820 Vintonwoods Dr · Forest Park, GA 30297

$160,000

3 bd · 1.0 ba · 1,850 sqft · SingleFamily public records · 56 Days on market

Built 1962 0.52 ac lot $86/sqft · 27% below area Est $220k · 27% under ↓ 3% since listing

---

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 +19.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +5.4/10.0
• 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

Opportunity is knocking-loudly. This diamond in the rough is ready for your vision and creativity to transform it into something truly special. Located just 10-15 minutes from Hartsfield-Jackson Atlanta international airport, this split-level home offers incredible potential for the savvy buyer, investor, or hands-on homeowner. Inside, you'll find 3 generously sized bedrooms and 1 bathroom featuring updated plumbing. The home includes ceiling fans throughout and a functional kitchen with a charming built-in Lazy Susan cabinet. While flooring and paint are needed, this is your chance to design and customize every detail to your taste. Step outside and imagine the possibilities-an expansive newly built deck that can accommodate 40+ guests makes it perfect for entertaining, barbecues, or relaxing evenings. The property is also equipped with pet fencing, ideal for your furry companions plus large storage shed in back. Downstairs, a large basement offers additional abundant storage or the potential for additional living or workspace-perfect for contractors or anyone who enjoys doing their own renovations.Whether you're looking for your next project, a rental investment, or a place to create your dream home, this property checks all the boxes. Bring your vision, bring your offers-closing costs paid, Let's negotiate. Please contact listing agent and make appointment in Showingtime to view the property.

Key facts

• Pet fencing
• Large basement
• Newly built deck

Tags

• UPDATED PLUMBING
• BUILT-IN LAZY SUSAN CABINET
• NEWLY BUILT DECK
• PET FENCING
• LARGE STORAGE SHED
• LARGE BASEMENT

Property features AI

Exterior

• Parking: Driveway parking; Open parking available; Total parking for 6 vehicles
• Utilities: Public water and shared well; Public sewer; 110-volt electric service; Electricity available
• Home design: Two levels; Property listed as fixer condition; Block foundation
• Construction: Aluminum siding; Other roof material; Block foundation
• Exterior features: Private entrance; Rain gutters; Storage; Deck; Other exterior features

Interior

• Kitchen: Cabinets (other); Additional unspecified kitchen features
• Bedrooms: Master bedroom on main level; Two main-level bedrooms; One lower-level bedroom (basement)
• Flooring: Carpet
• Bathrooms: One full bathroom; One upper-level full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Two-story entrance foyer; Garden windows; No shared/common walls; Partial basement
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $189 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: crime F, commute F, employment D-.
• 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: Haynie Elementary School (math 14% / reading 16%, grade F, #981 of 1,228 statewide, top 80%, 793 students, 90% FRL); Babb Middle School (math 24% / reading 34%, grade F, #249 of 470 statewide, top 55%, 888 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); 128 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 44% of the median local income ($45k/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 $5k 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 56 days — a 3% lower offer ($155k) 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.

Risks & watch-outs

• Climate carrying-cost: 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 $155,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.04% ✓
• Cap rate: 7.71%
• Cash-on-cash: 5.05%
• DSCR: 1.22
• GRM: 8.0

CMA / ARV

• ARV (median comp): $219,693
• List price: $160,000
• Delta: -27.17%
• 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
6107 Winview Dr	0.10mi	3/2.0	1,653 (-11%)	1mo	$220,000	$133	73
6399 Boca Grande Blvd	0.45mi	3/1.5	1,924 (+4%)	6mo	$197,000	$102	65
6268 Crestview Ln	0.52mi	4/1.5 (+1)	1,851 (+0%)	7mo	$195,000	$105	63
6072 Holiday Blvd	0.17mi	4/2.5 (+1)	1,967 (+6%)	11mo	$254,000	$129	61
6050 Ledgewood Dr	0.40mi	4/2.0 (+1)	1,720 (-7%)	1mo	$254,000	$148	59
809 Vinton Wood Rd	0.03mi	4/2.5 (+1)	2,106 (+14%)	9mo	$285,000	$135	57
6470 Granada Dr	0.57mi	3/1.0	1,998 (+8%)	6mo	$177,500	$89	55
6470 Ardmoor Dr	0.62mi	3/2.0	1,737 (-6%)	2mo	$229,000	$132	55
1032 Brian Ln	0.50mi	4/2.0 (+1)	1,913 (+3%)	10mo	$241,000	$126	54
6494 Port A Prince Dr	0.62mi	3/1.5	1,694 (-8%)	2mo	$125,000	$74	53
919 Slash Pine Rd	0.37mi	4/2.0 (+1)	1,644 (-11%)	6mo	$210,000	$128	50
685 Melrose Dr	0.58mi	3/2.0	1,595 (-14%)	5mo	$130,000	$82	42

