1103 Reynolds Ct · Forest Park, GA 30260

$199,900

3 bd · 2.0 ba · 1,294 sqft · SingleFamily public records · 17 Days on market

Built 1986 0.26 ac lot $154/sqft · 14% below area Est $232k · 14% 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 +13.8/15.0
• Cash flow +11.9/30.0
• 1% rule +3.6/10.0
• DSCR +3.5/10.0
• 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

This 3-bedroom, 2-bathroom home is full of potential and ready for your personal touch. Situated on a spacious lot, this property offers a solid layout with great bones, making it the perfect opportunity for investors, flippers, or buyers looking to create their dream home. Inside, you'll find a functional floor plan with generous living spaces and plenty of natural light just waiting to be brought back to life. With a little vision and some updates, this home can truly shine. Conveniently located near shopping, dining, and major roadways, this is your chance to turn a fixer-upper into something special. Don't miss out on the possibilities!

Key facts

• Natural light
• Spacious lot
• Conveniently located

Tags

• SPACIOUS LOT
• FUNCTIONAL FLOOR PLAN
• GENEROUS LIVING SPACES
• NATURAL LIGHT
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Located in the Pine Meadows subdivision
• HOA & community: No homeowners association

Exterior

• Parking: Attached garage
• Utilities: Public water; Public sewer; Electricity available; Cable available; High-speed internet available; Sewer connected
• Home design: Single-family residence (house); Residential property; Built in 1986; Property listed as fixer
• Construction: Vinyl siding construction; Composition roof; Built in 1986
• Exterior features: Level lot

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating; Electric cooling; Ceiling fans
• Interior features: One-level living; Family room; Fireplace (1); Public records list living area as 1,294
• Laundry & utility: Laundry located in hall

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-51 ($-615/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (4.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (13.7% below list).
• Recommended offer: $173k (13.7% below list) — sets the bar for 1% rule.

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: Lake City Elementary School (math 17% / reading 17%, grade F, #936 of 1,228 statewide, top 79%, 509 students, 90% FRL); Babb Middle School (math 24% / reading 34%, grade F, #249 of 470 statewide, top 55%, 888 students, 90% FRL); Forest Park High School (math 8% / reading 16%, grade F, #344 of 424 statewide, top 81%, 1,765 students, 90% FRL).
• Market conditions: Rents soft (-1.0%/yr); 173 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 39% of the median local income ($53k/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 $1k of loan paydown is wiped out by about $6k 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 17 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $62k; list at $200k implies a 223% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% 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 $172,606 (13.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. 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?
5. 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?
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: 0.86% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.10%
• DSCR: 0.95
• GRM: 9.7

CMA / ARV

• ARV (median comp): $232,338
• List price: $199,900
• Delta: -7.46%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5619 Phillips Dr	0.13mi	4/2.0 (+1)	1,256 (-3%)	5mo	$126,000	$100	80
5647 Highland St	0.23mi	4/2.0 (+1)	1,412 (+9%)	1mo	$212,000	$150	68
774 Virginia Cir	0.73mi	3/2.0	1,281 (-1%)	8mo	$200,000	$156	58
983 School Ln	0.52mi	3/1.5	1,297 (+0%)	20mo	$202,000	$156	57
1102 Tamarack Trl	0.33mi	4/2.0 (+1)	1,350 (+4%)	23mo	$188,000	$139	53
1157 Helen St	0.68mi	3/2.5	1,365 (+6%)	9mo	$205,000	$150	50
5446 Alder Dr	0.56mi	3/2.0	1,146 (-11%)	6mo	$153,000	$134	49
5412 Alder Dr	0.59mi	3/2.0	1,240 (-4%)	22mo	$240,000	$194	47
863 Birch St	0.69mi	3/2.0	1,400 (+8%)	13mo	$262,500	$188	43
5460 Alder Dr	0.55mi	3/1.0	1,426 (+10%)	17mo	$175,000	$123	39
974 Laurel St	0.67mi	3/1.0	1,380 (+7%)	20mo	$148,000	$107	37
5256 Sanders Rd	0.62mi	3/1.0	1,188 (-8%)	21mo	$199,000	$168	36

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: -21.6%
• Equity multiple: 0.27×
• Total profit: $-40,669
• Equity at exit: $29,806

10-year hold

• IRR: -25.0%
• Equity multiple: -0.05×
• Total profit: $-58,977
• Equity at exit: $17,284

Cash invested: $55,972 (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 30260

• Home prices YoY: -33.8%
• Rents YoY: -1.0%
• Active inventory: 173
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,726 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$283 /mo · $3,399/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $-51

Break-even live

Break-even rent $1,791

Max offer price $190,845

Occupancy floor 98%

Sensitivity live

Price	-10% $62	-5% $5	+0% $-51	+5% $-108	+10% $-164
Rent	-10% $-188	-5% $-119	+0% $-51	+5% $17	+10% $85
Rate	-1.0pp $49	-0.5pp $0	base $-51	+0.5pp $-103	+1.0pp $-156

