317 Commons Dr · Jonesboro, GA 30236

$179,900

3 bd · 3.0 ba · 1,670 sqft · Townhouse public records · 39 Days on market

Built 2006 $108/sqft · 18% below area Est $218k · 18% under ↓ 10% since listing

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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 +18.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +5.5/10.0
• Livability +3.6/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this 3-bedroom, 2.5-bath townhome offering a strong opportunity for both investors and value-focused buyers. Rental-friendly community with no rental restrictions makes this an ideal option for long-term hold or income-producing property. The main level features an open layout with the family room flowing into the dining area and kitchen, creating a functional space for everyday living. A half bath, laundry, and additional storage complete the main floor. Upstairs, you'll find three well-sized bedrooms, including a primary suite with a private bath, along with a second full bathroom. The backyard patio offers usable outdoor space with minimal upkeep. Conveniently located near sho

Key facts

• Built 2006
• Listed 38 days

Property features AI

Finance

• HOA & community: Has association; Association maintains grounds

Exterior

• Parking: Open parking; Parking pad
• Utilities: Public water; Public sewer (connected); Electricity available; Cable available
• Home design: Residential townhouse; Two levels; House structure; Resale property
• Construction: Built in 2006; Stone and stucco construction; Composition roof
• Exterior features: Level lot

Interior

• Kitchen: Breakfast area; Breakfast bar; Pantry; Dishwasher; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: 3 bedrooms
• Flooring: Vinyl; Other
• Bathrooms: 2 full bathrooms, 1 half bathroom
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fan(s)
• Interior features: Split bedroom plan; Walk-in closet(s); Family room
• Laundry & utility: Washer; Dryer; Laundry in kitchen; Laundry closet; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $180k.

Deal economics

• At list price, monthly cash flow is $179 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 5.0% in Jonesboro — 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 72/100 on livability (#63 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: crime C-, employment D, 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: James Jackson Elementary School (math 5% / reading 24%, grade F, #988 of 1,228 statewide, top 81%, 633 students, 90% FRL); Jonesboro Middle School (math 17% / reading 22%, grade F, #356 of 470 statewide, top 78%, 951 students, 90% FRL); Jonesboro High School (math 12% / reading 17%, grade F, #315 of 424 statewide, top 76%, 1,535 students, 91% FRL).
• Market conditions: Rents rising (+2.1%/yr); 275 active listings in the ZIP; 30 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 ($67k/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 39 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 1.05% ✓
• Cap rate: 7.49%
• Cash-on-cash: 4.27%
• DSCR: 1.19
• GRM: 8.0

CMA / ARV

• ARV (median comp): $218,097
• List price: $179,900
• Delta: -17.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
248 Commons Dr	0.09mi	3/2.5	1,884 (+13%)	5mo	$205,000	$109	69
304 Commons Dr	0.04mi	3/2.5	1,470 (-12%)	12mo	$230,000	$156	66
220 Commons Dr	0.11mi	4/2.5 (+1)	1,714 (+3%)	21mo	$240,000	$140	66
253 Commons Dr	0.08mi	3/2.5	1,470 (-12%)	23mo	$210,000	$143	56
1575 April Ln	0.40mi	3/2.5	1,458 (-13%)	11mo	$212,500	$146	48
7158 Georges Way	0.55mi	3/2.5	1,456 (-13%)	15mo	$215,000	$148	39
7083 Georges Way #0	0.55mi	3/2.5	1,444 (-14%)	18mo	$229,000	$159	35

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 · 2.15% rent growth · sell at horizon

5-year hold

• IRR: -10.6%
• Equity multiple: 0.62×
• Total profit: $-19,272
• Equity at exit: $26,824

10-year hold

• IRR: -2.5%
• Equity multiple: 0.84×
• Total profit: $-8,254
• Equity at exit: $15,554

Cash invested: $50,372 (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 30236

• Rents YoY: 2.1%
• Active inventory: 275
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,882 high
• Mortgage (P&I): −$943
• Tax from tax record: −$289 /mo · $3,471/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $179

Break-even live

Break-even rent $1,655

Max offer price $179,900

Occupancy floor 85%

Sensitivity live

Price	-10% $281	-5% $230	+0% $179	+5% $128	+10% $77
Rent	-10% $30	-5% $105	+0% $179	+5% $253	+10% $328
Rate	-1.0pp $270	-0.5pp $225	base $179	+0.5pp $132	+1.0pp $85

