687 Utoy Ct · Jonesboro, GA 30238

$119,500

3 bd · 1.0 ba · 975 sqft · SingleFamily public records · 87 Days on market

Built 1966 0.29 ac lot $123/sqft · 43% below area Est $209k · 43% under

---

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 +29.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• 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 MLS

Flexible opportunity for both owner-occupants and investors alike. Nestled within a well-established neighborhood, this home offers convenient access to major commuter routes, everyday shopping, dining, and local essentials. A smart choice for buyers looking for a well-positioned property with long-term potential.

Key facts

• 0.29 acre lot
• 3 parking spots
• Built 1966

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $112k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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, schools 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.
• Market conditions: Rents rising (+2.1%/yr); 251 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).
• This rent runs 32% of the median local income ($62k/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 $826 of loan paydown is wiped out by about $4k 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 + 2.1% rent growth), your $33k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 18y ago; this cycle's ask has dropped $36k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $120k implies a 199% gain — meaningful room to come down on a strong offer.

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 $112,330 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.37% ✓
• Cap rate: 10.56%
• Cash-on-cash: 15.24%
• DSCR: 1.68
• GRM: 6.1

CMA / ARV

• ARV (median comp): $208,955
• List price: $119,500
• Delta: -42.81%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8469 Shiloh Ct	0.26mi	3/1.0	1,040 (+7%)	6mo	$163,000	$157	72
8590 Jonesboro Ct	0.15mi	3/1.0	1,040 (+7%)	19mo	$170,900	$164	66
8570 Kennesaw Ct	0.23mi	3/2.0	1,054 (+8%)	23mo	$225,000	$213	53

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 · 2.06% rent growth · sell at horizon

5-year hold

• IRR: 4.9%
• Equity multiple: 1.19×
• Total profit: $6,227
• Equity at exit: $17,818

10-year hold

• IRR: 13.4%
• Equity multiple: 2.03×
• Total profit: $34,317
• Equity at exit: $10,332

Cash invested: $33,460 (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 30238

• Home prices YoY: -33.3%
• Rents YoY: 2.1%
• Active inventory: 251
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,635 high
• Mortgage (P&I): −$627
• Tax from tax record: −$190 /mo · $2,278/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $425

Break-even live

Break-even rent $1,097

Max offer price $119,500

Occupancy floor 69%

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: $29,875
• Closing costs: $3,585
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
777 Jeb Stuart Dr Jonesboro, GA	3.0	2.0	1040	$1,700	$1.63	44d	1	0.25mi
407 Fayetteville Rd Unit B Jonesboro, GA	2.0	1.0	780	$1,150	$1.47	44d	1	0.77mi
407 Fayetteville Rd Jonesboro, GA	2.0	1.0	896	$1,375	$1.53	24d	1	0.77mi
790 Dixon Rd Jonesboro, GA	2.0	1.0–1.5	900	$1,274	$1.42	5d	5	0.79mi
8437 Pineland Dr Jonesboro, GA	2.0	1.5	1031	$1,300	$1.26	10d	1	0.82mi
240 Flint River Rd Jonesboro, GA	2.0–3.0	1.0–2.0	918	$1,695	$1.85	2d	67	0.83mi
109 North Ave Jonesboro, GA	1.0–2.0	1.0	881	$1,495	$1.70	1d	3	1.03mi
1 Magnolia Cir Jonesboro, GA	1.0–3.0	1.0–2.0	925	$1,622	$1.75	2d	15	1.11mi
8970 Cornell Dr Jonesboro, GA	3.0	2.0	1040	$1,585	$1.52	44d	1	1.18mi
8542 Taylor Rd Riverdale, GA	3.0	1.0	1120	$1,435	$1.28	5d	1	1.25mi
66 Darwin Dr Jonesboro, GA	3.0	2.0	1118	$1,425	$1.27	4d	1	1.25mi
8202 Attleboro Dr Jonesboro, GA	3.0	1.0	850	$1,295	$1.52	24d	1	1.29mi
8225 Attleboro Dr Jonesboro, GA	3.0	2.0	1040	$1,295	$1.25	19d	1	1.29mi
100 Riverview Pl Jonesboro, GA	1.0–3.0	1.0–2.0	1153	$2,002	$1.74	1d	18	1.39mi
8150 Flamingo Dr Jonesboro, GA	3.0	2.0	1092	$1,630	$1.49	4d	1	1.47mi
112 Burkshire Ct Unit A Jonesboro, GA	2.0	1.0	877	$1,095	$1.25	44d	1	1.47mi

