6495 Revena Dr · Morrow, GA 30260

$204,000

3 bd · 2.0 ba · 1,660 sqft · SingleFamily public records · 299 Days on market

Built 1972 0.32 ac lot $123/sqft · 21% below area Est $257k · 21% 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 +15.0/15.0
• Cash flow +11.5/30.0
• 1% rule +3.6/10.0
• DSCR +3.4/10.0
• 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 MLS

This Single-story 3 bedroom, 2 bathroom home built in 1972 property offers a functional floor plan with spacious living areas and comfortable bedrooms. The home's single-level design provides easy accessibility and convenience. Ideal for buyers seeking a classic home with potential to personalize.

Key facts

• 0.32 acre lot
• Garage
• Built 1972

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $204k.

Deal economics

• At list price, monthly cash flow is $-67 ($-799/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (5.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (14.1% below list).
• Recommended offer: $175k (14.1% below list) — sets the bar for 1% rule.

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: William M. Mcgarrah Elementary School (math 17% / reading 22%, grade F, #878 of 1,228 statewide, top 75%, 642 students, 90% FRL); Morrow Middle School (math 14% / reading 24%, grade F, #368 of 470 statewide, top 79%, 779 students, 90% FRL); Morrow High School (math 12% / reading 22%, grade F, #277 of 424 statewide, top 67%, 1,980 students, 91% FRL).
• Market conditions: Rents soft (-1.0%/yr); 173 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 ($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 $1k of loan paydown is wiped out by about $6k 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 299 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $11k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; list at $204k implies a 70% 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 $175,192 (14.1% 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 299 days. Have you received any prior offers? Is the seller open to a 14% 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. 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. 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?
9. 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.
10. 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.
11. 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: 0.86% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.40%
• DSCR: 0.94
• GRM: 9.7

CMA / ARV

• ARV (median comp): $256,810
• List price: $204,000
• Delta: -20.56%
• 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
6570 Charles Dr	0.23mi	3/2.0	1,686 (+2%)	5mo	$189,000	$112	82
6395 Heritage Run	0.30mi	4/2.0 (+1)	1,647 (-1%)	2mo	$240,000	$146	79
6614 Melandre Dr	0.28mi	3/2.0	1,577 (-5%)	3mo	$225,000	$143	76
6627 Cameron Rd	0.26mi	4/2.0 (+1)	1,678 (+1%)	6mo	$240,000	$143	76
6382 Revena Dr	0.21mi	3/2.5	1,588 (-4%)	8mo	$250,000	$157	75
6403 Heritage Run	0.28mi	3/2.0	1,594 (-4%)	8mo	$250,000	$157	73
6577 Randall Mark Dr	0.35mi	3/2.0	1,845 (+11%)	2mo	$185,000	$100	64
2217 Willoby Ct	0.12mi	3/1.5	1,898 (+14%)	7mo	$217,000	$114	63
1893 Stratford Arms Dr	0.56mi	4/2.5 (+1)	1,754 (+6%)	1mo	$245,000	$140	57
1902 Mural Cir	0.64mi	4/2.0 (+1)	1,508 (-9%)	5mo	$167,000	$111	46
2509 Bonita Ct	0.72mi	4/2.0 (+1)	1,500 (-10%)	2mo	$245,000	$163	44
1764 Lake Harbin Rd	0.73mi	3/1.5	1,475 (-11%)	5mo	$180,000	$122	42

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: -22.1%
• Equity multiple: 0.26×
• Total profit: $-42,380
• Equity at exit: $30,417

10-year hold

• IRR: -26.3%
• Equity multiple: -0.09×
• Total profit: $-61,997
• Equity at exit: $17,638

Cash invested: $57,120 (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 30260

• Home prices YoY: -33.8%
• Rents YoY: -1.0%
• Active inventory: 173
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,752 high
• Mortgage (P&I): −$1,070
• Tax from tax record: −$296 /mo · $3,550/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $-67

Break-even live

Break-even rent $1,836

Max offer price $192,238

Occupancy floor 99%

Sensitivity live

Price	-10% $49	-5% $-9	+0% $-67	+5% $-124	+10% $-182
Rent	-10% $-205	-5% $-136	+0% $-67	+5% $3	+10% $72
Rate	-1.0pp $36	-0.5pp $-15	base $-67	+0.5pp $-119	+1.0pp $-173

