5433 Park Pl S · College Park, GA 30349

$174,900

3 bd · 2.0 ba · 1,320 sqft · Townhouse public records · 34 Days on market

Built 1984 2,805 sqft lot $132/sqft · 17% below area Est $212k · 17% under $105/mo HOA · 6% of rent

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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 +17.4/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.4/10.0
• 1% rule +5.3/10.0
• Livability +3.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Beautiful townhome in an exceptionally convenient location. The well-maintained home features LVP flooring throughout the main level and a bright, spacious family room filled with natural light. The flexible floor plan includes a primary bedroom on the main level and a secondary bedroom suite upstairs, providing comfort and privacy. The primary suite is generously sized and highlighted by a cozy fireplace, creating a relaxing retreat. The updated kitchen is equipped with granite countertops, tile backsplash, and newer stainless steel appliances, offering both style and functionality. Step outside to the large back patio, perfect for entertaining or enjoying outdoor living, with additional storage space conveniently located in the patio area. Located just minutes from the Hartsfield Jackson airport, Shopping, Dining and Schools. This property offers excellent accessibility with public transit nearby. This has has been meticulously cared for with a recently replaced dishwasher and water heater. The deck was newly installed in 2025.

Key facts

• Bright family room
• Flexible floor plan
• Lvp flooring

Tags

• LVP FLOORING
• BRIGHT FAMILY ROOM
• FLEXIBLE FLOOR PLAN
• PRIMARY BEDROOM
• SECONDARY BEDROOM SUITE
• COZY FIREPLACE

Property features AI

Finance

• HOA & community: Homeowners association with a $105 monthly fee; Community features include curbs, pool, proximity to public transport, schools, and shopping

Exterior

• Parking: Assigned parking for two vehicles
• Utilities: Public water; Public sewer; Electricity available; Cable available; Underground utilities
• Home design: Two-level property; Brick front; Fee simple ownership; Resale condition
• Construction: Shingle roof; Slab foundation
• Exterior features: Private entrance; Rear stairs; Exterior storage; Deck

Interior

• Kitchen: Eat-in kitchen; Stained cabinets; Solid surface counters; Dishwasher; Electric range
• Bedrooms: Primary bedroom on the main level; One additional bedroom on the upper level
• Flooring: Luxury vinyl; Tile
• Bathrooms: Two full bathrooms; One full bathroom on the main level; One full bathroom on the upper level; Primary bath with separate tub and shower
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High 9-foot ceilings on the main level; Insulated windows; One fireplace located in the primary bedroom; 2+ shared/common walls
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $175k.

Deal economics

• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 3.8% in College Park — 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 59/100 on livability (#408 in GA) — a working-class tenant base; expect higher turnover. Strengths: commute A+, cost of living A+, housing A-; Watch: crime F, amenities 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: Northcutt Elementary School (math 15% / reading 24%, grade F, #873 of 1,228 statewide, top 71%, 693 students, 90% FRL); North Clayton Middle School (math 12% / reading 27%, grade F, #356 of 470 statewide, top 78%, 767 students, 90% FRL); North Clayton High School (math 2% / reading 22%, grade F, #336 of 424 statewide, top 80%, 1,206 students, 90% FRL).
• Market conditions: Rents flat; 651 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Clayton County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.9% rent growth), your $49k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 10y ago 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 $55k; list at $175k implies a 218% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.03% ✓
• Cap rate: 7.20%
• Cash-on-cash: 3.26%
• DSCR: 1.14
• GRM: 8.1

CMA / ARV

• ARV (median comp): $211,783
• List price: $174,900
• Delta: -17.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1748 Broad River Rd	0.51mi	2/2.5 (-1)	1,352 (+2%)	12mo	$169,000	$125	55
5511 Park Pl S	0.16mi	2/2.5 (-1)	1,184 (-10%)	23mo	$185,000	$156	49
1758 Broad River Rd	0.49mi	2/2.5 (-1)	1,384 (+5%)	22mo	$162,000	$117	44
1753 Broad River Rd	0.48mi	3/2.5	1,452 (+10%)	18mo	$217,000	$149	44
1732 Broad River Rd	0.53mi	4/2.5 (+1)	1,452 (+10%)	13mo	$200,000	$138	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.95% rent growth · sell at horizon

