2235 Bristol Ct · Morrow, GA 30236

$175,000

3 bd · 2.0 ba · 1,658 sqft · SingleFamily public records · 47 Days on market

Built 1978 $106/sqft · 38% below area Est $281k · 38% 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 +5.8/10.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home is now cleaned out. Investor special in pre-foreclosure. This 3-bedroom, 2-bath split-level home offers approximately 1,658 square feet with a half basement and sits in an established neighborhood. Property needs renovation and is being sold as-is, making it a great opportunity for investors or cash buyers. The roof was fairly new when the current seller purchased, and the HVAC system is only 2 years old. Features include a brick and frame exterior, deck, patio, and fireplace. Strong value-add potential with solid fundamentals already in place. CASH OR CONVENTIONAL ONLY - PRICE IS FIRM TO COVER BALANCE. No Disclosures.

Key facts

• Built 1978
• Listed 46 days

Property features AI

Exterior

• Parking: Attached parking; Parking pad
• Utilities: Public water; Septic tank sewer; 110 volt electric service; Natural gas available
• Home design: One and one half levels; Fee simple ownership
• Construction: Brick, cement siding, and concrete construction; Composition roof; Block foundation; Built with materials indicating older construction (property condition: fixer)
• Exterior features: Deck; Other unspecified exterior features

Interior

• Kitchen: Kitchen features not specified
• Bedrooms: Three bedrooms on the upper level
• Flooring: Flooring details not specified
• Bathrooms: Two full bathrooms (both on the upper level); Master bath has other/unspecified features
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Brick fireplace; Finished daylight basement with exterior entry; No shared/common walls; Property listed in fixer condition
• Laundry & utility: Laundry located in the basement; 220 volts available in laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $219 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% 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: Mount Zion Primary (589 students, 90% FRL); M. D. Roberts Middle School (math 22% / reading 37%, grade F, #249 of 470 statewide, top 55%, 852 students, 90% FRL).
• Zoned-school proficiency averages 30% at this address vs 16% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Clayton County average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.1%/yr); 275 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 34% of the median local income ($67k/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 $5k 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 47 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.08% ✓
• Cap rate: 7.80%
• Cash-on-cash: 5.37%
• DSCR: 1.24
• GRM: 7.7

CMA / ARV

• ARV (median comp): $280,578
• List price: $175,000
• Delta: -37.63%
• 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
7583 Sunstone Dr	0.38mi	3/2.0	1,621 (-2%)	4mo	$249,500	$154	75
7582 Carlisle Dr	0.15mi	3/2.0	1,797 (+8%)	12mo	$308,000	$171	68
7619 Sunstone Dr	0.40mi	3/2.0	1,700 (+2%)	17mo	$233,000	$137	63
7492 Aspen Ct	0.12mi	3/2.0	1,462 (-12%)	16mo	$250,000	$171	62
2331 Fireside Ct	0.26mi	4/3.0 (+1)	1,618 (-2%)	22mo	$278,500	$172	57
2148 Castleway Ct	0.60mi	3/2.5	1,791 (+8%)	0mo	$250,000	$140	56
2238 Danver Ct	0.46mi	3/2.0	1,834 (+11%)	7mo	$275,000	$150	55
2381 Reeves Creek Rd	0.36mi	3/2.5	1,860 (+12%)	8mo	$288,000	$155	54
7550 Fielder Rd	0.65mi	3/2.0	1,732 (+4%)	12mo	$365,000	$211	52
2046 Logan Dr	0.43mi	3/3.0	1,850 (+12%)	14mo	$247,000	$134	45
7782 Wethersfield Dr	0.66mi	4/2.5 (+1)	1,792 (+8%)	13mo	$295,000	$165	38
2323 Runnymede Ct	0.71mi	3/2.0	1,898 (+14%)	18mo	$283,400	$149	28

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 · 2.15% rent growth · sell at horizon

5-year hold

• IRR: -8.9%
• Equity multiple: 0.68×
• Total profit: $-15,920
• Equity at exit: $26,093

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-2,066
• Equity at exit: $15,131

Cash invested: $49,000 (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 30236

• Rents YoY: 2.1%
• Active inventory: 275
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,897 high
• Mortgage (P&I): −$918
• Tax from tax record: −$289 /mo · $3,466/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $219

