8997 Liberty Ln · Jonesboro, GA 30238

$190,000

3 bd · 2.0 ba · 1,258 sqft · SingleFamily public records · 86 Days on market

Built 1978 $151/sqft · 16% below area Est $226k · 16% under

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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 +17.6/30.0
• ARV discount +14.6/15.0
• DSCR +5.5/10.0
• 1% rule +4.5/10.0
• 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

Attention Investors and Visionaries..... Unlock the potential of this 3-bedroom, 2-bathroom brick ranch located at 8997 Liberty Ln in the heart of Jonesboro. This property is the ideal "diamond in the rough" for investors or visionaries looking for a full-scale renovation project to build immediate sweat equity. Featuring a solid footprint and a functional layout, the home sits on a generous, level lot in an established neighborhood near Independence Park. While the residence requires significant interior and exterior updates, it offers a blank canvas for those ready to modernize a classic floor plan into a high-yield rental or a high-margin resale. Sold strictly as-is, this project-ready home is priced to move and perfectly positioned for anyone looking to capitalize on the growing demand in the Jonesboro market. Bring your contractor and your imagination to see how this home can be transformed from a project into a powerhouse investment.

Key facts

• Garage
• Built 1978
• Listed 85 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $148 ($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 $181k (5.0% below list).
• Recommended offer: $179k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 5.0% in Jonesboro — 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 72/100 on livability (#63 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: crime C-, employment D, schools 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 ($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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $125k; list at $190k implies a 52% 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 $178,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.95% ✗
• Cap rate: 7.23%
• Cash-on-cash: 3.34%
• DSCR: 1.15
• GRM: 8.8

CMA / ARV

• ARV (median comp): $225,546
• List price: $190,000
• Delta: -15.76%
• 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
8962 Bentwood Ln	0.20mi	3/1.5	1,344 (+7%)	4mo	$180,000	$134	74
8949 Raven Dr	0.44mi	4/2.0 (+1)	1,250 (-1%)	1mo	$240,000	$192	72
8865 Raven Dr	0.58mi	3/2.0	1,252 (-0%)	1mo	$144,000	$115	71
418 Martin Dr	0.37mi	3/2.0	1,128 (-10%)	3mo	$145,000	$129	63
273 Martin Dr	0.48mi	3/2.0	1,376 (+9%)	4mo	$220,000	$160	58
259 Independence Dr	0.38mi	3/2.0	1,406 (+12%)	6mo	$245,000	$174	58
9148 Homewood Dr	0.39mi	4/2.0 (+1)	1,390 (+10%)	4mo	$227,000	$163	56
9020 Sterling Ridge Ln	0.61mi	3/1.5	1,344 (+7%)	4mo	$145,000	$108	55
8661 Guthrie Dr	0.64mi	3/2.0	1,405 (+12%)	5mo	$235,000	$167	46
320 Willow Springs Dr	0.68mi	3/2.0	1,416 (+13%)	2mo	$150,000	$106	46
8878 Burnham Way	0.67mi	4/2.0 (+1)	1,400 (+11%)	0mo	$245,000	$175	44
9068 Gatewood Dr	0.74mi	4/2.0 (+1)	1,368 (+9%)	3mo	$255,000	$186	43

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 · 2.06% rent growth · sell at horizon

5-year hold

• IRR: -12.1%
• Equity multiple: 0.57×
• Total profit: $-23,046
• Equity at exit: $28,330

10-year hold

• IRR: -4.4%
• Equity multiple: 0.72×
• Total profit: $-14,715
• Equity at exit: $16,428

Cash invested: $53,200 (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 30238

• Home prices YoY: -33.3%
• Rents YoY: 2.1%
• Active inventory: 251
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,805 high
• Mortgage (P&I): −$996
• Tax from tax record: −$203 /mo · $2,431/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $148

