6182 Graceland Cir · Morrow, GA 30260

$180,000

4 bd · 2.0 ba · 1,728 sqft · SingleFamily public records · 3 Days on market

Built 1968 0.30 ac lot Est $232k · 22% 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 +26.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +5.8/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Conveniently located near I75, shopping, and restaurants. Spacious split level is ready for your updating. 4 BR 2 BA with large deck overlooking a fenced backyard.

Key facts

• Large deck
• Fenced backyard
• 0.3 acre lot

Tags

• LARGE DECK
• FENCED BACKYARD

Property features AI

Finance

• Other: Listing on market since 2026-04-09; Approximately 0.3-acre lot
• Financial info: Property sold as-is; Acceptable financing: Cash, Conventional, FHA, VA
• HOA & community: No HOA; Community features include street lights and proximity to public transport

Exterior

• Parking: Garage
• Utilities: Public water; Public sewer; Electric (220 volts); Cable available; High-speed internet available; Natural gas available; Phone available; Sewer connected; Water available; Electricity available
• Home design: Single-family house; Residential property; Multi/split levels; Built in 1968; Located in Graceland subdivision
• Construction: Brick and vinyl siding construction; Composition roof; Finished basement (partial)
• Exterior features: Composition roof; Brick and vinyl siding; Back yard with chain link fencing; Partially wooded lot; Open, sloped lot

Interior

• Kitchen: Cooktop; Dishwasher
• Bedrooms: 4 bedrooms (2 located on the lower level)
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms (one on the lower level)
• Heating & cooling: Central heating; Central air
• Interior features: Tile bath; Finished basement with interior entry (partial); Family room
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $445 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 9.3% vs local median 5.0% 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: Morrow Elementary School (454 students, 90% FRL); Babb Middle School (math 24% / reading 34%, grade F, #249 of 470 statewide, top 55%, 888 students, 90% FRL); Forest Park High School (math 8% / reading 16%, grade F, #344 of 424 statewide, top 81%, 1,765 students, 90% FRL).
• Market conditions: Rents soft (-1.0%/yr); 166 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).
• This rent runs 44% of the median local income ($53k/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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• Current owner paid $78k; list at $180k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% 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 $180,000

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 9.26%
• Cash-on-cash: 10.61%
• DSCR: 1.47
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $231,552
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6182 Graceland Cir	0.00mi	4/2.0	1,728 (0%)	1mo	$180,200	$104	100
6250 Graceland Cir	0.13mi	4/2.0	1,742 (+1%)	3mo	$240,000	$138	90
6272 Graceland Cir	0.18mi	3/1.5 (-1)	1,746 (+1%)	19mo	$229,000	$131	67
1487 Hammack Dr	0.29mi	3/2.0 (-1)	1,714 (-1%)	18mo	$230,000	$134	65
1196 Burbank Trl	0.67mi	3/2.0 (-1)	1,798 (+4%)	8mo	$201,000	$112	50
1343 Burbank Trl	0.56mi	5/2.5 (+1)	1,924 (+11%)	5mo	$277,060	$144	44
6203 Deans Way	0.73mi	3/1.5 (-1)	1,560 (-10%)	9mo	$200,000	$128	35
6187 Deans Way	0.73mi	3/2.5 (-1)	1,851 (+7%)	15mo	$220,500	$119	34
1764 Lake Harbin Rd	0.68mi	3/1.5 (-1)	1,475 (-15%)	5mo	$180,000	$122	33
5974 Malibu Dr	0.54mi	3/2.0 (-1)	1,494 (-14%)	18mo	$250,000	$167	32
1724 Argonne Dr	0.71mi	3/2.0 (-1)	1,586 (-8%)	21mo	$335,000	$211	31
1574 Patricia Dr	0.49mi	3/2.5 (-1)	1,496 (-13%)	23mo	$285,000	$191	29

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -3.6%
• Equity multiple: 0.87×
• Total profit: $-6,549
• Equity at exit: $26,839

10-year hold

• IRR: 2.7%
• Equity multiple: 1.17×
• Total profit: $8,580
• Equity at exit: $15,563

Cash invested: $50,400 (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 30260

• Home prices YoY: -33.8%
• Rents YoY: -1.0%
• Active inventory: 166
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,941 high
• Mortgage (P&I): −$944
• Tax from tax record: −$69 /mo · $827/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $445

