10747 Thrasher Rd · Bonanza, GA 30238

$195,000

3 bd · 2.0 ba · 1,392 sqft · SingleFamily public records · 135 Days on market

Built 1965 0.61 ac lot $140/sqft · 23% below area Est $254k · 23% 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 +19.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +4.6/10.0
• Livability +3.1/5.0
• 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

Get great cash flow with this all brick tenant occupied home! DO NOT DISTURB THE TENANT! The living room opens up into the dining room with a large bonus room just off the kitchen that could be a 4th bedroom. Master bedroom has a private full bath with the secondary bedrooms sharing a full bath in the hall.

Key facts

• 0.61 acre lot
• 2 parking spots
• Built 1965

🏷️ Possibly a rental listed for sale. The $195,000 price doesn't fit this home's estimated sale value (~$253,943) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $205 ($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 $187k (3.9% below list).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 5.2% in Bonanza — 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 62/100 on livability (#314 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, schools 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 rising (+2.1%/yr); 251 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 36% 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 135 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $120k; list at $195k implies a 62% 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 $171,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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: 0.96% ✗
• Cap rate: 7.55%
• Cash-on-cash: 4.50%
• DSCR: 1.20
• GRM: 8.7

CMA / ARV

• ARV (median comp): $253,943
• List price: $195,000
• Delta: -23.21%
• 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
1580 Pintail Rd	0.23mi	3/2.0	1,340 (-4%)	2mo	$120,000	$90	82
10959 Thrasher Rd	0.33mi	3/2.0	1,395 (+0%)	3mo	$205,000	$147	82
1741 Portwest Way	0.27mi	3/2.0	1,374 (-1%)	6mo	$250,000	$182	80
1578 Pintail Rd	0.23mi	3/2.0	1,302 (-6%)	3mo	$146,500	$113	76
1652 Thorn Ridge Trl	0.38mi	3/2.0	1,360 (-2%)	7mo	$201,000	$148	73
1596 Bonanza Church Rd	0.57mi	3/2.0	1,380 (-1%)	1mo	$155,000	$112	71
11045 Knotty Pine Pl	0.56mi	3/2.0	1,410 (+1%)	6mo	$183,000	$130	67
10448 Tara Pointe Dr	0.59mi	3/2.0	1,341 (-4%)	4mo	$225,000	$168	63
1329 Birdsong Ln	0.73mi	3/2.0	1,407 (+1%)	2mo	$275,000	$195	63
1623 Elizabeth Ln	0.75mi	3/2.0	1,392 (0%)	3mo	$213,000	$153	62
11120 Tara Glynn Dr	0.69mi	3/2.0	1,459 (+5%)	3mo	$249,000	$171	57
10859 Panhandle Rd	0.50mi	2/1.0 (-1)	1,232 (-12%)	6mo	$190,000	$154	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: -10.3%
• Equity multiple: 0.63×
• Total profit: $-20,322
• Equity at exit: $29,075

10-year hold

• IRR: -2.3%
• Equity multiple: 0.85×
• Total profit: $-8,028
• Equity at exit: $16,860

Cash invested: $54,600 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,873 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$171 /mo · $2,053/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $205

