5461 Park Pl S · College Park, GA 30349

$160,000

2 bd · 3.0 ba · 1,184 sqft · Townhouse public records · 71 Days on market

Built 1985 5,527 sqft lot $135/sqft · 24% below area Est $210k · 24% under $100/mo HOA · 6% of rent

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Why this score? — see what drove the C 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 +15.2/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +4.7/10.0
• DSCR +4.7/10.0
• Livability +3.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

2BR/2.5BA Townhome - Move-in ready! Recently updated with fresh interior paint, new carpet, new exterior & storm doors, and improved attic insulation for energy efficiency. This is the perfect spacious roommate floor plan with private baths. Located in established community just minutes from airport, shopping, schools, and major interstates. Low-maintenance living. FHA approved. Qualifies for Clayton County down payment assistance programs. Great for first-time buyers or investors. Priced to sell!

Key facts

• $100 HOA
• 2 parking spots
• Built 1985

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath townhouse listed at $160k.

Deal economics

• At list price, monthly cash flow is $56 ($675/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 $156k (2.8% below list).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 3.8% in College 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 59/100 on livability (#408 in GA) — a working-class tenant base; expect higher turnover. Strengths: commute A+, cost of living A+, housing A-; Watch: schools F, 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 flat; 651 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Clayton County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.9% rent growth), your $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 10y ago 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 $130k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.97% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.51%
• DSCR: 1.07
• GRM: 8.6

CMA / ARV

• ARV (median comp): $209,530
• List price: $160,000
• Delta: -23.64%
• 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
5511 Park Pl S	0.12mi	2/2.5	1,184 (0%)	23mo	$185,000	$156	74
1748 Broad River Rd	0.48mi	2/2.5	1,352 (+14%)	12mo	$169,000	$125	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.95% rent growth · sell at horizon

5-year hold

• IRR: 24.6%
• Equity multiple: 2.96×
• Total profit: $87,646
• Equity at exit: $144,141

10-year hold

• IRR: 21.3%
• Equity multiple: 6.57×
• Total profit: $249,553
• Equity at exit: $310,845

Cash invested: $44,800 (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 30349

• Home prices YoY: 4.6%
• Rents YoY: 0.9%
• Active inventory: 651
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,555 high
• Mortgage (P&I): −$839
• Tax from tax record: −$166 /mo · $1,997/yr
• Insurance: −$67
• HOA: −$100
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $56