Listing history 33 events

1. 2026-06-18
   days on market $119,500 Active 87 DOM
2. 2026-06-17
   days on market $119,500 Active 86 DOM
3. 2026-06-16
   days on market $119,500 Active 85 DOM
4. 2026-06-15
   days on market $119,500 Active 84 DOM
5. 2026-06-13
   days on market $119,500 Active 82 DOM
6. 2026-06-09
   days on market $119,500 Active 78 DOM
7. 2026-06-08
   days on market $119,500 Active 77 DOM
8. 2026-06-07
   days on market $119,500 Active 76 DOM
9. 2026-06-04
   days on market $119,500 Active 73 DOM
10. 2026-06-03
    days on market $119,500 Active 72 DOM
11. 2026-06-02
    days on market $119,500 Active 71 DOM
12. 2026-06-01
    days on market $119,500 Active 70 DOM
13. 2026-05-31
    days on market $119,500 Active 69 DOM
14. 2026-04-30
    price $119,500 315-char remark

    Show marketing remark (315 chars)

    Flexible opportunity for both owner-occupants and investors alike. Nestled within a well-established neighborhood, this home offers convenient access to major commuter routes, everyday shopping, dining, and local essentials. A smart choice for buyers looking for a well-positioned property with long-term potential.

15. 2026-04-30
    price $119,500 315-char remark

    Show marketing remark (315 chars)

    Flexible opportunity for both owner-occupants and investors alike. Nestled within a well-established neighborhood, this home offers convenient access to major commuter routes, everyday shopping, dining, and local essentials. A smart choice for buyers looking for a well-positioned property with long-term potential.

16. 2026-03-23
    listed $155,000 New 315-char remark

    Show marketing remark (315 chars)

    Flexible opportunity for both owner-occupants and investors alike. Nestled within a well-established neighborhood, this home offers convenient access to major commuter routes, everyday shopping, dining, and local essentials. A smart choice for buyers looking for a well-positioned property with long-term potential.

17. 2026-03-23
    listed $155,000 Active 315-char remark

    Show marketing remark (315 chars)

    Flexible opportunity for both owner-occupants and investors alike. Nestled within a well-established neighborhood, this home offers convenient access to major commuter routes, everyday shopping, dining, and local essentials. A smart choice for buyers looking for a well-positioned property with long-term potential.

18. 2026-03-17
    historical
19. 2026-03-17
    historical
20. 2025-12-19
    listed $160,300 Active
21. 2025-12-19
    listed $160,300 New
22. 2025-10-29
    historical
23. 2025-10-29
    historical
24. 2025-10-25
    listed $160,300 New
25. 2025-10-25
    listed $160,300 Active
26. 2016-05-01
    historical
27. 2015-11-26
    listed $35,000 New
28. 2011-06-18
    price $19,000
29. 2011-02-10
    price $21,000
30. 2009-08-06
    soldstatus $40,000
31. 2008-11-06
    listed $38,000
32. 1998-06-15
    soldstatus $90,000
33. 1983-03-29
    soldstatus $37,000

ⓘ 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: $2,278 · $190/mo
• Projected year-2 tax: $2,278 · $190/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 3/10 Moderate
• 🌡 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: $19,615
• − Mortgage interest: −$6,694
• − Property taxes: −$2,278
• − Insurance: −$598
• − Repairs & maintenance: −$1,569
• − Management: −$1,569
• − Depreciation: −$3,476
• Taxable income: $3,432
• Est. tax owed @ 24.0%: −$824
• After-tax cash flow: $4,277/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): 43,191
• Household income: $62,185
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 1992.0

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: Predominantly Black (71%)
• Race & ethnicity: Black 71% Hispanic / Latino 17% White 7% Two or more races 7%
• Hispanic origin (detail): Mexican 13% Puerto Rican 2%
• Foreign-born: 11% · Canada, United Kingdom
• Languages at home: 83% English-only · Spanish 14% French/Haitian/Cajun 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: ▼ -105.48%
• Current HPI: 211.6309
• Rent YoY: ▲ 2.06%
• 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

+223.0% since first listed

20 events — show timeline

• 2026-04-30 Price Changed $119,500 FMLS
• 2026-04-30 Price Changed $119,500 GAMLS
• 2026-03-23 Listed $155,000 FMLS
• 2026-03-23 Listed $155,000 GAMLS
• 2026-03-17 Listing Removed — GAMLS
• 2026-03-17 Listing Removed — FMLS
• 2025-12-19 Listed $160,300 GAMLS
• 2025-12-19 Listed $160,300 FMLS
• 2025-10-29 Listing Removed — FMLS
• 2025-10-29 Listing Removed — GAMLS
• 2025-10-25 Listed $160,300 FMLS
• 2025-10-25 Listed $160,300 GAMLS
• 2016-05-01 Listing Removed — GAMLS
• 2015-11-26 Listed $35,000 GAMLS
• 2011-06-18 Price Changed $19,000 GAMLS
• 2011-02-10 Price Changed $21,000 GAMLS
• 2009-08-06 Sold (MLS) $40,000 FMLS
• 2008-11-06 Listed $38,000 FMLS
• 1998-06-15 Sold (Public Records) $90,000 Public Records
• 1983-03-29 Sold (Public Records) $37,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $2,278 · +10.4% YoY. Source: county tax records.