6189 Valdez Dr · Morrow, GA 30273

$192,900

3 bd · 3.0 ba · 1,618 sqft · SingleFamily public records · 86 Days on market

Built 1987 0.25 ac lot $119/sqft · 17% below area Est $232k · 17% 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 +20.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity in Rex! This 3-bedroom, 3-bath bi-level home features a finished lower level with flexible space for a 4th bedroom, office, guest suite, or bonus room. Major updates include the roof, HVAC, and water heater. Additional features include hardwood floors, high ceilings, a rear deck, spacious backyard, detached shed/workshop with electricity and heat, and a 2-car garage. Caution: front steps and rails are weak. Conveniently located near shopping, dining, schools, major highways, and Atlanta airport. The photos have been generated with AI to show potential after items are removed. We have a new investor loan program with great rates and terms, contact us to learn more, and we can get you approved in 24 hours. This property is being sold as-is. Prospective buyers are encouraged to perform all necessary inspections and evaluations prior to purchase. Do not use ShowingTime. The agent is ONLY transactional. please refer to private remarks for showing instructions. 3D Matterport tour available.

Key facts

• Flexible space
• Spacious backyard
• Major updates

Tags

• FINISHED LOWER LEVEL
• FLEXIBLE SPACE
• MAJOR UPDATES
• DETACHED SHED WORKSHOP
• REAR DECK
• SPACIOUS BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $193k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $193k).
• Recommended offer: $181k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 4.9% in Morrow — 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 (#229 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities D, employment D, crime F.
• Clayton County (suburban): math 11% / reading 20% proficiency, ranked #155 of 174 in GA (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Roberta T. Smith Elementary School (math 15% / reading 34%, grade F, #751 of 1,228 statewide, top 61%, 781 students, 90% FRL); Rex Mill Middle School (math 17% / reading 29%, grade F, #321 of 470 statewide, top 69%, 974 students, 91% FRL); Morrow High School (math 12% / reading 22%, grade F, #277 of 424 statewide, top 67%, 1,980 students, 91% FRL).
• Market conditions: Rents rising (+1.2%/yr); 84 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).
• This rent runs 33% of the median local income ($74k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Clayton County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($181k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $145k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,326 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F 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?
6. 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.
7. 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.
8. 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: 1.03% ✓
• Cap rate: 7.81%
• Cash-on-cash: 5.41%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

• ARV (median comp): $231,573
• List price: $192,900
• Delta: -16.70%
• 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
6427 Bennett Dr	0.48mi	3/2.0	1,559 (-4%)	6mo	$210,000	$135	62
6485 Carolyn Ct	0.60mi	3/2.0	1,574 (-3%)	9mo	$160,000	$102	56
6061 Tina Ln	0.72mi	3/2.0	1,593 (-2%)	6mo	$249,000	$156	54
3413 Creekview Dr	0.56mi	3/2.0	1,550 (-4%)	10mo	$229,000	$148	54
3331 Waggoner Way	0.60mi	3/2.5	1,525 (-6%)	7mo	$260,000	$170	54
5885 Waggoner Cv	0.72mi	3/2.5	1,624 (+0%)	13mo	$275,000	$169	53
6050 Randy Ln	0.65mi	4/3.0 (+1)	1,501 (-7%)	0mo	$310,300	$207	52
2815 Teal Landing Dr	0.72mi	3/2.5	1,481 (-8%)	2mo	$284,300	$192	49
3311 Waggoner Trl	0.67mi	3/2.5	1,525 (-6%)	12mo	$268,000	$176	47
3551 Cindy Way	0.73mi	4/2.0 (+1)	1,584 (-2%)	9mo	$237,127	$150	46
6493 Menlo Way	0.72mi	4/2.0 (+1)	1,783 (+10%)	2mo	$315,000	$177	39
2767 Kathie Ln	0.75mi	3/2.0	1,795 (+11%)	10mo	$175,000	$97	35

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 · 1.19% rent growth · sell at horizon

5-year hold

• IRR: -10.0%
• Equity multiple: 0.64×
• Total profit: $-19,278
• Equity at exit: $28,762

10-year hold

• IRR: -3.3%
• Equity multiple: 0.80×
• Total profit: $-10,804
• Equity at exit: $16,678

Cash invested: $54,012 (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 30273