Break-even live

Break-even rent $1,614

Max offer price $195,000

Occupancy floor 84%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10903 Thrasher Rd Hampton, GA	3.0	2.0	1412	$1,725	$1.22	22d	1	0.21mi
10624 Woodcock St Jonesboro, GA	4.0	2.0	1171	$1,670	$1.43	22d	1	0.26mi
1546 Plover Rd Jonesboro, GA	4.0	3.0	1040	$1,730	$1.66	44d	1	0.35mi
1652 Thorn Ridge Trl Hampton, GA	3.0	2.0	1360	$1,960	$1.44	44d	1	0.38mi
10887 Tara Blvd Hampton, GA	3.0	2.5	1756	$2,032	$1.16	4d	10	0.39mi
1496 Paladin Ct Hampton, GA	4.0	2.5	1116	$2,045	$1.83	20d	1	0.41mi
10784 Knotty Pine Pl Hampton, GA	3.0	2.0	1329	$1,795	$1.35	44d	1	0.44mi
1556 Wren Rd Jonesboro, GA	3.0	2.0	1388	$1,715	$1.24	44d	1	0.46mi
10911 Tara Blvd Lovejoy, GA	1.0–3.0	1.0–2.0	1150	$1,795	$1.56	44d	1	0.55mi
1374 Misty Ridge Ct Hampton, GA	3.0	2.0	1250	$1,775	$1.42	44d	1	0.57mi
11035 Shannon Cir Hampton, GA	3.0	2.0	1320	$1,606	$1.22	13d	1	0.58mi
1442 Starling Ct Hampton, GA	3.0	2.0	1668	$1,885	$1.13	44d	1	0.61mi
10507 Starling Trl Hampton, GA	4.0	2.5	1800	$2,131	$1.18	44d	1	0.66mi
11015 Tara Blvd Lovejoy, GA	1.0–3.0	1.0–2.0	1113	$1,815	$1.63	44d	1	0.68mi
10473 Starling Trl Hampton, GA	4.0	3.0	1835	$2,367	$1.29	24d	1	0.68mi
1478 Carriage Ln Jonesboro, GA	3.0	2.0	1436	$1,675	$1.17	22d	1	0.71mi
1340 Birdsong Ln Hampton, GA	3.0	2.5	1640	$1,961	$1.20	5d	1	0.71mi
10960 Morning Dove Dr Hampton, GA	3.0	2.0	1600	$4,600	$2.88	44d	1	0.76mi
1591 Elizabeth Ln Hampton, GA	3.0	2.0	1352	$1,591	$1.18	44d	1	0.77mi
1578 Onalee Dr Hampton, GA	3.0	2.5	1709	$1,800	$1.05	24d	1	0.78mi
1786 Old Dogwood Jonesboro, GA	3.0	2.5	1454	$1,730	$1.19	44d	1	0.86mi
1798 Old Dogwood Jonesboro, GA	3.0	3.0	1454	$1,730	$1.19	24d	1	0.86mi
1814 Old Dogwood Jonesboro, GA	3.0	2.5	1454	$1,730	$1.19	44d	1	0.86mi
1830 Old Dogwood Jonesboro, GA	3.0	2.5	1454	$1,730	$1.19	44d	1	0.87mi
1834 Old Dogwood Jonesboro, GA	3.0	2.5	1454	$1,730	$1.19	44d	1	0.87mi
10346 Wisteria Ln Jonesboro, GA	3.0	2.0	1042	$1,595	$1.53	13d	1	0.88mi
1779 Old Dogwood Jonesboro, GA	3.0	2.5	1454	$1,730	$1.19	44d	1	0.88mi
1795 Old Dogwood Jonesboro, GA	3.0	3.0	1454	$1,730	$1.19	44d	1	0.89mi
10357 Briarbay Dr Jonesboro, GA	3.0	2.0	1180	$1,610	$1.36	2d	1	0.90mi
1545 Iris Walk Jonesboro, GA	3.0	3.0	1453	$1,800	$1.24	24d	1	0.96mi
10299 Wisteria Ln Jonesboro, GA	3.0	2.0	1257	$1,770	$1.41	44d	1	0.97mi
11236 James Madison Dr Hampton, GA	3.0	2.5	1518	$1,870	$1.23	44d	1	0.97mi
1576 Iris Walk Jonesboro, GA	3.0	2.5	1683	$1,695	$1.01	44d	1	0.97mi
10375 Larrack Trce Jonesboro, GA	3.0	2.0	1340	$1,800	$1.34	17d	1	0.97mi
10564 Village Lndg Jonesboro, GA	3.0	2.5	1617	$1,800	$1.11	24d	1	0.99mi
10485 Ace Ct Jonesboro, GA	3.0	2.0	1288	$1,611	$1.25	44d	1	1.03mi
1277 Iron Gate Blvd Jonesboro, GA	3.0	2.0	1120	$1,499	$1.34	2d	1	1.08mi
1117 Village Crk Jonesboro, GA	3.0	2.5	1330	$1,815	$1.36	44d	1	1.11mi
10972 Clearwater Dr Hampton, GA	3.0	2.5	1628	$1,890	$1.16	24d	1	1.12mi
1260 Iron Gate Blvd Jonesboro, GA	3.0	2.0	1460	$1,745	$1.20	20d	1	1.13mi

Listing history 21 events

1. 2026-06-17
   days on market $195,000 Active 135 DOM
2. 2026-06-16
   days on market $195,000 Active 134 DOM
3. 2026-06-15
   days on market $195,000 Active 133 DOM
4. 2026-06-13
   days on market $195,000 Active 131 DOM
5. 2026-06-09
   days on market $195,000 Active 127 DOM
6. 2026-06-08
   days on market $195,000 Active 126 DOM
7. 2026-06-07
   days on market $195,000 Active 125 DOM
8. 2026-06-04
   days on market $195,000 Active 122 DOM
9. 2026-06-03
   days on market $195,000 Active 121 DOM
10. 2026-06-02
    days on market $195,000 Active 120 DOM
11. 2026-06-01
    days on market $195,000 Active 119 DOM
12. 2026-05-31
    days on market $195,000 Active 118 DOM
13. 2026-01-30
    listed $195,000 New 309-char remark

    Show marketing remark (309 chars)

    Get great cash flow with this all brick tenant occupied home! DO NOT DISTURB THE TENANT! The living room opens up into the dining room with a large bonus room just off the kitchen that could be a 4th bedroom. Master bedroom has a private full bath with the secondary bedrooms sharing a full bath in the hall.

14. 2025-02-25
    historical $1,395
15. 2025-02-07
    listed $1,395
16. 2025-02-07
    historical $1,395
17. 2025-02-05
    listed $1,395
18. 2017-08-07
    soldstatus $120,000
19. 1985-06-22
    soldstatus $59,000
20. 1982-10-02
    soldstatus $79,600
21. 1981-01-01
    soldstatus $39,400

ⓘ 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: $2,053 · $171/mo
• Projected year-2 tax: $2,053 · $171/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,478
• − Mortgage interest: −$10,923
• − Property taxes: −$2,053
• − Insurance: −$975
• − Repairs & maintenance: −$1,798
• − Management: −$1,798
• − Depreciation: −$5,673
• Taxable loss: −$742
• Est. tax savings @ 24.0%: +$178
• After-tax cash flow: $2,637/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 — Bonanza

• Score: 62/100
• State rank: #314
• US rank: #16994

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bonanza, GA
• County: Clayton County · 230,153 people
• 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

+394.9% since first listed

9 events — show timeline

• 2026-01-30 Listed $195,000 GAMLS
• 2025-02-25 Rental Removed $1,395 GAMLS
• 2025-02-07 Listed for Rent $1,395 GAMLS
• 2025-02-07 Rental Removed $1,395 APPFOLIO
• 2025-02-05 Listed for Rent $1,395 APPFOLIO
• 2017-08-07 Sold (Public Records) $120,000 Public Records
• 1985-06-22 Sold (Public Records) $59,000 Public Records
• 1982-10-02 Sold (Public Records) $79,600 Public Records
• 1981-01-01 Sold (Public Records) $39,400 Public Records

Property tax history

+3.1%/yr

Latest (2025): $2,053 · -1.8% YoY. Source: county tax records.