1273 Shoreham Dr · College Park, GA 30349

$269,900

7 bd · 3.0 ba · 2,306 sqft · SingleFamily public records · 73 Days on market

Built 1967 1.00 ac lot $117/sqft · at area comps Est $275k · at est.

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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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +8.3/15.0
• DSCR +4.6/10.0
• 1% rule +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Looking for SPACE, parking, and quick access to Atlanta without the sky high price? Investors and buyers looking for VALUE, you have FOUND IT! Welcome to this spacious 2306 sq ft split level home tucked into a neighborhood with wide streets and plenty of street parking, carport and detached garage, offering 6 bedrooms to spread out while still being just minutes from ATLANTA! Inside you will find TWO comfortable living rooms, a separate dining room and 6 bedrooms and the primary bedroom easily fits a king. The lower level includes its own living space and laundry area, perfect for guests, extended family, or a private hangout spot. Enjoy the large front yard and fully fenced backyard with plenty of room for cookouts and relaxing evenings. A long private driveway leads to a fenced detached garage with additional parking in the carport also. A CAR COLLECTOR'S DREAM! With a nearby gas station and quick access to major highways, fueling up and getting on the road is easy. The generous driveway and parking also make it a great setup for truck drivers or anyone who needs extra room for larger vehicles. Everyday conveniences are nearby including H Mart and Hot Cafe. With so many great restaurants nearby, you may never cook again! Conveniently located near major employment hubs including Hartsfield Jackson International Airport, Amazon fulfillment centers, Delta Air Lines, UPS, and Southern Regional Medical Center. Bring your vision and make it your own. With flexible living space, room for everyone to have their own bedroom, generous parking, and a location close to ATLANTA, this split level home is a rare find at this price point!

Key facts

• 1 acre lot
• Garage
• Built 1967

What this means for you Summary

Snapshot

• This is a 7-bed/3.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $83 ($991/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 $221k (18.2% below list).
• Recommended offer: $221k (18.2% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.8% in College Park — 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 59/100 on livability (#408 in GA) — a working-class tenant base; expect higher turnover. Strengths: commute A+, cost of living A+, housing A-; Watch: schools F, crime F, amenities 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.
• Market conditions: Rents flat; 651 active listings in the ZIP; 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).
• This rent runs 40% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $27k appreciation (10.0% local appreciation)).
• Clayton County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.9% rent growth), your $76k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($254k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $70k; list at $270k implies a 286% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $220,744 (18.2% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — 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 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?
6. 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?
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: 0.82% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.31%
• DSCR: 1.06
• GRM: 10.2

CMA / ARV

• ARV (median comp): $274,601
• List price: $269,900
• Delta: -1.71%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 0.95% rent growth · sell at horizon

5-year hold

• IRR: 24.6%
• Equity multiple: 2.95×
• Total profit: $147,702
• Equity at exit: $243,147

10-year hold

• IRR: 21.3%
• Equity multiple: 6.59×
• Total profit: $422,321
• Equity at exit: $524,356

Cash invested: $75,572 (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 30349

• Home prices YoY: 4.6%
• Rents YoY: 0.9%
• Active inventory: 651
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,207 medium
• Mortgage (P&I): −$1,415
• Tax from tax record: −$133 /mo · $1,601/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $83

Break-even live

Break-even rent $2,103

Max offer price $269,900

Occupancy floor 91%

Sensitivity live

Price	-10% $235	-5% $159	+0% $83	+5% $6	+10% $-70
Rent	-10% $-92	-5% $-5	+0% $83	+5% $170	+10% $257
Rate	-1.0pp $219	-0.5pp $151	base $83	+0.5pp $13	+1.0pp $-58

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-03-15
   listed $269,900 New 1659-char remark

   Show marketing remark (1659 chars)