5-year hold

• IRR: 25.8%
• Equity multiple: 3.04×
• Total profit: $100,140
• Equity at exit: $157,564

10-year hold

• IRR: 22.2%
• Equity multiple: 6.75×
• Total profit: $281,586
• Equity at exit: $339,792

Cash invested: $48,972 (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 30349

• Home prices YoY: 4.6%
• Rents YoY: 0.9%
• Active inventory: 651
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,809 high
• Mortgage (P&I): −$917
• Tax from tax record: −$201 /mo · $2,417/yr
• Insurance: −$73
• HOA: −$105
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $133

Break-even live

Break-even rent $1,641

Max offer price $174,900

Occupancy floor 88%

Sensitivity live

Price	-10% $232	-5% $182	+0% $133	+5% $83	+10% $34
Rent	-10% $-10	-5% $61	+0% $133	+5% $204	+10% $276
Rate	-1.0pp $221	-0.5pp $177	base $133	+0.5pp $88	+1.0pp $41

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5489 Park Pl S Atlanta, GA	2.0	2.5	1184	$1,550	$1.31	25d	1	0.10mi
5505 Park Pl S Atlanta, GA	2.0	2.0	1680	$1,800	$1.07	44d	1	0.14mi
5443 Northcut Dr Atlanta, GA	3.0	2.0	1872	$1,751	$0.94	44d	1	0.14mi
1533 Northcut Ct Atlanta, GA	3.0	2.5	1872	$1,938	$1.04	13d	1	0.22mi
5391 W Fayetteville Rd Atlanta, GA	1.0–3.0	1.0–2.0	883	$1,734	$1.96	2d	15	0.24mi
1507 Pine Dr Atlanta, GA	1.0–3.0	1.0–2.0	1050	$1,576	$1.50	3d	9	0.32mi
5503 Riverdale Rd Atlanta, GA	2.0	1.0	868	$1,250	$1.44	44d	1	0.38mi
5327 Riverwalk Dr Atlanta, GA	1.0–3.0	1.0–1.5	972	$1,380	$1.42	5d	340	0.39mi
1561 Norman Xing Atlanta, GA	3.0	2.5	1436	$1,699	$1.18	44d	1	0.43mi
5626 Norman Ct Atlanta, GA	3.0	2.0	1344	$1,790	$1.33	44d	1	0.44mi
5271 W Fayetteville Rd Atlanta, GA	2.0	2.5	1500	$1,390	$0.93	44d	1	0.46mi
1857 Broad River Rd Atlanta, GA	3.0	2.5	1530	$1,950	$1.27	44d	1	0.46mi
5692 Norman Ct Atlanta, GA	3.0	2.5	1770	$1,806	$1.02	6d	1	0.47mi
1770 Broad River Rd Atlanta, GA	3.0	2.5	1528	$1,831	$1.20	6d	1	0.47mi
1758 Broad River Rd Atlanta, GA	2.0	2.5	1384	$1,650	$1.19	3d	1	0.49mi
1748 Broad River Rd Atlanta, GA	2.0	2.5	1352	$1,800	$1.33	44d	1	0.51mi
5261 Heather Ln Atlanta, GA	3.0	1.0	972	$1,350	$1.39	44d	1	0.52mi
1736 Broad River Rd Atlanta, GA	3.0	2.5	1558	$1,731	$1.11	25d	1	0.54mi
5205 Heather Ln Atlanta, GA	4.0	2.0	1530	$2,310	$1.51	17d	1	0.57mi
5205 Heather Ln Atlanta, GA	4.0	2.0	1530	$2,010	$1.31	25d	1	0.57mi
5205 Heather Ln Atlanta, GA	4.0	2.0	1530	$2,100	$1.37	16d	1	0.57mi
1875 E Pleasant Hill Rd Atlanta, GA	1.0–2.0	1.0–2.0	942	$1,595	$1.69	2d	21	0.58mi
5388 Kirk Dr Atlanta, GA	3.0	2.5	1556	$1,990	$1.28	6d	1	0.61mi
5298 Hanover St Atlanta, GA	3.0	2.5	1610	$2,188	$1.36	6d	1	0.65mi
5420 Riverdale Rd Atlanta, GA	2.0	1.0–2.0	1075	$1,225	$1.14	6d	1	0.66mi
5914 Grande River Rd Atlanta, GA	3.0	2.5	1780	$2,210	$1.24	44d	1	0.66mi
5275 Hanover St Atlanta, GA	3.0	2.5	1613	$2,013	$1.25	6d	1	0.71mi
5689 Isleworth Way Atlanta, GA	3.0	2.0	1248	$1,800	$1.44	16d	1	0.75mi
5219 Hanover St Atlanta, GA	3.0	2.5	1864	$1,850	$0.99	44d	1	0.77mi
1358 Stoneham Ct Atlanta, GA	3.0	1.5	1135	$1,631	$1.44	6d	1	0.78mi
5185 Hanover St Unit 1 Atlanta, GA	3.0	2.5	1750	$1,950	$1.11	44d	1	0.80mi
5185 Hanover St Atlanta, GA	3.0	2.0	1750	$1,950	$1.11	44d	1	0.80mi
1603 Blossom Dr Atlanta, GA	3.0	2.5	1550	$2,055	$1.33	2d	1	0.81mi
1194 Crystal Lake Rd Atlanta, GA	3.0	2.0	1623	$1,545	$0.95	25d	1	0.82mi
1270 Brookstone Rd Atlanta, GA	3.0	2.5	1826	$1,920	$1.05	6d	1	0.83mi
5234 Norman Blvd Atlanta, GA	3.0	2.0	1404	$1,785	$1.27	44d	1	0.84mi
5477 Denny Dr Atlanta, GA	4.0	3.0	1500	$1,650	$1.10	44d	1	0.86mi
2001 Godby Rd Atlanta, GA	1.0–3.0	1.5–2.5	1275	$1,425	$1.12	3d	5	0.86mi
5751 Riverdale Rd Atlanta, GA	2.0	1.5	1110	$1,450	$1.31	25d	3	0.88mi
5267 Joan of Arc Pl Atlanta, GA	3.0	1.0	1066	$1,743	$1.64	44d	1	0.89mi

