10895 Thrasher Rd · Bonanza, GA 30238

$240,000

3 bd · 2.0 ba · 1,621 sqft · SingleFamily public records · 59 Days on market

Built 1972 0.61 ac lot $148/sqft · 44% above area Est $270k · 11% 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).

• ARV discount +12.4/15.0
• Cash flow +11.8/30.0
• DSCR +3.5/10.0
• Livability +3.1/5.0
• Rent growth +3.0/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Greater starter home for large family looking for extra space. Home has 4 bedrooms and 2.5 baths and nice updated kitchen with beautiful tile flooring. large deck on back of house for family entertainment. Annual flowers that bloom makes this place stand out. Stove top and refrigerator stays. The front porch area is perfect for adding a swing or catching the evening breeze. There is an in-law suite made in a separate structure located in back yard. Nice shed for extra storage is included.

Key facts

• Large deck
• In-law suite
• Extra storage

Tags

• UPDATED KITCHEN
• LARGE DECK
• IN-LAW SUITE
• EXTRA STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-68 ($-813/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (20.7% below list).
• Recommended offer: $190k (20.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#314 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, schools F, amenities 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.
• Market conditions: Rents rising (+2.1%/yr); 251 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).
• This rent runs 37% 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 $2k of loan paydown is wiped out by about $7k 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 59 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 16y ago; this cycle's ask is 14018% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $24k; list at $240k implies a 900% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,382 (20.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.21%
• DSCR: 0.95
• GRM: 10.5

CMA / ARV

• ARV (median comp): $269,619
• List price: $240,000
• Delta: -10.99%
• 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
1792 Portwest Way	0.17mi	3/2.5	1,746 (+8%)	10mo	$263,000	$151	69
10959 Thrasher Rd	0.14mi	3/2.0	1,395 (-14%)	3mo	$205,000	$147	68
11120 Tara Glynn Dr	0.53mi	3/2.0	1,459 (-10%)	3mo	$249,000	$171	56
1694 Pheasant Dr	0.27mi	3/1.5	1,398 (-14%)	8mo	$210,000	$150	56
11045 Knotty Pine Pl	0.40mi	3/2.0	1,410 (-13%)	6mo	$183,000	$130	55
10846 Sunfield Way	0.66mi	3/2.5	1,667 (+3%)	12mo	$280,000	$168	53
11139 Silver Aspen Ct	0.55mi	3/2.0	1,464 (-10%)	8mo	$210,000	$143	52
11203 Knotty Pine Pl	0.67mi	3/2.0	1,444 (-11%)	1mo	$195,000	$135	49
1579 Leonard St	0.62mi	3/2.5	1,802 (+11%)	4mo	$240,000	$133	47
1623 Elizabeth Ln	0.60mi	3/2.0	1,392 (-14%)	3mo	$213,000	$153	46
1329 Birdsong Ln	0.75mi	3/2.0	1,407 (-13%)	2mo	$275,000	$195	42
11146 Shadow Creek Ter	0.70mi	4/2.5 (+1)	1,814 (+12%)	1mo	$263,000	$145	40

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: -19.3%
• Equity multiple: 0.33×
• Total profit: $-45,015
• Equity at exit: $35,785

10-year hold

• IRR: -14.0%
• Equity multiple: 0.23×
• Total profit: $-52,038
• Equity at exit: $20,751

Cash invested: $67,200 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,904 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$213 /mo · $2,558/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $-68

