2313 Poplar Ave · Lake City, GA 30260

$99,900

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 34 Days on market

Built 1963 10,497 sqft lot $100/sqft · 46% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• 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

Great opportunity in Morrow! This 4BR/2BA home with 1,324 sq ft sits on a spacious lot in a quiet, established neighborhood. Property needs renovation and is priced accordingly, perfect for investors or buyers looking to customize. Includes a functional layout and a roof approximately 10 years old. Convenient to I-75, shopping, and local schools. Sold as-is. The photos have been generated with AI to show potential after items are removed. We have a new investor loan program with great rates and terms, contact us to learn more, and we can get you approved in 24 hours. This property is being sold as-is. Prospective buyers are encouraged to perform all necessary inspections and evaluations prior to purchase. Do not use ShowingTime. The agent is ONLY transactional. please refer to private remarks for showing instructions. 3D Matterport tour available.

Key facts

• Convenient to i-75
• Spacious lot
• Functional layout

Tags

• SPACIOUS LOT
• FUNCTIONAL LAYOUT
• CONVENIENT TO I-75
• CONVENIENT TO SHOPPING
• CONVENIENT TO LOCAL SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $642 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.0% vs local median 4.3% in Lake City — 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 70/100 on livability (#98 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D-, crime F, amenities 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 soft (-1.0%/yr); 173 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $20k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $100k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1963 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 1.78% ✓
• Cap rate: 14.01%
• Cash-on-cash: 27.55%
• DSCR: 2.23
• GRM: 4.7

CMA / ARV

• ARV (median comp): $243,992
• List price: $99,900
• Delta: -59.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5659 Denson Blvd	0.20mi	3/1.0	1,072 (+7%)	13mo	$135,000	$126	68
6011 Landover Cir	0.74mi	3/1.5	1,100 (+10%)	23mo	$220,000	$200	28

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: 18.0%
• Equity multiple: 1.70×
• Total profit: $19,577
• Equity at exit: $14,895

10-year hold

• IRR: 24.1%
• Equity multiple: 2.78×
• Total profit: $49,877
• Equity at exit: $8,638

Cash invested: $27,972 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,777 high
• Mortgage (P&I): −$524
• Tax from tax record: −$196 /mo · $2,354/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $642

Break-even live

Break-even rent $964

Max offer price $99,900

Occupancy floor 59%

Sensitivity live

Price	-10% $699	-5% $670	+0% $642	+5% $614	+10% $586
Rent	-10% $502	-5% $572	+0% $642	+5% $712	+10% $783
Rate	-1.0pp $693	-0.5pp $668	base $642	+0.5pp $616	+1.0pp $590

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5720 Buck Ct Ellenwood, GA	3.0	2.0	1232	$1,850	$1.50	25d	1	0.16mi
2260 Hammond Ct Ellenwood, GA	3.0	2.0	1248	$1,850	$1.48	44d	1	0.16mi
5731 Buck Ct Ellenwood, GA	3.0	2.0	1242	$1,525	$1.23	13d	1	0.18mi
5704 Wesson Dr Ellenwood, GA	3.0	2.0	1480	$1,710	$1.16	44d	1	0.43mi
2445 Rex Rd Ellenwood, GA	1.0–3.0	1.0–2.0	1149	$1,569	$1.37	0d	10	0.59mi
5958 Sherwood Pl Ellenwood, GA	2.0	2.5	1468	$995	$0.68	25d	1	0.64mi
5958 Sherwood Pl Unit 5958 Ellenwood, GA	2.0	2.5	1468	$995	$0.68	44d	1	0.64mi
6010 Fairfield Dr Morrow, GA	3.0	1.5	1246	$1,841	$1.48	3d	1	0.71mi
6043 Deerfield Ct Morrow, GA	3.0	2.0	1370	$1,741	$1.27	0d	1	0.81mi
1885 Harper Dr Morrow, GA	1.0–2.0	1.0	1025	$1,415	$1.38	4d	6	0.85mi
6068 Monica Dr Morrow, GA	3.0	2.0	1210	$1,700	$1.40	23d	1	0.90mi
5640 Waterford Ct Morrow, GA	2.0	2.0	1022	$1,350	$1.32	44d	1	1.17mi
6137 Harvard Ct Morrow, GA	3.0	2.0	1320	$1,531	$1.16	0d	1	1.20mi
2690 Lake Harbin Rd Morrow, GA	3.0	1.0	980	$1,653	$1.69	0d	1	1.44mi

Listing history 14 events

1. 2026-05-15
   price $99,900 859-char remark

   Show marketing remark (859 chars)

   Great opportunity in Morrow! This 4BR/2BA home with 1,324 sq ft sits on a spacious lot in a quiet, established neighborhood. Property needs renovation and is priced accordingly, perfect for investors or buyers looking to customize. Includes a functional layout and a roof approximately 10 years old. Convenient to I-75, shopping, and local schools. Sold as-is. The photos have been generated with AI to show potential after items are removed. We have a new investor loan program with great rates and terms, contact us to learn more, and we can get you approved in 24 hours. This property is being sold as-is. Prospective buyers are encouraged to perform all necessary inspections and evaluations prior to purchase. Do not use ShowingTime. The agent is ONLY transactional. please refer to private remarks for showing instructions. 3D Matterport tour available.

2. 2026-05-15
   price $99,900 859-char remark

   Show marketing remark (859 chars)

   Great opportunity in Morrow! This 4BR/2BA home with 1,324 sq ft sits on a spacious lot in a quiet, established neighborhood. Property needs renovation and is priced accordingly, perfect for investors or buyers looking to customize. Includes a functional layout and a roof approximately 10 years old. Convenient to I-75, shopping, and local schools. Sold as-is. The photos have been generated with AI to show potential after items are removed. We have a new investor loan program with great rates and terms, contact us to learn more, and we can get you approved in 24 hours. This property is being sold as-is. Prospective buyers are encouraged to perform all necessary inspections and evaluations prior to purchase. Do not use ShowingTime. The agent is ONLY transactional. please refer to private remarks for showing instructions. 3D Matterport tour available.

