1738 Sherry Ln · Jonesboro, GA 30236

$240,000

3 bd · 2.0 ba · 1,981 sqft · SingleFamily public records · 18 Days on market

Built 1985 0.49 ac lot Est $285k · 16% under

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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).

• ARV discount +14.6/15.0
• Cash flow +14.1/30.0
• 1% rule +4.4/10.0
• DSCR +4.3/10.0
• 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

NO HOA!!!!!Welcome home to this beautifully maintained 4-sided brick property offering comfort, space, and timeless curb appeal. Major updates include a roof replaced in 2024, a 2021 water heater, and a well-maintained furnace/HVAC system, giving buyers added peace of mind.Inside, you'll find attractive LVP flooring, a bright dining area, and a spacious living room with vaulted ceilings that create an open and inviting feel. The home features an oversized primary bedroom with two walk-in closets, along with generously sized secondary bedrooms that provide excellent flexibility for family, guests, or a home office.The bathrooms offer quality finishes including ceramic tile and marble details, while the interior has been freshly painted for a clean, move-in-ready look. Additional highlights include a crawl space, a 2-car garage, and multiple outdoor spaces designed for relaxing or entertaining.Enjoy the bonus patio area and a charming pavilion, perfect for gatherings, outdoor dining, or quiet evenings at home. With its durable brick exterior, spacious layout, updated features, and inviting outdoor amenities, this home is ready to impress.

Key facts

• 0.49 acre lot
• 2 garage spots
• Built 1985

Property features AI

Finance

• Other: Asphalt and other road surfaces; other road frontage type; Directions available
• Financial info: Single-unit property (one unit in community; one unit to be built listed as 1)
• HOA & community: Community features: other

Exterior

• Parking: Attached garage; Two garage spaces
• Utilities: Public water; Public sewer; Electric service (other); Other utilities
• Home design: One-level home; Brick on all four sides construction; Resale property; Fee simple ownership; See remarks for foundation details; Other on-site structures
• Construction: Composition/shingle roof
• Exterior features: Private entrance; Private yard; Back-yard fencing; Patio

Interior

• Kitchen: Kitchen opens to the family room (view to family room); Dishwasher; Other kitchen features
• Bedrooms: Master suite on the main level; Three main-level bedrooms
• Flooring: Luxury vinyl flooring
• Bathrooms: Two full bathrooms (both on the main level); Master bathroom with additional/other features
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans; Attic fan; Other cooling features
• Interior features: Vaulted ceilings; One fireplace; Double-pane windows; No shared/common walls
• Laundry & utility: Laundry with other/unspecified features; Crawl space basement access

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $34 ($409/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 $224k (6.5% below list).
• Recommended offer: $224k (6.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 5.0% in Jonesboro — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Suder Elementary School (math 15% / reading 5%, grade F, #1,076 of 1,228 statewide, top 89%, 631 students, 90% FRL); M. D. Roberts Middle School (math 22% / reading 37%, grade F, #249 of 470 statewide, top 55%, 852 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); 265 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 40% 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 $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 18 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 9 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 $98k; list at $240k implies a 145% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $224,476 (6.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.94% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.61%
• DSCR: 1.03
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $285,264
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1738 Sherry Ln	0.00mi	3/2.0	2,000 (+1%)	0mo	$245,000	$123	98
1608 Drakes Dr	0.32mi	3/2.0	1,904 (-4%)	8mo	$270,000	$142	72
8683 Twin Oaks Dr	0.04mi	3/2.5	1,752 (-12%)	11mo	$272,475	$156	68
8633 Hilltop Rd	0.28mi	4/2.0 (+1)	1,868 (-6%)	8mo	$220,000	$118	65
1583 Thornwood Dr	0.61mi	3/3.0	1,992 (+1%)	8mo	$266,500	$134	60
8977 Teal Ln	0.60mi	4/3.0 (+1)	1,990 (+0%)	7mo	$315,000	$158	56
8652 Embrey Dr	0.43mi	4/2.0 (+1)	1,776 (-10%)	8mo	$190,000	$107	51
1783 Cheyenne Trl	0.69mi	4/3.5 (+1)	1,958 (-1%)	8mo	$350,000	$179	48
8513 Spivey Village Trl	0.62mi	3/2.0	1,690 (-15%)	5mo	$295,000	$175	43
8420 Sheridan Dr	0.60mi	4/2.0 (+1)	1,769 (-11%)	9mo	$284,900	$161	42
1563 Edinboro Dr	0.75mi	3/2.0	1,750 (-12%)	9mo	$242,000	$138	38
2080 Spivey Village Trce	0.70mi	4/2.5 (+1)	2,181 (+10%)	8mo	$315,000	$144	37

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: -16.3%
• Equity multiple: 0.43×
• Total profit: $-38,539
• Equity at exit: $35,785

10-year hold

• IRR: -9.6%
• Equity multiple: 0.43×
• Total profit: $-38,104
• Equity at exit: $20,751