Break-even live

Break-even rent $1,620

Max offer price $175,000

Occupancy floor 83%

Sensitivity live

Price	-10% $318	-5% $269	+0% $219	+5% $170	+10% $120
Rent	-10% $70	-5% $144	+0% $219	+5% $294	+10% $369
Rate	-1.0pp $308	-0.5pp $264	base $219	+0.5pp $174	+1.0pp $128

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7503 Conkle Rd Jonesboro, GA	4.0	3.5	2232	$2,335	$1.05	45d	1	0.21mi
7519 Conkle Rd Jonesboro, GA	3.0	2.0	1934	$2,100	$1.09	45d	1	0.27mi
2447 Reeves Creek Rd Jonesboro, GA	3.0	2.0	1458	$1,725	$1.18	45d	1	0.35mi
2324 Coach Way Jonesboro, GA	4.0	2.5	1714	$2,000	$1.17	45d	1	0.48mi
7302 Wagon Wheel Ct Jonesboro, GA	3.0	2.5	1790	$1,600	$0.89	4d	1	0.49mi
2310 Coach Way Jonesboro, GA	3.0	2.5	1876	$1,545	$0.82	45d	1	0.50mi
7434 Chads Cir Jonesboro, GA	3.0	2.0	2054	$2,040	$0.99	0d	1	0.59mi
7538 Fielder Rd Jonesboro, GA	3.0	3.0	1456	$1,779	$1.22	4d	1	0.78mi
2615 Mount Zion Pkwy Jonesboro, GA	1.0–3.0	1.0–2.0	1049	$1,784	$1.70	4d	10	0.84mi
2173 Martin Way Jonesboro, GA	3.0	2.0	2146	$2,025	$0.94	0d	1	0.87mi
7472 Lerose Dr Jonesboro, GA	3.0	2.0	1768	$1,931	$1.09	45d	1	0.87mi
2465 Richardson Pkwy Morrow, GA	1.0–3.0	1.0–2.0	1002	$2,209	$2.20	0d	21	0.88mi
100 Carrington Park Jonesboro, GA	1.0–3.0	1.0–2.0	1008	$1,789	$1.77	2d	15	0.89mi
7847 Sugarland Dr Jonesboro, GA	3.0	2.0	1430	$1,750	$1.22	18d	1	0.91mi
7594 Casper Ct Jonesboro, GA	4.0	2.0	2100	$1,920	$0.91	14d	1	0.91mi
260 Commons Dr Jonesboro, GA	3.0	2.5	1410	$1,750	$1.24	4d	1	1.12mi
7147 Mount Zion Cir Morrow, GA	2.0	2.0	1170	$1,645	$1.41	0d	15	1.12mi
7135 Mount Zion Cir Morrow, GA	2.0	2.0	1080	$1,893	$1.75	6d	25	1.18mi
7582 Colonial Ct Jonesboro, GA	4.0	2.0	1808	$1,650	$0.91	22d	1	1.21mi
1556 Arbor Place Dr Morrow, GA	3.0	2.5	1720	$1,895	$1.10	25d	1	1.32mi
1542 Persimmon Trce Morrow, GA	3.0	2.5	1811	$2,393	$1.32	0d	1	1.35mi
7000 Southlake Pkwy Morrow, GA	1.0–2.0	1.0–2.0	927	$1,393	$1.50	0d	9	1.37mi
2887 Botany Dr Jonesboro, GA	3.0	2.0	1372	$1,627	$1.19	0d	1	1.37mi
2822 Chelsey Trl Jonesboro, GA	4.0	2.0	1225	$1,725	$1.41	0d	1	1.38mi
2822 Chelsey Trl Jonesboro, GA	4.0	2.0	1225	$1,725	$1.41	45d	1	1.38mi
7232 April Ct Morrow, GA	3.0	2.5	1402	$1,700	$1.21	5d	1	1.38mi
6917 Knollwood Dr Morrow, GA	3.0	2.0	1604	$1,671	$1.04	45d	1	1.38mi
7202 Georges Way Morrow, GA	3.0	2.5	1402	$2,000	$1.43	45d	1	1.38mi
1518 Persimmon Trce Morrow, GA	4.0	2.5	1916	$1,820	$0.95	6d	1	1.40mi
8212 Lullwater Ct Jonesboro, GA	4.0	2.5	1772	$2,200	$1.24	45d	1	1.41mi
8212 Lullwater Ct Jonesboro, GA	3.0	2.5	1772	$2,200	$1.24	25d	1	1.41mi
1510 Persimmon Trce Morrow, GA	4.0	2.5	1888	$2,015	$1.07	25d	1	1.41mi
7238 Alicias Way Morrow, GA	3.0	2.5	1347	$1,900	$1.41	45d	1	1.42mi
8240 Blackfoot Trl Jonesboro, GA	4.0	2.0	1764	$1,956	$1.11	5d	1	1.43mi
1488 Arbor Place Dr Morrow, GA	3.0	2.5	1811	$2,173	$1.20	25d	1	1.44mi

