4328 Rushmore Pl · Forest Park, GA 30297

$114,900

5 bd · 3.0 ba · 1,735 sqft · SingleFamily public records · 13 Days on market

Built 1962 10,885 sqft lot $66/sqft · 59% below area Est $199k · 42% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This ranch-style home with a partial basement in a convenient location. The main level includes a living room and an eat-in kitchen, along with three secondary bedrooms and a full hall bath. The enclosed garage has been converted into a private primary suite with its own full bathroom, adding separation from the additional bedrooms. The basement provides additional space with plenty of potential for storage, workspace, or future expansion. Situated close to major highways, interstates, and downtown Atlanta, the location offers easy access to shopping, dining, and everyday services. This property presents a solid opportunity for a buyer looking to customize and add value.

Key facts

• Partial basement
• Convenient access
• Ranch style home

Tags

• RANCH STYLE HOME
• PRIVATE PRIMARY SUITE
• PARTIAL BASEMENT
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $791 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Cap rate 14.6% vs local median 5.2% in Forest 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 65/100 on livability (#209 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: schools F, crime 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 soft (-1.0%/yr); 128 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).
• At $2,109/mo this rent would consume 56% of the median local household income ($45k/yr) (locally 1359% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $794 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 $32k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 10y ago; this cycle's ask has dropped $25k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; moderate wind risk, 26% 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 $114,900

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.84% ✓
• Cap rate: 14.55%
• Cash-on-cash: 29.50%
• DSCR: 2.31
• GRM: 4.5

CMA / ARV

• ARV (median comp): $198,700
• List price: $114,900
• Delta: -39.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1110 Rockcut Rd	0.54mi	5/2.0	1,650 (-5%)	21mo	$249,900	$151	45
4121 Sweetbriar Ln	0.42mi	4/2.0 (-1)	1,886 (+9%)	17mo	$165,000	$87	42
4582 Hendrix Dr	0.63mi	4/2.5 (-1)	1,871 (+8%)	13mo	$135,000	$72	40
1206 Rocksprings St	0.70mi	4/2.0 (-1)	1,522 (-12%)	9mo	$175,000	$115	30

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: 20.4%
• Equity multiple: 1.80×
• Total profit: $25,652
• Equity at exit: $17,132

10-year hold

• IRR: 26.4%
• Equity multiple: 2.98×
• Total profit: $63,643
• Equity at exit: $9,934

Cash invested: $32,172 (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 30297

• Home prices YoY: -29.5%
• Rents YoY: -1.0%
• Active inventory: 128
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,109 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$225 /mo · $2,698/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $791

Break-even live

Break-even rent $1,108

Max offer price $114,900

Occupancy floor 57%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4309 Gilbert Pl Forest Park, GA	4.0	2.0	1660	$1,981	$1.19	4d	1	0.47mi
1540 Greenwillow Dr Conley, GA	4.0	2.0	1564	$1,895	$1.21	24d	1	1.35mi
4324 Edinburgh Way Conley, GA	5.0	3.5	1644	$2,200	$1.34	24d	1	1.46mi
63 Werner Brook Way SW Atlanta, GA	4.0	3.5	1946	$2,700	$1.39	24d	1	1.48mi

Listing history 48 events

1. 2026-06-18
   status $114,900 Pending 13 DOM
2. 2026-06-17
   days on market $114,900 Active 13 DOM
3. 2026-06-16
   days on market $114,900 Active 12 DOM
4. 2026-06-15
   days on market $114,900 Active 11 DOM
5. 2026-06-13
   days on market $114,900 Active 9 DOM
6. 2026-06-09
   days on market $114,900 Active 5 DOM
7. 2026-06-08
   days on market $114,900 Active 4 DOM
8. 2026-06-07
   remarks 689-char remark
9. 2026-06-07
   pricestatusdays on marketlisting id $114,900 Active 3 DOM
10. 2026-04-21
    price $119,900 682-char remark

    Show marketing remark (682 chars)

    This ranch-style home with a partial basement in a convenient location. The main level includes a living room and an eat-in kitchen, along with three secondary bedrooms and a full hall bath. The enclosed garage has been converted into a private primary suite with its own full bathroom, adding separation from the additional bedrooms. The basement provides additional space with plenty of potential for storage, workspace, or future expansion. Situated close to major highways, interstates, and downtown Atlanta, the location offers easy access to shopping, dining, and everyday services. This property presents a solid opportunity for a buyer looking to customize and add value.

