6435 Stone Ter · Morrow, GA 30260

$109,000

2 bd · 2.0 ba · 1,088 sqft · Condo public records · 46 Days on market

Built 1972 $100/sqft · 12% below area Est $124k · 12% under $220/mo HOA · 15% of rent

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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 +12.8/15.0
• DSCR +9.2/10.0
• 1% rule +8.6/10.0
• 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

Cozy and Convenient Condo in Woodstone - Offered at $109,000. This exceptionally well-maintained, one-owner home has been lovingly cared for since 1999 and is truly move-in ready. Recent updates include a new water heater, bathroom faucet, and toilet. Also, there's plenty of storage spaces. Don't miss this affordable opportunity in the heart of Morrow. Ideally located near Clayton State University, Southlake Mall, and Southern Regional Medical Center, this home is also perfect for commuters seeking easy access to Atlanta. Situated just off I-75, you're only 10 minutes from Hartsfield-Jackson Atlanta International Airport and I-285. Within two miles, you'll find convenient access to shopping

Key facts

• $220 HOA
• 2 parking spots
• Built 1972

Property features AI

Finance

• Other: Property sold as-is; Estate-owned; agent/seller relationship disclosed
• HOA & community: HOA with association fee (includes structure maintenance, pest control, trash) — association fee applies

Exterior

• Parking: Assigned parking for 2 vehicles (park directly in front of unit)
• Utilities: Public water; Public sewer (connected); 220 volt electric service; Cable available; High-speed internet available; Phone available
• Home design: Attached residential condominium; Two levels; Resale property; Woodstone Condominiums subdivision
• Construction: Built in 1972; Wood siding construction; Composition roof; Slab foundation
• Exterior features: Wood fencing; Corner lot; Street lights nearby; Near public transportation; Near shopping

Interior

• Kitchen: Dishwasher; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms (upper level laundry closet)
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Beamed ceilings; Built-in bookcases; Roommate floor plan; Tile bath; One fireplace in the family room; End-unit with one common wall
• Laundry & utility: Laundry closet on upper level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $109k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $106k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 4.9% 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); Babb Middle School (math 24% / reading 34%, grade F, #249 of 470 statewide, top 55%, 888 students, 90% FRL); Charles R. Drew High School (math 8% / reading 22%, grade F, #297 of 424 statewide, top 74%, 1,652 students, 91% FRL).
• Market conditions: Rents soft (-1.0%/yr); 173 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 34% 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 $754 of loan paydown is wiped out by about $3k 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 46 days — a 3% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $31k; list at $109k implies a 252% 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 $105,730 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.36% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.76%
• DSCR: 1.52
• GRM: 6.1

CMA / ARV

• ARV (median comp): $123,671
• List price: $109,000
• Delta: -11.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -2.6%
• Equity multiple: 0.91×
• Total profit: $-2,854
• Equity at exit: $16,252

10-year hold

• IRR: 3.0%
• Equity multiple: 1.19×
• Total profit: $5,682
• Equity at exit: $9,424

Cash invested: $30,520 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,477 high
• Mortgage (P&I): −$572
• Tax from tax record: −$31 /mo · $374/yr
• Insurance: −$45
• HOA: −$220
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $299

Break-even live

Break-even rent $1,099

Max offer price $109,000

Occupancy floor 75%

Sensitivity live

Price	-10% $361	-5% $330	+0% $299	+5% $268	+10% $237
Rent	-10% $182	-5% $241	+0% $299	+5% $357	+10% $416
Rate	-1.0pp $354	-0.5pp $327	base $299	+0.5pp $271	+1.0pp $242