Cash invested: $67,200 (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: 265
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,245 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$381 /mo · $4,568/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $34

Break-even live

Break-even rent $2,202

Max offer price $240,000

Occupancy floor 93%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8671 Twin Oaks Dr Jonesboro, GA	4.0	2.0	2068	$3,250	$1.57	43d	1	0.04mi
8691 Twin Oaks Dr Jonesboro, GA	3.0	2.0	1752	$1,790	$1.02	18d	1	0.06mi
8392 San Jose Trl Jonesboro, GA	3.0	3.0	1801	$1,785	$0.99	5d	1	0.73mi
8422 Carlington Ln Jonesboro, GA	3.0	2.5	1529	$1,545	$1.01	15d	1	0.77mi
9177 Chickasaw Ct Jonesboro, GA	3.0	2.5	2131	$1,930	$0.91	20d	1	0.80mi
8261 Sunnydale Ln Jonesboro, GA	3.0	2.5	1572	$1,995	$1.27	4d	1	0.97mi
8212 Lullwater Ct Jonesboro, GA	3.0	2.5	1772	$2,200	$1.24	24d	1	1.15mi
8212 Lullwater Ct Jonesboro, GA	4.0	2.5	1772	$2,200	$1.24	44d	1	1.15mi
9362 Deer Crossing Lk Jonesboro, GA	4.0	3.5	2576	$2,535	$0.98	43d	1	1.17mi
8313 Creek St Jonesboro, GA	3.0	2.0	1983	$1,865	$0.94	24d	1	1.17mi
8240 Blackfoot Trl Jonesboro, GA	4.0	2.0	1764	$1,956	$1.11	4d	1	1.21mi
1659 Deer Crossing Way Jonesboro, GA	3.0	2.5	2582	$2,176	$0.84	5d	1	1.23mi
218 Wallis St Jonesboro, GA	3.0	2.0	1464	$1,545	$1.06	24d	1	1.31mi

Listing history 43 events

1. 2026-06-09
   days on market $240,000 Active 18 DOM
2. 2026-06-08
   days on market $240,000 Active 17 DOM
3. 2026-06-07
   days on market $240,000 Active 16 DOM
4. 2026-06-04
   days on market $240,000 Active 13 DOM
5. 2026-06-03
   days on market $240,000 Active 12 DOM
6. 2026-06-02
   days on market $240,000 Active 11 DOM
7. 2026-06-01
   days on market $240,000 Active 10 DOM
8. 2026-05-31
   days on market $240,000 Active 9 DOM
9. 2026-05-22
   listed $240,000 Active

   Show marketing remark (1154 chars)

   NO HOA!!!!!Welcome home to this beautifully maintained 4-sided brick property offering comfort, space, and timeless curb appeal. Major updates include a roof replaced in 2024, a 2021 water heater, and a well-maintained furnace/HVAC system, giving buyers added peace of mind.Inside, you'll find attractive LVP flooring, a bright dining area, and a spacious living room with vaulted ceilings that create an open and inviting feel. The home features an oversized primary bedroom with two walk-in closets, along with generously sized secondary bedrooms that provide excellent flexibility for family, guests, or a home office.The bathrooms offer quality finishes including ceramic tile and marble details, while the interior has been freshly painted for a clean, move-in-ready look. Additional highlights include a crawl space, a 2-car garage, and multiple outdoor spaces designed for relaxing or entertaining.Enjoy the bonus patio area and a charming pavilion, perfect for gatherings, outdoor dining, or quiet evenings at home. With its durable brick exterior, spacious layout, updated features, and inviting outdoor amenities, this home is ready to impress.

10. 2026-05-22
    listed $240,000 New 1154-char remark

    Show marketing remark (1154 chars)

    NO HOA!!!!!Welcome home to this beautifully maintained 4-sided brick property offering comfort, space, and timeless curb appeal. Major updates include a roof replaced in 2024, a 2021 water heater, and a well-maintained furnace/HVAC system, giving buyers added peace of mind.Inside, you'll find attractive LVP flooring, a bright dining area, and a spacious living room with vaulted ceilings that create an open and inviting feel. The home features an oversized primary bedroom with two walk-in closets, along with generously sized secondary bedrooms that provide excellent flexibility for family, guests, or a home office.The bathrooms offer quality finishes including ceramic tile and marble details, while the interior has been freshly painted for a clean, move-in-ready look. Additional highlights include a crawl space, a 2-car garage, and multiple outdoor spaces designed for relaxing or entertaining.Enjoy the bonus patio area and a charming pavilion, perfect for gatherings, outdoor dining, or quiet evenings at home. With its durable brick exterior, spacious layout, updated features, and inviting outdoor amenities, this home is ready to impress.