11. 2026-02-19
    price $129,900 682-char remark

    Show marketing remark (682 chars)

    This ranch-style home with a partial basement in a convenient location. The main level includes a living room and an eat-in kitchen, along with three secondary bedrooms and a full hall bath. The enclosed garage has been converted into a private primary suite with its own full bathroom, adding separation from the additional bedrooms. The basement provides additional space with plenty of potential for storage, workspace, or future expansion. Situated close to major highways, interstates, and downtown Atlanta, the location offers easy access to shopping, dining, and everyday services. This property presents a solid opportunity for a buyer looking to customize and add value.

12. 2026-01-05
    listed $139,900 New 682-char remark

    Show marketing remark (682 chars)

    This ranch-style home with a partial basement in a convenient location. The main level includes a living room and an eat-in kitchen, along with three secondary bedrooms and a full hall bath. The enclosed garage has been converted into a private primary suite with its own full bathroom, adding separation from the additional bedrooms. The basement provides additional space with plenty of potential for storage, workspace, or future expansion. Situated close to major highways, interstates, and downtown Atlanta, the location offers easy access to shopping, dining, and everyday services. This property presents a solid opportunity for a buyer looking to customize and add value.

13. 2025-03-10
    historical $460
14. 2025-03-08
    price $460
15. 2025-02-27
    price $485
16. 2025-02-26
    listed $850
17. 2022-11-01
    soldstatus $137,000
18. 2022-10-31
    soldstatus $125,000
19. 2022-10-25
    status Pending 213-char remark

    Show marketing remark (213 chars)

    Well located home in Forest Park, close to great retail, Downtown Atlanta, and Hartsfield Jackson International Airport. Large floor plan with a total of 5 bedrooms and 3 bathes. Great opportunity for an investor!

20. 2022-10-21
    soldstatus $125,000 Closed 213-char remark

    Show marketing remark (213 chars)

    Well located home in Forest Park, close to great retail, Downtown Atlanta, and Hartsfield Jackson International Airport. Large floor plan with a total of 5 bedrooms and 3 bathes. Great opportunity for an investor!

21. 2022-10-21
    soldstatus $125,000 Sold

    Show marketing remark (213 chars)

    Well located home in Forest Park, close to great retail, Downtown Atlanta, and Hartsfield Jackson International Airport. Large floor plan with a total of 5 bedrooms and 3 bathes. Great opportunity for an investor!

22. 2022-09-20
    listed $149,900 Active 213-char remark

    Show marketing remark (213 chars)

    Well located home in Forest Park, close to great retail, Downtown Atlanta, and Hartsfield Jackson International Airport. Large floor plan with a total of 5 bedrooms and 3 bathes. Great opportunity for an investor!

23. 2022-09-20
    listed $149,900 New

    Show marketing remark (213 chars)

    Well located home in Forest Park, close to great retail, Downtown Atlanta, and Hartsfield Jackson International Airport. Large floor plan with a total of 5 bedrooms and 3 bathes. Great opportunity for an investor!

24. 2020-11-13
    soldstatus $102,500
25. 2020-11-05
    soldstatus $102,500 Closed
26. 2020-11-05
    soldstatus $102,500 Sold
27. 2020-10-12
    status Pending
28. 2020-10-07
    status Under Contract
29. 2020-10-07
    historical Active Under Contract
30. 2020-10-05
    status Back on Market
31. 2020-10-05
    status Active
32. 2020-10-02
    status Under Contract
33. 2020-10-02
    historical Active Under Contract
34. 2020-09-28
    listed $105,000 New
35. 2020-09-27
    listed $105,000 Active
36. 2017-09-07
    soldstatus $80,000
37. 2017-08-31
    soldstatus $80,000 Sold
38. 2017-08-11
    status Under Contract
39. 2017-08-04
    listed $79,000 New
40. 2017-08-02
    historical
41. 2017-05-02
    listed $79,200 New
42. 2017-01-13
    soldstatus $25,200 Sold
43. 2017-01-13
    soldstatus $25,200 Sold
44. 2016-12-20
    status Under Contract
45. 2016-12-20
    historical Pending
46. 2016-12-05
    listed $21,999 Active
47. 2016-12-05
    listed $21,999 New
48. 1997-06-25
    soldstatus $60,000