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5552 Phillips Dr Morrow, GA	3.0	2.0	1750	$1,816	$1.04	7d	1	0.08mi
5632 Cypress Dr Forest Park, GA	3.0	1.0	1040	$1,421	$1.37	0d	1	0.46mi
1216 Sanders Way Morrow, GA	3.0	1.5	1110	$1,550	$1.40	26d	1	0.48mi
5749 Cypress Ct Forest Park, GA	3.0	2.0	1534	$1,820	$1.19	0d	1	0.48mi
5598 Ash St Forest Park, GA	3.0	1.0	976	$1,500	$1.54	26d	1	0.58mi
956 Slash Pine Rd Unit 2 Forest Park, GA	2.0	1.0	1134	$1,150	$1.01	14d	1	0.81mi
5161 Phillips Dr Forest Park, GA	2.0	1.0	992	$1,400	$1.41	26d	1	0.83mi
640 Oakdale Dr Forest Park, GA	3.0	1.0	1033	$1,450	$1.40	5d	1	0.97mi
5504 Moriah Ln Forest Park, GA	3.0	2.0	1320	$1,649	$1.25	0d	1	0.98mi
645 Melrose Dr Forest Park, GA	3.0	1.0	1123	$1,575	$1.40	45d	1	1.03mi
686 Morrow Rd Forest Park, GA	3.0	2.0	1400	$1,950	$1.39	26d	1	1.08mi
686 Morrow Rd Forest Park, GA	3.0	2.0	1320	$1,950	$1.48	19d	1	1.08mi
774 South Ave Forest Park, GA	3.0	2.0	1041	$1,825	$1.75	6d	1	1.11mi
5640 Waterford Ct Morrow, GA	2.0	2.0	1022	$1,350	$1.32	45d	1	1.14mi
468 Cynthia Ln Forest Park, GA	4.0	2.0	1225	$1,610	$1.31	0d	1	1.19mi
5738 Old Dixie Hwy Forest Park, GA	1.0–2.0	1.0–1.5	996	$1,150	$1.15	45d	24	1.21mi
415 Sylvia Dr Forest Park, GA	1.0–3.0	1.0–2.0	897	$1,458	$1.62	0d	11	1.24mi
1270 Morrow Rd Morrow, GA	3.0	2.0	1161	$1,800	$1.55	45d	1	1.28mi
5543 Pineridge Ct Forest Park, GA	3.0	2.5	1408	$1,595	$1.13	26d	1	1.28mi
421 Springside Dr Forest Park, GA	3.0	1.5	1764	$1,750	$0.99	45d	1	1.32mi
506 Shady Ln Forest Park, GA	3.0	1.5	990	$1,445	$1.46	26d	1	1.32mi
6290 Flamingo Way Morrow, GA	3.0	1.5	1152	$1,495	$1.30	45d	1	1.35mi
676 Bridge Ave Forest Park, GA	2.0	1.0	919	$1,206	$1.31	26d	1	1.38mi
626 Hickory Ct Forest Park, GA	3.0	2.0	1664	$1,595	$0.96	4d	1	1.39mi
6273 Graceland Cir Morrow, GA	2.0	2.0	1657	$1,695	$1.02	22d	1	1.40mi
1227 Dove Ct Morrow, GA	3.0	2.0	1634	$1,750	$1.07	45d	1	1.41mi
521 Granade Dr Forest Park, GA	3.0	2.0	1024	$2,400	$2.34	7d	1	1.47mi
1885 Harper Dr Morrow, GA	1.0–2.0	1.0	1025	$1,415	$1.38	5d	6	1.49mi
969 Forest Ave Forest Park, GA	1.0–2.0	1.0	875	$1,300	$1.49	26d	1	1.49mi

Listing history 14 events

1. 2026-06-21
   days on market $199,900 Active 17 DOM
2. 2026-06-18
   statusdays on market $199,900 Active 14 DOM
3. 2026-06-17
   days on market $199,900 New 13 DOM
4. 2026-06-16
   days on market $199,900 New 12 DOM
5. 2026-06-15
   days on market $199,900 New 11 DOM
6. 2026-06-13
   days on market $199,900 New 9 DOM
7. 2026-06-09
   days on market $199,900 New 5 DOM
8. 2026-06-08
   days on market $199,900 New 4 DOM
9. 2026-06-07
   pricestatusdays on marketlisting id $199,900 New 3 DOM
10. 2026-05-31
    days on market $215,000 Active 31 DOM
11. 2026-04-30
    historical
12. 2026-04-20
    listed $215,000 New 648-char remark
13. 2026-04-20
    listed $215,000 New
14. 1987-07-31
    soldstatus $61,900

ⓘ 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: $3,399 · $283/mo
• Projected year-2 tax: $3,399 · $283/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 5/10 Major 7 d/yr ≥105°F today · 17 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 · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,713
• − Mortgage interest: −$11,198
• − Property taxes: −$3,399
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,657
• − Management: −$1,657
• − Depreciation: −$5,815
• Taxable loss: −$4,013
• Est. tax savings @ 24.0%: +$963
• After-tax cash flow: $348/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

+247.3% since first listed

6 events — show timeline

• 2026-05-31 Listing Removed — GAMLS
• 2026-04-30 Listing Removed — GAMLS
• 2026-04-20 Listed $215,000 GAMLS
• 2026-04-20 Listed $215,000 GAMLS
• 2026-04-20 Listed $199,900 GAMLS
• 1987-07-31 Sold (Public Records) $61,900 Public Records

Property tax history

+8.7%/yr

Latest (2025): $3,399 · +5.0% YoY. Source: county tax records.