5237 Kingswood Cir · College Park, GA 30349

$110,000

3 bd · 2.0 ba · 1,032 sqft · SingleFamily public records · 4 Days on market

Built 1962 0.26 ac lot $107/sqft · 45% below area Est $201k · 45% under

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Why this score? — see what drove the A- 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
• Appreciation +10.0/10.0
• Livability +3.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks

Great opportunity for investors or buyers looking to add their personal touch. This 3-bedroom, den, and 1.5 bath home offers solid potential with a functional layout and convenient location just minutes from I-285,I-85 and Hartsfield-Jackson Atlanta Airport. Features include spacious living areas, updated flooring in kitchen and dining room, fresh interior paint, a large yard, ample parking, and a newly installed hot water heater. Located in an established and culturally diverse community with easy access to shopping, dining, schools, and public transportation. Property is being sold as-is. Ideal for renovation, or occupant looking for value in a rapidly accessible metro Atlanta location. D

Key facts

• Ample parking
• Large yard
• Updated flooring

Tags

• FUNCTIONAL LAYOUT
• UPDATED FLOORING
• LARGE YARD
• AMPLE PARKING
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING

Property features AI

Finance

• Other: Located in College Park Estates subdivision; Address: 5237 Kingswood Circle, Atlanta, GA 30349
• Financial info: Listing terms include Cash, Conventional, FHA, and VA financing
• HOA & community: No HOA; Community features include proximity to airport/runway, near public transport, and walking distance to schools

Exterior

• Parking: Carport (2 parking spaces)
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; High-speed internet available; Cable available; Sewer connected; Water available
• Home design: Single-family residence (house); Resale property; Built in 1962
• Construction: Brick construction; Composition roof; Slab foundation
• Exterior features: Deck; Front yard fencing; Grassed vegetation; Open, sloped lot; Has a view

Interior

• Kitchen: Microwave; Gas water heater
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Hardwood; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom (total 1.5 bathrooms)
• Heating & cooling: Central heating with forced air (natural gas); Central electric air conditioning
• Interior features: One-level layout; Den; Laundry room/area; Public records list living area as 1,032
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $601 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Cap rate 12.9% vs local median 3.8% in College 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 59/100 on livability (#408 in GA) — a working-class tenant base; expect higher turnover. Strengths: commute A+, cost of living A+, housing A-; Watch: crime F, amenities 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: Northcutt Elementary School (math 15% / reading 24%, grade F, #873 of 1,228 statewide, top 71%, 693 students, 90% FRL); North Clayton Middle School (math 12% / reading 27%, grade F, #356 of 470 statewide, top 78%, 767 students, 90% FRL); North Clayton High School (math 2% / reading 22%, grade F, #336 of 424 statewide, top 80%, 1,206 students, 90% FRL).
• Market conditions: Rents flat; 651 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).

Forward outlook

• In year one you build about $12k of equity ($761 loan paydown + $11k appreciation (10.0% local appreciation)).
• Clayton County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.9% rent growth), your $31k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

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 $110,000

Questions for the listing agent

1. Built in 1962 — 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: 1.52% ✓
• Cap rate: 12.85%
• Cash-on-cash: 23.43%
• DSCR: 2.04
• GRM: 5.5

CMA / ARV

• ARV (median comp): $201,055
• List price: $110,000
• Delta: -45.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5237 Kingswood Cir	0.00mi	3/1.5	1,032 (0%)	1mo	$110,000	$107	97
5213 Heather Ln	0.07mi	3/1.0	1,044 (+1%)	5mo	$102,000	$98	87
5289 Brentwood Rd	0.13mi	3/2.0	1,062 (+3%)	5mo	$219,000	$206	85
5190 Collingwood Ter	0.13mi	3/2.0	960 (-7%)	4mo	$200,000	$208	79
5180 Heather Ln	0.11mi	3/1.0	1,008 (-2%)	17mo	$164,900	$164	73
5253 Kingswood Cir	0.05mi	3/1.0	960 (-7%)	19mo	$140,000	$146	66
5158 Collingwood Ter	0.17mi	3/1.0	1,152 (+12%)	17mo	$154,000	$134	55
1158 Crystal Lake Rd	0.54mi	3/2.0	1,136 (+10%)	9mo	$207,000	$182	51
1169 Kristen Cv	0.72mi	3/1.5	1,056 (+2%)	19mo	$153,900	$146	44
1472 Pine Dr	0.61mi	4/2.0 (+1)	1,163 (+13%)	16mo	$168,000	$144	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.95% rent growth · sell at horizon

