8318 Magnolia Dr · Jonesboro, GA 30238

$169,900

3 bd · 2.0 ba · 1,904 sqft · SingleFamily public records · 37 Days on market

Built 1972 0.26 ac lot $89/sqft · 30% below area Est $243k · 30% 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 +26.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +6.5/10.0
• 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

Welcome to this great investment opportunity in Jonesboro, GA. This 3-bedroom, 2-bath home offers approximately 1,904 square feet of living space and sits on a spacious 0.26-acre lot. The property features a newer roof, a newer HVAC system, and a newer water heater, with all major utilities currently functioning properly. The home retains much of its original charm and offers the perfect opportunity for an investor, flipper, rental portfolio addition, or buyer looking to renovate and customize to their liking. Being sold as-is with strong potential for value-add improvements. Conveniently located near shopping, schools, restaurants, and major highways.

Key facts

• Newer roof
• Spacious lot
• Newer water heater

Tags

• NEWER ROOF
• NEWER HVAC SYSTEM
• NEWER WATER HEATER
• SPACIOUS LOT
• INVESTMENT OPPORTUNITY
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Lot size approximately 0.26 acre (11,325.6 sq ft); Located in the Markland subdivision
• Financial info: Listing offered as Cash or Conventional; Property being sold As-Is and is estate owned
• HOA & community: No HOA

Exterior

• Parking: Open parking; Parking pad
• Utilities: Public water; Public sewer; Electricity available; High-speed internet available; Cable available; Sewer connected; Underground utilities; Water available
• Home design: Single-family residence; House; Built in 1972; Resale condition
• Construction: Brick construction; Composition roof; No basement
• Exterior features: Level lot

Interior

• Kitchen: Dishwasher; Oven; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Central air conditioning; Ceiling fans
• Interior features: One-and-a-half level layout; Public records list living area as 1,904
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $466 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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); 251 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 38% of the median local income ($62k/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 37 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $170k implies a 209% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $164,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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 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?
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: 1.15% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.75%
• DSCR: 1.52
• GRM: 7.3

CMA / ARV

• ARV (median comp): $242,987
• List price: $169,900
• Delta: -30.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8264 Magnolia Dr	0.10mi	3/2.0	1,806 (-5%)	2mo	$220,000	$122	85
8272 Magnolia Dr	0.09mi	3/2.0	1,958 (+3%)	9mo	$232,000	$118	83
8431 Magnolia Dr	0.23mi	3/1.5	1,851 (-3%)	2mo	$202,000	$109	82
8415 Magnolia Dr	0.18mi	3/1.5	1,851 (-3%)	9mo	$162,000	$88	77
8106 Wynfield Dr	0.42mi	3/2.0	1,935 (+2%)	3mo	$245,000	$127	75
563 Sycamore Dr	0.17mi	4/3.0 (+1)	1,853 (-3%)	4mo	$245,000	$132	75
8154 Tudor Dr	0.50mi	3/2.5	1,845 (-3%)	3mo	$125,000	$68	67
654 Selden Ct	0.17mi	4/3.0 (+1)	1,800 (-6%)	8mo	$170,000	$94	67
8427 Fredericksburg Ct	0.50mi	4/2.0 (+1)	1,825 (-4%)	1mo	$205,000	$112	64
8432 Magnolia Dr	0.22mi	4/2.0 (+1)	1,654 (-13%)	9mo	$265,000	$160	56
8572 Kendrick Rd	0.67mi	4/2.5 (+1)	1,924 (+1%)	8mo	$250,000	$130	54
332 Cheryl Ct	0.48mi	3/2.0	1,634 (-14%)	9mo	$205,000	$125	46

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 · 2.06% rent growth · sell at horizon

5-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $289
• Equity at exit: $25,333

10-year hold

• IRR: 8.9%
• Equity multiple: 1.65×
• Total profit: $30,979
• Equity at exit: $14,690

Cash invested: $47,572 (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 30238

• Home prices YoY: -33.3%
• Rents YoY: 2.1%
• Active inventory: 251
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,952 high
• Mortgage (P&I): −$891
• Tax from tax record: −$114 /mo · $1,369/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $466

