121 Ingleside Dr · Jonesboro, GA 30236

$138,000

3 bd · 1.0 ba · 1,280 sqft · SingleFamily public records · 23 Days on market

Built 1960 Est $189k · 27% 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 +28.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• 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

This 1280 square foot single family home has 3 bedrooms and 1.0 bathrooms. This home is located at 121 Ingleside Dr, Jonesboro, GA 30236.

Key facts

• Built 1960
• Listed 23 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $138k.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $138k).
• Recommended offer: $136k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.1% 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, schools 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); 265 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 30% of the median local income ($67k/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 $954 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.
• At projected returns (-3.0% appreciation + 2.1% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $135,930 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — 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. 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.
5. 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.
6. 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: 1.22% ✓
• Cap rate: 10.07%
• Cash-on-cash: 13.50%
• DSCR: 1.60
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $189,440
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
126 Ingleside Dr	0.04mi	3/1.5	1,190 (-7%)	1mo	$181,000	$152	84
129 E Mimosa Dr	0.10mi	3/1.0	1,100 (-14%)	3mo	$145,000	$132	69
1140 Highway 138 SW	0.66mi	3/2.0	1,260 (-2%)	5mo	$138,000	$110	58
248 N Lake Dr	0.09mi	4/2.0 (+1)	1,420 (+11%)	12mo	$215,000	$151	58
126 E Mimosa Dr	0.12mi	3/2.0	1,100 (-14%)	12mo	$163,000	$148	57
1130 Highway 138 SW	0.67mi	3/2.0	1,280 (0%)	10mo	$52,500	$41	56
8201 Sunnydale Ln	0.33mi	3/2.0	1,384 (+8%)	16mo	$212,000	$153	54
1209 Duncan Rd	0.75mi	3/2.0	1,300 (+2%)	16mo	$236,000	$182	45
108 Pine Cir	0.59mi	3/2.0	1,405 (+10%)	22mo	$265,000	$189	34
108 Spring St	0.63mi	4/3.0 (+1)	1,429 (+12%)	11mo	$150,000	$105	29
1010 5th Ave	0.72mi	3/2.0	1,423 (+11%)	21mo	$185,000	$130	26

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 · 2.15% rent growth · sell at horizon

5-year hold

• IRR: 2.6%
• Equity multiple: 1.10×
• Total profit: $3,891
• Equity at exit: $20,576

10-year hold

• IRR: 11.4%
• Equity multiple: 1.86×
• Total profit: $33,244
• Equity at exit: $11,932

Cash invested: $38,640 (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 30236

• Rents YoY: 2.1%
• Active inventory: 265
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,682 high
• Mortgage (P&I): −$724
• Tax from tax record: −$112 /mo · $1,349/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $435

