5338 Creekview Ln · Forest Park, GA 30260

$235,000

4 bd · 3.0 ba · 1,836 sqft · Townhouse public records · 80 Days on market

Built 2006 2,374 sqft lot $128/sqft · at area comps Est $237k · at est. $40/mo HOA · 2% of rent ↓ 7% since listing

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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 +14.7/30.0
• ARV discount +8.0/15.0
• DSCR +4.5/10.0
• 1% rule +4.2/10.0
• Livability +3.2/5.0
• 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

PRICE ADJUSTED. Welcome to the comfort of Home!!! This Beautifully Renovated 4 Bedroom Townhome is just waiting for your First-Time Homebuyer to make it their own!!! This home includes New Stainless Steel Appliances, New Carpeting on stairs, New Ceiling Fans, Nice Lighting Fixtures, and so much more! The pictures speak for themselves! This is a Clayton County Down payment assistance program, and stipulations apply. Buyers must be First-time Homeowners. Veterans receive priority. Buyers must fall in the 80% AMI (Area Median Income) bracket. Buyer(s) are eligible to receive up to $14,975 in financial assistance. Veteran Buyers in the 80% AMI income bracket can receive an additional $15,000 in financial assistance. Don't miss out on this opportunity! Please use Showing Time.

Key facts

• $40 HOA
• 2 parking spots
• Built 2006

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath townhouse listed at $235k.

Deal economics

• At list price, monthly cash flow is $61 ($734/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 $216k (8.2% below list).
• Recommended offer: $216k (8.2% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 5.2% in Forest Park — 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 (#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: Thurgood Marshall Elementary School (math 30% / reading 10%, grade F, #865 of 1,228 statewide, top 71%, 793 students, 90% FRL); Morrow Middle School (math 14% / reading 24%, grade F, #368 of 470 statewide, top 79%, 779 students, 90% FRL); Morrow High School (math 12% / reading 22%, grade F, #277 of 424 statewide, top 67%, 1,980 students, 91% FRL).
• Market conditions: Rents soft (-1.0%/yr); 173 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).
• At $2,157/mo this rent would consume 49% of the median local household income ($53k/yr) (locally 1956% 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 $2k of loan paydown is wiped out by about $7k 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 80 days — a 6% lower offer ($221k) is reasonable based on typical stale-listing flexibility.
• 5 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.
• Current owner paid $195k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% 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 $215,705 (8.2% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.92% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.11%
• DSCR: 1.05
• GRM: 9.1

CMA / ARV

• ARV (median comp): $237,396
• List price: $235,000
• Delta: -1.01%
• 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
5339 Creekview Ln	0.03mi	4/3.0	1,836 (0%)	2mo	$210,000	$114	98
5354 Creekview Way	0.05mi	3/2.5 (-1)	1,812 (-1%)	19mo	$235,000	$130	73
5254 Carrie Dr	0.24mi	3/2.5 (-1)	1,800 (-2%)	8mo	$249,000	$138	72
5217 Carrie Dr	0.31mi	4/2.5	1,800 (-2%)	21mo	$240,000	$133	63
2155 Miranda Dr	0.27mi	3/2.5 (-1)	1,644 (-10%)	16mo	$250,000	$152	50

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: -18.0%
• Equity multiple: 0.39×
• Total profit: $-40,464
• Equity at exit: $35,039

10-year hold

• IRR: -17.5%
• Equity multiple: 0.17×
• Total profit: $-54,472
• Equity at exit: $20,319

Cash invested: $65,800 (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: 173
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,157 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$273 /mo · $3,272/yr
• Insurance: −$98
• HOA: −$40
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $61

Break-even live

Break-even rent $2,080

Max offer price $235,000

Occupancy floor 92%

Sensitivity live

Price	-10% $194	-5% $128	+0% $61	+5% $-5	+10% $-72
Rent	-10% $-109	-5% $-24	+0% $61	+5% $146	+10% $232
Rate	-1.0pp $179	-0.5pp $121	base $61	+0.5pp $0	+1.0pp $-62