Break-even live

Break-even rent $1,618

Max offer price $190,000

Occupancy floor 87%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8931 Wesley Pl Jonesboro, GA	3.0	2.0	1216	$1,498	$1.23	24d	1	0.21mi
372 Cheri Pl Jonesboro, GA	3.0	2.0	1468	$1,749	$1.19	24d	1	0.39mi
432 Wesley Park Dr Jonesboro, GA	3.0	2.0	1350	$1,685	$1.25	24d	1	0.40mi
575 Oak Trace Ct Jonesboro, GA	3.0	2.0	1302	$1,761	$1.35	43d	1	0.43mi
161 Sterling Ridge Dr Riverdale, GA	4.0	2.0	1686	$1,495	$0.89	24d	1	0.46mi
640 Post Oak Rd Jonesboro, GA	3.0	2.0	1508	$1,780	$1.18	5d	1	0.47mi
9265 Forest Knoll Dr Jonesboro, GA	3.0	2.0	1272	$2,400	$1.89	43d	1	0.48mi
655 Post Oak Rd Jonesboro, GA	3.0	1.0	1302	$1,600	$1.23	15d	1	0.49mi
271 River Chase Dr Jonesboro, GA	3.0	2.0	1148	$1,620	$1.41	24d	1	0.50mi
9206 Fairway Ct Riverdale, GA	3.0	2.0	1353	$1,690	$1.25	43d	1	0.52mi
9039 Raven Dr Jonesboro, GA	4.0	2.0	1560	$1,795	$1.15	43d	1	0.53mi
672 Raven Ct Jonesboro, GA	3.0	2.0	1362	$1,645	$1.21	43d	1	0.55mi
9360 Thomas Rd Jonesboro, GA	3.0	2.0	1400	$1,700	$1.21	24d	1	0.56mi
9138 Clubhouse Dr Riverdale, GA	3.0	2.0	1312	$1,850	$1.41	24d	1	0.56mi
205 Inverness Trce Riverdale, GA	3.0	2.0	1490	$1,719	$1.15	43d	1	0.60mi
9245 Club View Trce Riverdale, GA	3.0	2.0	1588	$1,861	$1.17	3d	1	0.65mi
9375 Woodknoll Way Jonesboro, GA	3.0	2.0	1558	$1,841	$1.18	43d	1	0.67mi
9370 Woodloop Ct Jonesboro, GA	3.0	2.0	1353	$1,781	$1.32	43d	1	0.67mi
9268 Club View Trce Riverdale, GA	3.0	2.5	1224	$2,300	$1.88	24d	1	0.70mi
9432 Cypress Ln Jonesboro, GA	2.0	2.0	1253	$1,550	$1.24	24d	1	0.71mi
9432 Cypress Ln Jonesboro, GA	2.0	2.0	1253	$1,550	$1.24	15d	1	0.71mi
8584 Guthrie Dr Riverdale, GA	3.0	2.0	1445	$1,650	$1.14	15d	1	0.74mi
9430 Sleepy Hollow Ln Jonesboro, GA	3.0	2.0	1320	$1,680	$1.27	5d	1	0.74mi
423 Brookfield Way Jonesboro, GA	3.0	2.0	1400	$1,745	$1.25	19d	1	0.75mi
9170 Dorsey Rd Riverdale, GA	4.0	2.0	1358	$1,500	$1.10	12d	1	0.75mi
9170 Dorsey Rd Riverdale, GA	2.0	2.0	975	$1,250	$1.28	11d	1	0.75mi
9170 Dorsey Rd Riverdale, GA	2.0	2.0	975	$1,250	$1.28	11d	1	0.75mi
9471 Bogey Ct Jonesboro, GA	3.0	2.5	1560	$2,143	$1.37	5d	1	0.75mi
191 Marsh Glen Dr Jonesboro, GA	4.0	3.0	1550	$2,131	$1.37	4d	1	0.76mi
9439 Sleepy Hollow Ln Jonesboro, GA	4.0	3.0	1500	$1,745	$1.16	24d	1	0.76mi
90 Inverness Trce Riverdale, GA	3.0	2.0	1393	$1,670	$1.20	12d	1	0.77mi
8669 Thomas Rd Riverdale, GA	3.0	2.5	1532	$1,623	$1.06	43d	1	0.78mi
505 Brookfield Way Jonesboro, GA	3.0	2.0	1400	$1,655	$1.18	24d	1	0.78mi
772 Pointe South Pkwy Jonesboro, GA	3.0	2.5	1202	$1,384	$1.15	43d	1	0.78mi
8614 Cedar Creek Rdg Riverdale, GA	3.0	2.5	1728	$1,500	$0.87	43d	1	0.80mi
57 Inverness Trce Jonesboro, GA	3.0	2.5	1452	$1,850	$1.27	43d	1	0.81mi
8630 Thomas Rd Riverdale, GA	3.0	2.5	1530	$1,500	$0.98	24d	1	0.83mi
8600 Cedar Creek Rdg Riverdale, GA	3.0	2.0	1555	$1,745	$1.12	5d	1	0.83mi
8644 Thomas Ln Riverdale, GA	3.0	2.5	1530	$1,623	$1.06	43d	1	0.83mi
8640 Thomas Ln Riverdale, GA	3.0	2.5	1530	$1,673	$1.09	24d	1	0.84mi

