2616 Farn Dr · Forest Park, GA 30294

$129,900

3 bd · 1.0 ba · 1,053 sqft · SingleFamily public records · 135 Days on market

Built 1968 0.36 ac lot Est $170k · 23% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.6/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover your next home at 2616 Farn Dr, Ellenwood, GA - a charming brick ranch offering comfortable living with great potential! This 3-bedroom, 1-bath home combines solid mechanics with classic features, making it an excellent opportunity for those ready to add their personal touch. The HVAC system was installed in?2021, and the water heater dates back to?2015, ensuring reliable performance. The roof is in good shape, providing peace of mind. While the home presents some cosmetic updates needed, its foundation is strong, and the mechanical systems are in great condition. Inside, you'll find beautiful hardwood floors, elegant granite countertops, and sleek white appliances that add a modern flair to the kitchen. Whether you're looking to move right in or customize the space to your taste, this property offers both convenience and potential. Don't miss this chance to make it your own - schedule a showing today! The interior photos have been generated with AI to show what the home will look like once the furniture has been removed. We have a new investor loan program with great rates and terms, please contact us to find out more, we can get your approved in 24 hours. (HOME INSPECTION WAS COMPLETED ON 10/22/2025, request it and we will give it to you for free!) Don't miss the opportunity to make this house your new home. Schedule a showing today! 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, Agent is ONLY transactional do not reach out to him, our info is in private remarks, Check out the really good 3D Matterport virtual tour! It shows you everything! Property Problem Solvers will help you solve your problem, for more details get in touch with us!

Key facts

• 0.36 acre lot
• Parking
• Built 1968

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $593 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 5.2% in Forest 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 65/100 on livability (#209 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime F, commute F, employment D-.
• 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: East Clayton Elementary School (math 8% / reading 17%, grade F, #1,032 of 1,228 statewide, top 85%, 632 students, 90% FRL); Adamson Middle School (math 15% / reading 32%, grade F, #319 of 470 statewide, top 68%, 557 students, 90% 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 fast (+4.6%/yr); 244 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $99k; 31% 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 $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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: 1.50% ✓
• Cap rate: 11.77%
• Cash-on-cash: 19.56%
• DSCR: 1.87
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $169,533
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2644 Farn Dr	0.06mi	3/2.0	1,120 (+6%)	2mo	$180,000	$161	81
2600 Burkshire Rd	0.07mi	3/1.5	1,086 (+3%)	13mo	$184,900	$170	79
2571 Burkshire Rd	0.06mi	3/1.5	1,155 (+10%)	17mo	$185,000	$160	64
5153 Old Grant Rd	0.22mi	4/1.0 (+1)	1,152 (+9%)	22mo	$140,000	$122	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 · 4.56% rent growth · sell at horizon

5-year hold

• IRR: 13.4%
• Equity multiple: 1.55×
• Total profit: $19,877
• Equity at exit: $19,369

10-year hold

• IRR: 23.5%
• Equity multiple: 3.18×
• Total profit: $79,361
• Equity at exit: $11,231

Cash invested: $36,372 (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 30294

• Home prices YoY: -25.0%
• Rents YoY: 4.6%
• Active inventory: 244
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,954 high
• Mortgage (P&I): −$681
• Tax from tax record: −$215 /mo · $2,583/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $593

Break-even live

Break-even rent $1,203

Max offer price $129,900

Occupancy floor 65%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2655 Old Toney Rd Ellenwood, GA	3.0	1.5	1300	$1,450	$1.12	43d	1	0.58mi
5704 Wesson Dr Ellenwood, GA	3.0	2.0	1480	$1,710	$1.16	43d	1	1.17mi
5720 Buck Ct Ellenwood, GA	3.0	2.0	1232	$1,850	$1.50	24d	1	1.28mi
2260 Hammond Ct Ellenwood, GA	3.0	2.0	1248	$1,850	$1.48	43d	1	1.31mi
5731 Buck Ct Ellenwood, GA	3.0	2.0	1242	$1,525	$1.23	12d	1	1.32mi

Listing history 26 events

1. 2026-06-18
   days on market $129,900 Active 135 DOM
2. 2026-06-17
   status $129,900 Active 134 DOM
3. 2026-03-06
   status Pending

   Show marketing remark (1818 chars)

