9460 Cypress Ln · Fayetteville, GA 30238

$55,000

2 bd · 2.0 ba · 1,238 sqft · Condo public records · 77 Days on market

Built 1984 $44/sqft · 56% below area $235/mo HOA · 14% of rent

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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 +3.6/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity in Jonesboro! Perfect condo for landlords, flippers, and first-timers. One-level floorplan with 2 bedrooms and 2 bathrooms. Huge living room with a fireplace and easy access to the patio with exterior storage. Bright kitchen with a breakfast area. The community has plenty of parking and green space for pets and is convenient to shopping, highways, and Atlanta Airport. Renovated condos list in the mid 100's, so build equity immediately by adding your own TLC.

Key facts

• Bright kitchen
• Exterior storage
• Huge living room

Tags

• ONE LEVEL FLOORPLAN
• HUGE LIVING ROOM
• EASY ACCESS TO PATIO
• EXTERIOR STORAGE
• BRIGHT KITCHEN
• BREAKFAST AREA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $55k.

Deal economics

• At list price, monthly cash flow is $629 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $52k (6.0% below list) — sets the bar for market timing.
• Cap rate 20.0% vs local median 4.4% in Fayetteville — 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 71/100 on livability (#86 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, schools B+, health & safety B+; Watch: amenities F, commute 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 rising (+2.1%/yr); 251 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).
• This rent runs 32% of the median local income ($62k/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 $380 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 + 2.1% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts; this cycle's ask has dropped $20k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $51,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.06% ✓
• Cap rate: 20.02%
• Cash-on-cash: 49.02%
• DSCR: 3.18
• GRM: 2.7

CMA / ARV

• ARV (median comp): $125,621
• List price: $55,000
• Delta: -56.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.06% rent growth · sell at horizon

5-year hold

• IRR: 45.4%
• Equity multiple: 2.94×
• Total profit: $29,803
• Equity at exit: $8,201

10-year hold

• IRR: 50.8%
• Equity multiple: 5.68×
• Total profit: $72,101
• Equity at exit: $4,755

Cash invested: $15,400 (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 30238

• Home prices YoY: -33.3%
• Rents YoY: 2.1%
• Active inventory: 251
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,683 high
• Mortgage (P&I): −$288
• Tax from tax record: −$154 /mo · $1,854/yr
• Insurance: −$23
• HOA: −$235
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $629

Break-even live

Break-even rent $887

Max offer price $55,000

Occupancy floor 58%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9432 Cypress Ln Jonesboro, GA	2.0	2.0	1253	$1,550	$1.24	15d	1	0.03mi
9432 Cypress Ln Jonesboro, GA	2.0	2.0	1253	$1,550	$1.24	24d	1	0.03mi
9430 Sleepy Hollow Ln Jonesboro, GA	3.0	2.0	1320	$1,680	$1.27	5d	1	0.11mi
423 Brookfield Way Jonesboro, GA	3.0	2.0	1400	$1,745	$1.25	19d	1	0.13mi
9360 Thomas Rd Jonesboro, GA	3.0	2.0	1400	$1,700	$1.21	24d	1	0.14mi
9370 Woodloop Ct Jonesboro, GA	3.0	2.0	1353	$1,781	$1.32	43d	1	0.26mi
505 Brookfield Way Jonesboro, GA	3.0	2.0	1400	$1,655	$1.18	24d	1	0.29mi
271 River Chase Dr Jonesboro, GA	3.0	2.0	1148	$1,620	$1.41	24d	1	0.30mi
9265 Forest Knoll Dr Jonesboro, GA	3.0	2.0	1272	$2,400	$1.89	43d	1	0.33mi
9602 Sleepy Hollow Ln Jonesboro, GA	3.0	2.0	1404	$1,600	$1.14	43d	1	0.36mi
566 Brookfield Way Jonesboro, GA	3.0	2.0	1432	$1,500	$1.05	43d	1	0.41mi
9299 Tee Trce Riverdale, GA	1.0	1.0	1326	$750	$0.57	43d	1	0.52mi
9206 Fairway Ct Riverdale, GA	3.0	2.0	1353	$1,690	$1.25	43d	1	0.57mi
57 Inverness Trce Jonesboro, GA	3.0	2.5	1452	$1,850	$1.27	43d	1	0.59mi
90 Inverness Trce Riverdale, GA	3.0	2.0	1393	$1,670	$1.20	12d	1	0.60mi
9268 Club View Trce Riverdale, GA	3.0	2.5	1224	$2,300	$1.88	24d	1	0.61mi
205 Inverness Trce Riverdale, GA	3.0	2.0	1490	$1,719	$1.15	43d	1	0.62mi
9138 Clubhouse Dr Riverdale, GA	3.0	2.0	1312	$1,850	$1.41	24d	1	0.65mi
9170 Dorsey Rd Riverdale, GA	2.0	2.0	975	$1,250	$1.28	11d	1	0.73mi
9170 Dorsey Rd Riverdale, GA	2.0	2.0	975	$1,250	$1.28	11d	1	0.73mi
672 Raven Ct Jonesboro, GA	3.0	2.0	1362	$1,645	$1.21	43d	1	0.84mi
655 Post Oak Rd Jonesboro, GA	3.0	1.0	1302	$1,600	$1.23	15d	1	0.87mi
8931 Wesley Pl Jonesboro, GA	3.0	2.0	1216	$1,498	$1.23	24d	1	0.90mi
372 Cheri Pl Jonesboro, GA	3.0	2.0	1468	$1,749	$1.19	24d	1	0.91mi
575 Oak Trace Ct Jonesboro, GA	3.0	2.0	1302	$1,761	$1.35	43d	1	1.02mi
432 Wesley Park Dr Jonesboro, GA	3.0	2.0	1350	$1,685	$1.25	24d	1	1.09mi
8970 Cornell Dr Jonesboro, GA	3.0	2.0	1040	$1,585	$1.52	43d	1	1.27mi
772 Pointe South Pkwy Jonesboro, GA	3.0	2.5	1202	$1,384	$1.15	43d	1	1.35mi
8584 Guthrie Dr Riverdale, GA	3.0	2.0	1445	$1,650	$1.14	15d	1	1.43mi
634 Morton Ct Unit 636 Jonesboro, GA	2.0	1.5	1050	$1,225	$1.17	43d	1	1.49mi