• Home prices YoY: -28.4%
• Rents YoY: 1.2%
• Active inventory: 84
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,995 high
• Mortgage (P&I): −$1,012
• Tax from tax record: −$240 /mo · $2,883/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $244

Break-even live

Break-even rent $1,686

Max offer price $192,900

Occupancy floor 83%

Sensitivity live

Price	-10% $353	-5% $298	+0% $244	+5% $189	+10% $134
Rent	-10% $86	-5% $165	+0% $244	+5% $322	+10% $401
Rate	-1.0pp $341	-0.5pp $293	base $244	+0.5pp $194	+1.0pp $143

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: $48,225
• Closing costs: $5,787
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2958 Stone Creek Dr Rex, GA	3.0	2.0	1506	$1,800	$1.20	14d	1	0.37mi
6451 Carolyn Ct Rex, GA	3.0	2.0	1523	$1,665	$1.09	45d	1	0.58mi
3360 Waggoner Ln Rex, GA	4.0	3.0	1948	$2,135	$1.10	12d	1	0.61mi
6234 Culver Dr Morrow, GA	4.0	3.0	1748	$2,350	$1.34	6d	1	0.61mi
5862 Waggoner Ct Rex, GA	4.0	2.0	1558	$2,226	$1.43	23d	1	0.64mi
6478 Bobolink Ct Rex, GA	4.0	2.0	1626	$1,911	$1.18	21d	1	0.65mi
6494 Bobolink Ct Rex, GA	3.0	2.0	1310	$1,630	$1.24	0d	1	0.67mi
6498 Menlo Way Rex, GA	4.0	2.0	1246	$1,895	$1.52	25d	1	0.72mi
3533 Charlotte Dr Rex, GA	3.0	2.0	1877	$1,845	$0.98	0d	1	0.73mi
6300 Ellenwood Dr Rex, GA	3.0	2.5	1388	$1,699	$1.22	11d	1	0.77mi
3543 Meadowview Ct Rex, GA	3.0	1.5	1582	$1,995	$1.26	0d	1	0.85mi
2986 Bunchberry Ct Ellenwood, GA	4.0	2.5	2120	$2,331	$1.10	25d	1	0.90mi
3275 Creekwood Dr Rex, GA	3.0	2.0	1105	$1,630	$1.48	6d	1	0.95mi
6169 Fay Ct Rex, GA	3.0	2.0	1416	$2,100	$1.48	45d	1	0.95mi
3327 Creekwood Dr Rex, GA	3.0	2.0	1728	$1,466	$0.85	6d	1	0.97mi
2941 Partin Pl Ellenwood, GA	4.0	2.5	1874	$2,155	$1.15	16d	1	0.99mi
6698 Bent Creek Dr Rex, GA	3.0	2.0	1572	$1,840	$1.17	45d	1	0.99mi
6511 Mill Ct Morrow, GA	3.0	2.0	1454	$1,881	$1.29	45d	1	1.02mi
6722 Bent Creek Dr Rex, GA	3.0	2.0	1788	$2,030	$1.14	14d	1	1.04mi
3160 Creekwood Dr Rex, GA	4.0	2.5	1612	$1,945	$1.21	45d	1	1.13mi
2866 Panther Ct Rex, GA	3.0	2.0	1344	$1,780	$1.32	45d	1	1.13mi
6379 Skyline Dr Rex, GA	3.0	2.0	1722	$2,000	$1.16	6d	1	1.13mi
6683 Homestead Rd Rex, GA	3.0	2.0	1536	$2,000	$1.30	6d	1	1.14mi
2588 Monica Way Morrow, GA	3.0	2.0	1706	$1,650	$0.97	4d	1	1.15mi
6068 Monica Dr Morrow, GA	3.0	2.0	1210	$1,700	$1.40	23d	1	1.15mi
2861 Panther Ct Rex, GA	3.0	2.0	1296	$1,680	$1.30	3d	1	1.15mi
6424 Monica Dr Morrow, GA	3.0	2.0	1125	$1,400	$1.24	45d	1	1.19mi
2710 Luke Dr Ellenwood, GA	4.0	3.0	2213	$2,435	$1.10	45d	1	1.22mi
5762 Northspring Dr Ellenwood, GA	3.0	2.0	1577	$1,705	$1.08	14d	1	1.25mi
2607 Sparta Dr Morrow, GA	4.0	2.5	2022	$2,100	$1.04	25d	1	1.26mi
5868 Dan Dr Ellenwood, GA	3.0	2.0	1854	$2,300	$1.24	45d	1	1.26mi
6593 Sleepy Hollow Ln Morrow, GA	2.0	2.0	1152	$1,550	$1.35	45d	1	1.30mi
6824 Red Maple Dr Rex, GA	4.0	2.0	1542	$1,951	$1.27	25d	1	1.30mi
6572 Sleepy Hollow Ln Morrow, GA	2.0	1.5	1152	$1,400	$1.22	25d	1	1.30mi
6043 Deerfield Ct Morrow, GA	3.0	2.0	1370	$1,741	$1.27	0d	1	1.31mi
5789 Colt Ct Ellenwood, GA	4.0	3.0	1877	$2,020	$1.08	45d	1	1.32mi
5567 Katherine Village Dr Ellenwood, GA	3.0	2.0	2031	$2,510	$1.24	0d	1	1.36mi
6855 Red Maple Dr Rex, GA	3.0	2.0	1252	$1,740	$1.39	25d	1	1.36mi
6855 Red Maple Dr Rex, GA	3.0	2.0	1252	$1,740	$1.39	45d	1	1.36mi
6595 Mount Zion Blvd Morrow, GA	1.0–3.0	1.0–2.0	1175	$1,749	$1.49	0d	11	1.36mi

