profit: $49,257
• Equity at exit: $14,698

Cash invested: $47,600 (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 30094

• Rents YoY: 4.2%
• Active inventory: 386
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,035 high
• Mortgage (P&I): −$891
• Tax from tax record: −$202 /mo · $2,420/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $443

Break-even live

Break-even rent $1,473

Max offer price $170,000

Occupancy floor 73%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1731 Hidden Acres Dr SW Conyers, GA	3.0	2.0	1904	$1,799	$0.94	2d	1	0.19mi
2319 Rolling Acres Ct SW Conyers, GA	4.0	2.0	2199	$1,900	$0.86	43d	1	0.22mi
2319 Rolling Acres Ct SW Conyers, GA	4.0	2.0	2200	$1,900	$0.86	24d	1	0.22mi
1520 Cherry Hill Rd SW Conyers, GA	4.0	2.0	1686	$2,300	$1.36	4d	1	1.00mi
1477 Cherry Hill Rd SW Conyers, GA	3.0	2.0	1396	$1,725	$1.24	24d	1	1.00mi
1605 Sugar Plum Dr SW Conyers, GA	3.0	2.0	2240	$1,800	$0.80	43d	1	1.15mi
1616 Cherry Hill Rd SW Conyers, GA	3.0	2.0	1250	$1,639	$1.31	2d	1	1.23mi
1576 Cherry Hill Ct SW Conyers, GA	3.0	2.0	1392	$1,450	$1.04	20d	1	1.42mi

Listing history 20 events

1. 2026-06-18
   days on market $170,000 Active 95 DOM
2. 2026-06-17
   days on market $170,000 Active 94 DOM
3. 2026-06-16
   days on market $170,000 Active 93 DOM
4. 2026-06-15
   days on market $170,000 Active 92 DOM
5. 2026-06-13
   days on market $170,000 Active 90 DOM
6. 2026-06-09
   days on market $170,000 Active 86 DOM
7. 2026-06-08
   days on market $170,000 Active 85 DOM
8. 2026-06-07
   days on market $170,000 Active 84 DOM
9. 2026-06-04
   days on market $170,000 Active 81 DOM
10. 2026-06-03
    days on market $170,000 Active 80 DOM
11. 2026-06-02
    days on market $170,000 Active 79 DOM
12. 2026-06-01
    days on market $170,000 Active 78 DOM
13. 2026-05-31
    days on market $170,000 Active 77 DOM
14. 2026-03-31
    price $170,000 419-char remark

    Show marketing remark (419 chars)

    This ranch 3 bedrooom 2 bath located in the suburb of Atlanta, Conyers, GA. Great schools and quite neighborhood. 10 minutes to freeway access, 15 minutes to Stonecrest Shopping Mall. This property needs renovation,plenty TLC, SOLD AS IS, NO BLIND OFFERS. CASH OFFERS. Unsure if house will go traditional Conventional because of its condition. Sellers closing attorney Weissman Law Group. NEEDS SHORT SALE APPROVAL.

15. 2026-03-16
    listed $190,000 New 419-char remark

    Show marketing remark (419 chars)

    This ranch 3 bedrooom 2 bath located in the suburb of Atlanta, Conyers, GA. Great schools and quite neighborhood. 10 minutes to freeway access, 15 minutes to Stonecrest Shopping Mall. This property needs renovation,plenty TLC, SOLD AS IS, NO BLIND OFFERS. CASH OFFERS. Unsure if house will go traditional Conventional because of its condition. Sellers closing attorney Weissman Law Group. NEEDS SHORT SALE APPROVAL.

16. 2026-02-18
    historical $190,000 419-char remark

    Show marketing remark (419 chars)

    This ranch 3 bedrooom 2 bath located in the suburb of Atlanta, Conyers, GA. Great schools and quite neighborhood. 10 minutes to freeway access, 15 minutes to Stonecrest Shopping Mall. This property needs renovation,plenty TLC, SOLD AS IS, NO BLIND OFFERS. CASH OFFERS. Unsure if house will go traditional Conventional because of its condition. Sellers closing attorney Weissman Law Group. NEEDS SHORT SALE APPROVAL.

