7850 Clayton Rd · Jonesboro, GA 30236

$150,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 12 Days on market

Built 1971 0.33 ac lot Est $162k · 8% 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 +24.9/30.0
• ARV discount +10.9/15.0
• DSCR +8.1/10.0
• 1% rule +5.3/10.0
• Livability +3.6/5.0
• 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

Charming 3-bedroom, 1-bath home featuring a welcoming front porch, perfect for relaxing mornings or evenings. Inside, you'll find a spacious eat-in kitchen with plenty of room for dining and gathering. The property also includes a storage building, offering extra space for tools, hobbies, or seasonal items. A great opportunity for comfortable living with added convenience and charm.

Key facts

• Front porch
• Storage building
• Eat-in kitchen

Tags

• FRONT PORCH
• EAT-IN KITCHEN
• STORAGE BUILDING

Property features AI

Finance

• HOA & community: Community features: Other

Exterior

• Parking: Driveway with two parking spaces; Open parking available
• Utilities: Public water; Public sewer; Electric: 110V and 220V in laundry; Cable available; Phone available
• Home design: One level; Resale property
• Construction: Vinyl siding; Composition shingle roof; Concrete perimeter foundation; Built/finished area above grade: 960
• Exterior features: Rain gutters; County road frontage; Asphalt/paved road access; GPS-friendly directions

Interior

• Kitchen: White cabinets; Eat-in kitchen; Laminate counters; Electric range; Range hood
• Bedrooms: Three main-level bedrooms; Other bedroom features
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom (main level); Master bathroom: Other
• Heating & cooling: Central heating; Central air
• Interior features: Insulated windows; No common walls; Other interior features
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 8.9% vs local median 5.0% in Jonesboro — 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 72/100 on livability (#63 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: crime C-, employment D, commute 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: Lee Street Elementary School (math 5% / reading 5%, grade F, #1,160 of 1,228 statewide, top 98%, 545 students, 90% FRL); Jonesboro Middle School (math 17% / reading 22%, grade F, #356 of 470 statewide, top 78%, 951 students, 90% FRL); Jonesboro High School (math 12% / reading 17%, grade F, #315 of 424 statewide, top 76%, 1,535 students, 91% FRL).
• Market conditions: Rents rising (+2.1%/yr); 265 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k 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.

Negotiation context

• Only 12 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 $18k; list at $150k implies a 757% 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 5→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,000

Questions for the listing agent

1. Built in 1971 — 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. 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.
5. 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.
6. 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: 8.87%
• Cash-on-cash: 9.19%
• DSCR: 1.41
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $162,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1105 Lakeshore Dr	0.10mi	3/1.0	1,003 (+4%)	1mo	$95,000	$95	87
139 Cecelia Cir	0.28mi	3/1.5	975 (+2%)	6mo	$165,000	$169	77
246 Wayne Ave	0.23mi	3/1.0	1,012 (+5%)	9mo	$177,900	$176	73
1183 Highway 138	0.11mi	3/2.0	896 (-7%)	15mo	$215,000	$240	67
114 Raymond St	0.30mi	3/1.0	1,040 (+8%)	9mo	$169,000	$163	65
106 Pharr Ave	0.49mi	3/2.0	968 (+1%)	10mo	$96,000	$99	64
1173 Ohara Dr	0.34mi	2/1.0 (-1)	879 (-8%)	2mo	$168,000	$191	63
260 Wayne Ave	0.24mi	3/2.0	1,040 (+8%)	14mo	$200,000	$192	59
110 Raymond St	0.37mi	3/2.0	864 (-10%)	12mo	$300,000	$347	52
129 E Mimosa Dr	0.61mi	3/1.0	1,100 (+15%)	3mo	$145,000	$132	45
214 Williamson Mill Rd	0.61mi	2/1.0 (-1)	1,065 (+11%)	16mo	$175,000	$164	35
126 E Mimosa Dr	0.62mi	3/2.0	1,100 (+15%)	12mo	$163,000	$148	33

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: -3.3%
• Equity multiple: 0.88×
• Total profit: $-5,182
• Equity at exit: $22,365

10-year hold

• IRR: 5.5%
• Equity multiple: 1.39×
• Total profit: $16,346
• Equity at exit: $12,969

Cash invested: $42,000 (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: 265
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,543 high
• Mortgage (P&I): −$787
• Tax from tax record: −$48 /mo · $575/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $322

Break-even live

Break-even rent $1,136

Max offer price $150,000

Occupancy floor 74%

Sensitivity live

Price	-10% $407	-5% $364	+0% $322	+5% $279	+10% $237
Rent	-10% $200	-5% $261	+0% $322	+5% $383	+10% $444
Rate	-1.0pp $397	-0.5pp $360	base $322	+0.5pp $283	+1.0pp $243

