965 Cone Rd · Forest Park, GA 30297

$128,000

3 bd · 2.0 ba · 975 sqft · SingleFamily public records · 101 Days on market

Built 1967 14,306 ac lot Est $135k · at est.

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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 +21.0/30.0
• ARV discount +9.7/15.0
• DSCR +6.7/10.0
• 1% rule +6.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful remodeled/ update. This home features 3 bedrooms & 1.5 bathrooms. Kitchen with breakfast area, granite countertops. New bathroom flooring, new paint on the inside and out, updated light fixtures Freshly paint. Leveled back yard perfect for entertaining. Close to major Hwys, shops, schools, and parks. This home is ready for your family to move in.

Key facts

• Roomy backyard
• Easy highway access
• Local conveniences

Tags

• ROOMY BACKYARD
• LOCAL CONVENIENCES
• EASY HIGHWAY ACCESS

Property features AI

Finance

• Other: As-Is condition; Listing accepts Cash, Conventional, FHA and VA financing
• HOA & community: No HOA

Exterior

• Parking: Parking pad (open parking)
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family house; Residential resale; Built in 1967
• Construction: Brick construction; Composition roof; No basement
• Exterior features: Sloped lot

Interior

• Kitchen: Appliances: Other
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Other flooring
• Bathrooms: 1 full bathroom and 1 half bathroom (1.5 total)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One-level living; Other interior features
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $181 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $128k).
• Recommended offer: $116k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 5.2% in Forest 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 65/100 on livability (#209 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime F, commute 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: Haynie Elementary School (math 14% / reading 16%, grade F, #981 of 1,228 statewide, top 80%, 793 students, 90% FRL); Babb Middle School (math 24% / reading 34%, grade F, #249 of 470 statewide, top 55%, 888 students, 90% FRL); Forest Park High School (math 8% / reading 16%, grade F, #344 of 424 statewide, top 81%, 1,765 students, 90% FRL).
• Market conditions: Rents soft (-1.0%/yr); 128 active listings in the ZIP; 13 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 ($45k/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 $885 of loan paydown is wiped out by about $4k 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 101 days — a 9% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y ago; this cycle's ask has dropped $68k (35%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,480 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.16% ✓
• Cap rate: 7.99%
• Cash-on-cash: 6.07%
• DSCR: 1.27
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $134,550
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5748 Cypress Ct	0.08mi	3/1.5	968 (-1%)	16mo	$131,000	$135	80
5652 Ash St	0.37mi	3/1.0	951 (-2%)	1mo	$129,000	$136	74
765 Shellnut Dr	0.43mi	3/2.0	995 (+2%)	9mo	$194,000	$195	69
655 Shellnut Dr	0.60mi	3/1.0	1,002 (+3%)	1mo	$200,000	$200	63
816 Needle Dr	0.30mi	3/1.0	1,046 (+7%)	10mo	$138,000	$132	62
5494 Alder Dr	0.56mi	3/1.5	976 (+0%)	18mo	$155,000	$159	57
1159 Tamarack Trl	0.45mi	3/1.5	1,053 (+8%)	10mo	$108,000	$103	56
5707 Jefferson Ave	0.41mi	3/1.5	1,075 (+10%)	8mo	$148,000	$138	55
5868 Ash St	0.37mi	3/1.5	1,066 (+9%)	12mo	$130,000	$122	55
5677 Dorsey Dr	0.55mi	4/2.0 (+1)	1,002 (+3%)	15mo	$150,000	$150	52
5679 Kite Dr	0.43mi	3/1.0	1,074 (+10%)	14mo	$175,000	$163	48
552 Shellnut Dr	0.60mi	3/1.5	1,075 (+10%)	6mo	$110,000	$102	47

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: -10.7%
• Equity multiple: 0.62×
• Total profit: $-13,474
• Equity at exit: $19,085

10-year hold

• IRR: -6.9%
• Equity multiple: 0.63×
• Total profit: $-13,365
• Equity at exit: $11,067

Cash invested: $35,840 (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 30297

• Home prices YoY: -29.5%
• Rents YoY: -1.0%
• Active inventory: 128
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,488 high
• Mortgage (P&I): −$671
• Tax from tax record: −$270 /mo · $3,239/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $181

Break-even live

Break-even rent $1,259

Max offer price $128,000

Occupancy floor 83%

Sensitivity live

Price	-10% $254	-5% $217	+0% $181	+5% $145	+10% $109
Rent	-10% $64	-5% $122	+0% $181	+5% $240	+10% $299
Rate	-1.0pp $246	-0.5pp $214	base $181	+0.5pp $148	+1.0pp $114

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: $32,000
• Closing costs: $3,840
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5632 Cypress Dr Forest Park, GA	3.0	1.0	1040	$1,451	$1.40	13d	1	0.27mi
5598 Ash St Forest Park, GA	3.0	1.0	976	$1,500	$1.54	25d	1	0.40mi
640 Oakdale Dr Forest Park, GA	3.0	1.0	1033	$1,450	$1.40	4d	1	0.54mi
645 Melrose Dr Forest Park, GA	3.0	1.0	1123	$1,575	$1.40	44d	1	0.57mi
5738 Old Dixie Hwy Forest Park, GA	1.0–2.0	1.0–1.5	996	$1,150	$1.15	44d	24	0.83mi
415 Sylvia Dr Forest Park, GA	1.0–3.0	1.0–2.0	897	$1,458	$1.62	2d	13	0.84mi
506 Shady Ln Forest Park, GA	3.0	1.5	990	$1,445	$1.46	25d	1	0.86mi
1216 Sanders Way Morrow, GA	3.0	1.5	1110	$1,550	$1.40	25d	1	0.96mi
461 Old Dixie Way Forest Park, GA	1.0–3.0	1.0–2.0	1131	$1,400	$1.24	22d	1	1.09mi
5161 Phillips Dr Forest Park, GA	2.0	1.0	992	$1,400	$1.41	25d	1	1.14mi
228 Morrow Rd Forest Park, GA	1.0–3.0	1.0–2.5	1125	$1,579	$1.40	2d	34	1.23mi
774 South Ave Forest Park, GA	3.0	2.0	1041	$1,825	$1.75	5d	1	1.30mi
6548 King George Way Morrow, GA	2.0	2.0	1100	$1,295	$1.18	44d	1	1.47mi