Listing history 25 events

1. 2026-06-21
   days on market $192,900 Active 86 DOM
2. 2026-06-18
   days on market $192,900 Active 83 DOM
3. 2026-06-17
   days on market $192,900 Active 82 DOM
4. 2026-06-16
   days on market $192,900 Active 81 DOM
5. 2026-06-15
   days on market $192,900 Active 80 DOM
6. 2026-06-13
   days on market $192,900 Active 78 DOM
7. 2026-06-09
   days on market $192,900 Active 74 DOM
8. 2026-06-08
   pricedays on market $192,900 Active 73 DOM
9. 2026-06-07
   days on market $194,600 Active 72 DOM
10. 2026-06-04
    days on market $194,600 Active 69 DOM
11. 2026-06-03
    days on market $194,600 Active 68 DOM
12. 2026-06-02
    days on market $194,600 Active 67 DOM
13. 2026-06-01
    days on market $194,600 Active 66 DOM
14. 2026-05-31
    days on market $194,600 Active 65 DOM
15. 2026-05-08
    price $199,900 1017-char remark

    Show marketing remark (1017 chars)

    Great opportunity in Rex! This 3-bedroom, 3-bath bi-level home features a finished lower level with flexible space for a 4th bedroom, office, guest suite, or bonus room. Major updates include the roof, HVAC, and water heater. Additional features include hardwood floors, high ceilings, a rear deck, spacious backyard, detached shed/workshop with electricity and heat, and a 2-car garage. Caution: front steps and rails are weak. Conveniently located near shopping, dining, schools, major highways, and Atlanta airport. The photos have been generated with AI to show potential after items are removed. We have a new investor loan program with great rates and terms, contact us to learn more, and we can get you approved in 24 hours. This property is being sold as-is. Prospective buyers are encouraged to perform all necessary inspections and evaluations prior to purchase. Do not use ShowingTime. The agent is ONLY transactional. please refer to private remarks for showing instructions. 3D Matterport tour available.

16. 2026-05-08
    price $199,900 1017-char remark

    Show marketing remark (1017 chars)

    Great opportunity in Rex! This 3-bedroom, 3-bath bi-level home features a finished lower level with flexible space for a 4th bedroom, office, guest suite, or bonus room. Major updates include the roof, HVAC, and water heater. Additional features include hardwood floors, high ceilings, a rear deck, spacious backyard, detached shed/workshop with electricity and heat, and a 2-car garage. Caution: front steps and rails are weak. Conveniently located near shopping, dining, schools, major highways, and Atlanta airport. The photos have been generated with AI to show potential after items are removed. We have a new investor loan program with great rates and terms, contact us to learn more, and we can get you approved in 24 hours. This property is being sold as-is. Prospective buyers are encouraged to perform all necessary inspections and evaluations prior to purchase. Do not use ShowingTime. The agent is ONLY transactional. please refer to private remarks for showing instructions. 3D Matterport tour available.