ⓘ 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: $2,698 · $225/mo
• Projected year-2 tax: $2,698 · $225/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 5/10 Major FEMA zone X (unshaded) · 27% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $25,308
• − Mortgage interest: −$6,436
• − Property taxes: −$2,698
• − Insurance: −$574
• − Repairs & maintenance: −$2,025
• − Management: −$2,025
• − Depreciation: −$3,343
• Taxable income: $8,207
• Est. tax owed @ 24.0%: −$1,970
• After-tax cash flow: $7,520/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 — Forest Park

• Score: 65/100
• State rank: #209
• US rank: #12698

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Forest Park, GA
• County: Clayton County · 230,153 people
• City population: 29,210
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 29,210
• Household income: $45,124
• Rent vs Own: 61.8% rent · 38.2% own
• Severe rent burden: 1359.0

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 0.64)
• Race & ethnicity: Black 52% Hispanic / Latino 27% White 10% Two or more races 10% Asian 6%
• Hispanic origin (detail): Mexican 19%
• Foreign-born: 18% · Canada, Vietnam, Jamaica
• Languages at home: 67% English-only · Spanish 26% Vietnamese 5% 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: ▼ -96.04%
• Current HPI: 229.5016
• Rent YoY: ▼ -0.96%
• 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

+99.8% since first listed

39 events — show timeline

• 2026-04-21 Price Changed $119,900 GAMLS
• 2026-02-19 Price Changed $129,900 GAMLS
• 2026-01-05 Listed $139,900 GAMLS
• 2025-03-10 Rental Removed $460 ZUMPER1
• 2025-03-08 Price Changed $460 ZUMPER1
• 2025-02-27 Price Changed $485 ZUMPER1
• 2025-02-26 Listed for Rent $850 ZUMPER1
• 2022-11-01 Sold (Public Records) $137,000 Public Records
• 2022-10-31 Sold (Public Records) $125,000 Public Records
• 2022-10-25 Pending — FMLS
• 2022-10-21 Sold (MLS) $125,000 GAMLS
• 2022-10-21 Sold (MLS) $125,000 FMLS
• 2022-09-20 Listed $149,900 GAMLS
• 2022-09-20 Listed $149,900 FMLS
• 2020-11-13 Sold (Public Records) $102,500 Public Records
• 2020-11-05 Sold (MLS) $102,500 GAMLS
• 2020-11-05 Sold (MLS) $102,500 FMLS
• 2020-10-12 Pending — FMLS
• 2020-10-07 Pending — GAMLS
• 2020-10-07 Contingent — FMLS
• 2020-10-05 Relisted — GAMLS
• 2020-10-05 Relisted — FMLS
• 2020-10-02 Pending — GAMLS
• 2020-10-02 Contingent — FMLS
• 2020-09-28 Listed $105,000 GAMLS
• 2020-09-27 Listed $105,000 FMLS
• 2017-09-07 Sold (Public Records) $80,000 Public Records
• 2017-08-31 Sold (MLS) $80,000 GAMLS
• 2017-08-11 Pending — GAMLS
• 2017-08-04 Listed $79,000 GAMLS
• 2017-08-02 Listing Removed — GAMLS
• 2017-05-02 Listed $79,200 GAMLS
• 2017-01-13 Sold (MLS) $25,200 GAMLS
• 2017-01-13 Sold (MLS) $25,200 FMLS
• 2016-12-20 Pending — GAMLS
• 2016-12-20 Contingent — FMLS
• 2016-12-05 Listed $21,999 FMLS
• 2016-12-05 Listed $21,999 GAMLS
• 1997-06-25 Sold (Public Records) $60,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $2,698 · +6.2% YoY. Source: county tax records.