4661 Puckett St · Forest Park, GA 30297

$65,000

3 bd · 1.0 ba · 840 sqft · SingleFamily public records · 9 Days on market

Built 1952

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Welcome to 4661 Puckett Street, a solid and inviting residence nestled in a quiet, established pocket of Forest Park that represents the perfect blend of affordability, location, and potential. Whether you are a first-time homebuyer looking to escape the rent cycle, a savvy downsizer seeking single-level convenience, or a strategic investor hunting for a high-performing asset, this property offers a clean slate with a functional layout ready for your personal touch. The interior is bathed in natural light, creating a warm and airy atmosphere that flows seamlessly from the comfortable living areas into a kitchen designed for both daily efficiency and weekend gatherings. The exterior of the h

Key facts

• Generous lot
• Outdoor entertaining
• Natural light

Tags

• FUNCTIONAL LAYOUT
• NATURAL LIGHT
• GENEROUS LOT
• AMPLE SPACE FOR GARDENING
• OUTDOOR ENTERTAINING
• SECURE PLAY AREA FOR PETS

Property features AI

Finance

• Other: Home warranty included
• HOA & community: No HOA; No association fees

Exterior

• Parking: One parking space; No specific parking features
• Utilities: Public water; Public sewer; No additional utilities listed
• Home design: Single family residence; Residential property; One story; Resale property; Structure type: Other
• Construction: Built in 1952; Aluminum siding; Vinyl siding
• Exterior features: Other exterior features; Other roof

Interior

• Kitchen: Other appliances
• Bedrooms: Three bedrooms on the main level
• Flooring: Other flooring
• Bathrooms: One full bathroom
• Heating & cooling: Has heating (type: Other); Has cooling (type: Other)
• Interior features: One-level living; Other interior features
• Laundry & utility: No laundry hookups indicated

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $554 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Cap rate 16.5% 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: Edmonds Elementary School (math 8% / reading 12%, grade F, #1,092 of 1,228 statewide, top 91%, 470 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); 134 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 35% 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 $449 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 $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $25k; list at $65k implies a 160% gain — meaningful room to come down on a strong offer.

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 $65,000

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: 2.01% ✓
• Cap rate: 16.53%
• Cash-on-cash: 36.55%
• DSCR: 2.63
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $162,120
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
525 Whitley Dr	0.04mi	3/1.0	936 (+11%)	15mo	$179,900	$192	67
4681 City View Dr	0.17mi	3/2.0	952 (+13%)	1mo	$189,000	$199	65
4673 Lake Cir	0.24mi	3/1.0	896 (+7%)	17mo	$120,000	$134	63
4794 West Dr	0.37mi	2/1.0 (-1)	840 (0%)	21mo	$75,000	$89	60
823 Catherine St	0.54mi	2/1.0 (-1)	831 (-1%)	10mo	$175,000	$211	60
811 Dennis Dr	0.51mi	2/1.0 (-1)	792 (-6%)	3mo	$152,500	$193	59
5085 Lake Dr	0.75mi	2/1.0 (-1)	832 (-1%)	1mo	$162,000	$195	58
4678 Lake Cir	0.23mi	2/1.0 (-1)	720 (-14%)	8mo	$94,500	$131	54
853 Catherine St	0.59mi	2/1.0 (-1)	840 (0%)	21mo	$130,000	$155	50
777 Dennis Dr	0.45mi	2/2.0 (-1)	792 (-6%)	16mo	$167,000	$211	47

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: 28.8%
• Equity multiple: 2.15×
• Total profit: $20,986
• Equity at exit: $9,692

10-year hold

• IRR: 34.4%
• Equity multiple: 3.70×
• Total profit: $49,098
• Equity at exit: $5,620

Cash invested: $18,200 (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: 134
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,306 high
• Mortgage (P&I): −$341
• Tax from tax record: −$110 /mo · $1,316/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $554

Break-even live

Break-even rent $605

Max offer price $65,000

Occupancy floor 53%

Sensitivity live

Price	-10% $591	-5% $573	+0% $554	+5% $536	+10% $518
Rent	-10% $451	-5% $503	+0% $554	+5% $606	+10% $658
Rate	-1.0pp $587	-0.5pp $571	base $554	+0.5pp $538	+1.0pp $520

