2920 Jonesboro Rd SE · Atlanta, GA 30354

$200,000

3 bd · 1.0 ba · 1,249 sqft · SingleFamily public records · 43 Days on market

Built 1936 0.53 ac lot $160/sqft · 28% below area

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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).

• Cash flow +18.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +4.9/10.0
• Livability +4.2/5.0
• Rent growth +3.9/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This magnificent home is conveniently located near Hartfield Jackson airport and major popular highways. It is priced to sell quickly and move in ready. The owner is extremely motivated and plan to retire so don't hesitate on this amazing bargain. Since the seller is still occupying the property and works from home, please notify 24 hours to view the listing. No signs or lockbox required. This property will not be available for long because of the popular demand.

Key facts

• 0.53 acre lot
• 4 parking spots
• Pool

Property features AI

Finance

• Other: Property located in Fulton County, GA; Road surfaces nearby include concrete, dirt, and gravel; Directions available
• HOA & community: Association fee includes sewer

Exterior

• Parking: Four total parking spaces; On-street parking available; Open parking
• Security: No specific security features listed
• Utilities: Public water; Public sewer; Sewer available; Electricity available; Water available; Phone available
• Home design: One-and-one-half levels; Frame construction; Shingle roof; Other roof material; Slab foundation
• Construction: Built with frame construction
• Exterior features: Front porch; Rear porch; Wood fencing; Fenced pool

Interior

• Kitchen: Kitchen with other features; Dining area with other features; Appliances: other
• Bedrooms: Three main-level bedrooms; Other bedroom features
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms (both on main level); Master bathroom: other features
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One fireplace with brick surround; Partial basement; No shared/common walls; Resale condition; Other interior features
• Laundry & utility: Laundry/utility features not specified

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $176 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (1.4% below list).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 3.1% in Atlanta — 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 83/100 on livability (#6 in GA, #919 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: cost of living C-.
• Atlanta Public Schools (urban): math 28% / reading 35% proficiency, ranked #80 of 174 in GA (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Joseph Humphries Elementary School (math 5% / reading 15%, grade F, #1,076 of 1,228 statewide, top 89%, 262 students, 100% FRL); Crawford Long Middle School (math 2% / reading 8%, grade F, #462 of 470 statewide, top 99%, 705 students, 100% FRL); South Atlanta High School (math 2% / reading 12%, grade F, #385 of 424 statewide, top 92%, 928 students, 100% FRL) — zoned schools average 100% FRL vs 71% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 7% at this address vs 32% district-wide (-24 pts) — the specific schools serving this property underperform the Atlanta Public Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+5.5%/yr); 175 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).

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.
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $40k; list at $200k implies a 396% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• 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 $194,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.99% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.76%
• DSCR: 1.17
• GRM: 8.5

CMA / ARV

• ARV (median comp): $411,653
• List price: $200,000
• Delta: -51.42%
• 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
2869 Allen Ln	0.34mi	3/2.0	1,331 (+7%)	3mo	$202,000	$152	67
633 Sandys Ln SE	0.30mi	3/2.0	1,314 (+5%)	12mo	$200,000	$152	64
2780 Fairlane Dr SE	0.65mi	3/2.0	1,318 (+6%)	2mo	$295,000	$224	55
3192 Belfort Rd SE	0.61mi	4/1.5 (+1)	1,226 (-2%)	11mo	$200,000	$163	52
3267 Donnebrook Ln	0.64mi	3/2.0	1,326 (+6%)	7mo	$258,800	$195	50
607 Waynes Ct	0.23mi	3/2.0	1,379 (+10%)	23mo	$229,700	$167	49
2952 River Ridge Dr SW	0.62mi	2/0.5 (-1)	1,300 (+4%)	20mo	$111,000	$85	41
2773 Fairlane Dr SE	0.68mi	3/1.5	1,324 (+6%)	19mo	$192,000	$145	40
2765 Fairlane Dr SE	0.69mi	3/1.5	1,324 (+6%)	22mo	$218,000	$165	37
886 Forrest Cir SE	0.68mi	4/2.0 (+1)	1,300 (+4%)	20mo	$255,000	$196	36
3236 Jonesboro Rd SE	0.61mi	3/2.0	1,152 (-8%)	22mo	$176,000	$153	36
881 Forrest Cir SE	0.65mi	4/2.0 (+1)	1,398 (+12%)	22mo	$269,000	$192	23

