3963 Joanne Ct · Conley, GA 30297

$69,990

3 bd · 2.0 ba · 2,100 sqft · SingleFamily public records · 17 Days on market

Built 1967 0.26 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• 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

THERE IS MORE THAN YOU CAN SEE.AT STREET LEVEL QUIET CUL-DE-SAC PROPERTY APPEARS TO BE SMALL.STEP ONTO LOVELY WOODEN FLOORED LIVING RM LEADING INTO KITCHEN,UP TO 2 BDRMS & BTH,DOWN TO ANOTHER BDRM, BTH,LAUNDRY & BONUS RM.

Key facts

• Quiet cul-de-sac
• 0.26 acre lot
• Garage

Tags

• NEW CONSTRUCTION OPPORTUNITY
• QUIET CUL-DE-SAC
• MINUTES FROM FINE DINING
• MINUTES FROM SHOPPING
• 15 MINUTES FROM ATLANTA
• UPDATED KITCHENS AND BATHS

Property features AI

Finance

• Other: Lot approximately 0.26 acre (owner-reported); Located in Pinecrest Hills - Landmar subdivision; Address: 3963 Joanne Ct, Forest Park, GA 30297
• Financial info: Listing accepts Cash, Conventional, FHA, VA loan, and other financing
• HOA & community: No homeowners association

Exterior

• Parking: Garage with space for 2 vehicles
• Utilities: Public water; Public sewer; Electricity available; Sewer connected; Water available
• Home design: Single family residence; House; One level; Resale property
• Construction: Brick construction; Other roof type; Built in 1967; Owner-reported building area 1050
• Exterior features: Other exterior features; Level lot

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features; Full basement; Two fireplaces
• Laundry & utility: No laundry features listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 24.9% vs local median 5.6% in Conley — 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 (#299 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, amenities 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.
• Zoned schools: Huie Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 639 students, 90% FRL); Forest Park Middle School (math 8% / reading 17%, grade F, #412 of 470 statewide, top 88%, 685 students, 90% FRL); Forest Park High School (math 8% / reading 16%, grade F, #344 of 424 statewide, top 81%, 1,765 students, 90% FRL).
• Market conditions: Rents soft (-1.0%/yr); 128 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).
• At $1,898/mo this rent would consume 50% 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 $484 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y 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 $60k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $68,940 (1.5% below list)

Questions for the listing agent

1. Built in 1967 — 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 D 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: 2.71% ✓
• Cap rate: 24.93%
• Cash-on-cash: 66.56%
• DSCR: 3.96
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $331,800
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4119 Murray Lake Cir	0.52mi	3/3.5	2,150 (+2%)	7mo	$270,000	$126	60
4226 Murray Lake Cir	0.53mi	4/3.0 (+1)	2,087 (-1%)	19mo	$305,000	$146	49
4121 Sweetbriar Ln	0.40mi	4/2.0 (+1)	1,886 (-10%)	17mo	$165,000	$87	45
3534 Oakshire Way SE	0.61mi	3/2.5	1,798 (-14%)	8mo	$256,000	$142	39
3637 Beaconfield Ct SE	0.60mi	4/2.5 (+1)	1,991 (-5%)	22mo	$426,890	$214	38
1065 Mackets Ct SE	0.45mi	4/2.5 (+1)	2,338 (+11%)	22mo	$369,900	$158	35
1122 Erica Way	0.53mi	4/3.5 (+1)	2,338 (+11%)	17mo	$374,800	$160	31
3711 Chevington Ct SE	0.58mi	4/2.5 (+1)	2,356 (+12%)	20mo	$429,115	$182	29
3689 Chevington Ct SE	0.55mi	4/3.5 (+1)	2,338 (+11%)	21mo	$368,800	$158	27
3653 Beaconfield Ct SE	0.65mi	4/3.5 (+1)	2,338 (+11%)	21mo	$424,800	$182	22

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: 62.5%
• Equity multiple: 3.67×
• Total profit: $52,314
• Equity at exit: $10,436

10-year hold

• IRR: 66.1%
• Equity multiple: 6.77×
• Total profit: $113,144
• Equity at exit: $6,051

Cash invested: $19,597 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,898 high
• Mortgage (P&I): −$367
• Tax from tax record: −$16 /mo · $196/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $1,087

Break-even live

Break-even rent $522

Max offer price $69,990

Occupancy floor 38%

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: $17,498
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3689 Chevington Ct SE Atlanta, GA	4.0	2.5	2338	$2,400	$1.03	24d	1	0.57mi
1540 Greenwillow Dr Conley, GA	4.0	2.0	1564	$1,895	$1.21	24d	1	1.02mi
4309 Gilbert Pl Forest Park, GA	4.0	2.0	1660	$1,981	$1.19	4d	1	1.07mi
1678 Bagpipe Pl Conley, GA	3.0	2.0	1450	$1,300	$0.90	43d	1	1.32mi
1235 Lloyd Dr Forest Park, GA	4.0	2.0	2500	$1,950	$0.78	43d	1	1.34mi

Listing history 12 events

1. 2026-06-18
   days on market $69,990 Active 17 DOM
2. 2026-06-17
   days on market $69,990 Active 16 DOM
3. 2026-06-16
   days on market $69,990 Active 15 DOM
4. 2026-06-15
   statusdays on market $69,990 Active 14 DOM
5. 2026-06-13
   days on market $69,990 New 12 DOM
6. 2026-06-09
   days on market $69,990 New 8 DOM
7. 2026-06-08
   days on market $69,990 New 7 DOM
8. 2026-06-07
   days on market $69,990 New 6 DOM
9. 2026-06-04
   days on market $69,990 New 3 DOM
10. 2026-06-03
    days on market $69,990 New 2 DOM
11. 2026-06-02
    remarks 699-char remark
12. 2026-06-02
    listed $69,990 New 1 DOM

ⓘ 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: $196 · $16/mo
• Projected year-2 tax: $644 · $54/mo
• Expected delta: +$448/yr (+$37/mo · 228.8%)

ⓘ 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 5/10 Major 7 d/yr ≥104°F today · 17 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: $22,778
• − Mortgage interest: −$3,921
• − Property taxes: −$196
• − Insurance: −$350
• − Repairs & maintenance: −$1,822
• − Management: −$1,822
• − Depreciation: −$2,036
• Taxable income: $12,631
• Est. tax owed @ 24.0%: −$3,031
• After-tax cash flow: $10,013/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 — Conley

• Score: 62/100
• State rank: #299
• US rank: #16248

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Conley, GA
• County: Clayton County · 230,153 people
• City population: 8,116
• 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

+7.7% since first listed

5 events — show timeline

• 2026-06-01 Listed $69,990 GAMLS
• 2008-10-15 Sold (MLS) $59,500 FMLS
• 2008-08-26 Listed $59,900 FMLS
• 1995-12-20 Sold (Public Records) $65,000 Public Records
• 1990-07-11 Sold (Public Records) $65,000 Public Records

Property tax history

-8.4%/yr

Latest (2025): $196 · -92.5% YoY. Source: county tax records.