5516 Bryant Blvd · Lake City, GA 30260

$182,000

3 bd · 1.0 ba · 1,075 sqft · SingleFamily public records · 34 Days on market

Built 1963 0.60 ac lot $169/sqft · 13% below area Est $210k · 13% 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 +19.4/30.0
• ARV discount +13.4/15.0
• DSCR +6.1/10.0
• 1% rule +4.6/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming four-sided brick ranch offering easy single-level living in a convenient Morrow location. This well-maintained home features a functional layout with comfortable living spaces and durable laminate flooring throughout. The kitchen is equipped with essential appliances and offers a practical setup for everyday use. Enjoy a level lot with usable outdoor space, ideal for relaxing or entertaining. Located close to schools, shopping, dining, and major interstates for an easy commute throughout the metro Atlanta area. No HOA. Schedule your viewing today!

Key facts

• Close to schools
• Usable outdoor space
• Single-level living

Tags

• FOUR-SIDED BRICK RANCH
• SINGLE-LEVEL LIVING
• DURABLE LAMINATE FLOORING
• USABLE OUTDOOR SPACE
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING

Property features AI

Exterior

• Parking: Carport with 1 carport space
• Utilities: Public water; Septic tank sewer; 110V and 220V electric service; Cable available; Electricity available; Natural gas available; Phone available; Sewer available; Water available
• Home design: One-story home; Brick 4 sides construction; Updated / remodeled; Slab foundation
• Construction: Composition shingle roof
• Exterior features: Rain gutters; Back yard fencing; Satellite dish

Interior

• Kitchen: Cabinets; Open view to family room; Dishwasher; Refrigerator
• Bedrooms: Three main-level bedrooms; Master on main
• Flooring: Laminate
• Bathrooms: One full bathroom; One half bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s); No one above or below (single-level dwelling)
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $182k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/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 $175k (4.1% below list).
• Recommended offer: $175k (4.1% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 4.3% in Lake City — 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 70/100 on livability (#98 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, 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: Morrow Elementary School (454 students, 90% FRL); Morrow Middle School (math 14% / reading 24%, grade F, #368 of 470 statewide, top 79%, 779 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 soft (-1.0%/yr); 166 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 40% 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

• It's been on market 34 days — a 3% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 5 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 $33k; list at $182k implies a 452% 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→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,549 (4.1% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — 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 D-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: 0.96% ✗
• Cap rate: 7.63%
• Cash-on-cash: 4.79%
• DSCR: 1.21
• GRM: 8.7

CMA / ARV

• ARV (median comp): $209,625
• List price: $182,000
• Delta: -13.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5659 Denson Blvd	0.27mi	3/1.0	1,072 (-0%)	13mo	$135,000	$126	76
5325 Victory Blvd	0.56mi	3/1.0	1,080 (+0%)	16mo	$60,000	$56	60

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: -12.1%
• Equity multiple: 0.57×
• Total profit: $-21,684
• Equity at exit: $27,137

10-year hold

• IRR: -7.9%
• Equity multiple: 0.57×
• Total profit: $-22,076
• Equity at exit: $15,736

Cash invested: $50,960 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,745 high
• Mortgage (P&I): −$954
• Tax from tax record: −$145 /mo · $1,745/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $203

Break-even live

Break-even rent $1,488

Max offer price $182,000

Occupancy floor 83%

Sensitivity live

Price	-10% $306	-5% $255	+0% $203	+5% $152	+10% $100
Rent	-10% $65	-5% $134	+0% $203	+5% $272	+10% $341
Rate	-1.0pp $295	-0.5pp $250	base $203	+0.5pp $156	+1.0pp $108