Break-even live

Break-even rent $1,990

Max offer price $228,030

Occupancy floor 99%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10903 Thrasher Rd Hampton, GA	3.0	2.0	1412	$1,725	$1.22	22d	1	0.02mi
1652 Thorn Ridge Trl Hampton, GA	3.0	2.0	1360	$1,960	$1.44	43d	1	0.21mi
10887 Tara Blvd Hampton, GA	3.0	2.5	1756	$2,032	$1.16	4d	10	0.31mi
10784 Knotty Pine Pl Hampton, GA	3.0	2.0	1329	$1,795	$1.35	43d	1	0.32mi
11035 Shannon Cir Hampton, GA	3.0	2.0	1320	$1,606	$1.22	12d	1	0.36mi
10911 Tara Blvd Lovejoy, GA	1.0–3.0	1.0–2.0	1150	$1,795	$1.56	43d	1	0.40mi
10624 Woodcock St Jonesboro, GA	4.0	2.0	1171	$1,670	$1.43	22d	1	0.46mi
11015 Tara Blvd Lovejoy, GA	1.0–3.0	1.0–2.0	1113	$1,815	$1.63	43d	1	0.47mi
1562 Onalee Dr Hampton, GA	3.0	2.5	2125	$1,775	$0.84	18d	1	0.57mi
1562 Onalee Dr Hampton, GA	3.0	2.0	2125	$1,800	$0.85	43d	1	0.57mi
1578 Onalee Dr Hampton, GA	3.0	2.5	1709	$1,800	$1.05	24d	1	0.57mi
1591 Elizabeth Ln Hampton, GA	3.0	2.0	1352	$1,591	$1.18	43d	1	0.59mi
1496 Paladin Ct Hampton, GA	4.0	2.5	1116	$2,045	$1.83	19d	1	0.59mi
1374 Misty Ridge Ct Hampton, GA	3.0	2.0	1250	$1,775	$1.42	43d	1	0.62mi
11116 Shadow Creek Ter Hampton, GA	3.0	2.5	2195	$2,035	$0.93	12d	1	0.65mi
10527 Thrasher Rd Jonesboro, GA	4.0	2.5	2028	$1,850	$0.91	5d	1	0.66mi
1556 Wren Rd Jonesboro, GA	3.0	2.0	1388	$1,715	$1.24	43d	1	0.67mi
1340 Birdsong Ln Hampton, GA	3.0	2.5	1640	$1,961	$1.20	5d	1	0.70mi
10960 Morning Dove Dr Hampton, GA	3.0	2.0	1600	$4,600	$2.88	43d	1	0.73mi
11236 James Madison Dr Hampton, GA	3.0	2.5	1518	$1,870	$1.23	43d	1	0.76mi
11248 James Madison Dr Hampton, GA	3.0	2.5	1986	$1,980	$1.00	11d	1	0.78mi
1442 Starling Ct Hampton, GA	3.0	2.0	1668	$1,885	$1.13	43d	1	0.80mi
10507 Starling Trl Hampton, GA	4.0	2.5	1800	$2,131	$1.18	43d	1	0.84mi
1371 Pebble Ridge Ln Hampton, GA	3.0	3.0	2109	$2,120	$1.01	24d	1	0.87mi
10473 Starling Trl Hampton, GA	4.0	3.0	1835	$2,367	$1.29	24d	1	0.87mi
1478 Carriage Ln Jonesboro, GA	3.0	2.0	1436	$1,675	$1.17	22d	1	0.93mi
1786 Old Dogwood Jonesboro, GA	3.0	2.5	1454	$1,730	$1.19	43d	1	1.07mi
10950 Southwood Dr Hampton, GA	4.0	2.5	2116	$2,095	$0.99	43d	1	1.07mi
1798 Old Dogwood Jonesboro, GA	3.0	3.0	1454	$1,730	$1.19	24d	1	1.07mi
1814 Old Dogwood Jonesboro, GA	3.0	2.5	1454	$1,730	$1.19	43d	1	1.08mi
1830 Old Dogwood Jonesboro, GA	3.0	2.5	1454	$1,730	$1.19	43d	1	1.08mi
1834 Old Dogwood Jonesboro, GA	3.0	2.5	1454	$1,730	$1.19	43d	1	1.08mi
1135 Misty Meadows Way Hampton, GA	4.0	2.5	1942	$2,245	$1.16	5d	1	1.10mi
1779 Old Dogwood Jonesboro, GA	3.0	2.5	1454	$1,730	$1.19	43d	1	1.10mi
1795 Old Dogwood Jonesboro, GA	3.0	3.0	1454	$1,730	$1.19	43d	1	1.10mi
10357 Briarbay Dr Jonesboro, GA	3.0	2.0	1180	$1,610	$1.36	2d	1	1.11mi
1902 Grove Way Lovejoy, GA	3.0	2.5	1592	$1,555	$0.98	3d	1	1.13mi
10564 Village Lndg Jonesboro, GA	3.0	2.5	1617	$1,800	$1.11	24d	1	1.13mi
10972 Clearwater Dr Hampton, GA	3.0	2.5	1628	$1,890	$1.16	24d	1	1.14mi
1863 Grove Way Lovejoy, GA	3.0	2.5	1592	$1,660	$1.04	24d	1	1.15mi

Listing history 41 events

1. 2026-06-18
   statusdays on market $240,000 Active 59 DOM
2. 2026-06-17
   days on market $240,000 Price Change 58 DOM
3. 2026-06-16
   days on market $240,000 Price Change 57 DOM
4. 2026-06-15
   remarks 691-char remark
5. 2026-06-15
   pricestatus $240,000 Price Change 56 DOM
6. 2026-06-15
   days on market $249,000 Active 56 DOM
7. 2026-06-13
   days on market $249,000 Active 54 DOM
8. 2026-06-09
   days on market $249,000 Active 50 DOM
9. 2026-06-08
   days on market $249,000 Active 49 DOM
10. 2026-06-07
    days on market $249,000 Active 48 DOM
11. 2026-06-04
    days on market $249,000 Active 45 DOM
12. 2026-06-03
    days on market $249,000 Active 44 DOM
13. 2026-06-02
    days on market $249,000 Active 43 DOM
14. 2026-06-01
    days on market $249,000 Active 42 DOM
15. 2026-05-31
    days on market $249,000 Active 41 DOM
16. 2026-05-15
    price $249,000 499-char remark