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: -11.9%
• Equity multiple: 0.58×
• Total profit: $-18,757
• Equity at exit: $23,857

10-year hold

• IRR: -8.1%
• Equity multiple: 0.56×
• Total profit: $-19,567
• Equity at exit: $13,834

Cash invested: $44,800 (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 30297

• Home prices YoY: -29.5%
• Rents YoY: -1.0%
• Active inventory: 128
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,665 high
• Mortgage (P&I): −$839
• Tax from tax record: −$221 /mo · $2,650/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $189

Break-even live

Break-even rent $1,426

Max offer price $160,000

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
686 Morrow Rd Forest Park, GA	3.0	2.0	1320	$1,950	$1.48	17d	1	0.40mi
686 Morrow Rd Forest Park, GA	3.0	2.0	1400	$1,950	$1.39	24d	1	0.40mi
626 Hickory Ct Forest Park, GA	3.0	2.0	1664	$1,595	$0.96	2d	1	0.40mi
1055 Pinecrest Dr Forest Park, GA	3.0	1.5	2039	$2,100	$1.03	43d	1	0.51mi
461 Old Dixie Way Forest Park, GA	1.0–3.0	1.0–2.0	1131	$1,400	$1.24	22d	1	0.54mi
6577 Ardmoor Dr Jonesboro, GA	3.0	2.0	1286	$1,700	$1.32	43d	1	0.82mi
1227 Dove Ct Morrow, GA	3.0	2.0	1634	$1,750	$1.07	43d	1	0.86mi
855 Mount Zion Rd Apt C1 Jonesboro, GA	3.0	1.5	1280	$1,199	$0.94	5d	1	0.96mi
855 Mount Zion Rd Jonesboro, GA	2.0–3.0	1.5	1219	$1,249	$1.02	15d	5	0.98mi
330 Arrowhead Blvd Jonesboro, GA	1.0–3.0	1.0–2.5	1180	$1,199	$1.02	43d	1	1.00mi
6763 Brookwood Cir Jonesboro, GA	3.0	1.5	1283	$1,391	$1.08	43d	1	1.05mi
1327 Woodstone Ter Morrow, GA	2.0	2.0	1344	$1,600	$1.19	24d	1	1.09mi
1327 Woodstone Ter Unit 1327 Morrow, GA	2.0	2.0	1344	$1,500	$1.12	24d	1	1.09mi
228 Morrow Rd Forest Park, GA	1.0–3.0	1.0–2.5	1125	$1,579	$1.40	2d	34	1.15mi
752 Georgetown Ct Jonesboro, GA	3.0	2.5	1548	$1,680	$1.09	5d	1	1.17mi
672 Georgetown Ct Jonesboro, GA	3.0	2.5	1700	$1,700	$1.00	43d	1	1.19mi
6273 Graceland Cir Morrow, GA	2.0	2.0	1657	$1,695	$1.02	20d	1	1.23mi
5552 Phillips Dr Morrow, GA	3.0	2.0	1750	$1,816	$1.04	5d	1	1.27mi
5504 Moriah Ln Forest Park, GA	3.0	2.0	1320	$1,699	$1.29	22d	1	1.32mi
5543 Pineridge Ct Forest Park, GA	3.0	2.5	1408	$1,595	$1.13	24d	1	1.38mi
6937 Doncaster Rd Jonesboro, GA	3.0	1.5	1800	$1,730	$0.96	4d	1	1.48mi

Listing history 18 events

1. 2026-06-18
   days on market $160,000 Active 56 DOM
2. 2026-06-17
   days on market $160,000 Active 55 DOM
3. 2026-06-16
   days on market $160,000 Active 54 DOM
4. 2026-06-15
   days on market $160,000 Active 53 DOM
5. 2026-06-13
   days on market $160,000 Active 51 DOM
6. 2026-06-09
   days on market $160,000 Active 47 DOM
7. 2026-06-08
   days on market $160,000 Active 46 DOM
8. 2026-06-07
   days on market $160,000 Active 45 DOM
9. 2026-06-04
   days on market $160,000 Active 42 DOM
10. 2026-06-03
    days on market $160,000 Active 41 DOM
11. 2026-06-02
    days on market $160,000 Active 40 DOM
12. 2026-06-01
    days on market $160,000 Active 39 DOM
13. 2026-05-31
    days on market $160,000 Active 38 DOM
14. 2026-05-16
    historical
15. 2026-05-12
    price $160,000 1368-char remark
16. 2026-04-22
    listed $165,000 New