11. 2026-05-21
    historical $240,000 1154-char remark

    Show marketing remark (1154 chars)

    NO HOA!!!!!Welcome home to this beautifully maintained 4-sided brick property offering comfort, space, and timeless curb appeal. Major updates include a roof replaced in 2024, a 2021 water heater, and a well-maintained furnace/HVAC system, giving buyers added peace of mind.Inside, you'll find attractive LVP flooring, a bright dining area, and a spacious living room with vaulted ceilings that create an open and inviting feel. The home features an oversized primary bedroom with two walk-in closets, along with generously sized secondary bedrooms that provide excellent flexibility for family, guests, or a home office.The bathrooms offer quality finishes including ceramic tile and marble details, while the interior has been freshly painted for a clean, move-in-ready look. Additional highlights include a crawl space, a 2-car garage, and multiple outdoor spaces designed for relaxing or entertaining.Enjoy the bonus patio area and a charming pavilion, perfect for gatherings, outdoor dining, or quiet evenings at home. With its durable brick exterior, spacious layout, updated features, and inviting outdoor amenities, this home is ready to impress.

12. 2026-05-20
    historical $240,000
13. 2026-04-30
    historical
14. 2026-03-30
    status Active
15. 2026-02-24
    historical
16. 2025-11-14
    listed $259,900 Active
17. 2025-11-14
    listed $259,900 New
18. 2025-11-02
    historical
19. 2025-11-01
    historical
20. 2025-10-31
    historical
21. 2025-10-31
    historical
22. 2025-09-23
    status Back On Market
23. 2025-09-23
    status Active
24. 2025-09-20
    historical Active Under Contract
25. 2025-09-20
    historical Active Under Contract
26. 2025-09-07
    price $259,900
27. 2025-09-07
    price $259,900
28. 2025-08-22
    price $265,000
29. 2025-08-22
    price $265,000
30. 2025-08-13
    price $270,000
31. 2025-08-13
    price $270,000
32. 2025-07-31
    price $288,900
33. 2025-07-31
    price $288,900
34. 2025-07-18
    price $295,000
35. 2025-07-18
    price $295,000
36. 2025-06-26
    price $299,900
37. 2025-06-26
    price $299,900
38. 2025-06-12
    listed $310,000 Active
39. 2025-06-10
    historical
40. 2025-06-10
    listed $310,000 New
41. 2017-08-03
    soldstatus $98,000
42. 1995-12-07
    soldstatus $91,500
43. 1986-07-11
    soldstatus $81,500

ⓘ 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: $4,568 · $381/mo
• Projected year-2 tax: $4,568 · $381/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 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,937
• − Mortgage interest: −$13,444
• − Property taxes: −$4,568
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,155
• − Management: −$2,155
• − Depreciation: −$6,982
• Taxable loss: −$3,567
• Est. tax savings @ 24.0%: +$856
• After-tax cash flow: $1,265/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

+194.5% since first listed

35 events — show timeline

• 2026-05-22 Listed $240,000 FMLS
• 2026-05-22 Listed $240,000 GAMLS
• 2026-05-21 Coming Soon $240,000 GAMLS
• 2026-05-20 Coming Soon $240,000 FMLS
• 2026-04-30 Listing Removed — FMLS
• 2026-03-30 Relisted — FMLS
• 2026-02-24 Listing Removed — GAMLS
• 2025-11-14 Listed $259,900 FMLS
• 2025-11-14 Listed $259,900 GAMLS
• 2025-11-02 Coming Soon — FMLS
• 2025-11-01 Coming Soon — GAMLS
• 2025-10-31 Listing Removed — GAMLS
• 2025-10-31 Listing Removed — FMLS
• 2025-09-23 Relisted — GAMLS
• 2025-09-23 Relisted — FMLS
• 2025-09-20 Contingent — GAMLS
• 2025-09-20 Contingent — FMLS
• 2025-09-07 Price Changed $259,900 GAMLS
• 2025-09-07 Price Changed $259,900 FMLS
• 2025-08-22 Price Changed $265,000 FMLS
• 2025-08-22 Price Changed $265,000 GAMLS
• 2025-08-13 Price Changed $270,000 FMLS
• 2025-08-13 Price Changed $270,000 GAMLS
• 2025-07-31 Price Changed $288,900 FMLS
• 2025-07-31 Price Changed $288,900 GAMLS
• 2025-07-18 Price Changed $295,000 FMLS
• 2025-07-18 Price Changed $295,000 GAMLS
• 2025-06-26 Price Changed $299,900 FMLS
• 2025-06-26 Price Changed $299,900 GAMLS
• 2025-06-12 Listed $310,000 FMLS
• 2025-06-10 Coming Soon — FMLS
• 2025-06-10 Listed $310,000 GAMLS
• 2017-08-03 Sold (Public Records) $98,000 Public Records
• 1995-12-07 Sold (Public Records) $91,500 Public Records
• 1986-07-11 Sold (Public Records) $81,500 Public Records

Property tax history

+7.3%/yr

Latest (2025): $4,568 · -1.8% YoY. Source: county tax records.