HOA detail condo

• Monthly dues: $235 · $2,820/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 48 events

1. 2026-06-18
   days on market $55,000 Active 77 DOM
2. 2026-06-17
   days on market $55,000 Active 76 DOM
3. 2026-06-16
   days on market $55,000 Active 75 DOM
4. 2026-06-15
   days on market $55,000 Active 74 DOM
5. 2026-06-13
   days on market $55,000 Active 72 DOM
6. 2026-06-09
   days on market $55,000 Active 68 DOM
7. 2026-06-08
   pricedays on market $55,000 Active 67 DOM
8. 2026-06-07
   days on market $59,900 Active 66 DOM
9. 2026-06-04
   days on market $59,900 Active 63 DOM
10. 2026-06-03
    days on market $59,900 Active 62 DOM
11. 2026-06-02
    days on market $59,900 Active 61 DOM
12. 2026-06-01
    days on market $59,900 Active 60 DOM
13. 2026-05-31
    days on market $59,900 Active 59 DOM
14. 2026-05-11
    price $59,900 485-char remark

    Show marketing remark (485 chars)

    Great opportunity in Jonesboro! Perfect condo for landlords, flippers, and first-timers. One-level floorplan with 2 bedrooms and 2 bathrooms. Huge living room with a fireplace and easy access to the patio with exterior storage. Bright kitchen with a breakfast area. The community has plenty of parking and green space for pets and is convenient to shopping, highways, and Atlanta Airport. Renovated condos list in the mid 100's, so build equity immediately by adding your own TLC.

15. 2026-05-11
    price $59,900 485-char remark

    Show marketing remark (485 chars)

    Great opportunity in Jonesboro! Perfect condo for landlords, flippers, and first-timers. One-level floorplan with 2 bedrooms and 2 bathrooms. Huge living room with a fireplace and easy access to the patio with exterior storage. Bright kitchen with a breakfast area. The community has plenty of parking and green space for pets and is convenient to shopping, highways, and Atlanta Airport. Renovated condos list in the mid 100's, so build equity immediately by adding your own TLC.

16. 2026-04-21
    price $69,500 485-char remark

    Show marketing remark (485 chars)

    Great opportunity in Jonesboro! Perfect condo for landlords, flippers, and first-timers. One-level floorplan with 2 bedrooms and 2 bathrooms. Huge living room with a fireplace and easy access to the patio with exterior storage. Bright kitchen with a breakfast area. The community has plenty of parking and green space for pets and is convenient to shopping, highways, and Atlanta Airport. Renovated condos list in the mid 100's, so build equity immediately by adding your own TLC.

17. 2026-04-21
    price $69,500 485-char remark

    Show marketing remark (485 chars)

    Great opportunity in Jonesboro! Perfect condo for landlords, flippers, and first-timers. One-level floorplan with 2 bedrooms and 2 bathrooms. Huge living room with a fireplace and easy access to the patio with exterior storage. Bright kitchen with a breakfast area. The community has plenty of parking and green space for pets and is convenient to shopping, highways, and Atlanta Airport. Renovated condos list in the mid 100's, so build equity immediately by adding your own TLC.

18. 2026-04-02
    listed $75,000 New 485-char remark

    Show marketing remark (485 chars)

    Great opportunity in Jonesboro! Perfect condo for landlords, flippers, and first-timers. One-level floorplan with 2 bedrooms and 2 bathrooms. Huge living room with a fireplace and easy access to the patio with exterior storage. Bright kitchen with a breakfast area. The community has plenty of parking and green space for pets and is convenient to shopping, highways, and Atlanta Airport. Renovated condos list in the mid 100's, so build equity immediately by adding your own TLC.