    Show marketing remark (499 chars)

    Greater starter home for large family looking for extra space. Home has 4 bedrooms and 2.5 baths and nice updated kitchen with beautiful tile flooring. large deck on back of house for family entertainment. Annual flowers that bloom makes this place stand out. Stove top and refrigerator stays. The front porch area is perfect for adding a swing or catching the evening breeze. There is an in-law suite made in a separate structure located in back yard. Nice shed for extra storage is included.

17. 2026-05-10
    historical $1,700
18. 2026-05-03
    listed $1,700
19. 2026-04-20
    listed $250,000 New 499-char remark

    Show marketing remark (499 chars)

    Greater starter home for large family looking for extra space. Home has 4 bedrooms and 2.5 baths and nice updated kitchen with beautiful tile flooring. large deck on back of house for family entertainment. Annual flowers that bloom makes this place stand out. Stove top and refrigerator stays. The front porch area is perfect for adding a swing or catching the evening breeze. There is an in-law suite made in a separate structure located in back yard. Nice shed for extra storage is included.

20. 2016-10-16
    historical
21. 2016-10-16
    historical
22. 2016-07-15
    listed $95,000 New
23. 2016-07-15
    listed $95,000 Active
24. 2010-10-01
    historical
25. 2010-09-30
    soldstatus $24,000 Sold
26. 2010-09-14
    status Pending
27. 2010-09-09
    historical Contingent - Other
28. 2010-08-26
    status Active
29. 2010-07-27
    status Pending
30. 2010-07-22
    historical Contingent - Other
31. 2010-07-07
    price $24,900
32. 2010-07-06
    price $24,900
33. 2010-06-23
    status Active
34. 2010-05-27
    status Pending
35. 2010-05-20
    historical Contingent - Other
36. 2010-04-26
    listed $29,900 Active
37. 2007-12-05
    soldstatus $92,000
38. 2005-12-07
    soldstatus $145,000
39. 2005-12-07
    soldstatus $145,000
40. 2004-06-01
    soldstatus $125,000
41. 1975-06-02
    soldstatus $68,000

ⓘ 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: $2,558 · $213/mo
• Projected year-2 tax: $2,558 · $213/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,846
• − Mortgage interest: −$13,444
• − Property taxes: −$2,558
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,828
• − Management: −$1,828
• − Depreciation: −$6,982
• Taxable loss: −$4,993
• Est. tax savings @ 24.0%: +$1,198
• After-tax cash flow: $385/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 — Bonanza

• Score: 62/100
• State rank: #314
• US rank: #16994

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bonanza, GA
• County: Clayton County · 230,153 people
• 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

+266.2% since first listed

26 events — show timeline

• 2026-05-15 Price Changed $249,000 GAMLS
• 2026-05-10 Rental Removed $1,700 Avail
• 2026-05-03 Listed for Rent $1,700 Avail
• 2026-04-20 Listed $250,000 GAMLS
• 2016-10-16 Listing Removed — GAMLS
• 2016-10-16 Listing Removed — FMLS
• 2016-07-15 Listed $95,000 GAMLS
• 2016-07-15 Listed $95,000 FMLS
• 2010-10-01 Listing Removed — FMLS
• 2010-09-30 Sold (MLS) $24,000 FMLS
• 2010-09-14 Pending — FMLS
• 2010-09-09 Contingent — FMLS
• 2010-08-26 Relisted — FMLS
• 2010-07-27 Pending — FMLS
• 2010-07-22 Contingent — FMLS
• 2010-07-07 Price Changed $24,900 GAMLS
• 2010-07-06 Price Changed $24,900 FMLS
• 2010-06-23 Relisted — FMLS
• 2010-05-27 Pending — FMLS
• 2010-05-20 Contingent — FMLS
• 2010-04-26 Listed $29,900 FMLS
• 2007-12-05 Sold (Public Records) $92,000 Public Records
• 2005-12-07 Sold (Public Records) $145,000 Public Records
• 2005-12-07 Sold (Public Records) $145,000 Public Records
• 2004-06-01 Sold (Public Records) $125,000 Public Records
• 1975-06-02 Sold (Public Records) $68,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $2,558 · -4.6% YoY. Source: county tax records.