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: $45,500
• Closing costs: $5,460
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2260 Hammond Ct Ellenwood, GA	3.0	2.0	1248	$1,850	$1.48	44d	1	0.40mi
5720 Buck Ct Ellenwood, GA	3.0	2.0	1232	$1,850	$1.50	25d	1	0.47mi
5731 Buck Ct Ellenwood, GA	3.0	2.0	1242	$1,525	$1.23	13d	1	0.48mi
5704 Wesson Dr Ellenwood, GA	3.0	2.0	1480	$1,710	$1.16	44d	1	0.71mi
1885 Harper Dr Morrow, GA	1.0–2.0	1.0	1025	$1,415	$1.38	4d	6	0.79mi
2445 Rex Rd Ellenwood, GA	1.0–3.0	1.0–2.0	1149	$1,569	$1.37	2d	12	0.91mi
5958 Sherwood Pl Unit 5958 Ellenwood, GA	2.0	2.5	1468	$995	$0.68	44d	1	0.96mi
5958 Sherwood Pl Ellenwood, GA	2.0	2.5	1468	$995	$0.68	25d	1	0.96mi
6010 Fairfield Dr Morrow, GA	3.0	1.5	1246	$1,841	$1.48	3d	1	1.01mi
5640 Waterford Ct Morrow, GA	2.0	2.0	1022	$1,350	$1.32	44d	1	1.02mi
6068 Monica Dr Morrow, GA	3.0	2.0	1210	$1,700	$1.40	22d	1	1.23mi
6137 Harvard Ct Morrow, GA	3.0	2.0	1320	$1,556	$1.18	22d	1	1.35mi

Listing history 23 events

1. 2026-06-18
   days on market $182,000 Active 34 DOM
2. 2026-06-17
   days on market $182,000 Active 33 DOM
3. 2026-06-16
   days on market $182,000 Active 32 DOM
4. 2026-06-15
   days on market $182,000 Active 31 DOM
5. 2026-06-13
   days on market $182,000 Active 29 DOM
6. 2026-06-09
   days on market $182,000 Active 25 DOM
7. 2026-06-08
   days on market $182,000 Active 24 DOM
8. 2026-06-07
   days on market $182,000 Active 23 DOM
9. 2026-06-04
   days on market $182,000 Active 20 DOM
10. 2026-06-03
    days on market $182,000 Active 19 DOM
11. 2026-06-02
    days on market $182,000 Active 18 DOM
12. 2026-06-01
    days on market $182,000 Active 17 DOM
13. 2026-05-31
    days on market $182,000 Active 16 DOM
14. 2026-05-15
    listed $182,000 Active 562-char remark

    Show marketing remark (562 chars)

    Charming four-sided brick ranch offering easy single-level living in a convenient Morrow location. This well-maintained home features a functional layout with comfortable living spaces and durable laminate flooring throughout. The kitchen is equipped with essential appliances and offers a practical setup for everyday use. Enjoy a level lot with usable outdoor space, ideal for relaxing or entertaining. Located close to schools, shopping, dining, and major interstates for an easy commute throughout the metro Atlanta area. No HOA. Schedule your viewing today!

15. 2026-01-31
    historical
16. 2026-01-01
    status Back On Market
17. 2025-12-31
    historical
18. 2025-10-01
    status Back On Market
19. 2025-09-30
    historical
20. 2025-07-11
    listed $189,000 New
21. 1993-12-20
    soldstatus $33,000
22. 1993-12-20
    soldstatus $42,000
23. 1993-09-20
    soldstatus $40,000

ⓘ 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: $1,745 · $145/mo
• Projected year-2 tax: $1,745 · $145/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 5/10 Major 7 d/yr ≥105°F today · 16 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: $20,946
• − Mortgage interest: −$10,195
• − Property taxes: −$1,745
• − Insurance: −$910
• − Repairs & maintenance: −$1,676
• − Management: −$1,676
• − Depreciation: −$5,295
• Taxable loss: −$549
• Est. tax savings @ 24.0%: +$132
• After-tax cash flow: $2,571/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 — Lake City

• Score: 70/100
• State rank: #98
• US rank: #7863

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Clayton County · 230,153 people
• 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

+355.0% since first listed

11 events — show timeline

• 2026-05-15 Listed $182,000 FMLS
• 2026-05-15 Listed $182,000 GAMLS
• 2026-01-31 Listing Removed — GAMLS
• 2026-01-01 Relisted — GAMLS
• 2025-12-31 Listing Removed — GAMLS
• 2025-10-01 Relisted — GAMLS
• 2025-09-30 Listing Removed — GAMLS
• 2025-07-11 Listed $189,000 GAMLS
• 1993-12-20 Sold (Public Records) $42,000 Public Records
• 1993-12-20 Sold (Public Records) $33,000 Public Records
• 1993-09-20 Sold (Public Records) $40,000 Public Records

Property tax history

+26.4%/yr

Latest (2025): $1,745 · +2.8% YoY. Source: county tax records.