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2271 Wentworth Park Dr Ellenwood, GA	4.0	2.5	1705	$2,119	$1.24	18d	1	0.09mi
2314 Shady Dr Morrow, GA	4.0	2.5	1705	$2,179	$1.28	13d	1	0.23mi
2292 Shady Dr Morrow, GA	3.0	2.5	1714	$2,199	$1.28	0d	1	0.26mi
2260 Hammond Ct Ellenwood, GA	3.0	2.0	1248	$1,850	$1.48	45d	1	0.74mi
5720 Buck Ct Ellenwood, GA	3.0	2.0	1232	$1,850	$1.50	26d	1	0.78mi
5731 Buck Ct Ellenwood, GA	3.0	2.0	1242	$1,525	$1.23	14d	1	0.80mi
4974 Summersun Dr Morrow, GA	4.0	2.0	1935	$2,375	$1.23	0d	1	0.85mi
2603 Old Rex Morrow Rd Ellenwood, GA	4.0	3.0	1800	$2,510	$1.39	46d	1	0.86mi
5704 Wesson Dr Ellenwood, GA	3.0	2.0	1480	$1,710	$1.16	45d	1	0.88mi
2617 Old Rex Morrow Rd Ellenwood, GA	4.0	3.0	1800	$1,950	$1.08	14d	1	0.89mi
5789 Colt Ct Ellenwood, GA	4.0	3.0	1877	$2,020	$1.08	45d	1	1.05mi
5762 Northspring Dr Ellenwood, GA	3.0	2.0	1577	$1,705	$1.08	14d	1	1.07mi
2710 Luke Dr Ellenwood, GA	4.0	3.0	2213	$2,435	$1.10	45d	1	1.09mi
5868 Dan Dr Ellenwood, GA	3.0	2.0	1854	$2,300	$1.24	45d	1	1.18mi
2655 Old Toney Rd Ellenwood, GA	3.0	1.5	1300	$1,450	$1.12	45d	1	1.20mi
2445 Rex Rd Ellenwood, GA	1.0–3.0	1.0–2.0	1149	$1,569	$1.37	0d	10	1.21mi
6010 Fairfield Dr Morrow, GA	3.0	1.5	1246	$1,841	$1.48	4d	1	1.33mi
2941 Partin Pl Ellenwood, GA	4.0	2.5	1874	$2,155	$1.15	17d	1	1.41mi
6043 Deerfield Ct Morrow, GA	3.0	2.0	1370	$1,741	$1.27	0d	1	1.43mi
2242 Marion Ln Morrow, GA	4.0	2.0	2567	$2,210	$0.86	6d	1	1.50mi

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 25 events

1. 2026-06-21
   days on market $235,000 Active 80 DOM
2. 2026-06-18
   days on market $235,000 Active 77 DOM
3. 2026-06-17
   days on market $235,000 Active 76 DOM
4. 2026-06-16
   days on market $235,000 Active 75 DOM
5. 2026-06-15
   days on market $235,000 Active 74 DOM
6. 2026-06-13
   days on market $235,000 Active 72 DOM
7. 2026-06-09
   days on market $235,000 Active 68 DOM
8. 2026-06-08
   days on market $235,000 Active 67 DOM
9. 2026-06-07
   days on market $235,000 Active 66 DOM
10. 2026-06-04
    days on market $235,000 Active 63 DOM
11. 2026-06-03
    days on market $235,000 Active 62 DOM
12. 2026-06-02
    days on market $235,000 Active 61 DOM
13. 2026-06-01
    days on market $235,000 Active 60 DOM
14. 2026-05-31
    days on market $235,000 Active 59 DOM
15. 2026-05-03
    price $235,000 782-char remark

    Show marketing remark (766 chars)

    Welcome to the comfort of Home!!! This Beautifully Renovated 4 Bedroom Townhome is just waiting for your First-Time Homebuyer to make it their own!!! This home includes New Stainless Steel Appliances, New Carpeting on stairs, New Ceiling Fans, Nice Lighting Fixtures, and so much more! The pictures speak for themselves! This is a Clayton County Down payment assistance program, and stipulations apply. Buyers must be First-time Homeowners. Veterans receive priority. Buyers must fall in the 80% AMI (Area Median Income) bracket. Buyer(s) are eligible to receive up to $14,975 in financial assistance. Veteran Buyers in the 80% AMI income bracket can receive an additional $15,000 in financial assistance. Don't miss out on this opportunity! Please use Showing Time.