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: $51,000
• Closing costs: $6,120
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2128 Baden Ct #1 Morrow, GA	3.0	1.5	1600	$1,450	$0.91	0d	1	0.07mi
6596 Fleming Rd Morrow, GA	4.0	2.5	1847	$1,873	$1.01	7d	1	0.37mi
6596 Fleming Rd Morrow, GA	4.0	2.5	1847	$1,873	$1.01	22d	1	0.37mi
6437 Maddox Rd Morrow, GA	3.0	2.0	1694	$1,818	$1.07	26d	1	0.42mi
1932 Carla Dr Morrow, GA	3.0	2.0	1324	$1,730	$1.31	3d	1	0.43mi
6560 Maddox Rd Morrow, GA	3.0	2.0	1350	$1,781	$1.32	14d	1	0.47mi
1811 Wendell Way Morrow, GA	3.0	2.0	1285	$1,574	$1.22	24d	1	0.69mi
6137 Harvard Ct Morrow, GA	3.0	2.0	1320	$1,531	$1.16	0d	1	0.73mi
6655 Mount Zion Blvd Morrow, GA	2.0–3.0	2.0	1102	$1,499	$1.36	14d	7	0.75mi
6595 Mount Zion Blvd Morrow, GA	1.0–3.0	1.0–2.0	1175	$1,749	$1.49	0d	11	0.77mi
2607 Sparta Dr Morrow, GA	4.0	2.5	2022	$2,100	$1.04	26d	1	0.80mi
6572 Sleepy Hollow Ln Morrow, GA	2.0	1.5	1152	$1,400	$1.22	26d	1	0.80mi
6424 Monica Dr Morrow, GA	3.0	2.0	1125	$1,400	$1.24	45d	1	0.81mi
6593 Sleepy Hollow Ln Morrow, GA	2.0	2.0	1152	$1,550	$1.35	45d	1	0.81mi
2588 Monica Way Morrow, GA	3.0	2.0	1706	$1,650	$0.97	4d	1	0.83mi
6010 Fairfield Dr Morrow, GA	3.0	1.5	1246	$1,841	$1.48	4d	1	0.98mi
6043 Deerfield Ct Morrow, GA	3.0	2.0	1370	$1,741	$1.27	0d	1	1.03mi
6511 Mill Ct Morrow, GA	3.0	2.0	1454	$1,881	$1.29	45d	1	1.10mi
6068 Monica Dr Morrow, GA	3.0	2.0	1210	$1,700	$1.40	24d	1	1.11mi
5969 Twilight Trl Morrow, GA	4.0	2.0	1887	$2,015	$1.07	5d	1	1.15mi
2445 Rex Rd Ellenwood, GA	1.0–3.0	1.0–2.0	1149	$1,569	$1.37	0d	10	1.17mi
2465 Richardson Pkwy Morrow, GA	1.0–3.0	1.0–2.0	1002	$2,209	$2.20	0d	21	1.17mi
5958 Sherwood Pl Unit 5958 Ellenwood, GA	2.0	2.5	1468	$995	$0.68	45d	1	1.18mi
5958 Sherwood Pl Ellenwood, GA	2.0	2.5	1468	$995	$0.68	26d	1	1.18mi
7135 Mount Zion Cir Morrow, GA	2.0	2.0	1080	$1,893	$1.75	7d	25	1.24mi
6917 Knollwood Dr Morrow, GA	3.0	2.0	1604	$1,671	$1.04	45d	1	1.28mi
7000 Southlake Pkwy Morrow, GA	1.0–2.0	1.0–2.0	927	$1,392	$1.50	0d	9	1.32mi
6234 Culver Dr Morrow, GA	4.0	3.0	1748	$2,350	$1.34	7d	1	1.38mi
6273 Graceland Cir Morrow, GA	2.0	2.0	1657	$1,695	$1.02	22d	1	1.38mi
2866 Panther Ct Rex, GA	3.0	2.0	1344	$1,780	$1.32	45d	1	1.38mi
5868 Dan Dr Ellenwood, GA	3.0	2.0	1854	$2,300	$1.24	45d	1	1.39mi
2861 Panther Ct Rex, GA	3.0	2.0	1296	$1,680	$1.30	3d	1	1.41mi
7147 Mount Zion Cir Morrow, GA	2.0	2.0	1170	$1,645	$1.41	0d	15	1.42mi
5731 Buck Ct Ellenwood, GA	3.0	2.0	1242	$1,525	$1.23	14d	1	1.45mi
5720 Buck Ct Ellenwood, GA	3.0	2.0	1232	$1,850	$1.50	26d	1	1.48mi
2260 Hammond Ct Ellenwood, GA	3.0	2.0	1248	$1,850	$1.48	45d	1	1.48mi

