6635 King George Way · Morrow, GA 30260

$185,000

3 bd · 1.0 ba · 975 sqft · SingleFamily public records · 24 Days on market

Built 1963 0.33 ac lot $190/sqft · 8% below area Est $201k · 8% under

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Why this score? — see what drove the D 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 +13.5/30.0
• ARV discount +11.0/15.0
• DSCR +4.1/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming cottage-style home in the heart of Morrow, GA-perfect for a first-time buyer or savvy investor! This 3-bedroom, 1-bath gem is currently operating as a successful Airbnb, generating approximately $2,000 per month in income, offering immediate earning potential. Step inside to an inviting open-concept layout that seamlessly connects the living, dining, and kitchen areas-ideal for entertaining or everyday comfort. The kitchen provides ample space for cooking and gathering, while the dedicated laundry room comes equipped with a washer and dryer for added convenience. With its cozy character, functional layout, and proven income history, this property is a fantastic opportunity to own a home that works for you. Whether you're looking to settle in or expand your investment portfolio, this one checks all the boxes! Just a 20 min drive to Downtown Atlanta!

Key facts

• Open-concept layout
• 0.33 acre lot
• 3 parking spots

Tags

• OPEN-CONCEPT LAYOUT
• DEDICATED LAUNDRY ROOM
• IMMEDIATE EARNING POTENTIAL

Property features AI

Finance

• HOA & community: Near public transport; Near schools; Near shopping; Street lights

Exterior

• Parking: Total 3 parking spaces; Carport (1 space); Driveway parking; Open parking available
• Utilities: Public water; Public sewer; Electricity available; Cable available; Phone available; Sewer available; Water available; Electric service listed as Other
• Home design: One-level home
• Construction: Brick and wood siding exterior; Composition roof; Brick/mortar and slab foundation; Resale property
• Exterior features: Private entrance; Private yard; Front porch; Patio; Chain link fencing; Paved road frontage on a city street

Interior

• Kitchen: White cabinets; Laminate counters; Kitchen open to family room; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms on main level; Master on main; Roommate floor plan
• Flooring: Luxury vinyl
• Bathrooms: 1 full bathroom on main level; Master bathroom with tub/shower combo
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Disappearing attic stairs; Window treatments; No common walls
• Laundry & utility: Laundry room on main level; Laundry area in kitchen; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $7 ($84/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 $149k (19.2% below list).
• Recommended offer: $149k (19.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 5.0% in Morrow — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 65/100 on livability (#229 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities D, employment D, crime 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.
• Zoned schools: Tara Elementary School (math 8% / reading 12%, grade F, #1,092 of 1,228 statewide, top 91%, 584 students, 90% FRL); Jonesboro Middle School (math 17% / reading 22%, grade F, #356 of 470 statewide, top 78%, 951 students, 90% FRL); Charles R. Drew High School (math 8% / reading 22%, grade F, #297 of 424 statewide, top 74%, 1,652 students, 91% FRL).
• Market conditions: Rents soft (-1.0%/yr); 166 active listings in the ZIP; 26 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).
• This rent runs 34% of the median local income ($53k/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 24 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 2 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.

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 $149,412 (19.2% below list)

Questions for the listing agent

1. Built in 1963 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.81% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.16%
• DSCR: 1.01
• GRM: 10.3

CMA / ARV

• ARV (median comp): $200,801
• List price: $185,000
• Delta: -7.87%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6635 King George Way	0.00mi	3/1.0	975 (0%)	1mo	$183,500	$188	99
6623 King George Way	0.02mi	3/1.0	957 (-2%)	1mo	$125,000	$131	95
6626 Imperial Dr	0.10mi	2/1.0 (-1)	875 (-10%)	3mo	$140,000	$160	71
884 Pineglen Cv	0.73mi	3/1.5	975 (0%)	18mo	$130,000	$133	49
817 Brian Ln	0.63mi	4/2.0 (+1)	925 (-5%)	23mo	$120,000	$130	34

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: -19.2%
• Equity multiple: 0.34×
• Total profit: $-33,954
• Equity at exit: $27,584

10-year hold

• IRR: -19.0%
• Equity multiple: 0.11×
• Total profit: $-46,087
• Equity at exit: $15,995

Cash invested: $51,800 (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 30260

• Home prices YoY: -33.8%
• Rents YoY: -1.0%
• Active inventory: 166
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,494 high
• Mortgage (P&I): −$970
• Tax from tax record: −$126 /mo · $1,514/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $7