   Discover your next home at 2616 Farn Dr, Ellenwood, GA - a charming brick ranch offering comfortable living with great potential! This 3-bedroom, 1-bath home combines solid mechanics with classic features, making it an excellent opportunity for those ready to add their personal touch. The HVAC system was installed in?2021, and the water heater dates back to?2015, ensuring reliable performance. The roof is in good shape, providing peace of mind. While the home presents some cosmetic updates needed, its foundation is strong, and the mechanical systems are in great condition. Inside, you'll find beautiful hardwood floors, elegant granite countertops, and sleek white appliances that add a modern flair to the kitchen. Whether you're looking to move right in or customize the space to your taste, this property offers both convenience and potential. Don't miss this chance to make it your own - schedule a showing today! The interior photos have been generated with AI to show what the home will look like once the furniture has been removed. We have a new investor loan program with great rates and terms, please contact us to find out more, we can get your approved in 24 hours. (HOME INSPECTION WAS COMPLETED ON 10/22/2025, request it and we will give it to you for free!) Don't miss the opportunity to make this house your new home. Schedule a showing today! 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, Agent is ONLY transactional do not reach out to him, our info is in private remarks, Check out the really good 3D Matterport virtual tour! It shows you everything! Property Problem Solvers will help you solve your problem, for more details get in touch with us!

4. 2026-03-06
   status Under Contract 1818-char remark

   Show marketing remark (1818 chars)

   Discover your next home at 2616 Farn Dr, Ellenwood, GA - a charming brick ranch offering comfortable living with great potential! This 3-bedroom, 1-bath home combines solid mechanics with classic features, making it an excellent opportunity for those ready to add their personal touch. The HVAC system was installed in?2021, and the water heater dates back to?2015, ensuring reliable performance. The roof is in good shape, providing peace of mind. While the home presents some cosmetic updates needed, its foundation is strong, and the mechanical systems are in great condition. Inside, you'll find beautiful hardwood floors, elegant granite countertops, and sleek white appliances that add a modern flair to the kitchen. Whether you're looking to move right in or customize the space to your taste, this property offers both convenience and potential. Don't miss this chance to make it your own - schedule a showing today! The interior photos have been generated with AI to show what the home will look like once the furniture has been removed. We have a new investor loan program with great rates and terms, please contact us to find out more, we can get your approved in 24 hours. (HOME INSPECTION WAS COMPLETED ON 10/22/2025, request it and we will give it to you for free!) Don't miss the opportunity to make this house your new home. Schedule a showing today! 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, Agent is ONLY transactional do not reach out to him, our info is in private remarks, Check out the really good 3D Matterport virtual tour! It shows you everything! Property Problem Solvers will help you solve your problem, for more details get in touch with us!

5. 2026-02-03
   price $129,900

   Show marketing remark (1818 chars)

   Discover your next home at 2616 Farn Dr, Ellenwood, GA - a charming brick ranch offering comfortable living with great potential! This 3-bedroom, 1-bath home combines solid mechanics with classic features, making it an excellent opportunity for those ready to add their personal touch. The HVAC system was installed in?2021, and the water heater dates back to?2015, ensuring reliable performance. The roof is in good shape, providing peace of mind. While the home presents some cosmetic updates needed, its foundation is strong, and the mechanical systems are in great condition. Inside, you'll find beautiful hardwood floors, elegant granite countertops, and sleek white appliances that add a modern flair to the kitchen. Whether you're looking to move right in or customize the space to your taste, this property offers both convenience and potential. Don't miss this chance to make it your own - schedule a showing today! The interior photos have been generated with AI to show what the home will look like once the furniture has been removed. We have a new investor loan program with great rates and terms, please contact us to find out more, we can get your approved in 24 hours. (HOME INSPECTION WAS COMPLETED ON 10/22/2025, request it and we will give it to you for free!) Don't miss the opportunity to make this house your new home. Schedule a showing today! 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, Agent is ONLY transactional do not reach out to him, our info is in private remarks, Check out the really good 3D Matterport virtual tour! It shows you everything! Property Problem Solvers will help you solve your problem, for more details get in touch with us!