Listing history 23 events

1. 2026-06-21
   days on market $204,000 Active 299 DOM
2. 2026-06-18
   days on market $204,000 Active 296 DOM
3. 2026-06-17
   days on market $204,000 Active 295 DOM
4. 2026-06-16
   days on market $204,000 Active 294 DOM
5. 2026-06-15
   days on market $204,000 Active 293 DOM
6. 2026-06-13
   days on market $204,000 Active 291 DOM
7. 2026-06-09
   days on market $204,000 Active 287 DOM
8. 2026-06-08
   days on market $204,000 Active 286 DOM
9. 2026-06-07
   days on market $204,000 Active 285 DOM
10. 2026-06-04
    days on market $204,000 Active 282 DOM
11. 2026-06-03
    days on market $204,000 Active 281 DOM
12. 2026-06-02
    days on market $204,000 Active 280 DOM
13. 2026-06-01
    days on market $204,000 Active 279 DOM
14. 2026-05-31
    days on market $204,000 Active 278 DOM
15. 2026-05-09
    price $204,000 298-char remark

    Show marketing remark (304 chars)

    This Single-story 3 bedroom, 2 bathroom home built in 1972 property offers a functional floor plan with spacious living areas and comfortable bedrooms. The home’s single-level design provides easy accessibility and convenience. Ideal for buyers seeking a classic home with potential to personalize.

16. 2026-05-09
    price $204,000 304-char remark

    Show marketing remark (304 chars)

    This Single-story 3 bedroom, 2 bathroom home built in 1972 property offers a functional floor plan with spacious living areas and comfortable bedrooms. The home’s single-level design provides easy accessibility and convenience. Ideal for buyers seeking a classic home with potential to personalize.

17. 2026-01-27
    price $208,000 298-char remark

    Show marketing remark (304 chars)

    This Single-story 3 bedroom, 2 bathroom home built in 1972 property offers a functional floor plan with spacious living areas and comfortable bedrooms. The home’s single-level design provides easy accessibility and convenience. Ideal for buyers seeking a classic home with potential to personalize.

18. 2026-01-27
    price $208,000 304-char remark

    Show marketing remark (304 chars)

    This Single-story 3 bedroom, 2 bathroom home built in 1972 property offers a functional floor plan with spacious living areas and comfortable bedrooms. The home’s single-level design provides easy accessibility and convenience. Ideal for buyers seeking a classic home with potential to personalize.

19. 2025-08-25
    listed $215,000 New 298-char remark

    Show marketing remark (304 chars)

    This Single-story 3 bedroom, 2 bathroom home built in 1972 property offers a functional floor plan with spacious living areas and comfortable bedrooms. The home’s single-level design provides easy accessibility and convenience. Ideal for buyers seeking a classic home with potential to personalize.

20. 2025-08-25
    listed $215,000 Active 304-char remark

    Show marketing remark (304 chars)

    This Single-story 3 bedroom, 2 bathroom home built in 1972 property offers a functional floor plan with spacious living areas and comfortable bedrooms. The home’s single-level design provides easy accessibility and convenience. Ideal for buyers seeking a classic home with potential to personalize.

21. 2021-06-30
    soldstatus $120,000
22. 2006-06-23
    soldstatus $129,900
23. 1986-06-30
    soldstatus $72,000

ⓘ 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: $3,550 · $296/mo
• Projected year-2 tax: $3,550 · $296/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 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: $21,023
• − Mortgage interest: −$11,427
• − Property taxes: −$3,550
• − Insurance: −$1,020
• − Repairs & maintenance: −$1,682
• − Management: −$1,682
• − Depreciation: −$5,935
• Taxable loss: −$4,272
• Est. tax savings @ 24.0%: +$1,025
• After-tax cash flow: $226/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

• 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

+183.3% since first listed

9 events — show timeline

• 2026-05-09 Price Changed $204,000 GAMLS
• 2026-05-09 Price Changed $204,000 FMLS
• 2026-01-27 Price Changed $208,000 GAMLS
• 2026-01-27 Price Changed $208,000 FMLS
• 2025-08-25 Listed $215,000 FMLS
• 2025-08-25 Listed $215,000 GAMLS
• 2021-06-30 Sold (Public Records) $120,000 Public Records
• 2006-06-23 Sold (Public Records) $129,900 Public Records
• 1986-06-30 Sold (Public Records) $72,000 Public Records

Property tax history

+8.9%/yr

Latest (2025): $3,550 · -16.6% YoY. Source: county tax records.