HOA detail

• Monthly dues: $105 · $1,260/yr
• Likely covers: water

Listing history 35 events

1. 2026-06-18
   days on market $174,900 Active 34 DOM
2. 2026-06-17
   days on market $174,900 Active 33 DOM
3. 2026-06-16
   days on market $174,900 Active 32 DOM
4. 2026-06-15
   days on market $174,900 Active 31 DOM
5. 2026-06-13
   pricedays on market $174,900 Active 29 DOM
6. 2026-06-09
   days on market $179,000 Active 25 DOM
7. 2026-06-08
   days on market $179,000 Active 24 DOM
8. 2026-06-07
   days on market $179,000 Active 23 DOM
9. 2026-06-04
   days on market $179,000 Active 20 DOM
10. 2026-06-03
    days on market $179,000 Active 19 DOM
11. 2026-06-02
    days on market $179,000 Active 18 DOM
12. 2026-06-01
    days on market $179,000 Active 17 DOM
13. 2026-05-31
    days on market $179,000 Active 16 DOM
14. 2026-05-15
    listed $179,000 Active 1045-char remark

    Show marketing remark (1045 chars)

    Beautiful townhome in an exceptionally convenient location. The well-maintained home features LVP flooring throughout the main level and a bright, spacious family room filled with natural light. The flexible floor plan includes a primary bedroom on the main level and a secondary bedroom suite upstairs, providing comfort and privacy. The primary suite is generously sized and highlighted by a cozy fireplace, creating a relaxing retreat. The updated kitchen is equipped with granite countertops, tile backsplash, and newer stainless steel appliances, offering both style and functionality. Step outside to the large back patio, perfect for entertaining or enjoying outdoor living, with additional storage space conveniently located in the patio area. Located just minutes from the Hartsfield Jackson airport, Shopping, Dining and Schools. This property offers excellent accessibility with public transit nearby. This has has been meticulously cared for with a recently replaced dishwasher and water heater. The deck was newly installed in 2025.