5-year hold

• IRR: 40.8%
• Equity multiple: 4.08×
• Total profit: $94,831
• Equity at exit: $99,097

10-year hold

• IRR: 34.4%
• Equity multiple: 8.88×
• Total profit: $242,849
• Equity at exit: $213,706

Cash invested: $30,800 (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 30349

• Home prices YoY: 4.6%
• Rents YoY: 0.9%
• Active inventory: 651
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,671 high
• Mortgage (P&I): −$577
• Tax from tax record: −$96 /mo · $1,149/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $601

Break-even live

Break-even rent $909

Max offer price $110,000

Occupancy floor 59%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5261 Heather Ln Atlanta, GA	3.0	1.0	972	$1,350	$1.39	43d	1	0.05mi
1358 Stoneham Ct Atlanta, GA	3.0	1.5	1135	$1,631	$1.44	5d	1	0.24mi
5327 Riverwalk Dr Atlanta, GA	1.0–3.0	1.0–1.5	972	$1,380	$1.42	4d	340	0.25mi
5420 Riverdale Rd Atlanta, GA	2.0	1.0–2.0	1075	$1,225	$1.14	5d	1	0.43mi
5503 Riverdale Rd Atlanta, GA	2.0	1.0	868	$1,250	$1.44	43d	1	0.50mi
1136 Summer Brook Rd Atlanta, GA	3.0	2.0	1416	$1,599	$1.13	4d	1	0.61mi
5405 Glen Haven Dr Unit Labs Atlanta, GA	4.0	2.0	1392	$2,700	$1.94	43d	1	0.61mi
5415 Glen Haven Dr Atlanta, GA	3.0	2.0	1197	$1,580	$1.32	24d	1	0.64mi
5489 Park Pl S Atlanta, GA	2.0	2.5	1184	$1,550	$1.31	24d	1	0.65mi
1121 Brookstone Rd Atlanta, GA	3.0	2.0	1200	$1,700	$1.42	43d	1	0.68mi
5391 W Fayetteville Rd Atlanta, GA	1.0–3.0	1.0–2.0	883	$1,734	$1.96	1d	15	0.71mi
5475 Glen Haven Dr Atlanta, GA	2.0	2.0	1208	$2,900	$2.40	43d	1	0.72mi
1086 Summer Brook Rd Atlanta, GA	3.0	2.0	1400	$1,600	$1.14	43d	1	0.72mi
5626 Norman Ct Atlanta, GA	3.0	2.0	1344	$1,790	$1.33	43d	1	0.74mi
5589 Glen Haven Dr Atlanta, GA	4.0	2.0	1400	$1,725	$1.23	43d	1	0.77mi
1507 Pine Dr Atlanta, GA	1.0–3.0	1.0–2.0	1050	$1,576	$1.50	2d	9	0.80mi
1561 Norman Xing Atlanta, GA	3.0	2.5	1436	$1,699	$1.18	43d	1	0.80mi
5271 W Fayetteville Rd Atlanta, GA	2.0	2.5	1500	$1,390	$0.93	43d	1	0.80mi
5689 Isleworth Way Atlanta, GA	3.0	2.0	1248	$1,800	$1.44	15d	1	0.84mi
5543 Pine Gate Dr Atlanta, GA	3.0	2.0	1352	$1,615	$1.19	43d	1	0.93mi
5543 Pine Gate Dr Atlanta, GA	3.0	2.0	1352	$1,895	$1.40	12d	1	0.93mi
5751 Riverdale Rd Atlanta, GA	2.0	1.5	1110	$1,450	$1.31	24d	3	0.94mi
5569 Pine Gate Dr Atlanta, GA	3.0	2.0	1400	$2,350	$1.68	20d	1	0.97mi
972 Windwood Ct Atlanta, GA	3.0	2.0	1224	$1,671	$1.37	43d	1	0.98mi
1048 Flat Shoals Rd Atlanta, GA	1.0–3.0	1.0–2.0	996	$1,586	$1.59	2d	11	0.99mi
1758 Broad River Rd Atlanta, GA	2.0	2.5	1384	$1,650	$1.19	3d	1	1.07mi
5801 Riverdale Rd Atlanta, GA	2.0	1.5	1150	$1,275	$1.11	5d	1	1.07mi
1748 Broad River Rd Atlanta, GA	2.0	2.5	1352	$1,800	$1.33	43d	1	1.09mi
1951 Southampton Rd Atlanta, GA	2.0–3.0	1.5–2.5	1287	$1,350	$1.05	3d	50	1.11mi
2001 Godby Rd Atlanta, GA	1.0–3.0	1.5–2.5	1275	$1,425	$1.12	3d	5	1.14mi
1875 E Pleasant Hill Rd Atlanta, GA	1.0–2.0	1.0–2.0	942	$1,595	$1.69	2d	21	1.16mi
5612 Windwood Rd Unit 5614 Atlanta, GA	2.0	2.5	1232	$1,250	$1.01	24d	1	1.17mi
945 Silverwood Dr Unit 945 Atlanta, GA	2.0	2.5	1232	$1,275	$1.03	4d	1	1.17mi
5614 Windwood Rd Unit 5614 Atlanta, GA	2.0	2.5	1232	$1,295	$1.05	44d	1	1.17mi
1110 Garden Walk Blvd Atlanta, GA	1.0–3.0	1.0–2.0	1016	$1,720	$1.69	2d	22	1.21mi
5234 Norman Blvd Atlanta, GA	3.0	2.0	1404	$1,785	$1.27	43d	1	1.21mi
907 Silverwood Dr Atlanta, GA	2.0	2.5	1276	$1,225	$0.96	20d	1	1.22mi
907 Silverwood Dr #907 Atlanta, GA	2.0	2.5	1276	$1,225	$0.96	43d	1	1.22mi
907 Silverwood Dr #907 Atlanta, GA	2.0	2.5	1276	$1,250	$0.98	20d	1	1.22mi
5724 Riverdale Rd Atlanta, GA	1.0–2.0	1.0–2.0	1039	$1,460	$1.40	5d	1	1.25mi