Break-even live

Break-even rent $1,377

Max offer price $180,000

Occupancy floor 72%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1270 Morrow Rd Morrow, GA	3.0	2.0	1161	$1,800	$1.55	43d	1	0.44mi
5969 Twilight Trl Morrow, GA	4.0	2.0	1887	$2,015	$1.07	3d	1	0.57mi
1227 Dove Ct Morrow, GA	3.0	2.0	1634	$1,750	$1.07	43d	1	0.58mi
6290 Flamingo Way Morrow, GA	3.0	1.5	1152	$1,495	$1.30	43d	1	0.63mi
1055 Pinecrest Dr Forest Park, GA	3.0	1.5	2039	$2,100	$1.03	43d	1	0.87mi
6137 Harvard Ct Morrow, GA	3.0	2.0	1320	$1,556	$1.18	22d	1	0.89mi
1932 Carla Dr Morrow, GA	3.0	2.0	1324	$1,730	$1.31	1d	1	0.99mi
1811 Wendell Way Morrow, GA	3.0	2.0	1285	$1,574	$1.22	22d	1	1.02mi
5552 Phillips Dr Morrow, GA	3.0	2.0	1750	$1,816	$1.04	5d	1	1.32mi
6616 King George Way Morrow, GA	3.0	2.0	1200	$1,600	$1.33	43d	1	1.35mi
2128 Baden Ct #1 Morrow, GA	3.0	1.5	1600	$1,495	$0.93	12d	1	1.35mi
820 Oakdale Dr Forest Park, GA	5.0	3.0	2120	$2,160	$1.02	44d	1	1.39mi
6497 Cameron Rd Morrow, GA	5.0	2.0	1358	$2,220	$1.63	22d	1	1.48mi
686 Morrow Rd Forest Park, GA	3.0	2.0	1320	$1,950	$1.48	17d	1	1.49mi
686 Morrow Rd Forest Park, GA	3.0	2.0	1400	$1,950	$1.39	24d	1	1.49mi

Listing history 7 events

1. 2026-05-04
   status Under Contract
2. 2026-05-04
   status Back On Market
3. 2026-04-12
   status Under Contract
4. 2026-04-09
   listed $180,000 New
5. 1995-12-21
   soldstatus $77,600
6. 1991-10-29
   soldstatus $69,900
7. 1980-10-01
   soldstatus $45,200

ⓘ 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: $827 · $69/mo
• Projected year-2 tax: $1,656 · $138/mo
• Expected delta: +$829/yr (+$69/mo · 100.2%)

ⓘ 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 ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $23,292
• − Mortgage interest: −$10,083
• − Property taxes: −$827
• − Insurance: −$900
• − Repairs & maintenance: −$1,863
• − Management: −$1,863
• − Depreciation: −$5,236
• Taxable income: $2,519
• Est. tax owed @ 24.0%: −$604
• After-tax cash flow: $4,742/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

• Census place: Morrow, GA
• County: Clayton County · 230,153 people
• City population: 28,693
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 28,693
• Household income: $52,666
• Rent vs Own: 52.6% rent · 47.4% own
• Severe rent burden: 1956.0

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 0.67)
• Race & ethnicity: Black 50% Asian 20% Hispanic / Latino 19% Two or more races 7% White 7%
• Hispanic origin (detail): Mexican 11% Dominican 1%
• Foreign-born: 24% · Vietnam, Canada, South Korea
• Languages at home: 63% English-only · Spanish 17% Vietnamese 16% Other Asian/Pacific 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: ▼ -98.24%
• Current HPI: 192.3741
• Rent YoY: ▼ -1.00%
• 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

+298.2% since first listed

7 events — show timeline

• 2026-05-04 Pending — GAMLS
• 2026-05-04 Relisted — GAMLS
• 2026-04-12 Pending — GAMLS
• 2026-04-09 Listed $180,000 GAMLS
• 1995-12-21 Sold (Public Records) $77,600 Public Records
• 1991-10-29 Sold (Public Records) $69,900 Public Records
• 1980-10-01 Sold (Public Records) $45,200 Public Records

Property tax history

+0.6%/yr

Latest (2025): $827 · -17.5% YoY. Source: county tax records.