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
260 Commons Dr Jonesboro, GA	3.0	2.5	1410	$1,750	$1.24	4d	1	0.08mi
1556 Arbor Place Dr Morrow, GA	3.0	2.5	1720	$1,895	$1.10	26d	1	0.33mi
1542 Persimmon Trce Morrow, GA	3.0	2.5	1811	$2,393	$1.32	0d	1	0.38mi
1518 Persimmon Trce Morrow, GA	4.0	2.5	1916	$1,820	$0.95	7d	1	0.41mi
1510 Persimmon Trce Morrow, GA	4.0	2.5	1888	$2,015	$1.07	26d	1	0.43mi
1488 Arbor Place Dr Morrow, GA	3.0	2.5	1811	$2,173	$1.20	26d	1	0.43mi
7232 April Ct Morrow, GA	3.0	2.5	1402	$1,700	$1.21	5d	1	0.46mi
7238 Alicias Way Morrow, GA	3.0	2.5	1347	$1,900	$1.41	45d	1	0.47mi
7202 Georges Way Morrow, GA	3.0	2.5	1402	$2,000	$1.43	45d	1	0.48mi
7147 Mount Zion Cir Morrow, GA	2.0	2.0	1170	$1,645	$1.41	0d	15	0.61mi
7135 Mount Zion Cir Morrow, GA	2.0	2.0	1080	$1,893	$1.75	7d	25	0.79mi
7000 Southlake Pkwy Morrow, GA	1.0–2.0	1.0–2.0	927	$1,392	$1.50	0d	9	0.81mi
1240 Ohara Dr Jonesboro, GA	3.0–4.0	2.5	1843	$2,325	$1.26	23d	6	0.88mi
7847 Sugarland Dr Jonesboro, GA	3.0	2.0	1430	$1,750	$1.22	18d	1	0.93mi
7424 Garnet Dr Jonesboro, GA	3.0	2.5	1924	$2,121	$1.10	0d	1	1.00mi
1174 Battlecreek Rd Jonesboro, GA	2.0–3.0	2.5	1270	$1,850	$1.46	0d	8	1.03mi
1137 Gable Ter Jonesboro, GA	4.0	2.5	1116	$1,955	$1.75	26d	1	1.11mi
249 Wayne Ave Jonesboro, GA	3.0	1.0	1117	$1,395	$1.25	45d	1	1.15mi
7503 Conkle Rd Jonesboro, GA	4.0	3.5	2232	$2,335	$1.05	45d	1	1.26mi
2324 Coach Way Jonesboro, GA	4.0	2.5	1714	$2,000	$1.17	45d	1	1.29mi
2310 Coach Way Jonesboro, GA	3.0	2.5	1876	$1,545	$0.82	45d	1	1.29mi
7519 Conkle Rd Jonesboro, GA	3.0	2.0	1934	$2,100	$1.09	45d	1	1.31mi
7620 Tara Rd Jonesboro, GA	2.0	1.5	1200	$1,250	$1.04	26d	1	1.34mi
100 Chaselake Dr Jonesboro, GA	1.0–3.0	1.0–2.0	1160	$1,501	$1.29	0d	22	1.35mi
2173 Martin Way Jonesboro, GA	3.0	2.0	2146	$2,025	$0.94	0d	1	1.36mi
2447 Reeves Creek Rd Jonesboro, GA	3.0	2.0	1458	$1,725	$1.18	45d	1	1.38mi
7302 Wagon Wheel Ct Jonesboro, GA	3.0	2.5	1790	$1,600	$0.89	4d	1	1.40mi
933 Ohara Dr Jonesboro, GA	2.0	2.0	1464	$2,700	$1.84	45d	1	1.43mi
7545 Tara Rd Jonesboro, GA	1.0–3.0	1.0–2.0	1032	$1,698	$1.65	0d	22	1.43mi
2465 Richardson Pkwy Morrow, GA	1.0–3.0	1.0–2.0	1002	$2,209	$2.20	0d	21	1.49mi

Listing history 17 events

1. 2026-06-21
   days on market $179,900 Active 39 DOM
2. 2026-06-18
   days on market $179,900 Active 36 DOM
3. 2026-06-17
   days on market $179,900 Active 35 DOM
4. 2026-06-16
   days on market $179,900 Active 34 DOM
5. 2026-06-15
   days on market $179,900 Active 33 DOM
6. 2026-06-13
   days on market $179,900 Active 31 DOM
7. 2026-06-09
   days on market $179,900 Active 27 DOM
8. 2026-06-08
   days on market $179,900 Active 26 DOM
9. 2026-06-07
   pricedays on market $179,900 Active 25 DOM
10. 2026-06-04
    days on market $199,900 Active 22 DOM
11. 2026-06-03
    days on market $199,900 Active 21 DOM
12. 2026-06-02
    days on market $199,900 Active 20 DOM
13. 2026-06-01
    days on market $199,900 Active 19 DOM
14. 2026-05-31
    remarks 699-char remark
15. 2026-05-31
    days on market $199,900 Active 18 DOM
16. 2026-05-14
    listed $199,900 New 532-char remark
17. 2026-05-14
    historical $199,900 532-char remark

ⓘ 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: $3,471 · $289/mo
• Projected year-2 tax: $3,471 · $289/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 6/10 Major 7 d/yr ≥105°F today · 19 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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,583
• − Mortgage interest: −$10,077
• − Property taxes: −$3,471
• − Insurance: −$900
• − Repairs & maintenance: −$1,807
• − Management: −$1,807
• − Depreciation: −$5,233
• Taxable loss: −$711
• Est. tax savings @ 24.0%: +$171
• After-tax cash flow: $2,320/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 — Jonesboro

• Score: 72/100
• State rank: #63
• US rank: #6030

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Clayton County · 230,153 people
• City population: 93,280
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 50,089
• Household income: $66,973
• Rent vs Own: 40.8% rent · 59.2% own
• Severe rent burden: 2024.0

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 0.56)
• Race & ethnicity: Black 64% White 14% Hispanic / Latino 11% Two or more races 8% Asian 5%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Slovak 1% Italian 1% Hispanic 1%
• Foreign-born: 13% · Canada, Vietnam, China
• Languages at home: 81% English-only · Spanish 10% Vietnamese 3% French/Haitian/Cajun 2%

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: ▼ -137.02%
• Current HPI: 204.1778
• Rent YoY: ▲ 2.15%
• 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

-10.0% since first listed

3 events — show timeline

• 2026-06-04 Price Changed $179,900 GAMLS
• 2026-05-14 Listed $199,900 GAMLS
• 2026-05-14 Coming Soon $199,900 GAMLS

Property tax history

+13.4%/yr

Latest (2025): $3,471 · -2.8% YoY. Source: county tax records.