Listing history 14 events

1. 2026-06-03
   days on market $190,000 Active 86 DOM
2. 2026-06-02
   days on market $190,000 Active 85 DOM
3. 2026-06-01
   days on marketlisting id $190,000 Active 84 DOM
4. 2026-05-31
   days on market $190,000 Active 80 DOM
5. 2026-03-23
   price $190,000 963-char remark

   Show marketing remark (963 chars)

   Attention Investors and Visionaries..... Unlock the potential of this 3-bedroom, 2-bathroom brick ranch located at 8997 Liberty Ln in the heart of Jonesboro. This property is the ideal "diamond in the rough" for investors or visionaries looking for a full-scale renovation project to build immediate sweat equity. Featuring a solid footprint and a functional layout, the home sits on a generous, level lot in an established neighborhood near Independence Park. While the residence requires significant interior and exterior updates, it offers a blank canvas for those ready to modernize a classic floor plan into a high-yield rental or a high-margin resale. Sold strictly as-is, this project-ready home is priced to move and perfectly positioned for anyone looking to capitalize on the growing demand in the Jonesboro market. Bring your contractor and your imagination to see how this home can be transformed from a project into a powerhouse investment.

6. 2026-03-23
   price $190,000 963-char remark

   Show marketing remark (963 chars)

   Attention Investors and Visionaries..... Unlock the potential of this 3-bedroom, 2-bathroom brick ranch located at 8997 Liberty Ln in the heart of Jonesboro. This property is the ideal "diamond in the rough" for investors or visionaries looking for a full-scale renovation project to build immediate sweat equity. Featuring a solid footprint and a functional layout, the home sits on a generous, level lot in an established neighborhood near Independence Park. While the residence requires significant interior and exterior updates, it offers a blank canvas for those ready to modernize a classic floor plan into a high-yield rental or a high-margin resale. Sold strictly as-is, this project-ready home is priced to move and perfectly positioned for anyone looking to capitalize on the growing demand in the Jonesboro market. Bring your contractor and your imagination to see how this home can be transformed from a project into a powerhouse investment.

7. 2026-03-12
   listed $200,000 Active 963-char remark

   Show marketing remark (963 chars)

   Attention Investors and Visionaries..... Unlock the potential of this 3-bedroom, 2-bathroom brick ranch located at 8997 Liberty Ln in the heart of Jonesboro. This property is the ideal "diamond in the rough" for investors or visionaries looking for a full-scale renovation project to build immediate sweat equity. Featuring a solid footprint and a functional layout, the home sits on a generous, level lot in an established neighborhood near Independence Park. While the residence requires significant interior and exterior updates, it offers a blank canvas for those ready to modernize a classic floor plan into a high-yield rental or a high-margin resale. Sold strictly as-is, this project-ready home is priced to move and perfectly positioned for anyone looking to capitalize on the growing demand in the Jonesboro market. Bring your contractor and your imagination to see how this home can be transformed from a project into a powerhouse investment.