Break-even live

Break-even rent $1,131

Max offer price $138,000

Occupancy floor 69%

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: $34,500
• Closing costs: $4,140
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
232 N Lake Dr Jonesboro, GA	3.0	1.5	1133	$1,595	$1.41	2d	1	0.13mi
112 Burkshire Ct Unit A Jonesboro, GA	2.0	1.0	877	$1,095	$1.25	44d	1	0.20mi
218 Wallis St Jonesboro, GA	3.0	2.0	1464	$1,545	$1.06	24d	1	0.31mi
8261 Sunnydale Ln Jonesboro, GA	3.0	2.5	1572	$1,995	$1.27	4d	1	0.37mi
109 North Ave Jonesboro, GA	1.0–2.0	1.0	881	$1,495	$1.70	1d	3	0.51mi
8422 Carlington Ln Jonesboro, GA	3.0	2.5	1529	$1,545	$1.01	15d	1	0.55mi
249 Wayne Ave Jonesboro, GA	3.0	1.0	1117	$1,395	$1.25	44d	1	0.57mi
7830 N McDonough St Jonesboro, GA	2.0	1.0	1000	$1,350	$1.35	44d	1	0.60mi
7830 N McDonough St Unit A4 Jonesboro, GA	2.0	1.0	1000	$1,550	$1.55	44d	1	0.61mi
267 Wayne Ave Jonesboro, GA	4.0	2.0	1012	$2,300	$2.27	44d	1	0.66mi
976 5th Ave Jonesboro, GA	3.0	2.0	1496	$2,000	$1.34	5d	1	0.78mi
8392 San Jose Trl Jonesboro, GA	3.0	3.0	1801	$1,785	$0.99	5d	1	0.78mi
407 Fayetteville Rd Jonesboro, GA	2.0	1.0	896	$1,375	$1.53	24d	1	0.83mi
7878 N Main St Jonesboro, GA	2.0	1.0	950	$962	$1.01	2d	5	1.02mi
1240 Ohara Dr Jonesboro, GA	3.0–4.0	2.5	1843	$2,325	$1.26	22d	6	1.05mi
1137 Gable Ter Jonesboro, GA	4.0	2.5	1116	$1,955	$1.75	24d	1	1.06mi
790 Dixon Rd Jonesboro, GA	2.0	1.0–1.5	900	$1,274	$1.42	5d	5	1.09mi
933 Ohara Dr Jonesboro, GA	2.0	2.0	1464	$2,700	$1.84	44d	1	1.14mi
7620 Tara Rd Jonesboro, GA	2.0	1.5	1200	$1,250	$1.04	24d	1	1.17mi
858 Ohara Dr Jonesboro, GA	2.0	2.0	1001	$1,500	$1.50	44d	1	1.19mi
7847 Sugarland Dr Jonesboro, GA	3.0	2.0	1430	$1,750	$1.22	17d	1	1.21mi
7545 Tara Rd Jonesboro, GA	1.0–3.0	1.0–2.0	1032	$1,562	$1.51	2d	20	1.26mi
777 Jeb Stuart Dr Jonesboro, GA	3.0	2.0	1040	$1,700	$1.63	44d	1	1.26mi
8691 Twin Oaks Dr Jonesboro, GA	3.0	2.0	1752	$1,790	$1.02	19d	1	1.27mi
8212 Lullwater Ct Jonesboro, GA	3.0	2.5	1772	$2,200	$1.24	24d	1	1.29mi
8212 Lullwater Ct Jonesboro, GA	4.0	2.5	1772	$2,200	$1.24	44d	1	1.29mi
8337 Holly Dr Jonesboro, GA	4.0	1.5	1701	$1,950	$1.15	4d	1	1.33mi
631 Sycamore Dr Jonesboro, GA	3.0	2.0	1568	$1,955	$1.25	2d	1	1.43mi
1 Magnolia Cir Jonesboro, GA	1.0–3.0	1.0–2.0	925	$1,622	$1.75	2d	15	1.43mi
260 Commons Dr Jonesboro, GA	3.0	2.5	1410	$1,750	$1.24	3d	1	1.47mi
8141 Hynds Springs Ln Jonesboro, GA	3.0	2.0	1360	$1,715	$1.26	44d	1	1.48mi
8240 Blackfoot Trl Jonesboro, GA	4.0	2.0	1764	$1,956	$1.11	4d	1	1.48mi
673 Jeb Stuart Dr Jonesboro, GA	3.0	2.0	1454	$1,800	$1.24	5d	1	1.48mi
673 Jeb Stuart Dr Jonesboro, GA	3.0	2.0	1455	$1,850	$1.27	44d	1	1.48mi

Listing history 14 events

1. 2026-06-18
   days on market $138,000 Active 23 DOM
2. 2026-06-17
   days on market $138,000 Active 22 DOM
3. 2026-06-16
   days on market $138,000 Active 21 DOM
4. 2026-06-15
   days on market $138,000 Active 20 DOM
5. 2026-06-13
   days on market $138,000 Active 18 DOM
6. 2026-06-09
   days on market $138,000 Active 14 DOM
7. 2026-06-08
   days on market $138,000 Active 13 DOM
8. 2026-06-07
   days on market $138,000 Active 12 DOM
9. 2026-06-04
   days on market $138,000 Active 9 DOM
10. 2026-06-03
    days on market $138,000 Active 8 DOM
11. 2026-06-02
    days on market $138,000 Active 7 DOM
12. 2026-06-01
    days on market $138,000 Active 6 DOM
13. 2026-05-31
    days on market $138,000 Active 5 DOM
14. 2026-05-26
    listed $138,000 Active

ⓘ 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: $1,349 · $112/mo
• Projected year-2 tax: $1,349 · $112/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 ≥105°F today · 17 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: $20,178
• − Mortgage interest: −$7,730
• − Property taxes: −$1,349
• − Insurance: −$690
• − Repairs & maintenance: −$1,614
• − Management: −$1,614
• − Depreciation: −$4,015
• Taxable income: $3,166
• Est. tax owed @ 24.0%: −$760
• After-tax cash flow: $4,457/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

• Census place: Jonesboro, GA
• County: Clayton County · 230,153 people
• City population: 93,280
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 50,089
• Household income: $66,973
• Rent vs Own: 40.8% rent · 59.2% own
• Severe rent burden: 2024.0

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 0.56)
• Race & ethnicity: Black 64% White 14% Hispanic / Latino 11% Two or more races 8% Asian 5%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Slovak 1% Italian 1% Hispanic 1%
• Foreign-born: 13% · Canada, Vietnam, China
• Languages at home: 81% English-only · Spanish 10% Vietnamese 3% French/Haitian/Cajun 2%

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: ▼ -137.02%
• Current HPI: 204.1778
• Rent YoY: ▲ 2.15%
• 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

1 event — show timeline

• 2026-05-26 Listed $138,000 FSBO.com

Property tax history

+5.2%/yr

Latest (2025): $1,349 · +85.0% YoY. Source: county tax records.