15. 2026-05-10
    historical
16. 2026-04-23
    price $179,000
17. 2026-03-10
    listed $185,000 New
18. 2025-04-07
    historical $1,650
19. 2025-03-13
    price $1,650
20. 2025-03-06
    listed $1,700
21. 2025-03-04
    historical $1,700
22. 2025-02-08
    listed $1,700
23. 2025-02-08
    historical $1,700
24. 2025-02-07
    listed $1,700
25. 2017-02-21
    historical
26. 2017-02-06
    soldstatus $55,000
27. 2017-01-30
    soldstatus $55,000 Sold
28. 2016-12-28
    status Under Contract
29. 2016-12-19
    status Back on Market
30. 2016-09-23
    status Under Contract
31. 2016-09-09
    listed $69,900 New
32. 1996-11-19
    soldstatus $59,000
33. 1990-12-18
    soldstatus $59,252
34. 1990-04-11
    soldstatus $57,200
35. 1989-09-21
    soldstatus $58,000

ⓘ 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: $2,417 · $201/mo
• Projected year-2 tax: $2,417 · $201/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 ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,711
• − Mortgage interest: −$9,797
• − Property taxes: −$2,417
• − Insurance: −$874
• − Repairs & maintenance: −$1,737
• − Management: −$1,737
• − HOA: −$1,260
• − Depreciation: −$5,088
• Taxable loss: −$1,199
• Est. tax savings @ 24.0%: +$288
• After-tax cash flow: $1,882/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 — College Park

• Score: 59/100
• State rank: #408
• US rank: #20212

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Fulton County · 1,094,430 people
• City population: 127,674
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 79,872
• Household income: $67,023
• Rent vs Own: 41.2% rent · 58.8% own
• Severe rent burden: 4258.0

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 (89%)
• Race & ethnicity: Black 89% Hispanic / Latino 5% Two or more races 4% White 3%
• Foreign-born: 9% · Canada
• Languages at home: 88% English-only · Spanish 6% 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: ▲ 18.01%
• Current HPI: 407.99
• Rent YoY: ▲ 0.95%
• 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

+201.6% since first listed

25 events — show timeline

• 2026-06-12 Price Changed $174,900 GAMLS
• 2026-06-12 Price Changed $174,900 FMLS
• 2026-05-15 Listed $179,000 FMLS
• 2026-05-15 Listed $179,000 GAMLS
• 2026-05-10 Listing Removed — GAMLS
• 2026-04-23 Price Changed $179,000 GAMLS
• 2026-03-10 Listed $185,000 GAMLS
• 2025-04-07 Rental Removed $1,650 GAMLS
• 2025-03-13 Price Changed $1,650 GAMLS
• 2025-03-06 Listed for Rent $1,700 GAMLS
• 2025-03-04 Rental Removed $1,700 GAMLS
• 2025-02-08 Listed for Rent $1,700 GAMLS
• 2025-02-08 Rental Removed $1,700 FMLS
• 2025-02-07 Listed for Rent $1,700 FMLS
• 2017-02-21 Listing Removed — GAMLS
• 2017-02-06 Sold (Public Records) $55,000 Public Records
• 2017-01-30 Sold (MLS) $55,000 GAMLS
• 2016-12-28 Pending — GAMLS
• 2016-12-19 Relisted — GAMLS
• 2016-09-23 Pending — GAMLS
• 2016-09-09 Listed $69,900 GAMLS
• 1996-11-19 Sold (Public Records) $59,000 Public Records
• 1990-12-18 Sold (Public Records) $59,252 Public Records
• 1990-04-11 Sold (Public Records) $57,200 Public Records
• 1989-09-21 Sold (Public Records) $58,000 Public Records

Property tax history

+8.2%/yr

Latest (2025): $2,417 · +12.9% YoY. Source: county tax records.