16. 2026-05-03
    price $235,000 766-char remark

    Show marketing remark (766 chars)

    Welcome to the comfort of Home!!! This Beautifully Renovated 4 Bedroom Townhome is just waiting for your First-Time Homebuyer to make it their own!!! This home includes New Stainless Steel Appliances, New Carpeting on stairs, New Ceiling Fans, Nice Lighting Fixtures, and so much more! The pictures speak for themselves! This is a Clayton County Down payment assistance program, and stipulations apply. Buyers must be First-time Homeowners. Veterans receive priority. Buyers must fall in the 80% AMI (Area Median Income) bracket. Buyer(s) are eligible to receive up to $14,975 in financial assistance. Veteran Buyers in the 80% AMI income bracket can receive an additional $15,000 in financial assistance. Don't miss out on this opportunity! Please use Showing Time.

17. 2026-04-01
    listed $239,300 New 766-char remark

    Show marketing remark (782 chars)

    PRICE ADJUSTED. Welcome to the comfort of Home!!! This Beautifully Renovated 4 Bedroom Townhome is just waiting for your First-Time Homebuyer to make it their own!!! This home includes New Stainless Steel Appliances, New Carpeting on stairs, New Ceiling Fans, Nice Lighting Fixtures, and so much more! The pictures speak for themselves! This is a Clayton County Down payment assistance program, and stipulations apply. Buyers must be First-time Homeowners. Veterans receive priority. Buyers must fall in the 80% AMI (Area Median Income) bracket. Buyer(s) are eligible to receive up to $14,975 in financial assistance. Veteran Buyers in the 80% AMI income bracket can receive an additional $15,000 in financial assistance. Don't miss out on this opportunity! Please use Showing Time.

18. 2026-04-01
    listed $239,300 Active 782-char remark

    Show marketing remark (782 chars)

    PRICE ADJUSTED. Welcome to the comfort of Home!!! This Beautifully Renovated 4 Bedroom Townhome is just waiting for your First-Time Homebuyer to make it their own!!! This home includes New Stainless Steel Appliances, New Carpeting on stairs, New Ceiling Fans, Nice Lighting Fixtures, and so much more! The pictures speak for themselves! This is a Clayton County Down payment assistance program, and stipulations apply. Buyers must be First-time Homeowners. Veterans receive priority. Buyers must fall in the 80% AMI (Area Median Income) bracket. Buyer(s) are eligible to receive up to $14,975 in financial assistance. Veteran Buyers in the 80% AMI income bracket can receive an additional $15,000 in financial assistance. Don't miss out on this opportunity! Please use Showing Time.

19. 2025-10-07
    soldstatus $195,000
20. 2025-10-01
    soldstatus $195,000 Sold
21. 2025-08-05
    listed $195,000 New
22. 2025-05-19
    historical
23. 2025-03-21
    historical
24. 2025-03-12
    listed $225,000 Active
25. 2025-02-26
    listed $253,800 New

ⓘ 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: $3,272 · $273/mo
• Projected year-2 tax: $3,272 · $273/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 · 18 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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,885
• − Mortgage interest: −$13,164
• − Property taxes: −$3,272
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,071
• − Management: −$2,071
• − HOA: −$480
• − Depreciation: −$6,836
• Taxable loss: −$3,184
• Est. tax savings @ 24.0%: +$764
• After-tax cash flow: $1,498/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): 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

-7.4% since first listed

11 events — show timeline

• 2026-05-03 Price Changed $235,000 FMLS
• 2026-05-03 Price Changed $235,000 GAMLS
• 2026-04-01 Listed $239,300 FMLS
• 2026-04-01 Listed $239,300 GAMLS
• 2025-10-07 Sold (Public Records) $195,000 Public Records
• 2025-10-01 Sold (MLS) $195,000 GAMLS
• 2025-08-05 Listed $195,000 GAMLS
• 2025-05-19 Listing Removed — FMLS
• 2025-03-21 Listing Removed — GAMLS
• 2025-03-12 Listed $225,000 FMLS
• 2025-02-26 Listed $253,800 GAMLS

Property tax history

+13.0%/yr

Latest (2025): $3,272 · -4.2% YoY. Source: county tax records.