Break-even live

Break-even rent $1,484

Max offer price $160,000

Occupancy floor 91%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5489 Park Pl S Atlanta, GA	2.0	2.5	1184	$1,550	$1.31	24d	1	0.10mi
5391 W Fayetteville Rd Atlanta, GA	1.0–3.0	1.0–2.0	883	$1,378	$1.56	1d	15	0.24mi
1507 Pine Dr Atlanta, GA	1.0–3.0	1.0–2.0	1050	$1,268	$1.21	2d	9	0.32mi
5503 Riverdale Rd Atlanta, GA	2.0	1.0	868	$1,250	$1.44	44d	1	0.38mi
5327 Riverwalk Dr Atlanta, GA	1.0–3.0	1.0–1.5	972	$1,148	$1.18	5d	340	0.39mi
1561 Norman Xing Atlanta, GA	3.0	2.5	1436	$1,699	$1.18	44d	1	0.43mi
5626 Norman Ct Atlanta, GA	3.0	2.0	1344	$1,790	$1.33	44d	1	0.44mi
5271 W Fayetteville Rd Atlanta, GA	2.0	2.5	1500	$1,390	$0.93	44d	1	0.46mi
1758 Broad River Rd Atlanta, GA	2.0	2.5	1384	$1,650	$1.19	3d	1	0.49mi
1748 Broad River Rd Atlanta, GA	2.0	2.5	1352	$1,800	$1.33	44d	1	0.51mi
5261 Heather Ln Atlanta, GA	3.0	1.0	972	$1,350	$1.39	44d	1	0.52mi
1875 E Pleasant Hill Rd Atlanta, GA	1.0–2.0	1.0–2.0	942	$1,595	$1.69	2d	21	0.58mi
5420 Riverdale Rd Atlanta, GA	2.0	1.0–2.0	1075	$1,225	$1.14	5d	1	0.66mi
5689 Isleworth Way Atlanta, GA	3.0	2.0	1248	$1,800	$1.44	15d	1	0.75mi
1358 Stoneham Ct Atlanta, GA	3.0	1.5	1135	$1,631	$1.44	5d	1	0.78mi
5234 Norman Blvd Atlanta, GA	3.0	2.0	1404	$1,785	$1.27	44d	1	0.84mi
2001 Godby Rd Atlanta, GA	1.0–3.0	1.5–2.5	1275	$1,238	$0.97	3d	5	0.86mi
5751 Riverdale Rd Atlanta, GA	2.0	1.5	1110	$1,450	$1.31	24d	3	0.88mi
5267 Joan of Arc Pl Atlanta, GA	3.0	1.0	1066	$1,743	$1.64	44d	1	0.89mi
1951 Southampton Rd Atlanta, GA	2.0–3.0	1.5–2.5	1287	$1,185	$0.92	3d	50	0.90mi
5801 Riverdale Rd Atlanta, GA	2.0	1.5	1150	$1,275	$1.11	5d	1	0.91mi
1136 Summer Brook Rd Atlanta, GA	3.0	2.0	1416	$1,599	$1.13	5d	1	0.94mi
2036 Laboon Cir Unit C Atlanta, GA	1.0	1.0	1000	$1,100	$1.10	5d	1	0.95mi
1121 Brookstone Rd Atlanta, GA	3.0	2.0	1200	$1,700	$1.42	44d	1	0.98mi
5730 N Castlegate Dr Unit A Atlanta, GA	2.0	2.5	1125	$1,395	$1.24	44d	1	0.99mi
5415 Glen Haven Dr Atlanta, GA	3.0	2.0	1197	$1,580	$1.32	24d	1	0.99mi
1086 Summer Brook Rd Atlanta, GA	3.0	2.0	1400	$1,600	$1.14	44d	1	1.03mi
395 Fox Trail Dr Atlanta, GA	3.0	2.0	1400	$1,980	$1.41	12d	1	1.04mi
5475 Glen Haven Dr Atlanta, GA	2.0	2.0	1208	$2,900	$2.40	44d	1	1.05mi
1410 Willow Dr Riverdale, GA	3.0	2.0	1365	$1,599	$1.17	44d	1	1.07mi
5867 Sheldon Ct Atlanta, GA	1.0	1.0	1244	$825	$0.66	44d	1	1.11mi
5922 Heatherwood Ln Riverdale, GA	3.0	2.0	1026	$1,535	$1.50	24d	1	1.11mi
5442 Scofield Rd Atlanta, GA	3.0	1.5	1368	$1,775	$1.30	44d	1	1.14mi
5866 Summerglen Ln Atlanta, GA	3.0	2.0	1400	$1,450	$1.04	44d	1	1.15mi
1048 Flat Shoals Rd Atlanta, GA	1.0–3.0	1.0–2.0	996	$1,348	$1.35	2d	11	1.21mi
5515 Scofield Rd Atlanta, GA	3.0	2.0	1109	$1,788	$1.61	10d	1	1.21mi
5543 Pine Gate Dr Atlanta, GA	3.0	2.0	1352	$1,615	$1.19	44d	1	1.22mi
5543 Pine Gate Dr Atlanta, GA	3.0	2.0	1352	$1,895	$1.40	13d	1	1.22mi
1110 Garden Walk Blvd Atlanta, GA	1.0–3.0	1.0–2.0	1016	$1,392	$1.37	2d	22	1.23mi
5569 Pine Gate Dr Atlanta, GA	3.0	2.0	1400	$2,350	$1.68	21d	1	1.25mi

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 50 events

1. 2026-06-18
   days on market $160,000 Active 71 DOM
2. 2026-06-17
   days on market $160,000 Active 70 DOM
3. 2026-06-16
   days on market $160,000 Active 69 DOM
4. 2026-06-15
   days on market $160,000 Active 68 DOM
5. 2026-06-13
   days on market $160,000 Active 66 DOM
6. 2026-06-09
   days on market $160,000 Active 62 DOM
7. 2026-06-08
   days on market $160,000 Active 61 DOM
8. 2026-06-07
   days on market $160,000 Active 60 DOM
9. 2026-06-04
   days on market $160,000 Active 57 DOM
10. 2026-06-03
    days on market $160,000 Active 56 DOM
11. 2026-06-02
    days on market $160,000 Active 55 DOM
12. 2026-06-01
    days on market $160,000 Active 54 DOM
13. 2026-05-31
    days on market $160,000 Active 53 DOM
14. 2026-04-08
    listed $160,000 Active 506-char remark

    Show marketing remark (506 chars)

    2BR/2.5BA Townhome - Move-in ready! Recently updated with fresh interior paint, new carpet, new exterior & storm doors, and improved attic insulation for energy efficiency. This is the perfect spacious roommate floor plan with private baths. Located in established community just minutes from airport, shopping, schools, and major interstates. Low-maintenance living. FHA approved. Qualifies for Clayton County down payment assistance programs. Great for first-time buyers or investors. Priced to sell!

15. 2026-04-08
    historical $160,000 506-char remark

    Show marketing remark (506 chars)

    2BR/2.5BA Townhome - Move-in ready! Recently updated with fresh interior paint, new carpet, new exterior & storm doors, and improved attic insulation for energy efficiency. This is the perfect spacious roommate floor plan with private baths. Located in established community just minutes from airport, shopping, schools, and major interstates. Low-maintenance living. FHA approved. Qualifies for Clayton County down payment assistance programs. Great for first-time buyers or investors. Priced to sell!

16. 2026-04-06
    listed $160,000 New 506-char remark

    Show marketing remark (506 chars)

    2BR/2.5BA townhome - move-in ready! Recently updated with fresh interior paint, new carpet, new exterior & storm doors, and improved attic insulation for energy efficiency. This is the perfect spacious roommate floor plan with private baths. Located in established community just minutes from airport, shopping, schools, and major interstates. Low-maintenance living. FHA approved. Qualifies for Clayton County down payment assistance programs. Great for first-time buyers or investors. Priced to sell!