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4560 Burks Rd Forest Park, GA	2.0	1.0	952	$1,350	$1.42	44d	1	0.22mi
417 Barton Dr Forest Park, GA	1.0–2.0	1.0	789	$995	$1.26	5d	3	0.33mi
4663 Waldrop Dr Forest Park, GA	2.0	2.0	925	$1,095	$1.18	21d	1	0.34mi
4711 Waldrop Dr Unit W-L05 Forest Park, GA	2.0	1.0	1100	$1,295	$1.18	44d	1	0.40mi
573 Evergreen Ter Unit 2 Forest Park, GA	2.0	1.0	900	$1,150	$1.28	45d	1	0.45mi
573 Evergreen Ter Unit 3 Forest Park, GA	2.0	1.0	856	$1,150	$1.34	44d	1	0.45mi
696 Hill St Forest Park, GA	2.0	1.0	700	$1,125	$1.61	5d	1	0.45mi
574 Evergreen Ter Unit 4 Forest Park, GA	2.0	1.0	854	$1,000	$1.17	44d	1	0.48mi
574 Evergreen Ter Unit 3 Forest Park, GA	2.0	1.0	854	$1,000	$1.17	13d	1	0.48mi
4880 Hale Rd Unit B Forest Park, GA	2.0	1.0	1000	$895	$0.90	25d	1	0.50mi
575 Springwood Dr Forest Park, GA	2.0	1.0	1100	$1,550	$1.41	44d	1	0.53mi
828 Catherine St Forest Park, GA	3.0	1.0	1040	$1,440	$1.38	44d	1	0.54mi
514 Bridge Ave Apt D6 Forest Park, GA	1.0–2.0	1.0	800	$1,203	$1.50	16d	4	0.63mi
676 Bridge Ave Forest Park, GA	2.0	1.0	919	$1,206	$1.31	25d	1	0.71mi
4855 College St Unit 11 Forest Park, GA	2.0	1.0	750	$1,125	$1.50	25d	1	0.75mi
4855 College St Forest Park, GA	2.0	1.0	750	$1,175	$1.57	25d	1	0.75mi
4241 Hendrix Dr Forest Park, GA	2.0	1.5	1050	$1,224	$1.17	3d	5	0.75mi
521 Granade Dr Forest Park, GA	3.0	2.0	1024	$2,400	$2.34	6d	1	0.81mi
4735 Courtney Dr Forest Park, GA	1.0–2.0	1.0–1.5	800	$1,150	$1.44	18d	5	0.83mi
969 Forest Ave Forest Park, GA	1.0–2.0	1.0	875	$1,300	$1.49	25d	1	0.86mi
4168 Tara Dr Forest Park, GA	3.0	1.0	975	$1,299	$1.33	44d	1	0.89mi
774 South Ave Forest Park, GA	3.0	2.0	1041	$1,825	$1.75	5d	1	0.96mi
4548 Pine Dr Forest Park, GA	3.0	1.0	963	$1,250	$1.30	13d	1	1.10mi
1122 Elaine Dr Forest Park, GA	2.0	1.0	800	$1,700	$2.12	5d	1	1.16mi
1131 Stoneybrook Rd Forest Park, GA	3.0	1.0	1053	$3,400	$3.23	44d	1	1.21mi
5161 Phillips Dr Forest Park, GA	2.0	1.0	992	$1,400	$1.41	25d	1	1.27mi

Listing history 3 events

1. 2026-05-31
   status $65,000 Under Contract 9 DOM
2. 2026-05-21
   listed $65,000 New
3. 1978-10-13
   soldstatus $25,000

ⓘ 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: $1,316 · $110/mo
• Projected year-2 tax: $1,316 · $110/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 ≥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: $15,676
• − Mortgage interest: −$3,641
• − Property taxes: −$1,316
• − Insurance: −$325
• − Repairs & maintenance: −$1,254
• − Management: −$1,254
• − Depreciation: −$1,891
• Taxable income: $5,995
• Est. tax owed @ 24.0%: −$1,439
• After-tax cash flow: $5,214/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

+160.0% since first listed

2 events — show timeline

• 2026-05-21 Listed $65,000 GAMLS
• 1978-10-13 Sold (Public Records) $25,000 Public Records

Property tax history

+8.2%/yr

Latest (2025): $1,316 · -1.5% YoY. Source: county tax records.