6. 2026-02-03
   price $129,900 1818-char remark

   Show marketing remark (1818 chars)

   Discover your next home at 2616 Farn Dr, Ellenwood, GA - a charming brick ranch offering comfortable living with great potential! This 3-bedroom, 1-bath home combines solid mechanics with classic features, making it an excellent opportunity for those ready to add their personal touch. The HVAC system was installed in?2021, and the water heater dates back to?2015, ensuring reliable performance. The roof is in good shape, providing peace of mind. While the home presents some cosmetic updates needed, its foundation is strong, and the mechanical systems are in great condition. Inside, you'll find beautiful hardwood floors, elegant granite countertops, and sleek white appliances that add a modern flair to the kitchen. Whether you're looking to move right in or customize the space to your taste, this property offers both convenience and potential. Don't miss this chance to make it your own - schedule a showing today! The interior photos have been generated with AI to show what the home will look like once the furniture has been removed. We have a new investor loan program with great rates and terms, please contact us to find out more, we can get your approved in 24 hours. (HOME INSPECTION WAS COMPLETED ON 10/22/2025, request it and we will give it to you for free!) Don't miss the opportunity to make this house your new home. Schedule a showing today! 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, Agent is ONLY transactional do not reach out to him, our info is in private remarks, Check out the really good 3D Matterport virtual tour! It shows you everything! Property Problem Solvers will help you solve your problem, for more details get in touch with us!

7. 2025-11-14
   price $139,900 1818-char remark

   Show marketing remark (1818 chars)

   Discover your next home at 2616 Farn Dr, Ellenwood, GA - a charming brick ranch offering comfortable living with great potential! This 3-bedroom, 1-bath home combines solid mechanics with classic features, making it an excellent opportunity for those ready to add their personal touch. The HVAC system was installed in?2021, and the water heater dates back to?2015, ensuring reliable performance. The roof is in good shape, providing peace of mind. While the home presents some cosmetic updates needed, its foundation is strong, and the mechanical systems are in great condition. Inside, you'll find beautiful hardwood floors, elegant granite countertops, and sleek white appliances that add a modern flair to the kitchen. Whether you're looking to move right in or customize the space to your taste, this property offers both convenience and potential. Don't miss this chance to make it your own - schedule a showing today! The interior photos have been generated with AI to show what the home will look like once the furniture has been removed. We have a new investor loan program with great rates and terms, please contact us to find out more, we can get your approved in 24 hours. (HOME INSPECTION WAS COMPLETED ON 10/22/2025, request it and we will give it to you for free!) Don't miss the opportunity to make this house your new home. Schedule a showing today! 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, Agent is ONLY transactional do not reach out to him, our info is in private remarks, Check out the really good 3D Matterport virtual tour! It shows you everything! Property Problem Solvers will help you solve your problem, for more details get in touch with us!

8. 2025-11-14
   price $139,900

   Show marketing remark (1818 chars)

   Discover your next home at 2616 Farn Dr, Ellenwood, GA - a charming brick ranch offering comfortable living with great potential! This 3-bedroom, 1-bath home combines solid mechanics with classic features, making it an excellent opportunity for those ready to add their personal touch. The HVAC system was installed in?2021, and the water heater dates back to?2015, ensuring reliable performance. The roof is in good shape, providing peace of mind. While the home presents some cosmetic updates needed, its foundation is strong, and the mechanical systems are in great condition. Inside, you'll find beautiful hardwood floors, elegant granite countertops, and sleek white appliances that add a modern flair to the kitchen. Whether you're looking to move right in or customize the space to your taste, this property offers both convenience and potential. Don't miss this chance to make it your own - schedule a showing today! The interior photos have been generated with AI to show what the home will look like once the furniture has been removed. We have a new investor loan program with great rates and terms, please contact us to find out more, we can get your approved in 24 hours. (HOME INSPECTION WAS COMPLETED ON 10/22/2025, request it and we will give it to you for free!) Don't miss the opportunity to make this house your new home. Schedule a showing today! 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, Agent is ONLY transactional do not reach out to him, our info is in private remarks, Check out the really good 3D Matterport virtual tour! It shows you everything! Property Problem Solvers will help you solve your problem, for more details get in touch with us!