17. 2025-10-31
    historical
18. 2025-09-02
    status Active
19. 2025-09-02
    historical
20. 2025-08-26
    status Back On Market
21. 2025-08-21
    status Pending
22. 2025-08-19
    status Pending Offer Approval
23. 2025-07-18
    status Back On Market
24. 2025-07-18
    status Active
25. 2025-07-17
    status Pending
26. 2025-07-12
    status Pending Offer Approval
27. 2025-07-12
    historical Active Under Contract
28. 2025-06-27
    price $155,000
29. 2025-06-27
    price $155,000
30. 2025-05-30
    status Back On Market
31. 2025-05-30
    status Active
32. 2025-05-28
    status Pending
33. 2025-05-28
    status Pending Offer Approval
34. 2025-05-19
    listed $160,000 Active
35. 2025-04-30
    listed $160,000 New
36. 2024-02-21
    soldstatus $130,000
37. 2016-09-19
    soldstatus $52,000 Sold
38. 2016-09-16
    soldstatus $52,000 Sold
39. 2016-08-19
    status Under Contract
40. 2016-08-19
    historical Pending
41. 2016-08-17
    price $54,900
42. 2016-08-17
    price $54,900
43. 2016-07-18
    status Active
44. 2016-07-12
    status Back on Market
45. 2016-07-01
    historical Pending
46. 2016-06-27
    status Under Contract
47. 2016-06-15
    price $59,900
48. 2016-06-14
    price $59,900
49. 2016-04-23
    listed $67,000 Active
50. 2016-04-07
    listed $67,000 New

ⓘ 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: $1,997 · $166/mo
• Projected year-2 tax: $1,997 · $166/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 ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $18,660
• − Mortgage interest: −$8,962
• − Property taxes: −$1,997
• − Insurance: −$800
• − Repairs & maintenance: −$1,493
• − Management: −$1,493
• − HOA: −$1,200
• − Depreciation: −$4,655
• Taxable loss: −$1,940
• Est. tax savings @ 24.0%: +$466
• After-tax cash flow: $1,141/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 — College Park

• Score: 59/100
• State rank: #408
• US rank: #20212

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Fulton County · 1,094,430 people
• City population: 127,674
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 79,872
• Household income: $67,023
• Rent vs Own: 41.2% rent · 58.8% own
• Severe rent burden: 4258.0

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 (89%)
• Race & ethnicity: Black 89% Hispanic / Latino 5% Two or more races 4% White 3%
• Foreign-born: 9% · Canada
• Languages at home: 88% English-only · Spanish 6% 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: ▲ 18.01%
• Current HPI: 407.99
• Rent YoY: ▲ 0.95%
• 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

+158.9% since first listed

39 events — show timeline

• 2026-04-08 Listed $160,000 FMLS
• 2026-04-08 Coming Soon $160,000 FMLS
• 2026-04-06 Listed $160,000 GAMLS
• 2025-10-31 Listing Removed — FMLS
• 2025-09-02 Relisted — FMLS
• 2025-09-02 Listing Removed — GAMLS
• 2025-08-26 Relisted — GAMLS
• 2025-08-21 Pending — FMLS
• 2025-08-19 Pending — GAMLS
• 2025-07-18 Relisted — GAMLS
• 2025-07-18 Relisted — FMLS
• 2025-07-17 Pending — FMLS
• 2025-07-12 Pending — GAMLS
• 2025-07-12 Contingent — FMLS
• 2025-06-27 Price Changed $155,000 FMLS
• 2025-06-27 Price Changed $155,000 GAMLS
• 2025-05-30 Relisted — GAMLS
• 2025-05-30 Relisted — FMLS
• 2025-05-28 Pending — FMLS
• 2025-05-28 Pending — GAMLS
• 2025-05-19 Listed $160,000 FMLS
• 2025-04-30 Listed $160,000 GAMLS
• 2024-02-21 Sold (Public Records) $130,000 Public Records
• 2016-09-19 Sold (MLS) $52,000 GAMLS
• 2016-09-16 Sold (MLS) $52,000 FMLS
• 2016-08-19 Pending — GAMLS
• 2016-08-19 Contingent — FMLS
• 2016-08-17 Price Changed $54,900 GAMLS
• 2016-08-17 Price Changed $54,900 FMLS
• 2016-07-18 Relisted — FMLS
• 2016-07-12 Relisted — GAMLS
• 2016-07-01 Contingent — FMLS
• 2016-06-27 Pending — GAMLS
• 2016-06-15 Price Changed $59,900 GAMLS
• 2016-06-14 Price Changed $59,900 FMLS
• 2016-04-23 Listed $67,000 FMLS
• 2016-04-07 Listed $67,000 GAMLS
• 1989-11-07 Sold (Public Records) $60,880 Public Records
• 1989-07-18 Sold (Public Records) $61,800 Public Records

Property tax history

+7.1%/yr

Latest (2025): $1,997 · +16.4% YoY. Source: county tax records.