790 Slaton St · Forest Park, GA 30297

$79,000

2 bd · 1.0 ba · 792 sqft · SingleFamily public records · 6 Days on market

Built 1952 0.26 ac lot Est $149k · 47% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

2 BR, 1 BA, ESTABLISH NEIGBORHOOD IDEAL FOR SMALL FAMILY OR INVESTOR. MUST HAVE ADDENDUMS, PRE-QUAL LTE, OR PROOF OF FUNDS IF PAYING IN CASH. NO DISCLOSURES OR TERMITE SEND ALL OFFERS!

Key facts

• Spacious yard
• 0.26 acre lot
• Built 1952

Tags

• SPACIOUS YARD

Property features AI

Finance

• HOA & community: No HOA; No association fees; Street lights; Near public transport

Exterior

• Parking: Assigned parking; Off-street parking; Parking pad; Open parking available
• Utilities: Public water; Septic tank sewer; Other utilities
• Home design: Single-family residence; House; Resale property; Built in 1952
• Construction: Brick exterior; Slab foundation; 1952 construction
• Exterior features: Level lot; Other roof type; Brick construction; Slab foundation

Interior

• Kitchen: Dishwasher
• Bedrooms: 2 bedrooms on the main level
• Flooring: Hardwood
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Electric heating; Central air conditioning (electric)
• Interior features: One-level living; Hardwood floors; Dishwasher
• Laundry & utility: No laundry hookups listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $486 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Cap rate 13.7% 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: Fountain Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 548 students, 90% FRL); Forest Park Middle School (math 8% / reading 17%, grade F, #412 of 470 statewide, top 88%, 685 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; 37 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 33% 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 $546 of loan paydown is wiped out by about $2k 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 + 0.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 19y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $57k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,000

Questions for the listing agent

1. Built in 1952 — 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. 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?
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: 1.56% ✓
• Cap rate: 13.67%
• Cash-on-cash: 26.35%
• DSCR: 2.17
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $148,896
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
811 Dennis Dr	0.06mi	2/1.0	792 (0%)	3mo	$152,500	$193	95
777 Dennis Dr	0.05mi	2/2.0	792 (0%)	16mo	$167,000	$211	80
823 Catherine St	0.12mi	2/1.0	831 (+5%)	10mo	$175,000	$211	78
853 Catherine St	0.15mi	2/1.0	840 (+6%)	21mo	$130,000	$155	65
4794 West Dr	0.27mi	2/1.0	840 (+6%)	21mo	$75,000	$89	60
4678 Lake Cir	0.69mi	2/1.0	720 (-9%)	8mo	$94,500	$131	46
5041 Sargent St	0.73mi	2/2.0	775 (-2%)	23mo	$149,900	$193	39
5035 Sargent St	0.72mi	2/1.0	839 (+6%)	22mo	$125,000	$149	38
5011 East St	0.65mi	2/1.0	855 (+8%)	24mo	$180,000	$211	36
4990 Ash St	0.61mi	2/1.0	903 (+14%)	16mo	$170,000	$188	35
4673 Lake Cir	0.71mi	3/1.0 (+1)	896 (+13%)	17mo	$120,000	$134	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 16.9%
• Equity multiple: 1.66×
• Total profit: $14,503
• Equity at exit: $11,779

10-year hold

• IRR: 23.3%
• Equity multiple: 2.74×
• Total profit: $38,421
• Equity at exit: $6,830

Cash invested: $22,120 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,234 high
• Mortgage (P&I): −$414
• Tax from tax record: −$42 /mo · $505/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $486

Break-even live

Break-even rent $619

Max offer price $79,000

Occupancy floor 56%

Sensitivity live

Price	-10% $530	-5% $508	+0% $486	+5% $463	+10% $441
Rent	-10% $388	-5% $437	+0% $486	+5% $534	+10% $583
Rate	-1.0pp $526	-0.5pp $506	base $486	+0.5pp $465	+1.0pp $444