19. 2026-04-02
    listed $75,000 Active 485-char remark

    Show marketing remark (485 chars)

    Great opportunity in Jonesboro! Perfect condo for landlords, flippers, and first-timers. One-level floorplan with 2 bedrooms and 2 bathrooms. Huge living room with a fireplace and easy access to the patio with exterior storage. Bright kitchen with a breakfast area. The community has plenty of parking and green space for pets and is convenient to shopping, highways, and Atlanta Airport. Renovated condos list in the mid 100's, so build equity immediately by adding your own TLC.

20. 2026-03-31
    historical
21. 2026-03-25
    price $77,500
22. 2026-03-20
    price $78,000
23. 2026-03-19
    status Back On Market
24. 2026-03-17
    historical
25. 2026-03-11
    price $79,000
26. 2026-03-01
    price $79,500
27. 2026-02-17
    price $80,500
28. 2026-02-10
    listed $82,000 New
29. 2025-10-31
    historical
30. 2025-10-17
    status Back On Market
31. 2025-10-13
    historical
32. 2025-10-09
    status Back On Market
33. 2025-09-30
    historical
34. 2025-09-25
    price $85,000
35. 2025-09-24
    status Back On Market
36. 2025-09-23
    historical
37. 2025-09-16
    price $75,000
38. 2025-09-09
    price $76,000
39. 2025-09-09
    status Back On Market
40. 2025-08-31
    historical
41. 2025-08-23
    status Back On Market
42. 2025-08-22
    historical
43. 2025-08-21
    price $77,000
44. 2025-08-15
    price $81,000
45. 2025-08-14
    listed $89,000 New
46. 2002-08-29
    soldstatus $80,000
47. 1994-12-19
    soldstatus $52,500
48. 1986-04-29
    soldstatus $54,550

ⓘ 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: $1,854 · $154/mo
• Projected year-2 tax: $1,854 · $154/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 19 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: $20,202
• − Mortgage interest: −$3,081
• − Property taxes: −$1,854
• − Insurance: −$275
• − Repairs & maintenance: −$1,616
• − Management: −$1,616
• − HOA: −$2,820
• − Depreciation: −$1,600
• Taxable income: $7,340
• Est. tax owed @ 24.0%: −$1,762
• After-tax cash flow: $5,788/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 — Fayetteville

• Score: 71/100
• State rank: #86
• US rank: #7167

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Clayton County · 230,153 people
• City population: 72,287
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 43,191
• Household income: $62,185
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 1992.0

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: Predominantly Black (71%)
• Race & ethnicity: Black 71% Hispanic / Latino 17% White 7% Two or more races 7%
• Hispanic origin (detail): Mexican 13% Puerto Rican 2%
• Foreign-born: 11% · Canada, United Kingdom
• Languages at home: 83% English-only · Spanish 14% French/Haitian/Cajun 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: ▼ -105.48%
• Current HPI: 211.6309
• Rent YoY: ▲ 2.06%
• 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

+9.8% since first listed

35 events — show timeline

• 2026-05-11 Price Changed $59,900 GAMLS
• 2026-05-11 Price Changed $59,900 FMLS
• 2026-04-21 Price Changed $69,500 GAMLS
• 2026-04-21 Price Changed $69,500 FMLS
• 2026-04-02 Listed $75,000 FMLS
• 2026-04-02 Listed $75,000 GAMLS
• 2026-03-31 Listing Removed — GAMLS
• 2026-03-25 Price Changed $77,500 GAMLS
• 2026-03-20 Price Changed $78,000 GAMLS
• 2026-03-19 Relisted — GAMLS
• 2026-03-17 Listing Removed — GAMLS
• 2026-03-11 Price Changed $79,000 GAMLS
• 2026-03-01 Price Changed $79,500 GAMLS
• 2026-02-17 Price Changed $80,500 GAMLS
• 2026-02-10 Listed $82,000 GAMLS
• 2025-10-31 Listing Removed — GAMLS
• 2025-10-17 Relisted — GAMLS
• 2025-10-13 Listing Removed — GAMLS
• 2025-10-09 Relisted — GAMLS
• 2025-09-30 Listing Removed — GAMLS
• 2025-09-25 Price Changed $85,000 GAMLS
• 2025-09-24 Relisted — GAMLS
• 2025-09-23 Listing Removed — GAMLS
• 2025-09-16 Price Changed $75,000 GAMLS
• 2025-09-09 Price Changed $76,000 GAMLS
• 2025-09-09 Relisted — GAMLS
• 2025-08-31 Listing Removed — GAMLS
• 2025-08-23 Relisted — GAMLS
• 2025-08-22 Listing Removed — GAMLS
• 2025-08-21 Price Changed $77,000 GAMLS
• 2025-08-15 Price Changed $81,000 GAMLS
• 2025-08-14 Listed $89,000 GAMLS
• 2002-08-29 Sold (Public Records) $80,000 Public Records
• 1994-12-19 Sold (Public Records) $52,500 Public Records
• 1986-04-29 Sold (Public Records) $54,550 Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,854 · -8.6% YoY. Source: county tax records.