Listing history 19 events

1. 2026-06-21
   days on market $175,000 Active 47 DOM
2. 2026-06-18
   days on market $175,000 Active 44 DOM
3. 2026-06-17
   days on market $175,000 Active 43 DOM
4. 2026-06-16
   days on market $175,000 Active 42 DOM
5. 2026-06-15
   days on market $175,000 Active 41 DOM
6. 2026-06-13
   days on market $175,000 Active 39 DOM
7. 2026-06-09
   days on market $175,000 Active 35 DOM
8. 2026-06-08
   days on market $175,000 Active 34 DOM
9. 2026-06-07
   days on market $175,000 Active 33 DOM
10. 2026-06-04
    days on market $175,000 Active 30 DOM
11. 2026-06-03
    days on market $175,000 Active 29 DOM
12. 2026-06-02
    days on market $175,000 Active 28 DOM
13. 2026-06-01
    days on market $175,000 Active 27 DOM
14. 2026-05-31
    days on market $175,000 Active 26 DOM
15. 2026-05-05
    listed $175,000 Active 631-char remark
16. 2026-04-11
    listed $175,000 New 631-char remark

    Show marketing remark (631 chars)

    Home is now cleaned out. Investor special in pre-foreclosure. This 3-bedroom, 2-bath split-level home offers approximately 1,658 square feet with a half basement and sits in an established neighborhood. Property needs renovation and is being sold as-is, making it a great opportunity for investors or cash buyers. The roof was fairly new when the current seller purchased, and the HVAC system is only 2 years old. Features include a brick and frame exterior, deck, patio, and fireplace. Strong value-add potential with solid fundamentals already in place. CASH OR CONVENTIONAL ONLY - PRICE IS FIRM TO COVER BALANCE. No Disclosures.

17. 2021-06-02
    soldstatus $162,000
18. 1997-07-08
    soldstatus $92,900
19. 1978-11-13
    soldstatus $50,800

ⓘ 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: $3,466 · $289/mo
• Projected year-2 tax: $3,466 · $289/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 6/10 Major 7 d/yr ≥105°F today · 18 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: $22,769
• − Mortgage interest: −$9,803
• − Property taxes: −$3,466
• − Insurance: −$875
• − Repairs & maintenance: −$1,821
• − Management: −$1,821
• − Depreciation: −$5,091
• Taxable loss: −$109
• Est. tax savings @ 24.0%: +$26
• After-tax cash flow: $2,659/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): 50,089
• Household income: $66,973
• Rent vs Own: 40.8% rent · 59.2% own
• Severe rent burden: 2024.0

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 64% White 14% Hispanic / Latino 11% Two or more races 8% Asian 5%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Slovak 1% Italian 1% Hispanic 1%
• Foreign-born: 13% · Canada, Vietnam, China
• Languages at home: 81% English-only · Spanish 10% Vietnamese 3% French/Haitian/Cajun 2%

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: ▼ -137.02%
• Current HPI: 204.1778
• Rent YoY: ▲ 2.15%
• 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

+244.5% since first listed

5 events — show timeline

• 2026-05-05 Listed $175,000 FMLS
• 2026-04-11 Listed $175,000 GAMLS
• 2021-06-02 Sold (Public Records) $162,000 Public Records
• 1997-07-08 Sold (Public Records) $92,900 Public Records
• 1978-11-13 Sold (Public Records) $50,800 Public Records

Property tax history

+6.9%/yr

Latest (2025): $3,466 · -3.1% YoY. Source: county tax records.