17. 2026-04-22
    price $204,900 1017-char remark

    Show marketing remark (1017 chars)

    Great opportunity in Rex! This 3-bedroom, 3-bath bi-level home features a finished lower level with flexible space for a 4th bedroom, office, guest suite, or bonus room. Major updates include the roof, HVAC, and water heater. Additional features include hardwood floors, high ceilings, a rear deck, spacious backyard, detached shed/workshop with electricity and heat, and a 2-car garage. Caution: front steps and rails are weak. Conveniently located near shopping, dining, schools, major highways, and Atlanta airport. The photos have been generated with AI to show potential after items are removed. We have a new investor loan program with great rates and terms, contact us to learn more, and we can get you approved in 24 hours. This property is being sold as-is. Prospective buyers are encouraged to perform all necessary inspections and evaluations prior to purchase. Do not use ShowingTime. The agent is ONLY transactional. please refer to private remarks for showing instructions. 3D Matterport tour available.

18. 2026-04-22
    price $204,900 1017-char remark

    Show marketing remark (1017 chars)

    Great opportunity in Rex! This 3-bedroom, 3-bath bi-level home features a finished lower level with flexible space for a 4th bedroom, office, guest suite, or bonus room. Major updates include the roof, HVAC, and water heater. Additional features include hardwood floors, high ceilings, a rear deck, spacious backyard, detached shed/workshop with electricity and heat, and a 2-car garage. Caution: front steps and rails are weak. Conveniently located near shopping, dining, schools, major highways, and Atlanta airport. The photos have been generated with AI to show potential after items are removed. We have a new investor loan program with great rates and terms, contact us to learn more, and we can get you approved in 24 hours. This property is being sold as-is. Prospective buyers are encouraged to perform all necessary inspections and evaluations prior to purchase. Do not use ShowingTime. The agent is ONLY transactional. please refer to private remarks for showing instructions. 3D Matterport tour available.

19. 2026-04-10
    price $214,900 1017-char remark

    Show marketing remark (1017 chars)

    Great opportunity in Rex! This 3-bedroom, 3-bath bi-level home features a finished lower level with flexible space for a 4th bedroom, office, guest suite, or bonus room. Major updates include the roof, HVAC, and water heater. Additional features include hardwood floors, high ceilings, a rear deck, spacious backyard, detached shed/workshop with electricity and heat, and a 2-car garage. Caution: front steps and rails are weak. Conveniently located near shopping, dining, schools, major highways, and Atlanta airport. The photos have been generated with AI to show potential after items are removed. We have a new investor loan program with great rates and terms, contact us to learn more, and we can get you approved in 24 hours. This property is being sold as-is. Prospective buyers are encouraged to perform all necessary inspections and evaluations prior to purchase. Do not use ShowingTime. The agent is ONLY transactional. please refer to private remarks for showing instructions. 3D Matterport tour available.

20. 2026-04-10
    price $214,900 1017-char remark

    Show marketing remark (1017 chars)

    Great opportunity in Rex! This 3-bedroom, 3-bath bi-level home features a finished lower level with flexible space for a 4th bedroom, office, guest suite, or bonus room. Major updates include the roof, HVAC, and water heater. Additional features include hardwood floors, high ceilings, a rear deck, spacious backyard, detached shed/workshop with electricity and heat, and a 2-car garage. Caution: front steps and rails are weak. Conveniently located near shopping, dining, schools, major highways, and Atlanta airport. The photos have been generated with AI to show potential after items are removed. We have a new investor loan program with great rates and terms, contact us to learn more, and we can get you approved in 24 hours. This property is being sold as-is. Prospective buyers are encouraged to perform all necessary inspections and evaluations prior to purchase. Do not use ShowingTime. The agent is ONLY transactional. please refer to private remarks for showing instructions. 3D Matterport tour available.

21. 2026-03-27
    listed $222,800 New 1017-char remark

    Show marketing remark (1017 chars)

    Great opportunity in Rex! This 3-bedroom, 3-bath bi-level home features a finished lower level with flexible space for a 4th bedroom, office, guest suite, or bonus room. Major updates include the roof, HVAC, and water heater. Additional features include hardwood floors, high ceilings, a rear deck, spacious backyard, detached shed/workshop with electricity and heat, and a 2-car garage. Caution: front steps and rails are weak. Conveniently located near shopping, dining, schools, major highways, and Atlanta airport. The photos have been generated with AI to show potential after items are removed. We have a new investor loan program with great rates and terms, contact us to learn more, and we can get you approved in 24 hours. This property is being sold as-is. Prospective buyers are encouraged to perform all necessary inspections and evaluations prior to purchase. Do not use ShowingTime. The agent is ONLY transactional. please refer to private remarks for showing instructions. 3D Matterport tour available.