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1150 Highway 138 Jonesboro, GA	2.0	1.0	741	$1,150	$1.55	25d	1	0.07mi
249 Wayne Ave Jonesboro, GA	3.0	1.0	1117	$1,395	$1.25	44d	1	0.19mi
267 Wayne Ave Jonesboro, GA	4.0	2.0	1012	$2,300	$2.27	44d	1	0.23mi
1137 Gable Ter Jonesboro, GA	4.0	2.5	1116	$1,955	$1.75	25d	1	0.43mi
7830 N McDonough St Unit A4 Jonesboro, GA	2.0	1.0	1000	$1,550	$1.55	44d	1	0.46mi
7830 N McDonough St Jonesboro, GA	2.0	1.0	1000	$1,350	$1.35	44d	1	0.46mi
112 Burkshire Ct Unit A Jonesboro, GA	2.0	1.0	877	$1,095	$1.25	44d	1	0.46mi
7878 N Main St Jonesboro, GA	2.0	1.0	950	$962	$1.01	2d	5	0.47mi
858 Ohara Dr Jonesboro, GA	2.0	2.0	1001	$1,500	$1.50	44d	1	0.56mi
7545 Tara Rd Jonesboro, GA	1.0–3.0	1.0–2.0	1032	$1,562	$1.51	2d	20	0.61mi
109 North Ave Jonesboro, GA	1.0–2.0	1.0	881	$1,495	$1.70	2d	3	0.73mi
407 Fayetteville Rd Unit B Jonesboro, GA	2.0	1.0	780	$1,150	$1.47	44d	1	0.90mi
407 Fayetteville Rd Jonesboro, GA	2.0	1.0	896	$1,375	$1.53	25d	1	0.90mi
790 Dixon Rd Jonesboro, GA	2.0	1.0–1.5	900	$1,274	$1.42	6d	5	0.96mi
1 Magnolia Cir Jonesboro, GA	1.0–3.0	1.0–2.0	925	$1,622	$1.75	2d	15	1.09mi
100 Chaselake Dr Jonesboro, GA	1.0–3.0	1.0–2.0	1160	$1,501	$1.29	2d	23	1.14mi
7259 Mayfair Cir Jonesboro, GA	3.0	1.0	1014	$1,590	$1.57	3d	1	1.30mi
537 Fielding Cir Riverdale, GA	3.0	1.0	1025	$1,465	$1.43	25d	1	1.35mi
707 Battlecreek Rd Jonesboro, GA	3.0	1.5	1075	$1,625	$1.51	44d	1	1.38mi
777 Jeb Stuart Dr Jonesboro, GA	3.0	2.0	1040	$1,700	$1.63	45d	1	1.43mi
100 Riverview Pl Jonesboro, GA	1.0–3.0	1.0–2.0	1153	$2,002	$1.74	2d	18	1.48mi

Listing history 7 events

1. 2026-06-03
   status $150,000 Pending 12 DOM
2. 2026-06-02
   days on market $150,000 Active Under Contract 12 DOM
3. 2026-06-01
   days on market $150,000 Active Under Contract 11 DOM
4. 2026-05-31
   days on market $150,000 Active Under Contract 10 DOM
5. 2026-05-21
   listed $150,000 New 385-char remark

   Show marketing remark (385 chars)

   Charming 3-bedroom, 1-bath home featuring a welcoming front porch, perfect for relaxing mornings or evenings. Inside, you'll find a spacious eat-in kitchen with plenty of room for dining and gathering. The property also includes a storage building, offering extra space for tools, hobbies, or seasonal items. A great opportunity for comfortable living with added convenience and charm.

6. 2026-05-21
   listed $150,000 Active

   Show marketing remark (385 chars)

   Charming 3-bedroom, 1-bath home featuring a welcoming front porch, perfect for relaxing mornings or evenings. Inside, you'll find a spacious eat-in kitchen with plenty of room for dining and gathering. The property also includes a storage building, offering extra space for tools, hobbies, or seasonal items. A great opportunity for comfortable living with added convenience and charm.

7. 1972-01-06
   soldstatus $17,500

ⓘ 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: $575 · $48/mo
• Projected year-2 tax: $1,380 · $115/mo
• Expected delta: +$805/yr (+$67/mo · 139.9%)

ⓘ 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) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 5 d/yr ≥105°F today · 13 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: $18,514
• − Mortgage interest: −$8,402
• − Property taxes: −$575
• − Insurance: −$750
• − Repairs & maintenance: −$1,481
• − Management: −$1,481
• − Depreciation: −$4,364
• Taxable income: $1,461
• Est. tax owed @ 24.0%: −$351
• After-tax cash flow: $3,511/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 — Jonesboro

• Score: 72/100
• State rank: #63
• US rank: #6030

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Clayton County · 230,153 people
• City population: 93,280
• 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

+757.1% since first listed

3 events — show timeline

• 2026-05-21 Listed $150,000 FMLS
• 2026-05-21 Listed $150,000 GAMLS
• 1972-01-06 Sold (Public Records) $17,500 Public Records

Property tax history

+1.1%/yr

Latest (2025): $575 · -1.4% YoY. Source: county tax records.