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 · 5.45% rent growth · sell at horizon

5-year hold

• IRR: -7.7%
• Equity multiple: 0.71×
• Total profit: $-16,211
• Equity at exit: $29,821

10-year hold

• IRR: 4.8%
• Equity multiple: 1.39×
• Total profit: $21,899
• Equity at exit: $17,292

Cash invested: $56,000 (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 30354

• Home prices YoY: -17.5%
• Rents YoY: 5.5%
• Active inventory: 175
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,972 high
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $176

Break-even live

Break-even rent $1,750

Max offer price $200,000

Occupancy floor 86%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
500 Hutchens Rd SE Atlanta, GA	4.0	2.0	1248	$2,400	$1.92	16d	1	0.23mi
633 Sandys Ln SE Atlanta, GA	3.0	2.0	1314	$1,950	$1.48	5d	1	0.31mi
445 Cleveland Ave SE Atlanta, GA	2.0–3.0	1.0–2.0	1014	$1,591	$1.57	1d	13	0.48mi
837 Forrest Cir SE Atlanta, GA	3.0	2.0	1500	$1,845	$1.23	24d	1	0.69mi
2694 Fairlane Dr SE Atlanta, GA	4.0	2.0	1372	$2,800	$2.04	24d	1	0.72mi
324 Macedonia Rd SE Atlanta, GA	3.0	1.0	1000	$1,295	$1.29	7d	1	0.90mi
167 Alyson Ct SE Atlanta, GA	4.0	2.0	1344	$1,825	$1.36	24d	1	0.92mi
585 McWilliams Rd SE #104 Atlanta, GA	2.0	3.0	1500	$2,078	$1.39	19d	1	0.93mi
871 Hargis St SE Atlanta, GA	2.0	2.0	1040	$1,800	$1.73	24d	1	0.98mi
1006 Hutchens Rd SE Atlanta, GA	3.0	2.0	881	$2,800	$3.18	24d	1	1.00mi
331 Simca St SE Atlanta, GA	3.0	1.0	1000	$1,700	$1.70	2d	1	1.05mi
210 Oak Dr SE Atlanta, GA	3.0	2.0	1330	$1,400	$1.05	24d	1	1.05mi
3188 Ward Dr SW Atlanta, GA	3.0	1.5	1025	$1,800	$1.76	11d	1	1.07mi
1037 Rebel Forest Dr SE Atlanta, GA	3.0	2.0	1075	$1,750	$1.63	24d	1	1.10mi
1317 Redford Dr SE Atlanta, GA	3.0	2.0	1137	$2,100	$1.85	24d	1	1.24mi
136 Hillsdale Dr SE Atlanta, GA	3.0	2.0	1075	$1,995	$1.86	24d	1	1.30mi
2786 Old Hapeville Rd SW Atlanta, GA	2.0	1.5	1050	$1,150	$1.10	24d	1	1.33mi
3450 Forrest Park Rd SE Atlanta, GA	1.0–3.0	1.0–2.0	1002	$1,537	$1.53	24d	11	1.35mi
2745 Old Hapeville Rd SW Atlanta, GA	2.0–3.0	2.0	1007	$1,375	$1.36	15d	1	1.40mi
386 Lindsey Dr SE Atlanta, GA	3.0	1.0	1040	$1,808	$1.74	14d	1	1.42mi
2332 Baywood Dr SE Atlanta, GA	3.0	2.0	1100	$1,400	$1.27	17d	1	1.49mi