Break-even live

Break-even rent $1,485

Max offer price $185,000

Occupancy floor 95%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6548 King George Way Morrow, GA	2.0	2.0	1100	$1,295	$1.18	43d	1	0.18mi
850 Mount Zion Rd Jonesboro, GA	2.0–3.0	1.0–1.5	1040	$1,350	$1.30	1d	7	0.19mi
985 Mount Zion Rd Morrow, GA	2.0–3.0	1.5–2.0	1157	$1,274	$1.10	1d	9	0.26mi
701 Mt Zion Rd Jonesboro, GA	2.0–3.0	1.5–2.0	1136	$1,500	$1.32	3d	8	0.44mi
808 S Nottingham Rd Jonesboro, GA	3.0	1.5	1107	$1,400	$1.26	18d	1	0.91mi
808 S Nottingham Rd Jonesboro, GA	3.0	1.5	1107	$1,400	$1.26	43d	1	0.91mi
661 Sherwood Dr Jonesboro, GA	2.0–3.0	1.0–2.0	1184	$1,495	$1.26	43d	1	0.94mi
6347 Tara Blvd Unit 88 Jonesboro, GA	2.0	1.0	832	$1,120	$1.35	43d	1	1.04mi
6347 Tara Blvd Unit 97 Jonesboro, GA	2.0	1.0	832	$1,120	$1.35	24d	1	1.04mi
330 Arrowhead Blvd Jonesboro, GA	1.0–3.0	1.0–2.5	1180	$1,199	$1.02	43d	1	1.07mi
461 Old Dixie Way Forest Park, GA	1.0–3.0	1.0–2.0	1131	$1,400	$1.24	21d	1	1.12mi
276 Upper Riverdale Rd Jonesboro, GA	1.0–2.0	1.0–1.5	984	$1,280	$1.30	1d	8	1.20mi
3500 Summercourt Dr Jonesboro, GA	1.0–2.0	1.0–2.0	843	$1,428	$1.69	1d	9	1.22mi
6903 Tara Blvd Jonesboro, GA	2.0	1.0–2.0	1057	$1,255	$1.19	43d	2	1.24mi
7259 Mayfair Cir Jonesboro, GA	3.0	1.0	1014	$1,590	$1.57	2d	1	1.25mi
100 Chaselake Dr Jonesboro, GA	1.0–3.0	1.0–2.0	1160	$1,501	$1.29	1d	23	1.26mi
707 Battlecreek Rd Jonesboro, GA	3.0	1.5	1075	$1,625	$1.51	43d	1	1.37mi
275 Upper Riverdale Rd Unit A76 Jonesboro, GA	2.0	2.0	832	$1,200	$1.44	43d	1	1.46mi
506 Shady Ln Forest Park, GA	3.0	1.5	990	$1,445	$1.46	24d	1	1.47mi
645 Melrose Dr Forest Park, GA	3.0	1.0	1123	$1,575	$1.40	43d	1	1.47mi
6252 N Lee St Unit 56 Morrow, GA	2.0	1.0	900	$1,279	$1.42	2d	1	1.48mi
6252 N Lee St Apt 54 Morrow, GA	2.0	1.0	900	$1,249	$1.39	24d	1	1.48mi
6252 N Lee St Unit 42 Morrow, GA	2.0	1.0	900	$1,249	$1.39	2d	1	1.48mi
157 Sunrise Cir Riverdale, GA	3.0	2.0	975	$1,500	$1.54	4d	1	1.49mi
6252 N Lee St Unit 30 Morrow, GA	2.0	1.0	900	$1,279	$1.42	24d	1	1.49mi
6252 N Lee St Morrow, GA	1.0–2.0	1.0	850	$1,279	$1.50	5d	3	1.49mi

Listing history 8 events

1. 2026-05-17
   status Pending 883-char remark

   Show marketing remark (871 chars)

   Charming cottage-style home in the heart of Morrow, GA-perfect for a first-time buyer or savvy investor! This 3-bedroom, 1-bath gem is currently operating as a successful Airbnb, generating approximately $2,000 per month in income, offering immediate earning potential. Step inside to an inviting open-concept layout that seamlessly connects the living, dining, and kitchen areas-ideal for entertaining or everyday comfort. The kitchen provides ample space for cooking and gathering, while the dedicated laundry room comes equipped with a washer and dryer for added convenience. With its cozy character, functional layout, and proven income history, this property is a fantastic opportunity to own a home that works for you. Whether you're looking to settle in or expand your investment portfolio, this one checks all the boxes! Just a 20 min drive to Downtown Atlanta!

2. 2026-05-17
   status Under Contract 871-char remark

   Show marketing remark (871 chars)

   Charming cottage-style home in the heart of Morrow, GA-perfect for a first-time buyer or savvy investor! This 3-bedroom, 1-bath gem is currently operating as a successful Airbnb, generating approximately $2,000 per month in income, offering immediate earning potential. Step inside to an inviting open-concept layout that seamlessly connects the living, dining, and kitchen areas-ideal for entertaining or everyday comfort. The kitchen provides ample space for cooking and gathering, while the dedicated laundry room comes equipped with a washer and dryer for added convenience. With its cozy character, functional layout, and proven income history, this property is a fantastic opportunity to own a home that works for you. Whether you're looking to settle in or expand your investment portfolio, this one checks all the boxes! Just a 20 min drive to Downtown Atlanta!