    Show marketing remark (1419 chars)

    Opportunity is knocking-loudly. This diamond in the rough is ready for your vision and creativity to transform it into something truly special. Located just 10-15 minutes from Hartsfield-Jackson Atlanta international airport, this split-level home offers incredible potential for the savvy buyer, investor, or hands-on homeowner. Inside, you'll find 3 generously sized bedrooms and 1 bathroom featuring updated plumbing. The home includes ceiling fans throughout and a functional kitchen with a charming built-in Lazy Susan cabinet. While flooring and paint are needed, this is your chance to design and customize every detail to your taste. Step outside and imagine the possibilities-an expansive newly built deck that can accommodate 40+ guests makes it perfect for entertaining, barbecues, or relaxing evenings. The property is also equipped with pet fencing, ideal for your furry companions plus large storage shed in back. Downstairs, a large basement offers additional abundant storage or the potential for additional living or workspace-perfect for contractors or anyone who enjoys doing their own renovations.Whether you're looking for your next project, a rental investment, or a place to create your dream home, this property checks all the boxes. Bring your vision, bring your offers-closing costs paid, Let's negotiate. Please contact listing agent and make appointment in Showingtime to view the property.

17. 2026-04-22
    listed $165,000 Active 1368-char remark

    Show marketing remark (1419 chars)

    Opportunity is knocking-loudly. This diamond in the rough is ready for your vision and creativity to transform it into something truly special. Located just 10-15 minutes from Hartsfield-Jackson Atlanta international airport, this split-level home offers incredible potential for the savvy buyer, investor, or hands-on homeowner. Inside, you'll find 3 generously sized bedrooms and 1 bathroom featuring updated plumbing. The home includes ceiling fans throughout and a functional kitchen with a charming built-in Lazy Susan cabinet. While flooring and paint are needed, this is your chance to design and customize every detail to your taste. Step outside and imagine the possibilities-an expansive newly built deck that can accommodate 40+ guests makes it perfect for entertaining, barbecues, or relaxing evenings. The property is also equipped with pet fencing, ideal for your furry companions plus large storage shed in back. Downstairs, a large basement offers additional abundant storage or the potential for additional living or workspace-perfect for contractors or anyone who enjoys doing their own renovations.Whether you're looking for your next project, a rental investment, or a place to create your dream home, this property checks all the boxes. Bring your vision, bring your offers-closing costs paid, Let's negotiate. Please contact listing agent and make appointment in Showingtime to view the property.

18. 2026-04-22
    listed $165,000 New

    Show marketing remark (1419 chars)

    Opportunity is knocking-loudly. This diamond in the rough is ready for your vision and creativity to transform it into something truly special. Located just 10-15 minutes from Hartsfield-Jackson Atlanta international airport, this split-level home offers incredible potential for the savvy buyer, investor, or hands-on homeowner. Inside, you'll find 3 generously sized bedrooms and 1 bathroom featuring updated plumbing. The home includes ceiling fans throughout and a functional kitchen with a charming built-in Lazy Susan cabinet. While flooring and paint are needed, this is your chance to design and customize every detail to your taste. Step outside and imagine the possibilities-an expansive newly built deck that can accommodate 40+ guests makes it perfect for entertaining, barbecues, or relaxing evenings. The property is also equipped with pet fencing, ideal for your furry companions plus large storage shed in back. Downstairs, a large basement offers additional abundant storage or the potential for additional living or workspace-perfect for contractors or anyone who enjoys doing their own renovations.Whether you're looking for your next project, a rental investment, or a place to create your dream home, this property checks all the boxes. Bring your vision, bring your offers-closing costs paid, Let's negotiate. Please contact listing agent and make appointment in Showingtime to view the property.

ⓘ 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: $2,650 · $221/mo
• Projected year-2 tax: $2,650 · $221/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°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: $19,977
• − Mortgage interest: −$8,962
• − Property taxes: −$2,650
• − Insurance: −$800
• − Repairs & maintenance: −$1,598
• − Management: −$1,598
• − Depreciation: −$4,655
• Taxable loss: −$287
• Est. tax savings @ 24.0%: +$69
• After-tax cash flow: $2,332/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

• 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

-3.0% since first listed

5 events — show timeline

• 2026-05-16 Listing Removed — GAMLS
• 2026-05-12 Price Changed $160,000 FMLS
• 2026-04-22 Listed $165,000 GAMLS
• 2026-04-22 Listed $165,000 FMLS
• 2026-04-22 Listed $165,000 GAMLS

Property tax history

+13.7%/yr

Latest (2025): $2,650 · +26.9% YoY. Source: county tax records.