1002 Garrison Ct · Jonesboro, GA 30238

$249,900

4 bd · 3.0 ba · 2,276 sqft · SingleFamily public records · 55 Days on market

Built 2001 $110/sqft · 15% below area Est $293k · 15% under ↓ 2% 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 +16.0/30.0
• ARV discount +14.2/15.0
• DSCR +4.9/10.0
• 1% rule +3.7/10.0
• 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

If you've been looking for a property with tons of Equity then look no further! Whether you want to move right on in or expand your living space the opportunity is here. This home boasts 3 bedrooms /2 baths on the main level with a separate dining room, great room and breakfast area and deck overlooking your private backyard. The unfinished lower level of this split level floorplan is already stubbed for an additional full bath, a bedroom, exercise room or other living space. This home is in close proximity to the Atlanta Hartsfield Airport and Downtown Atlanta. Lots of dining and shopping in the area. Photos will be added. Schedule your showing today!

Key facts

• Private backyard
• Separate dining room
• Great room

Tags

• PRIVATE BACKYARD
• SEPARATE DINING ROOM
• GREAT ROOM
• BREAKFAST AREA
• UNFINISHED LOWER LEVEL

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $124 ($1k/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 $218k (12.7% below list).
• Recommended offer: $218k (12.7% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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; 14 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).
• This rent runs 42% 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 $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 55 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask is 11% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $218,283 (12.7% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 13% 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. 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?
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: 0.87% ✗
• Cap rate: 6.89%
• Cash-on-cash: 2.12%
• DSCR: 1.09
• GRM: 9.5

CMA / ARV

• ARV (median comp): $293,439
• List price: $249,900
• Delta: -14.84%
• 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
1002 Garrison Ct	0.00mi	3/2.0 (-1)	2,276 (0%)	1mo	$255,000	$112	90
423 Windy Ln	0.43mi	4/3.0	2,400 (+5%)	2mo	$366,077	$153	70
9468 Briarwood Ln	0.48mi	4/3.5	2,329 (+2%)	6mo	$359,990	$155	67
439 Windy Ln	0.45mi	4/3.0	2,400 (+5%)	4mo	$364,000	$152	67
1281 Meadowbrook Dr	0.54mi	4/3.5	2,441 (+7%)	2mo	$360,990	$148	59
1249 Meadowbrook Dr	0.50mi	4/3.5	2,095 (-8%)	3mo	$374,690	$179	59
1314 Harmony Rdg #200	0.40mi	3/2.5 (-1)	2,506 (+10%)	5mo	$341,990	$136	53
1262 Riverstone Rd	0.51mi	4/3.5	2,506 (+10%)	6mo	$367,990	$147	53
1257 Meadowbrook Dr	0.51mi	4/3.5	2,506 (+10%)	6mo	$370,990	$148	52
1262 Meadowbrook Dr	0.51mi	3/2.5 (-1)	2,506 (+10%)	3mo	$345,990	$138	50
1277 Meadowbrook Dr	0.54mi	3/2.5 (-1)	2,095 (-8%)	6mo	$343,840	$164	50
1264 Harmony Ridge Ct	0.55mi	3/2.5 (-1)	2,095 (-8%)	6mo	$343,840	$164	49

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: -13.9%
• Equity multiple: 0.50×
• Total profit: $-34,713
• Equity at exit: $37,261

10-year hold

• IRR: -6.6%
• Equity multiple: 0.59×
• Total profit: $-28,509
• Equity at exit: $21,607

Cash invested: $69,972 (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: 9.5×

Monthly cashflow live

• Estimated rent: $2,183 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$186 /mo · $2,235/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $124

Break-even live

Break-even rent $2,026

Max offer price $249,900

Occupancy floor 89%

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
967 Wynnbrook Ln Jonesboro, GA	3.0	2.0	1619	$1,985	$1.23	5d	1	0.21mi
9570 Briar Creek Ln Jonesboro, GA	3.0	2.0	1820	$1,795	$0.99	24d	1	0.57mi
9423 Flowering Trl Jonesboro, GA	4.0	2.5	2994	$2,400	$0.80	43d	1	0.69mi
1320 Silverstone Trl Jonesboro, GA	3.0	2.0	1954	$2,045	$1.05	16d	1	0.75mi
298 S Main St Jonesboro, GA	5.0	3.0	3280	$1,800	$0.55	43d	1	0.86mi
559 Cypress Estates Cv Jonesboro, GA	3.0	2.5	2279	$2,245	$0.99	43d	1	0.97mi
1324 Interlaken Pass Jonesboro, GA	4.0	2.5	2260	$1,928	$0.85	24d	1	1.07mi
782 Dunaire Way Jonesboro, GA	3.0	1.5	1600	$1,385	$0.87	43d	1	1.15mi
9362 Deer Crossing Lk Jonesboro, GA	4.0	3.5	2576	$2,535	$0.98	43d	1	1.19mi
1659 Deer Crossing Way Jonesboro, GA	3.0	2.5	2582	$2,176	$0.84	5d	1	1.23mi
10342 Commons Xing Jonesboro, GA	4.0	3.0	2277	$2,450	$1.08	43d	1	1.24mi
10311 Commons Xing Jonesboro, GA	3.0	2.0	2051	$2,020	$0.98	43d	1	1.31mi
312 Stillwood Ct Jonesboro, GA	4.0	3.0	1598	$2,800	$1.75	43d	1	1.31mi
9177 Chickasaw Ct Jonesboro, GA	3.0	2.5	2131	$1,930	$0.91	20d	1	1.40mi