Listing history 25 events

1. 2026-05-13
   status Under Contract
2. 2026-05-13
   price $128,000
3. 2026-05-08
   status Back On Market
4. 2026-04-30
   status Under Contract
5. 2026-04-24
   status Back On Market
6. 2026-04-20
   status Under Contract
7. 2026-04-14
   status Back On Market
8. 2026-02-07
   status Under Contract
9. 2026-02-04
   status Back On Market
10. 2026-01-30
    status Under Contract
11. 2026-01-23
    price $158,760
12. 2026-01-21
    status Back On Market
13. 2026-01-14
    status Under Contract
14. 2025-12-17
    price $176,400
15. 2025-11-02
    listed $196,000 New
16. 2023-03-22
    soldstatus $202,000
17. 2023-03-14
    soldstatus $202,000 Sold 362-char remark

    Show marketing remark (362 chars)

    Beautiful remodeled/ update. This home features 3 bedrooms & 1.5 bathrooms. Kitchen with breakfast area, granite countertops. New bathroom flooring, new paint on the inside and out, updated light fixtures Freshly paint. Leveled back yard perfect for entertaining. Close to major Hwys, shops, schools, and parks. This home is ready for your family to move in.

18. 2023-03-06
    status Under Contract 362-char remark

    Show marketing remark (362 chars)

    Beautiful remodeled/ update. This home features 3 bedrooms & 1.5 bathrooms. Kitchen with breakfast area, granite countertops. New bathroom flooring, new paint on the inside and out, updated light fixtures Freshly paint. Leveled back yard perfect for entertaining. Close to major Hwys, shops, schools, and parks. This home is ready for your family to move in.

19. 2023-02-17
    listed $200,000 New 362-char remark

    Show marketing remark (362 chars)

    Beautiful remodeled/ update. This home features 3 bedrooms & 1.5 bathrooms. Kitchen with breakfast area, granite countertops. New bathroom flooring, new paint on the inside and out, updated light fixtures Freshly paint. Leveled back yard perfect for entertaining. Close to major Hwys, shops, schools, and parks. This home is ready for your family to move in.

20. 2023-02-16
    historical
21. 2023-01-29
    price $200,000
22. 2023-01-18
    price $210,000
23. 2023-01-16
    listed $230,000 New
24. 1992-07-14
    soldstatus $55,500
25. 1984-06-08
    soldstatus $47,900

ⓘ 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: $3,239 · $270/mo
• Projected year-2 tax: $3,239 · $270/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 5/10 Major 6 d/yr ≥105°F today · 15 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 · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,858
• − Mortgage interest: −$7,170
• − Property taxes: −$3,239
• − Insurance: −$640
• − Repairs & maintenance: −$1,429
• − Management: −$1,429
• − Depreciation: −$3,724
• Taxable income: $228
• Est. tax owed @ 24.0%: −$55
• After-tax cash flow: $2,119/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 — Forest Park

• Score: 65/100
• State rank: #209
• US rank: #12698

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Forest Park, GA
• County: Clayton County · 230,153 people
• City population: 29,210
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 29,210
• Household income: $45,124
• Rent vs Own: 61.8% rent · 38.2% own
• Severe rent burden: 1359.0

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 0.64)
• Race & ethnicity: Black 52% Hispanic / Latino 27% White 10% Two or more races 10% Asian 6%
• Hispanic origin (detail): Mexican 19%
• Foreign-born: 18% · Canada, Vietnam, Jamaica
• Languages at home: 67% English-only · Spanish 26% Vietnamese 5% 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: ▼ -96.04%
• Current HPI: 229.5016
• Rent YoY: ▼ -0.96%
• 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

+167.2% since first listed

25 events — show timeline

• 2026-05-13 Pending — GAMLS
• 2026-05-13 Price Changed $128,000 GAMLS
• 2026-05-08 Relisted — GAMLS
• 2026-04-30 Pending — GAMLS
• 2026-04-24 Relisted — GAMLS
• 2026-04-20 Pending — GAMLS
• 2026-04-14 Relisted — GAMLS
• 2026-02-07 Pending — GAMLS
• 2026-02-04 Relisted — GAMLS
• 2026-01-30 Pending — GAMLS
• 2026-01-23 Price Changed $158,760 GAMLS
• 2026-01-21 Relisted — GAMLS
• 2026-01-14 Pending — GAMLS
• 2025-12-17 Price Changed $176,400 GAMLS
• 2025-11-02 Listed $196,000 GAMLS
• 2023-03-22 Sold (Public Records) $202,000 Public Records
• 2023-03-14 Sold (MLS) $202,000 GAMLS
• 2023-03-06 Pending — GAMLS
• 2023-02-17 Listed $200,000 GAMLS
• 2023-02-16 Listing Removed — GAMLS
• 2023-01-29 Price Changed $200,000 GAMLS
• 2023-01-18 Price Changed $210,000 GAMLS
• 2023-01-16 Listed $230,000 GAMLS
• 1992-07-14 Sold (Public Records) $55,500 Public Records
• 1984-06-08 Sold (Public Records) $47,900 Public Records

Property tax history

+7.0%/yr

Latest (2025): $3,239 · +15.0% YoY. Source: county tax records.