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4663 Waldrop Dr Forest Park, GA	2.0	2.0	925	$1,095	$1.18	21d	1	0.12mi
4711 Waldrop Dr Unit W-L05 Forest Park, GA	2.0	1.0	1100	$1,295	$1.18	44d	1	0.12mi
828 Catherine St Forest Park, GA	3.0	1.0	1040	$1,440	$1.38	44d	1	0.14mi
696 Hill St Forest Park, GA	2.0	1.0	700	$1,125	$1.61	5d	1	0.34mi
4735 Courtney Dr Forest Park, GA	1.0–2.0	1.0–1.5	800	$1,150	$1.44	17d	5	0.36mi
4855 College St Forest Park, GA	2.0	1.0	750	$1,175	$1.57	24d	1	0.38mi
4855 College St Unit 11 Forest Park, GA	2.0	1.0	750	$1,125	$1.50	24d	1	0.38mi
969 Forest Ave Forest Park, GA	1.0–2.0	1.0	875	$1,300	$1.49	24d	1	0.42mi
4527 Glade Rd Unit 3 Forest Park, GA	1.0	1.0	775	$1,028	$1.33	24d	1	0.43mi
676 Bridge Ave Forest Park, GA	2.0	1.0	919	$1,206	$1.31	24d	1	0.65mi
4560 Burks Rd Forest Park, GA	2.0	1.0	952	$1,350	$1.42	44d	1	0.65mi
573 Evergreen Ter Unit 3 Forest Park, GA	2.0	1.0	856	$1,150	$1.34	44d	1	0.65mi
573 Evergreen Ter Unit 2 Forest Park, GA	2.0	1.0	900	$1,150	$1.28	45d	1	0.65mi
4548 Pine Dr Forest Park, GA	3.0	1.0	963	$1,250	$1.30	13d	1	0.67mi
574 Evergreen Ter Unit 3 Forest Park, GA	2.0	1.0	854	$1,000	$1.17	13d	1	0.68mi
574 Evergreen Ter Unit 4 Forest Park, GA	2.0	1.0	854	$1,000	$1.17	44d	1	0.68mi
575 Springwood Dr Forest Park, GA	2.0	1.0	1100	$1,550	$1.41	44d	1	0.73mi
460 Main St Forest Park, GA	1.0	1.0	650	$950	$1.46	44d	1	0.73mi
1122 Elaine Dr Forest Park, GA	2.0	1.0	800	$1,700	$2.12	5d	1	0.78mi
417 Barton Dr Forest Park, GA	1.0–2.0	1.0	789	$995	$1.26	5d	3	0.78mi
4880 Hale Rd Unit B Forest Park, GA	2.0	1.0	1000	$895	$0.90	24d	1	0.79mi
514 Bridge Ave Apt D6 Forest Park, GA	1.0–2.0	1.0	800	$1,203	$1.50	15d	4	0.79mi
774 South Ave Forest Park, GA	3.0	2.0	1041	$1,825	$1.75	5d	1	0.80mi
1131 Stoneybrook Rd Forest Park, GA	3.0	1.0	1053	$3,400	$3.23	44d	1	0.83mi
521 Granade Dr Forest Park, GA	3.0	2.0	1024	$2,400	$2.34	5d	1	0.91mi
5161 Phillips Dr Forest Park, GA	2.0	1.0	992	$1,400	$1.41	24d	1	0.99mi
4241 Hendrix Dr Forest Park, GA	2.0	1.5	1050	$1,224	$1.17	2d	5	0.99mi
4168 Tara Dr Forest Park, GA	3.0	1.0	975	$1,299	$1.33	44d	1	1.02mi
1409 Rock Cut Rd Forest Park, GA	2.0	1.0	960	$900	$0.94	2d	1	1.30mi
1409 Rock Cut Rd Forest Park, GA	1.0–2.0	1.0	875	$1,100	$1.26	44d	1	1.31mi
1409 Rock Cut Rd Forest Park, GA	2.0	1.0	960	$900	$0.94	11d	1	1.31mi
1409 Rock Cut Rd Forest Park, GA	2.0	1.0	960	$900	$0.94	13d	1	1.31mi
4589 Ryan Rd Conley, GA	3.0	1.5	875	$3,900	$4.46	44d	1	1.32mi
4419 Richard Rd Conley, GA	3.0	2.0	864	$1,700	$1.97	44d	1	1.37mi
1381 Oakview Cir Forest Park, GA	3.0	1.0	1028	$1,500	$1.46	24d	1	1.37mi
1381 Oakview Cir Forest Park, GA	3.0	1.0	1028	$1,500	$1.46	44d	1	1.37mi
1466 Rock Cut Rd Forest Park, GA	1.0–2.0	1.0	685	$1,100	$1.61	18d	9	1.43mi

Listing history 7 events

1. 2026-06-13
   status $79,000 Under Contract 6 DOM
2. 2026-06-09
   status $79,000 Pending Offer Approval 6 DOM
3. 2026-06-08
   days on market $79,000 New 6 DOM
4. 2026-06-07
   days on market $79,000 New 5 DOM
5. 2026-06-04
   days on market $79,000 New 2 DOM
6. 2026-06-02
   remarks 699-char remark
7. 2026-06-02
   listed $79,000 New 1 DOM

ⓘ 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: $505 · $42/mo
• Projected year-2 tax: $727 · $61/mo
• Expected delta: +$222/yr (+$18/mo · 43.9%)

ⓘ 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 ≥104°F today · 16 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: $14,811
• − Mortgage interest: −$4,425
• − Property taxes: −$505
• − Insurance: −$395
• − Repairs & maintenance: −$1,185
• − Management: −$1,185
• − Depreciation: −$2,298
• Taxable income: $4,817
• Est. tax owed @ 24.0%: −$1,156
• After-tax cash flow: $4,673/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

+384.7% since first listed

8 events — show timeline

• 2026-05-28 Listed $79,000 GAMLS
• 2007-04-06 Sold (MLS) $57,000 FMLS
• 2007-02-23 Listed $59,000 FMLS
• 2001-05-01 Sold (Public Records) $74,500 Public Records
• 2001-03-19 Sold (Public Records) $52,000 Public Records
• 1997-09-09 Sold (Public Records) $56,000 Public Records
• 1993-09-07 Sold (Public Records) $29,000 Public Records
• 1993-08-13 Sold (Public Records) $16,300 Public Records

Property tax history

+1.9%/yr

Latest (2025): $505 · +7.0% YoY. Source: county tax records.