Break-even live

Break-even rent $1,362

Max offer price $169,900

Occupancy floor 71%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
631 Sycamore Dr Jonesboro, GA	3.0	2.0	1568	$1,955	$1.25	2d	1	0.21mi
8337 Holly Dr Jonesboro, GA	4.0	1.5	1701	$1,950	$1.15	4d	1	0.22mi
8141 Hynds Springs Ln Jonesboro, GA	3.0	2.0	1360	$1,715	$1.26	44d	1	0.33mi
8106 Wynfield Dr Jonesboro, GA	3.0	2.0	1935	$2,200	$1.14	24d	1	0.44mi
673 Jeb Stuart Dr Jonesboro, GA	3.0	2.0	1455	$1,850	$1.27	44d	1	0.47mi
673 Jeb Stuart Dr Jonesboro, GA	3.0	2.0	1454	$1,800	$1.24	5d	1	0.47mi
211 Dover Ct Jonesboro, GA	4.0	2.0	1900	$2,200	$1.16	44d	1	0.67mi
100 Riverview Pl Jonesboro, GA	1.0–3.0	1.0–2.0	1153	$2,002	$1.74	1d	18	0.85mi
8268 Dunellen Ln Jonesboro, GA	4.0	2.0	1352	$1,805	$1.34	44d	1	0.98mi
976 5th Ave Jonesboro, GA	3.0	2.0	1496	$2,000	$1.34	5d	1	1.00mi
782 Dunaire Way Jonesboro, GA	3.0	1.5	1600	$1,385	$0.87	44d	1	1.08mi
7813 Newbury Dr Jonesboro, GA	4.0	2.5	2244	$2,235	$1.00	13d	1	1.09mi
8837 Freedom Way Unit 8839 Jonesboro, GA	2.0	1.5	1275	$1,450	$1.14	3d	1	1.09mi
69 Flint River Rd Unit 1UNIT 16 A Riverdale, GA	3.0	2.5	1274	$1,550	$1.22	44d	1	1.11mi
8147 Mountain Pass Riverdale, GA	3.0	2.0	1432	$1,960	$1.37	5d	1	1.17mi
8774 Channing Dr Jonesboro, GA	4.0	2.0	1650	$1,499	$0.91	17d	1	1.19mi
7725 Newbury Dr Jonesboro, GA	4.0	2.5	1844	$1,800	$0.98	44d	1	1.25mi
218 Wallis St Jonesboro, GA	3.0	2.0	1464	$1,545	$1.06	24d	1	1.26mi
8238 Canyon Forge Dr Riverdale, GA	2.0	2.5	1246	$1,400	$1.12	4d	1	1.29mi
8226 Canyon Forge Dr Riverdale, GA	3.0	2.5	1512	$1,631	$1.08	13d	1	1.31mi
8194 Canyon Forge Dr Riverdale, GA	3.0	2.5	1488	$1,555	$1.05	4d	1	1.39mi
8195 Rhodes Way Riverdale, GA	3.0	2.0	1546	$2,090	$1.35	24d	1	1.44mi
8183 Rhodes Way Riverdale, GA	3.0	2.5	1650	$1,945	$1.18	20d	1	1.46mi
227 Avalon Way Riverdale, GA	4.0	2.0	1812	$2,091	$1.15	4d	1	1.46mi
933 Ohara Dr Jonesboro, GA	2.0	2.0	1464	$2,700	$1.84	44d	1	1.47mi
8327 Glenwoods Ter Unit A Riverdale, GA	3.0	1.0	2079	$1,550	$0.75	24d	1	1.50mi

Listing history 16 events

1. 2026-06-18
   days on market $169,900 Active 37 DOM
2. 2026-06-17
   days on market $169,900 Active 36 DOM
3. 2026-06-16
   days on market $169,900 Active 35 DOM
4. 2026-06-15
   days on market $169,900 Active 34 DOM
5. 2026-06-13
   days on market $169,900 Active 32 DOM
6. 2026-06-09
   days on market $169,900 Active 28 DOM
7. 2026-06-08
   days on market $169,900 Active 27 DOM
8. 2026-06-07
   days on market $169,900 Active 26 DOM
9. 2026-06-04
   days on market $169,900 Active 23 DOM
10. 2026-06-03
    days on market $169,900 Active 22 DOM
11. 2026-06-02
    days on market $169,900 Active 21 DOM
12. 2026-06-01
    days on market $169,900 Active 20 DOM
13. 2026-05-31
    days on market $169,900 Active 19 DOM
14. 2026-05-12
    listed $169,900 New 666-char remark
15. 1991-02-18
    soldstatus $55,000
16. 1986-08-20
    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: $1,369 · $114/mo
• Projected year-2 tax: $1,563 · $130/mo
• Expected delta: +$194/yr (+$16/mo · 14.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 21% 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 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: $23,420
• − Mortgage interest: −$9,517
• − Property taxes: −$1,369
• − Insurance: −$850
• − Repairs & maintenance: −$1,874
• − Management: −$1,874
• − Depreciation: −$4,943
• Taxable income: $2,995
• Est. tax owed @ 24.0%: −$719
• After-tax cash flow: $4,873/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): 43,191
• Household income: $62,185
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 1992.0

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 (71%)
• Race & ethnicity: Black 71% Hispanic / Latino 17% White 7% Two or more races 7%
• Hispanic origin (detail): Mexican 13% Puerto Rican 2%
• Foreign-born: 11% · Canada, United Kingdom
• Languages at home: 83% English-only · Spanish 14% 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: ▼ -105.48%
• Current HPI: 211.6309
• Rent YoY: ▲ 2.06%
• 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

+208.9% since first listed

3 events — show timeline

• 2026-05-12 Listed $169,900 GAMLS
• 1991-02-18 Sold (Public Records) $55,000 Public Records
• 1986-08-20 Sold (Public Records) $55,000 Public Records

Property tax history

-1.1%/yr

Latest (2025): $1,369 · +13.8% YoY. Source: county tax records.