   Looking for SPACE, parking, and quick access to Atlanta without the sky high price? Investors and buyers looking for VALUE, you have FOUND IT! Welcome to this spacious 2306 sq ft split level home tucked into a neighborhood with wide streets and plenty of street parking, carport and detached garage, offering 6 bedrooms to spread out while still being just minutes from ATLANTA! Inside you will find TWO comfortable living rooms, a separate dining room and 6 bedrooms and the primary bedroom easily fits a king. The lower level includes its own living space and laundry area, perfect for guests, extended family, or a private hangout spot. Enjoy the large front yard and fully fenced backyard with plenty of room for cookouts and relaxing evenings. A long private driveway leads to a fenced detached garage with additional parking in the carport also. A CAR COLLECTOR'S DREAM! With a nearby gas station and quick access to major highways, fueling up and getting on the road is easy. The generous driveway and parking also make it a great setup for truck drivers or anyone who needs extra room for larger vehicles. Everyday conveniences are nearby including H Mart and Hot Cafe. With so many great restaurants nearby, you may never cook again! Conveniently located near major employment hubs including Hartsfield Jackson International Airport, Amazon fulfillment centers, Delta Air Lines, UPS, and Southern Regional Medical Center. Bring your vision and make it your own. With flexible living space, room for everyone to have their own bedroom, generous parking, and a location close to ATLANTA, this split level home is a rare find at this price point!

2. 2026-03-14
   historical $269,900 1659-char remark

   Show marketing remark (1659 chars)

   Looking for SPACE, parking, and quick access to Atlanta without the sky high price? Investors and buyers looking for VALUE, you have FOUND IT! Welcome to this spacious 2306 sq ft split level home tucked into a neighborhood with wide streets and plenty of street parking, carport and detached garage, offering 6 bedrooms to spread out while still being just minutes from ATLANTA! Inside you will find TWO comfortable living rooms, a separate dining room and 6 bedrooms and the primary bedroom easily fits a king. The lower level includes its own living space and laundry area, perfect for guests, extended family, or a private hangout spot. Enjoy the large front yard and fully fenced backyard with plenty of room for cookouts and relaxing evenings. A long private driveway leads to a fenced detached garage with additional parking in the carport also. A CAR COLLECTOR'S DREAM! With a nearby gas station and quick access to major highways, fueling up and getting on the road is easy. The generous driveway and parking also make it a great setup for truck drivers or anyone who needs extra room for larger vehicles. Everyday conveniences are nearby including H Mart and Hot Cafe. With so many great restaurants nearby, you may never cook again! Conveniently located near major employment hubs including Hartsfield Jackson International Airport, Amazon fulfillment centers, Delta Air Lines, UPS, and Southern Regional Medical Center. Bring your vision and make it your own. With flexible living space, room for everyone to have their own bedroom, generous parking, and a location close to ATLANTA, this split level home is a rare find at this price point!

3. 2023-01-02
   historical
4. 2022-12-12
   status Back On Market
5. 2022-11-23
   status Under Contract
6. 2022-10-31
   listed $255,000 New
7. 1988-07-07
   soldstatus $70,000
8. 1982-08-17
   soldstatus $59,500

ⓘ 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: $1,601 · $133/mo
• Projected year-2 tax: $2,483 · $207/mo
• Expected delta: +$882/yr (+$73/mo · 55.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°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 · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,489
• − Mortgage interest: −$15,119
• − Property taxes: −$1,601
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,119
• − Management: −$2,119
• − Depreciation: −$7,852
• Taxable loss: −$3,670
• Est. tax savings @ 24.0%: +$881
• After-tax cash flow: $1,872/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 — College Park

• Score: 59/100
• State rank: #408
• US rank: #20212

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Fulton County · 1,094,430 people
• City population: 10,694
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 79,872
• Household income: $67,023
• Rent vs Own: 41.2% rent · 58.8% own
• Severe rent burden: 4258.0

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: Predominantly Black (89%)
• Race & ethnicity: Black 89% Hispanic / Latino 5% Two or more races 4% White 3%
• Foreign-born: 9% · Canada
• Languages at home: 88% English-only · Spanish 6% French/Haitian/Cajun 1%

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: ▲ 18.01%
• Current HPI: 407.99
• Rent YoY: ▲ 0.95%
• 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

+353.6% since first listed

8 events — show timeline

• 2026-03-15 Listed $269,900 GAMLS
• 2026-03-14 Coming Soon $269,900 GAMLS
• 2023-01-02 Listing Removed — GAMLS
• 2022-12-12 Relisted — GAMLS
• 2022-11-23 Pending — GAMLS
• 2022-10-31 Listed $255,000 GAMLS
• 1988-07-07 Sold (Public Records) $70,000 Public Records
• 1982-08-17 Sold (Public Records) $59,500 Public Records

Property tax history

+0.9%/yr

Latest (2025): $1,601 · +6.1% YoY. Source: county tax records.