17. 2026-02-18
    price $190,000 419-char remark

    Show marketing remark (419 chars)

    This ranch 3 bedrooom 2 bath located in the suburb of Atlanta, Conyers, GA. Great schools and quite neighborhood. 10 minutes to freeway access, 15 minutes to Stonecrest Shopping Mall. This property needs renovation,plenty TLC, SOLD AS IS, NO BLIND OFFERS. CASH OFFERS. Unsure if house will go traditional Conventional because of its condition. Sellers closing attorney Weissman Law Group. NEEDS SHORT SALE APPROVAL.

18. 2026-02-18
    listed $100,000 New 419-char remark

    Show marketing remark (419 chars)

    This ranch 3 bedrooom 2 bath located in the suburb of Atlanta, Conyers, GA. Great schools and quite neighborhood. 10 minutes to freeway access, 15 minutes to Stonecrest Shopping Mall. This property needs renovation,plenty TLC, SOLD AS IS, NO BLIND OFFERS. CASH OFFERS. Unsure if house will go traditional Conventional because of its condition. Sellers closing attorney Weissman Law Group. NEEDS SHORT SALE APPROVAL.

19. 2026-02-16
    historical $100,000 419-char remark

    Show marketing remark (419 chars)

    This ranch 3 bedrooom 2 bath located in the suburb of Atlanta, Conyers, GA. Great schools and quite neighborhood. 10 minutes to freeway access, 15 minutes to Stonecrest Shopping Mall. This property needs renovation,plenty TLC, SOLD AS IS, NO BLIND OFFERS. CASH OFFERS. Unsure if house will go traditional Conventional because of its condition. Sellers closing attorney Weissman Law Group. NEEDS SHORT SALE APPROVAL.

20. 2001-07-31
    soldstatus $127,000

ⓘ 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: $2,420 · $202/mo
• Projected year-2 tax: $2,420 · $202/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 ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,414
• − Mortgage interest: −$9,523
• − Property taxes: −$2,420
• − Insurance: −$850
• − Repairs & maintenance: −$1,953
• − Management: −$1,953
• − Depreciation: −$4,945
• Taxable income: $2,770
• Est. tax owed @ 24.0%: −$665
• After-tax cash flow: $4,655/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: Rockdale County
• NCES district ID: 1304410
• Math proficiency: 14% ▼ -17.00%
• Reading proficiency: 29% ▼ -11.00%
• Median HH income: $53,325
• Composite: 19.42/100
• National rank: #8776
• State rank: #136 of 174 in GA

Livability — Conyers

• Score: 67/100
• State rank: #167
• US rank: #10533

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Rockdale County · 96,534 people
• City population: 96,534
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 33,731
• Household income: $88,530
• Rent vs Own: 20.5% rent · 79.5% own
• Severe rent burden: 549.0

Population outlook (Rockdale County) Hauer SSP2

• Today (2025): 99,145 people
• By 2030: 104,558 · +5.5%
• By 2040: 116,100 · +17.1%
• By 2050: 127,827 · +28.9%
• By 2075: 159,113 · +60.5%
• By 2100: 181,178 · +82.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Black 56% White 29% Two or more races 9% Hispanic / Latino 7% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Hispanic 1% Serbian 1% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 5% French/Haitian/Cajun 1%

Political lean MEDSL · Rockdale

• 2024 margin: Solid D (+47.5) · D 73.4% · R 25.9%
• 2008→2024 swing: +37.9pp toward D · 2008: 9.6pp · 2024: 47.5pp
• All cycles: 2024: D+47.5 2020: D+40.8 2016: D+25.9 2012: D+16.4 2008: D+9.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -168.06%
• Current HPI: 205.627
• Rent YoY: ▲ 4.16%
• 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

+33.9% since first listed

7 events — show timeline

• 2026-03-31 Price Changed $170,000 GAMLS
• 2026-03-16 Listed $190,000 GAMLS
• 2026-02-18 Coming Soon $190,000 GAMLS
• 2026-02-18 Price Changed $190,000 GAMLS
• 2026-02-18 Listed $100,000 GAMLS
• 2026-02-16 Coming Soon $100,000 GAMLS
• 2001-07-31 Sold (Public Records) $127,000 Public Records

Property tax history

+6.4%/yr

Latest (2025): $2,420 · -2.3% YoY. Source: county tax records.