8. 2026-03-11
   historical $200,000 963-char remark

   Show marketing remark (963 chars)

   Attention Investors and Visionaries..... Unlock the potential of this 3-bedroom, 2-bathroom brick ranch located at 8997 Liberty Ln in the heart of Jonesboro. This property is the ideal "diamond in the rough" for investors or visionaries looking for a full-scale renovation project to build immediate sweat equity. Featuring a solid footprint and a functional layout, the home sits on a generous, level lot in an established neighborhood near Independence Park. While the residence requires significant interior and exterior updates, it offers a blank canvas for those ready to modernize a classic floor plan into a high-yield rental or a high-margin resale. Sold strictly as-is, this project-ready home is priced to move and perfectly positioned for anyone looking to capitalize on the growing demand in the Jonesboro market. Bring your contractor and your imagination to see how this home can be transformed from a project into a powerhouse investment.

9. 2026-03-10
   listed $200,000 New 963-char remark

   Show marketing remark (963 chars)

   Attention Investors and Visionaries..... Unlock the potential of this 3-bedroom, 2-bathroom brick ranch located at 8997 Liberty Ln in the heart of Jonesboro. This property is the ideal "diamond in the rough" for investors or visionaries looking for a full-scale renovation project to build immediate sweat equity. Featuring a solid footprint and a functional layout, the home sits on a generous, level lot in an established neighborhood near Independence Park. While the residence requires significant interior and exterior updates, it offers a blank canvas for those ready to modernize a classic floor plan into a high-yield rental or a high-margin resale. Sold strictly as-is, this project-ready home is priced to move and perfectly positioned for anyone looking to capitalize on the growing demand in the Jonesboro market. Bring your contractor and your imagination to see how this home can be transformed from a project into a powerhouse investment.

10. 2026-03-09
    historical $200,000 963-char remark

    Show marketing remark (963 chars)

    Attention Investors and Visionaries..... Unlock the potential of this 3-bedroom, 2-bathroom brick ranch located at 8997 Liberty Ln in the heart of Jonesboro. This property is the ideal "diamond in the rough" for investors or visionaries looking for a full-scale renovation project to build immediate sweat equity. Featuring a solid footprint and a functional layout, the home sits on a generous, level lot in an established neighborhood near Independence Park. While the residence requires significant interior and exterior updates, it offers a blank canvas for those ready to modernize a classic floor plan into a high-yield rental or a high-margin resale. Sold strictly as-is, this project-ready home is priced to move and perfectly positioned for anyone looking to capitalize on the growing demand in the Jonesboro market. Bring your contractor and your imagination to see how this home can be transformed from a project into a powerhouse investment.

11. 2008-12-05
    soldstatus $125,000
12. 2008-12-05
    soldstatus $125,000
13. 1995-01-23
    soldstatus $74,071
14. 1987-10-22
    soldstatus $66,500

ⓘ 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: $2,431 · $203/mo
• Projected year-2 tax: $2,431 · $203/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 · 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: $21,663
• − Mortgage interest: −$10,643
• − Property taxes: −$2,431
• − Insurance: −$950
• − Repairs & maintenance: −$1,733
• − Management: −$1,733
• − Depreciation: −$5,527
• Taxable loss: −$1,354
• Est. tax savings @ 24.0%: +$325
• After-tax cash flow: $2,101/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 — Jonesboro

• Score: 72/100
• State rank: #63
• US rank: #6030

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Clayton County · 230,153 people
• City population: 93,280
• 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

+185.7% since first listed

10 events — show timeline

• 2026-03-23 Price Changed $190,000 FMLS
• 2026-03-23 Price Changed $190,000 GAMLS
• 2026-03-12 Listed $200,000 FMLS
• 2026-03-11 Coming Soon $200,000 FMLS
• 2026-03-10 Listed $200,000 GAMLS
• 2026-03-09 Coming Soon $200,000 GAMLS
• 2008-12-05 Sold (Public Records) $125,000 Public Records
• 2008-12-05 Sold (Public Records) $125,000 Public Records
• 1995-01-23 Sold (Public Records) $74,071 Public Records
• 1987-10-22 Sold (Public Records) $66,500 Public Records

Property tax history

+3.2%/yr

Latest (2025): $2,431 · +4.1% YoY. Source: county tax records.