Listing history 13 events

1. 2026-05-07
   status Under Contract 661-char remark

   Show marketing remark (661 chars)

   If you've been looking for a property with tons of Equity then look no further! Whether you want to move right on in or expand your living space the opportunity is here. This home boasts 3 bedrooms /2 baths on the main level with a separate dining room, great room and breakfast area and deck overlooking your private backyard. The unfinished lower level of this split level floorplan is already stubbed for an additional full bath, a bedroom, exercise room or other living space. This home is in close proximity to the Atlanta Hartsfield Airport and Downtown Atlanta. Lots of dining and shopping in the area. Photos will be added. Schedule your showing today!

2. 2026-05-07
   status Pending 661-char remark

   Show marketing remark (661 chars)

   If you've been looking for a property with tons of Equity then look no further! Whether you want to move right on in or expand your living space the opportunity is here. This home boasts 3 bedrooms /2 baths on the main level with a separate dining room, great room and breakfast area and deck overlooking your private backyard. The unfinished lower level of this split level floorplan is already stubbed for an additional full bath, a bedroom, exercise room or other living space. This home is in close proximity to the Atlanta Hartsfield Airport and Downtown Atlanta. Lots of dining and shopping in the area. Photos will be added. Schedule your showing today!

3. 2026-04-18
   price $249,900 661-char remark

   Show marketing remark (661 chars)

   If you've been looking for a property with tons of Equity then look no further! Whether you want to move right on in or expand your living space the opportunity is here. This home boasts 3 bedrooms /2 baths on the main level with a separate dining room, great room and breakfast area and deck overlooking your private backyard. The unfinished lower level of this split level floorplan is already stubbed for an additional full bath, a bedroom, exercise room or other living space. This home is in close proximity to the Atlanta Hartsfield Airport and Downtown Atlanta. Lots of dining and shopping in the area. Photos will be added. Schedule your showing today!

4. 2026-04-18
   price $249,900 661-char remark

   Show marketing remark (661 chars)

   If you've been looking for a property with tons of Equity then look no further! Whether you want to move right on in or expand your living space the opportunity is here. This home boasts 3 bedrooms /2 baths on the main level with a separate dining room, great room and breakfast area and deck overlooking your private backyard. The unfinished lower level of this split level floorplan is already stubbed for an additional full bath, a bedroom, exercise room or other living space. This home is in close proximity to the Atlanta Hartsfield Airport and Downtown Atlanta. Lots of dining and shopping in the area. Photos will be added. Schedule your showing today!

5. 2026-03-25
   status Back On Market 661-char remark

   Show marketing remark (661 chars)

   If you've been looking for a property with tons of Equity then look no further! Whether you want to move right on in or expand your living space the opportunity is here. This home boasts 3 bedrooms /2 baths on the main level with a separate dining room, great room and breakfast area and deck overlooking your private backyard. The unfinished lower level of this split level floorplan is already stubbed for an additional full bath, a bedroom, exercise room or other living space. This home is in close proximity to the Atlanta Hartsfield Airport and Downtown Atlanta. Lots of dining and shopping in the area. Photos will be added. Schedule your showing today!

6. 2026-03-25
   status Active 661-char remark

   Show marketing remark (661 chars)

   If you've been looking for a property with tons of Equity then look no further! Whether you want to move right on in or expand your living space the opportunity is here. This home boasts 3 bedrooms /2 baths on the main level with a separate dining room, great room and breakfast area and deck overlooking your private backyard. The unfinished lower level of this split level floorplan is already stubbed for an additional full bath, a bedroom, exercise room or other living space. This home is in close proximity to the Atlanta Hartsfield Airport and Downtown Atlanta. Lots of dining and shopping in the area. Photos will be added. Schedule your showing today!

7. 2026-03-19
   status Pending 661-char remark

   Show marketing remark (661 chars)

   If you've been looking for a property with tons of Equity then look no further! Whether you want to move right on in or expand your living space the opportunity is here. This home boasts 3 bedrooms /2 baths on the main level with a separate dining room, great room and breakfast area and deck overlooking your private backyard. The unfinished lower level of this split level floorplan is already stubbed for an additional full bath, a bedroom, exercise room or other living space. This home is in close proximity to the Atlanta Hartsfield Airport and Downtown Atlanta. Lots of dining and shopping in the area. Photos will be added. Schedule your showing today!