9. 2025-10-31
   price $144,900 1818-char remark

   Show marketing remark (1818 chars)

   Discover your next home at 2616 Farn Dr, Ellenwood, GA - a charming brick ranch offering comfortable living with great potential! This 3-bedroom, 1-bath home combines solid mechanics with classic features, making it an excellent opportunity for those ready to add their personal touch. The HVAC system was installed in?2021, and the water heater dates back to?2015, ensuring reliable performance. The roof is in good shape, providing peace of mind. While the home presents some cosmetic updates needed, its foundation is strong, and the mechanical systems are in great condition. Inside, you'll find beautiful hardwood floors, elegant granite countertops, and sleek white appliances that add a modern flair to the kitchen. Whether you're looking to move right in or customize the space to your taste, this property offers both convenience and potential. Don't miss this chance to make it your own - schedule a showing today! The interior photos have been generated with AI to show what the home will look like once the furniture has been removed. We have a new investor loan program with great rates and terms, please contact us to find out more, we can get your approved in 24 hours. (HOME INSPECTION WAS COMPLETED ON 10/22/2025, request it and we will give it to you for free!) Don't miss the opportunity to make this house your new home. Schedule a showing today! 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, Agent is ONLY transactional do not reach out to him, our info is in private remarks, Check out the really good 3D Matterport virtual tour! It shows you everything! Property Problem Solvers will help you solve your problem, for more details get in touch with us!

10. 2025-10-31
    price $144,900

    Show marketing remark (1818 chars)

    Discover your next home at 2616 Farn Dr, Ellenwood, GA - a charming brick ranch offering comfortable living with great potential! This 3-bedroom, 1-bath home combines solid mechanics with classic features, making it an excellent opportunity for those ready to add their personal touch. The HVAC system was installed in?2021, and the water heater dates back to?2015, ensuring reliable performance. The roof is in good shape, providing peace of mind. While the home presents some cosmetic updates needed, its foundation is strong, and the mechanical systems are in great condition. Inside, you'll find beautiful hardwood floors, elegant granite countertops, and sleek white appliances that add a modern flair to the kitchen. Whether you're looking to move right in or customize the space to your taste, this property offers both convenience and potential. Don't miss this chance to make it your own - schedule a showing today! The interior photos have been generated with AI to show what the home will look like once the furniture has been removed. We have a new investor loan program with great rates and terms, please contact us to find out more, we can get your approved in 24 hours. (HOME INSPECTION WAS COMPLETED ON 10/22/2025, request it and we will give it to you for free!) Don't miss the opportunity to make this house your new home. Schedule a showing today! 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, Agent is ONLY transactional do not reach out to him, our info is in private remarks, Check out the really good 3D Matterport virtual tour! It shows you everything! Property Problem Solvers will help you solve your problem, for more details get in touch with us!

11. 2025-10-23
    listed $149,900 Active

    Show marketing remark (1818 chars)

    Discover your next home at 2616 Farn Dr, Ellenwood, GA - a charming brick ranch offering comfortable living with great potential! This 3-bedroom, 1-bath home combines solid mechanics with classic features, making it an excellent opportunity for those ready to add their personal touch. The HVAC system was installed in?2021, and the water heater dates back to?2015, ensuring reliable performance. The roof is in good shape, providing peace of mind. While the home presents some cosmetic updates needed, its foundation is strong, and the mechanical systems are in great condition. Inside, you'll find beautiful hardwood floors, elegant granite countertops, and sleek white appliances that add a modern flair to the kitchen. Whether you're looking to move right in or customize the space to your taste, this property offers both convenience and potential. Don't miss this chance to make it your own - schedule a showing today! The interior photos have been generated with AI to show what the home will look like once the furniture has been removed. We have a new investor loan program with great rates and terms, please contact us to find out more, we can get your approved in 24 hours. (HOME INSPECTION WAS COMPLETED ON 10/22/2025, request it and we will give it to you for free!) Don't miss the opportunity to make this house your new home. Schedule a showing today! 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, Agent is ONLY transactional do not reach out to him, our info is in private remarks, Check out the really good 3D Matterport virtual tour! It shows you everything! Property Problem Solvers will help you solve your problem, for more details get in touch with us!

