6070 N Lee St · Morrow, GA 30260

$210,000

4 bd · 2.0 ba · 1,899 sqft · SingleFamily public records

Built 1971 0.37 ac lot Est $256k · 18% under

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Why this score? — see what drove the D+ 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 +15.6/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +4.4/10.0
• 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

SOLD BEFORE RUN. .. 3 Bedroom/2 Bath split foyer with breakfast area, separate dining room, and living room on main level. Upstairs you will find the three bedrooms, and two baths. On the terrace level you will find a large den/recreation area and access to the two car garage. This home sits on a corner lot with an additional one car detached garage with work shop area AND a separate large out building for lots of storage.

Key facts

• 0.37 acre lot
• Garage
• Built 1971

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $90 ($1k/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 $197k (6.0% below list).
• Recommended offer: $197k (6.0% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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); 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); 173 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).
• This rent runs 45% 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 $6k 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 0 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $48k; list at $210k implies a 333% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,349 (6.0% below list)

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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.94% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.84%
• DSCR: 1.08
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $256,365
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6182 Graceland Cir	0.32mi	4/2.0	1,728 (-9%)	1mo	$180,200	$104	70
5955 S Cheryl Dr	0.26mi	4/2.0	1,996 (+5%)	15mo	$270,000	$135	66
6250 Graceland Cir	0.43mi	4/2.0	1,742 (-8%)	3mo	$240,000	$138	64
1343 Burbank Trl	0.60mi	5/2.5 (+1)	1,924 (+1%)	5mo	$277,060	$144	59
1893 Stratford Arms Dr	0.70mi	4/2.5	1,754 (-8%)	1mo	$245,000	$140	52
6187 Deans Way	0.53mi	3/2.5 (-1)	1,851 (-2%)	15mo	$220,500	$119	51
1890 Carla Dr	0.73mi	5/3.0 (+1)	1,816 (-4%)	8mo	$335,000	$184	43
6272 Graceland Cir	0.47mi	3/1.5 (-1)	1,746 (-8%)	19mo	$229,000	$131	42
1487 Hammack Dr	0.54mi	3/2.0 (-1)	1,714 (-10%)	19mo	$230,000	$134	38
1931 Cornell Way	0.62mi	3/2.5 (-1)	1,620 (-15%)	3mo	$210,000	$130	37
1932 Mural Cir	0.70mi	4/2.5	2,065 (+9%)	18mo	$260,000	$126	36
1899 Stratford Arms Dr	0.72mi	3/1.5 (-1)	1,670 (-12%)	13mo	$231,000	$138	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -16.8%
• Equity multiple: 0.42×
• Total profit: $-34,038
• Equity at exit: $31,312

10-year hold

• IRR: -15.5%
• Equity multiple: 0.24×
• Total profit: $-44,443
• Equity at exit: $18,157

Cash invested: $58,800 (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: 173
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,973 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$280 /mo · $3,363/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $90

Break-even live

Break-even rent $1,860

Max offer price $210,000

Occupancy floor 90%

Sensitivity live

Price	-10% $209	-5% $149	+0% $90	+5% $31	+10% $-29
Rent	-10% $-66	-5% $12	+0% $90	+5% $168	+10% $246
Rate	-1.0pp $196	-0.5pp $143	base $90	+0.5pp $36	+1.0pp $-20

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5969 Twilight Trl Morrow, GA	4.0	2.0	1887	$2,015	$1.07	6d	1	0.25mi
6137 Harvard Ct Morrow, GA	3.0	2.0	1320	$1,531	$1.16	1d	1	0.62mi
1932 Carla Dr Morrow, GA	3.0	2.0	1324	$1,730	$1.31	4d	1	0.83mi
1227 Dove Ct Morrow, GA	3.0	2.0	1634	$1,750	$1.07	45d	1	0.89mi
1811 Wendell Way Morrow, GA	3.0	2.0	1285	$1,574	$1.22	24d	1	1.01mi
2242 Marion Ln Morrow, GA	4.0	2.0	2567	$2,210	$0.86	6d	1	1.16mi
2128 Baden Ct #1 Morrow, GA	3.0	1.5	1600	$1,450	$0.91	1d	1	1.17mi
1055 Pinecrest Dr Forest Park, GA	3.0	1.5	2039	$2,100	$1.03	45d	1	1.19mi
6497 Cameron Rd Morrow, GA	5.0	2.0	1358	$2,040	$1.50	1d	1	1.30mi
5552 Phillips Dr Morrow, GA	3.0	2.0	1750	$1,816	$1.04	7d	1	1.41mi
6010 Fairfield Dr Morrow, GA	3.0	1.5	1246	$1,841	$1.48	5d	1	1.41mi
2260 Hammond Ct Ellenwood, GA	3.0	2.0	1248	$1,850	$1.48	45d	1	1.41mi
5749 Cypress Ct Forest Park, GA	3.0	2.0	1534	$1,820	$1.19	1d	1	1.46mi
5731 Buck Ct Ellenwood, GA	3.0	2.0	1242	$1,525	$1.23	14d	1	1.48mi

Listing history 3 events

1. 2026-05-20
   historical
2. 2026-05-19
   listed $210,000
3. 1979-06-29
   soldstatus $48,500

ⓘ 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: $3,363 · $280/mo
• Projected year-2 tax: $3,363 · $280/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: $23,682
• − Mortgage interest: −$11,763
• − Property taxes: −$3,363
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,895
• − Management: −$1,895
• − Depreciation: −$6,109
• Taxable loss: −$2,393
• Est. tax savings @ 24.0%: +$574
• After-tax cash flow: $1,655/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

+333.0% since first listed

3 events — show timeline

• 2026-05-20 Listing Removed — GAMLS
• 2026-05-19 Listed $210,000 GAMLS
• 1979-06-29 Sold (Public Records) $48,500 Public Records

Property tax history

+4.5%/yr

Latest (2025): $3,363 · +4.4% YoY. Source: county tax records.