3. 2026-05-01
   price $114,900 859-char remark

   Show marketing remark (859 chars)

   Great opportunity in Morrow! This 4BR/2BA home with 1,324 sq ft sits on a spacious lot in a quiet, established neighborhood. Property needs renovation and is priced accordingly, perfect for investors or buyers looking to customize. Includes a functional layout and a roof approximately 10 years old. Convenient to I-75, shopping, and local schools. Sold as-is. The photos have been generated with AI to show potential after items are removed. We have a new investor loan program with great rates and terms, contact us to learn more, and we can get you approved in 24 hours. This property is being sold as-is. Prospective buyers are encouraged to perform all necessary inspections and evaluations prior to purchase. Do not use ShowingTime. The agent is ONLY transactional. please refer to private remarks for showing instructions. 3D Matterport tour available.

4. 2026-05-01
   price $114,900 859-char remark

   Show marketing remark (859 chars)

   Great opportunity in Morrow! This 4BR/2BA home with 1,324 sq ft sits on a spacious lot in a quiet, established neighborhood. Property needs renovation and is priced accordingly, perfect for investors or buyers looking to customize. Includes a functional layout and a roof approximately 10 years old. Convenient to I-75, shopping, and local schools. Sold as-is. The photos have been generated with AI to show potential after items are removed. We have a new investor loan program with great rates and terms, contact us to learn more, and we can get you approved in 24 hours. This property is being sold as-is. Prospective buyers are encouraged to perform all necessary inspections and evaluations prior to purchase. Do not use ShowingTime. The agent is ONLY transactional. please refer to private remarks for showing instructions. 3D Matterport tour available.

5. 2026-04-16
   listed $119,600 New 859-char remark

   Show marketing remark (859 chars)

   Great opportunity in Morrow! This 4BR/2BA home with 1,324 sq ft sits on a spacious lot in a quiet, established neighborhood. Property needs renovation and is priced accordingly, perfect for investors or buyers looking to customize. Includes a functional layout and a roof approximately 10 years old. Convenient to I-75, shopping, and local schools. Sold as-is. The photos have been generated with AI to show potential after items are removed. We have a new investor loan program with great rates and terms, contact us to learn more, and we can get you approved in 24 hours. This property is being sold as-is. Prospective buyers are encouraged to perform all necessary inspections and evaluations prior to purchase. Do not use ShowingTime. The agent is ONLY transactional. please refer to private remarks for showing instructions. 3D Matterport tour available.

6. 2026-04-16
   listed $119,600 Active 859-char remark

   Show marketing remark (859 chars)

   Great opportunity in Morrow! This 4BR/2BA home with 1,324 sq ft sits on a spacious lot in a quiet, established neighborhood. Property needs renovation and is priced accordingly, perfect for investors or buyers looking to customize. Includes a functional layout and a roof approximately 10 years old. Convenient to I-75, shopping, and local schools. Sold as-is. The photos have been generated with AI to show potential after items are removed. We have a new investor loan program with great rates and terms, contact us to learn more, and we can get you approved in 24 hours. This property is being sold as-is. Prospective buyers are encouraged to perform all necessary inspections and evaluations prior to purchase. Do not use ShowingTime. The agent is ONLY transactional. please refer to private remarks for showing instructions. 3D Matterport tour available.

7. 2016-10-17
   soldstatus $54,900
8. 2016-09-30
   soldstatus $54,900 Sold
9. 2016-09-30
   soldstatus $54,900 Sold
10. 2016-08-25
    status Under Contract
11. 2016-08-25
    historical Contingent - Due Diligence
12. 2016-08-04
    listed $54,900 New
13. 2016-08-04
    listed $54,900 Active
14. 2005-03-16
    soldstatus $100,000

ⓘ 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: $2,354 · $196/mo
• Projected year-2 tax: $2,354 · $196/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 18 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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,325
• − Mortgage interest: −$5,596
• − Property taxes: −$2,354
• − Insurance: −$500
• − Repairs & maintenance: −$1,706
• − Management: −$1,706
• − Depreciation: −$2,906
• Taxable income: $6,557
• Est. tax owed @ 24.0%: −$1,574
• After-tax cash flow: $6,133/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 — Lake City

• Score: 70/100
• State rank: #98
• US rank: #7863

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Clayton County · 230,153 people
• 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

-0.1% since first listed

14 events — show timeline

• 2026-05-15 Price Changed $99,900 FMLS
• 2026-05-15 Price Changed $99,900 GAMLS
• 2026-05-01 Price Changed $114,900 GAMLS
• 2026-05-01 Price Changed $114,900 FMLS
• 2026-04-16 Listed $119,600 FMLS
• 2026-04-16 Listed $119,600 GAMLS
• 2016-10-17 Sold (Public Records) $54,900 Public Records
• 2016-09-30 Sold (MLS) $54,900 GAMLS
• 2016-09-30 Sold (MLS) $54,900 FMLS
• 2016-08-25 Pending — GAMLS
• 2016-08-25 Contingent — FMLS
• 2016-08-04 Listed $54,900 GAMLS
• 2016-08-04 Listed $54,900 FMLS
• 2005-03-16 Sold (Public Records) $100,000 Public Records

Property tax history

+7.4%/yr

Latest (2025): $2,354 · +1.6% YoY. Source: county tax records.