12. 2025-10-23
    listed $149,900 New 1818-char remark

    Show marketing remark (1818 chars)

    Discover your next home at 2616 Farn Dr, Ellenwood, GA - a charming brick ranch offering comfortable living with great potential! This 3-bedroom, 1-bath home combines solid mechanics with classic features, making it an excellent opportunity for those ready to add their personal touch. The HVAC system was installed in?2021, and the water heater dates back to?2015, ensuring reliable performance. The roof is in good shape, providing peace of mind. While the home presents some cosmetic updates needed, its foundation is strong, and the mechanical systems are in great condition. Inside, you'll find beautiful hardwood floors, elegant granite countertops, and sleek white appliances that add a modern flair to the kitchen. Whether you're looking to move right in or customize the space to your taste, this property offers both convenience and potential. Don't miss this chance to make it your own - schedule a showing today! The interior photos have been generated with AI to show what the home will look like once the furniture has been removed. We have a new investor loan program with great rates and terms, please contact us to find out more, we can get your approved in 24 hours. (HOME INSPECTION WAS COMPLETED ON 10/22/2025, request it and we will give it to you for free!) Don't miss the opportunity to make this house your new home. Schedule a showing today! 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, Agent is ONLY transactional do not reach out to him, our info is in private remarks, Check out the really good 3D Matterport virtual tour! It shows you everything! Property Problem Solvers will help you solve your problem, for more details get in touch with us!

13. 2025-10-08
    historical
14. 2025-10-08
    historical
15. 2025-09-01
    listed $186,000 Active
16. 2025-07-21
    listed $186,000 New
17. 2019-05-10
    soldstatus $99,000
18. 2019-04-26
    soldstatus $99,000 Sold
19. 2019-03-18
    status Under Contract
20. 2019-03-08
    status Back on Market
21. 2019-02-27
    status Under Contract
22. 2019-02-07
    price $94,900
23. 2019-01-18
    price $99,950
24. 2018-12-27
    listed $103,900 New
25. 2005-04-12
    soldstatus $89,000
26. 2001-09-14
    soldstatus $55,000

ⓘ 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: $2,583 · $215/mo
• Projected year-2 tax: $2,583 · $215/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 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: $23,442
• − Mortgage interest: −$7,276
• − Property taxes: −$2,583
• − Insurance: −$650
• − Repairs & maintenance: −$1,875
• − Management: −$1,875
• − Depreciation: −$3,779
• Taxable income: $5,404
• Est. tax owed @ 24.0%: −$1,297
• After-tax cash flow: $5,816/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 — Forest Park

• Score: 65/100
• State rank: #209
• US rank: #12698

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Henry County · 316,359 people
• City population: 29,210
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 41,983
• Household income: $79,762
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 864.0

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 (84%)
• Race & ethnicity: Black 84% Hispanic / Latino 7% Two or more races 6% White 6% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Hispanic 1%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 6% Vietnamese 1% 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: ▼ -70.99%
• Current HPI: 213.1999
• Rent YoY: ▲ 4.56%
• 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

+136.2% since first listed

24 events — show timeline

• 2026-03-06 Pending — FMLS
• 2026-03-06 Pending — GAMLS
• 2026-02-03 Price Changed $129,900 FMLS
• 2026-02-03 Price Changed $129,900 GAMLS
• 2025-11-14 Price Changed $139,900 GAMLS
• 2025-11-14 Price Changed $139,900 FMLS
• 2025-10-31 Price Changed $144,900 GAMLS
• 2025-10-31 Price Changed $144,900 FMLS
• 2025-10-23 Listed $149,900 GAMLS
• 2025-10-23 Listed $149,900 FMLS
• 2025-10-08 Listing Removed — FMLS
• 2025-10-08 Listing Removed — GAMLS
• 2025-09-01 Listed $186,000 FMLS
• 2025-07-21 Listed $186,000 GAMLS
• 2019-05-10 Sold (Public Records) $99,000 Public Records
• 2019-04-26 Sold (MLS) $99,000 GAMLS
• 2019-03-18 Pending — GAMLS
• 2019-03-08 Relisted — GAMLS
• 2019-02-27 Pending — GAMLS
• 2019-02-07 Price Changed $94,900 GAMLS
• 2019-01-18 Price Changed $99,950 GAMLS
• 2018-12-27 Listed $103,900 GAMLS
• 2005-04-12 Sold (Public Records) $89,000 Public Records
• 2001-09-14 Sold (Public Records) $55,000 Public Records

Property tax history

+13.1%/yr

Latest (2025): $2,583 · +12.4% YoY. Source: county tax records.