Listing history 22 events

1. 2026-06-18
   days on market $200,000 Active 43 DOM
2. 2026-06-17
   days on market $200,000 Active 42 DOM
3. 2026-06-16
   days on market $200,000 Active 41 DOM
4. 2026-06-15
   days on market $200,000 Active 40 DOM
5. 2026-06-13
   days on market $200,000 Active 38 DOM
6. 2026-06-13
   days on market $200,000 Active 37 DOM
7. 2026-06-09
   days on market $200,000 Active 34 DOM
8. 2026-06-08
   days on market $200,000 Active 33 DOM
9. 2026-06-07
   days on market $200,000 Active 32 DOM
10. 2026-06-04
    days on market $200,000 Active 29 DOM
11. 2026-06-03
    days on market $200,000 Active 28 DOM
12. 2026-06-02
    days on market $200,000 Active 27 DOM
13. 2026-06-01
    days on market $200,000 Active 26 DOM
14. 2026-05-31
    days on market $200,000 Active 25 DOM
15. 2026-05-06
    listed $200,000 Active 473-char remark

    Show marketing remark (467 chars)

    This magnificent home is conveniently located near Hartfield Jackson airport and major popular highways. It is priced to sell quickly and move in ready. The owner is extremely motivated and plan to retire so don't hesitate on this amazing bargain. Since the seller is still occupying the property and works from home, please notify 24 hours to view the listing. No signs or lockbox required. This property will not be available for long because of the popular demand.

16. 2026-05-06
    listed $200,000 New 467-char remark

    Show marketing remark (467 chars)

    This magnificent home is conveniently located near Hartfield Jackson airport and major popular highways. It is priced to sell quickly and move in ready. The owner is extremely motivated and plan to retire so don't hesitate on this amazing bargain. Since the seller is still occupying the property and works from home, please notify 24 hours to view the listing. No signs or lockbox required. This property will not be available for long because of the popular demand.

17. 2025-08-11
    historical
18. 2025-08-11
    historical
19. 2025-07-29
    listed $205,000 Active
20. 2025-07-29
    listed $205,000 New
21. 1986-04-16
    soldstatus $40,300
22. 1979-09-24
    soldstatus $30,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°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: $23,663
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,893
• − Management: −$1,893
• − Depreciation: −$5,818
• Taxable loss: −$1,144
• Est. tax savings @ 24.0%: +$275
• After-tax cash flow: $2,383/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: Atlanta Public Schools
• NCES district ID: 1300120
• Math proficiency: 28% ▼ -6.00%
• Reading proficiency: 35% ▼ -2.00%
• Median HH income: $48,306
• Composite: 27.27/100
• National rank: #7006
• State rank: #80 of 174 in GA

Livability — Atlanta

• Score: 83/100
• State rank: #6
• US rank: #919

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Atlanta, GA
• County: Fulton County · 1,094,430 people
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 16,182
• Household income: $63,189
• Rent vs Own: 49.8% rent · 50.2% own
• Severe rent burden: 930.0

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 1,203,707 people
• By 2030: 1,299,706 · +8.0%
• By 2040: 1,488,256 · +23.6%
• By 2050: 1,664,580 · +38.3%
• By 2075: 2,036,072 · +69.2%
• By 2100: 2,222,402 · +84.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (68%)
• Race & ethnicity: Black 68% Hispanic / Latino 16% White 10% Two or more races 9% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Italian 2% Romanian 1% Swedish 1%
• Foreign-born: 11% · Canada, Vietnam, Guatemala
• Languages at home: 81% English-only · Spanish 15% German/W. Germanic 1% Vietnamese 1%

Political lean MEDSL · Fulton

• 2024 margin: Solid D (+44.9) · D 71.9% · R 27.0% · Other 1.1%
• 2008→2024 swing: +9.8pp toward D · 2008: 35.0pp · 2024: 44.9pp
• All cycles: 2024: D+44.9 2020: D+46.4 2016: D+42.1 2012: D+29.6 2008: D+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -67.78%
• Current HPI: 320.1111
• Rent YoY: ▲ 5.45%
• 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

+566.7% since first listed

8 events — show timeline

• 2026-05-06 Listed $200,000 FMLS
• 2026-05-06 Listed $200,000 GAMLS
• 2025-08-11 Listing Removed — GAMLS
• 2025-08-11 Listing Removed — FMLS
• 2025-07-29 Listed $205,000 GAMLS
• 2025-07-29 Listed $205,000 FMLS
• 1986-04-16 Sold (Public Records) $40,300 Public Records
• 1979-09-24 Sold (Public Records) $30,000 Public Records

Property tax history

-7.4%/yr

Latest (2025): $295 · -16.6% YoY. Source: county tax records.