8. 2026-03-12
   historical Active Under Contract 661-char remark

   Show marketing remark (661 chars)

   If you've been looking for a property with tons of Equity then look no further! Whether you want to move right on in or expand your living space the opportunity is here. This home boasts 3 bedrooms /2 baths on the main level with a separate dining room, great room and breakfast area and deck overlooking your private backyard. The unfinished lower level of this split level floorplan is already stubbed for an additional full bath, a bedroom, exercise room or other living space. This home is in close proximity to the Atlanta Hartsfield Airport and Downtown Atlanta. Lots of dining and shopping in the area. Photos will be added. Schedule your showing today!

9. 2026-03-12
   historical Active Under Contract 661-char remark

   Show marketing remark (661 chars)

   If you've been looking for a property with tons of Equity then look no further! Whether you want to move right on in or expand your living space the opportunity is here. This home boasts 3 bedrooms /2 baths on the main level with a separate dining room, great room and breakfast area and deck overlooking your private backyard. The unfinished lower level of this split level floorplan is already stubbed for an additional full bath, a bedroom, exercise room or other living space. This home is in close proximity to the Atlanta Hartsfield Airport and Downtown Atlanta. Lots of dining and shopping in the area. Photos will be added. Schedule your showing today!

10. 2026-03-05
    price $255,000 661-char remark

    Show marketing remark (661 chars)

    If you've been looking for a property with tons of Equity then look no further! Whether you want to move right on in or expand your living space the opportunity is here. This home boasts 3 bedrooms /2 baths on the main level with a separate dining room, great room and breakfast area and deck overlooking your private backyard. The unfinished lower level of this split level floorplan is already stubbed for an additional full bath, a bedroom, exercise room or other living space. This home is in close proximity to the Atlanta Hartsfield Airport and Downtown Atlanta. Lots of dining and shopping in the area. Photos will be added. Schedule your showing today!

11. 2026-03-03
    listed $225,000 New 661-char remark

    Show marketing remark (661 chars)

    If you've been looking for a property with tons of Equity then look no further! Whether you want to move right on in or expand your living space the opportunity is here. This home boasts 3 bedrooms /2 baths on the main level with a separate dining room, great room and breakfast area and deck overlooking your private backyard. The unfinished lower level of this split level floorplan is already stubbed for an additional full bath, a bedroom, exercise room or other living space. This home is in close proximity to the Atlanta Hartsfield Airport and Downtown Atlanta. Lots of dining and shopping in the area. Photos will be added. Schedule your showing today!

12. 2026-03-01
    historical $225,000 661-char remark

    Show marketing remark (661 chars)

    If you've been looking for a property with tons of Equity then look no further! Whether you want to move right on in or expand your living space the opportunity is here. This home boasts 3 bedrooms /2 baths on the main level with a separate dining room, great room and breakfast area and deck overlooking your private backyard. The unfinished lower level of this split level floorplan is already stubbed for an additional full bath, a bedroom, exercise room or other living space. This home is in close proximity to the Atlanta Hartsfield Airport and Downtown Atlanta. Lots of dining and shopping in the area. Photos will be added. Schedule your showing today!

13. 2026-02-27
    listed $255,000 Active 661-char remark

    Show marketing remark (661 chars)

    If you've been looking for a property with tons of Equity then look no further! Whether you want to move right on in or expand your living space the opportunity is here. This home boasts 3 bedrooms /2 baths on the main level with a separate dining room, great room and breakfast area and deck overlooking your private backyard. The unfinished lower level of this split level floorplan is already stubbed for an additional full bath, a bedroom, exercise room or other living space. This home is in close proximity to the Atlanta Hartsfield Airport and Downtown Atlanta. Lots of dining and shopping in the area. Photos will be added. Schedule your showing today!

ⓘ 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: $2,235 · $186/mo
• Projected year-2 tax: $2,299 · $192/mo
• Expected delta: +$64/yr (+$5/mo · 2.9%)

ⓘ 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 · 18 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: $26,194
• − Mortgage interest: −$13,998
• − Property taxes: −$2,235
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,096
• − Management: −$2,096
• − Depreciation: −$7,270
• Taxable loss: −$2,749
• Est. tax savings @ 24.0%: +$660
• After-tax cash flow: $2,143/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

-2.0% since first listed

13 events — show timeline

• 2026-05-07 Pending — GAMLS
• 2026-05-07 Pending — FMLS
• 2026-04-18 Price Changed $249,900 FMLS
• 2026-04-18 Price Changed $249,900 GAMLS
• 2026-03-25 Relisted — GAMLS
• 2026-03-25 Relisted — FMLS
• 2026-03-19 Pending — FMLS
• 2026-03-12 Contingent — FMLS
• 2026-03-12 Contingent — GAMLS
• 2026-03-05 Price Changed $255,000 GAMLS
• 2026-03-03 Listed $225,000 GAMLS
• 2026-03-01 Coming Soon $225,000 GAMLS
• 2026-02-27 Listed $255,000 FMLS

Property tax history

+1.5%/yr

Latest (2025): $2,235 · -2.4% YoY. Source: county tax records.