22. 2026-03-27
    listed $222,800 Active 1017-char remark

    Show marketing remark (1017 chars)

    Great opportunity in Rex! This 3-bedroom, 3-bath bi-level home features a finished lower level with flexible space for a 4th bedroom, office, guest suite, or bonus room. Major updates include the roof, HVAC, and water heater. Additional features include hardwood floors, high ceilings, a rear deck, spacious backyard, detached shed/workshop with electricity and heat, and a 2-car garage. Caution: front steps and rails are weak. Conveniently located near shopping, dining, schools, major highways, and Atlanta airport. The photos have been generated with AI to show potential after items are removed. We have a new investor loan program with great rates and terms, contact us to learn more, and we can get you approved in 24 hours. This property is being sold as-is. Prospective buyers are encouraged to perform all necessary inspections and evaluations prior to purchase. Do not use ShowingTime. The agent is ONLY transactional. please refer to private remarks for showing instructions. 3D Matterport tour available.

23. 2025-07-09
    soldstatus $145,000
24. 2025-06-26
    soldstatus $116,000
25. 1987-06-04
    soldstatus $69,900

ⓘ 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: $2,883 · $240/mo
• Projected year-2 tax: $2,883 · $240/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 17 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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,937
• − Mortgage interest: −$10,805
• − Property taxes: −$2,883
• − Insurance: −$964
• − Repairs & maintenance: −$1,915
• − Management: −$1,915
• − Depreciation: −$5,612
• Taxable loss: −$157
• Est. tax savings @ 24.0%: +$38
• After-tax cash flow: $2,962/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: Clayton County
• NCES district ID: 1301230
• Math proficiency: 11% ▼ -13.00%
• Reading proficiency: 20% ▼ -9.00%
• Median HH income: $42,266
• Composite: 13.41/100
• National rank: #9527
• State rank: #155 of 174 in GA

Livability — Morrow

• Score: 65/100
• State rank: #229
• US rank: #13314

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Clayton County · 230,153 people
• City population: 28,693
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 17,844
• Household income: $73,502
• Rent vs Own: 20.4% rent · 79.6% own
• Severe rent burden: 270.0

Population outlook (Clayton County) Hauer SSP2

• Today (2025): 310,777 people
• By 2030: 329,762 · +6.1%
• By 2040: 368,052 · +18.4%
• By 2050: 401,196 · +29.1%
• By 2075: 472,488 · +52.0%
• By 2100: 500,446 · +61.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 63% White 16% Hispanic / Latino 10% Asian 6% Two or more races 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 1% Serbian 1% Ukrainian 1%
• Foreign-born: 11% · Vietnam, Canada
• Languages at home: 82% English-only · Spanish 7% Vietnamese 6% French/Haitian/Cajun 3%

Political lean MEDSL · Clayton

• 2024 margin: Solid D (+69.2) · D 84.3% · R 15.1%
• 2008→2024 swing: +2.8pp toward D · 2008: 66.4pp · 2024: 69.2pp
• All cycles: 2024: D+69.2 2020: D+70.9 2016: D+71.9 2012: D+70.1 2008: D+66.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.65%
• Current HPI: 188.3712
• Rent YoY: ▲ 1.19%
• 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

+186.0% since first listed

11 events — show timeline

• 2026-05-08 Price Changed $199,900 FMLS
• 2026-05-08 Price Changed $199,900 GAMLS
• 2026-04-22 Price Changed $204,900 FMLS
• 2026-04-22 Price Changed $204,900 GAMLS
• 2026-04-10 Price Changed $214,900 FMLS
• 2026-04-10 Price Changed $214,900 GAMLS
• 2026-03-27 Listed $222,800 FMLS
• 2026-03-27 Listed $222,800 GAMLS
• 2025-07-09 Sold (Public Records) $145,000 Public Records
• 2025-06-26 Sold (Public Records) $116,000 Public Records
• 1987-06-04 Sold (Public Records) $69,900 Public Records

Property tax history

+5.5%/yr

Latest (2025): $2,883 · -3.2% YoY. Source: county tax records.