Listing history 5 events

1. 2026-05-18
   status Under Contract 790-char remark
2. 2026-05-14
   listed $110,000 New 790-char remark
3. 1998-06-02
   soldstatus $53,129
4. 1989-03-29
   soldstatus $63,500
5. 1987-06-23
   soldstatus $54,000

ⓘ 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: $1,149 · $96/mo
• Projected year-2 tax: $1,149 · $96/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 ≥103°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 · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,047
• − Mortgage interest: −$6,162
• − Property taxes: −$1,149
• − Insurance: −$550
• − Repairs & maintenance: −$1,604
• − Management: −$1,604
• − Depreciation: −$3,200
• Taxable income: $5,779
• Est. tax owed @ 24.0%: −$1,387
• After-tax cash flow: $5,829/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 — College Park

• Score: 59/100
• State rank: #408
• US rank: #20212

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Fulton County · 1,094,430 people
• City population: 10,694
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 79,872
• Household income: $67,023
• Rent vs Own: 41.2% rent · 58.8% own
• Severe rent burden: 4258.0

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 (89%)
• Race & ethnicity: Black 89% Hispanic / Latino 5% Two or more races 4% White 3%
• Foreign-born: 9% · Canada
• Languages at home: 88% English-only · Spanish 6% 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: ▲ 18.01%
• Current HPI: 407.99
• Rent YoY: ▲ 0.95%
• 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

+103.7% since first listed

6 events — show timeline

• 2026-05-29 Sold (MLS) $110,000 GAMLS
• 2026-05-18 Pending — GAMLS
• 2026-05-14 Listed $110,000 GAMLS
• 1998-06-02 Sold (Public Records) $53,129 Public Records
• 1989-03-29 Sold (Public Records) $63,500 Public Records
• 1987-06-23 Sold (Public Records) $54,000 Public Records

Property tax history

+0.4%/yr

Latest (2025): $1,149 · -1.8% YoY. Source: county tax records.