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1327 Woodstone Ter Morrow, GA	2.0	2.0	1344	$1,600	$1.19	25d	1	0.04mi
1327 Woodstone Ter Unit 1327 Morrow, GA	2.0	2.0	1344	$1,500	$1.12	25d	1	0.04mi
1270 Morrow Rd Morrow, GA	3.0	2.0	1161	$1,800	$1.55	44d	1	0.32mi
6290 Flamingo Way Morrow, GA	3.0	1.5	1152	$1,495	$1.30	44d	1	0.36mi
6252 N Lee St Unit 42 Morrow, GA	2.0	1.0	900	$1,249	$1.39	4d	1	0.58mi
6252 N Lee St Apt 54 Morrow, GA	2.0	1.0	900	$1,249	$1.39	25d	1	0.58mi
6252 N Lee St Unit 56 Morrow, GA	2.0	1.0	900	$1,279	$1.42	4d	1	0.58mi
6252 N Lee St Unit 10 Morrow, GA	1.0	1.0	800	$1,169	$1.46	23d	1	0.58mi
6252 N Lee St Unit 30 Morrow, GA	2.0	1.0	900	$1,279	$1.42	25d	1	0.58mi
6252 N Lee St Morrow, GA	1.0–2.0	1.0	850	$1,279	$1.50	6d	3	0.59mi
6548 King George Way Morrow, GA	2.0	2.0	1100	$1,295	$1.18	44d	1	0.73mi
6616 King George Way Morrow, GA	3.0	2.0	1200	$1,600	$1.33	44d	1	0.87mi
1811 Wendell Way Morrow, GA	3.0	2.0	1285	$1,574	$1.22	23d	1	0.91mi
985 Mount Zion Rd Morrow, GA	2.0–3.0	1.5–2.0	1157	$1,051	$0.91	0d	8	1.01mi
855 Mount Zion Rd Apt C1 Jonesboro, GA	3.0	1.5	1280	$1,199	$0.94	6d	1	1.07mi
855 Mount Zion Rd Apt G6 Jonesboro, GA	2.0	1.5	1159	$1,249	$1.08	6d	1	1.08mi
855 Mount Zion Rd Apt E2 Jonesboro, GA	2.0	1.5	1159	$999	$0.86	6d	1	1.08mi
956 Slash Pine Rd Unit 2 Forest Park, GA	2.0	1.0	1134	$1,150	$1.01	13d	1	1.09mi
850 Mount Zion Rd Jonesboro, GA	2.0–3.0	1.0–1.5	1040	$1,032	$0.99	0d	7	1.09mi
855 Mount Zion Rd Jonesboro, GA	2.0	1.5	1159	$1,249	$1.08	44d	1	1.10mi
855 Mount Zion Rd Jonesboro, GA	2.0–3.0	1.5	1219	$999	$0.82	16d	5	1.10mi
1932 Carla Dr Morrow, GA	3.0	2.0	1324	$1,730	$1.31	3d	1	1.12mi
6137 Harvard Ct Morrow, GA	3.0	2.0	1320	$1,531	$1.16	0d	1	1.23mi
7000 Southlake Pkwy Morrow, GA	1.0–2.0	1.0–2.0	927	$1,393	$1.50	0d	9	1.28mi
6577 Ardmoor Dr Jonesboro, GA	3.0	2.0	1286	$1,700	$1.32	44d	1	1.31mi
701 Mt Zion Rd Jonesboro, GA	2.0–3.0	1.5–2.0	1136	$1,315	$1.16	4d	8	1.34mi
6726 Tara Blvd Jonesboro, GA	3.0	1.0–2.5	1147	$1,299	$1.13	13d	1	1.40mi
7135 Mount Zion Cir Morrow, GA	2.0	2.0	1080	$1,893	$1.75	6d	25	1.45mi
686 Morrow Rd Forest Park, GA	3.0	2.0	1400	$1,950	$1.39	25d	1	1.45mi
686 Morrow Rd Forest Park, GA	3.0	2.0	1320	$1,950	$1.48	18d	1	1.45mi
681 Mount Zion Rd Jonesboro, GA	1.0	1.0	985	$775	$0.79	20d	1	1.48mi

HOA detail condo

• Monthly dues: $220 · $2,640/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   days on market $109,000 Active 46 DOM
2. 2026-06-18
   days on market $109,000 Active 43 DOM
3. 2026-06-17
   days on market $109,000 Active 42 DOM
4. 2026-06-16
   days on market $109,000 Active 41 DOM
5. 2026-06-15
   days on market $109,000 Active 40 DOM
6. 2026-06-13
   days on market $109,000 Active 38 DOM
7. 2026-06-09
   days on market $109,000 Active 34 DOM
8. 2026-06-08
   days on market $109,000 Active 33 DOM
9. 2026-06-07
   days on market $109,000 Active 32 DOM
10. 2026-06-04
    days on market $109,000 Active 29 DOM
11. 2026-06-03
    days on market $109,000 Active 28 DOM
12. 2026-06-02
    days on market $109,000 Active 27 DOM
13. 2026-06-01
    days on market $109,000 Active 26 DOM
14. 2026-05-31
    days on market $109,000 Active 25 DOM
15. 2026-05-07
    listed $109,000 New 934-char remark
16. 2026-05-05
    historical $109,000 934-char remark
17. 1999-02-18
    soldstatus $31,000
18. 1980-06-30
    soldstatus $11,000

ⓘ 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: $374 · $31/mo
• Projected year-2 tax: $1,003 · $84/mo
• Expected delta: +$629/yr (+$52/mo · 168.3%)

ⓘ 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: $17,730
• − Mortgage interest: −$6,106
• − Property taxes: −$374
• − Insurance: −$545
• − Repairs & maintenance: −$1,418
• − Management: −$1,418
• − HOA: −$2,640
• − Depreciation: −$3,171
• Taxable income: $2,057
• Est. tax owed @ 24.0%: −$494
• After-tax cash flow: $3,095/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

+890.9% since first listed

4 events — show timeline

• 2026-05-07 Listed $109,000 GAMLS
• 2026-05-05 Coming Soon $109,000 GAMLS
• 1999-02-18 Sold (Public Records) $31,000 Public Records
• 1980-06-30 Sold (Public Records) $11,000 Public Records

Property tax history

+13.3%/yr

Latest (2025): $374 · +4.3% YoY. Source: county tax records.