3. 2026-05-06
   historical Active Under Contract 871-char remark

   Show marketing remark (871 chars)

   Charming cottage-style home in the heart of Morrow, GA-perfect for a first-time buyer or savvy investor! This 3-bedroom, 1-bath gem is currently operating as a successful Airbnb, generating approximately $2,000 per month in income, offering immediate earning potential. Step inside to an inviting open-concept layout that seamlessly connects the living, dining, and kitchen areas-ideal for entertaining or everyday comfort. The kitchen provides ample space for cooking and gathering, while the dedicated laundry room comes equipped with a washer and dryer for added convenience. With its cozy character, functional layout, and proven income history, this property is a fantastic opportunity to own a home that works for you. Whether you're looking to settle in or expand your investment portfolio, this one checks all the boxes! Just a 20 min drive to Downtown Atlanta!

4. 2026-05-06
   historical Active Under Contract 883-char remark

   Show marketing remark (871 chars)

   Charming cottage-style home in the heart of Morrow, GA-perfect for a first-time buyer or savvy investor! This 3-bedroom, 1-bath gem is currently operating as a successful Airbnb, generating approximately $2,000 per month in income, offering immediate earning potential. Step inside to an inviting open-concept layout that seamlessly connects the living, dining, and kitchen areas-ideal for entertaining or everyday comfort. The kitchen provides ample space for cooking and gathering, while the dedicated laundry room comes equipped with a washer and dryer for added convenience. With its cozy character, functional layout, and proven income history, this property is a fantastic opportunity to own a home that works for you. Whether you're looking to settle in or expand your investment portfolio, this one checks all the boxes! Just a 20 min drive to Downtown Atlanta!

5. 2026-04-23
   listed $185,000 Active 883-char remark

   Show marketing remark (871 chars)

   Charming cottage-style home in the heart of Morrow, GA-perfect for a first-time buyer or savvy investor! This 3-bedroom, 1-bath gem is currently operating as a successful Airbnb, generating approximately $2,000 per month in income, offering immediate earning potential. Step inside to an inviting open-concept layout that seamlessly connects the living, dining, and kitchen areas-ideal for entertaining or everyday comfort. The kitchen provides ample space for cooking and gathering, while the dedicated laundry room comes equipped with a washer and dryer for added convenience. With its cozy character, functional layout, and proven income history, this property is a fantastic opportunity to own a home that works for you. Whether you're looking to settle in or expand your investment portfolio, this one checks all the boxes! Just a 20 min drive to Downtown Atlanta!

6. 2026-04-23
   listed $185,000 New 871-char remark

   Show marketing remark (871 chars)

   Charming cottage-style home in the heart of Morrow, GA-perfect for a first-time buyer or savvy investor! This 3-bedroom, 1-bath gem is currently operating as a successful Airbnb, generating approximately $2,000 per month in income, offering immediate earning potential. Step inside to an inviting open-concept layout that seamlessly connects the living, dining, and kitchen areas-ideal for entertaining or everyday comfort. The kitchen provides ample space for cooking and gathering, while the dedicated laundry room comes equipped with a washer and dryer for added convenience. With its cozy character, functional layout, and proven income history, this property is a fantastic opportunity to own a home that works for you. Whether you're looking to settle in or expand your investment portfolio, this one checks all the boxes! Just a 20 min drive to Downtown Atlanta!

7. 2002-05-06
   soldstatus $79,900
8. 1999-12-30
   soldstatus $47,000

ⓘ 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: $1,514 · $126/mo
• Projected year-2 tax: $1,702 · $142/mo
• Expected delta: +$188/yr (+$16/mo · 12.5%)

ⓘ 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 ≥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 · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,929
• − Mortgage interest: −$10,363
• − Property taxes: −$1,514
• − Insurance: −$925
• − Repairs & maintenance: −$1,434
• − Management: −$1,434
• − Depreciation: −$5,382
• Taxable loss: −$3,123
• Est. tax savings @ 24.0%: +$749
• After-tax cash flow: $833/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 — Morrow

• Score: 65/100
• State rank: #229
• US rank: #13314

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Clayton County · 230,153 people
• City population: 28,693
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 28,693
• Household income: $52,666
• Rent vs Own: 52.6% rent · 47.4% own
• Severe rent burden: 1956.0

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 0.67)
• Race & ethnicity: Black 50% Asian 20% Hispanic / Latino 19% Two or more races 7% White 7%
• Hispanic origin (detail): Mexican 11% Dominican 1%
• Foreign-born: 24% · Vietnam, Canada, South Korea
• Languages at home: 63% English-only · Spanish 17% Vietnamese 16% 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: ▼ -98.24%
• Current HPI: 192.3741
• Rent YoY: ▼ -1.00%
• 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

+290.4% since first listed

10 events — show timeline

• 2026-05-29 Sold (MLS) $183,500 FMLS
• 2026-05-29 Sold (MLS) $183,500 GAMLS
• 2026-05-17 Pending — FMLS
• 2026-05-17 Pending — GAMLS
• 2026-05-06 Contingent — GAMLS
• 2026-05-06 Contingent — FMLS
• 2026-04-23 Listed $185,000 FMLS
• 2026-04-23 Listed $185,000 GAMLS
• 2002-05-06 Sold (Public Records) $79,900 Public Records
• 1999-12-30 Sold (Public Records) $47,000 Public Records

Property tax history

+9.4%/yr

Latest (2025): $1,514 · +16.3% YoY. Source: county tax records.