5652 Ash St · Forest Park, GA 30297

$129,000

3 bd · 1.0 ba · 951 sqft · SingleFamily public records · 11 Days on market

Built 1957 0.53 ac lot Est $131k · at est.

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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 +26.5/30.0
• DSCR +9.0/10.0
• ARV discount +8.3/15.0
• 1% rule +6.7/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 1-bath home in Forest Park with strong potential and room for improvement. This property is priced accordingly and presents a great opportunity for a buyer ready to take on a project. The home will need foundation work estimated at $15,000 to $20,000, and new appliances will be needed as part of the update. Sold as is, where is, this is an ideal choice for investors, flippers, or buyers seeking a value-add opportunity.

Key facts

• 0.53 acre lot
• Parking
• Built 1957

Property features AI

Exterior

• Parking: Carport (1 space total, includes 1 carport space)
• Utilities: Public water; Public sewer; Electricity available (220 volts); Cable available
• Home design: One-level home; Resale property; Composition roof; Slab foundation
• Construction: Brick construction; Built with composition roofing
• Exterior features: Patio; Fenced backyard with chain link fence; Shed / outbuilding

Interior

• Kitchen: Pantry; Dishwasher
• Bedrooms: Three bedrooms on the main level
• Flooring: Hardwood floors; Vinyl flooring
• Bathrooms: One full bathroom with tub/shower combo (main level)
• Heating & cooling: Central air
• Interior features: Double pane windows; No shared/common walls; Other interior features
• Laundry & utility: 220-volt electric

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Cap rate 9.5% vs local median 5.2% in Forest 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 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); 128 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 ($45k/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 $892 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.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $50k; list at $129k implies a 158% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,000

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.17% ✓
• Cap rate: 9.46%
• Cash-on-cash: 11.30%
• DSCR: 1.50
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $131,238
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5652 Ash St	0.00mi	3/1.0	951 (0%)	1mo	$129,000	$136	99
655 Shellnut Dr	0.24mi	3/1.0	1,002 (+5%)	1mo	$200,000	$200	79
765 Shellnut Dr	0.07mi	3/2.0	995 (+5%)	9mo	$194,000	$195	77
5748 Cypress Ct	0.32mi	3/1.5	968 (+2%)	16mo	$131,000	$135	66
5707 Jefferson Ave	0.14mi	3/1.5	1,075 (+13%)	8mo	$148,000	$138	63
5494 Alder Dr	0.33mi	3/1.5	976 (+3%)	18mo	$155,000	$159	63
5679 Kite Dr	0.12mi	3/1.0	1,074 (+13%)	14mo	$175,000	$163	61
5677 Dorsey Dr	0.24mi	4/2.0 (+1)	1,002 (+5%)	15mo	$150,000	$150	58
816 Needle Dr	0.42mi	3/1.0	1,046 (+10%)	10mo	$138,000	$132	56
552 Shellnut Dr	0.34mi	3/1.5	1,075 (+13%)	6mo	$110,000	$102	55
846 Laurel St	0.62mi	3/1.0	1,001 (+5%)	16mo	$125,600	$125	49
5868 Ash St	0.41mi	3/1.5	1,066 (+12%)	12mo	$130,000	$122	48

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: -2.8%
• Equity multiple: 0.90×
• Total profit: $-3,643
• Equity at exit: $19,234

10-year hold

• IRR: 3.4%
• Equity multiple: 1.21×
• Total profit: $7,688
• Equity at exit: $11,154

Cash invested: $36,120 (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 30297

• Home prices YoY: -29.5%
• Rents YoY: -1.0%
• Active inventory: 128
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,503 high
• Mortgage (P&I): −$676
• Tax from tax record: −$117 /mo · $1,407/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $340

Break-even live

Break-even rent $1,073

Max offer price $129,000

Occupancy floor 72%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5598 Ash St Forest Park, GA	3.0	1.0	976	$1,500	$1.54	24d	1	0.12mi
5632 Cypress Dr Forest Park, GA	3.0	1.0	1040	$1,451	$1.40	12d	1	0.18mi
640 Oakdale Dr Forest Park, GA	3.0	1.0	1033	$1,450	$1.40	3d	1	0.37mi
645 Melrose Dr Forest Park, GA	3.0	1.0	1123	$1,575	$1.40	43d	1	0.48mi
5738 Old Dixie Hwy Forest Park, GA	1.0–2.0	1.0–1.5	996	$1,150	$1.15	43d	24	0.56mi
415 Sylvia Dr Forest Park, GA	1.0–3.0	1.0–2.0	897	$1,458	$1.62	2d	13	0.60mi
506 Shady Ln Forest Park, GA	3.0	1.5	990	$1,445	$1.46	24d	1	0.74mi
228 Morrow Rd Forest Park, GA	1.0–3.0	1.0–2.5	1125	$1,579	$1.40	1d	34	1.00mi
5161 Phillips Dr Forest Park, GA	2.0	1.0	992	$1,400	$1.41	24d	1	1.01mi
1216 Sanders Way Morrow, GA	3.0	1.5	1110	$1,550	$1.40	24d	1	1.03mi
774 South Ave Forest Park, GA	3.0	2.0	1041	$1,825	$1.75	4d	1	1.06mi
461 Old Dixie Way Forest Park, GA	1.0–3.0	1.0–2.0	1131	$1,400	$1.24	22d	1	1.09mi
521 Granade Dr Forest Park, GA	3.0	2.0	1024	$2,400	$2.34	5d	1	1.21mi
676 Bridge Ave Forest Park, GA	2.0	1.0	919	$1,206	$1.31	24d	1	1.27mi
514 Bridge Ave Apt D6 Forest Park, GA	1.0–2.0	1.0	800	$1,203	$1.50	15d	4	1.40mi

Listing history 6 events

1. 2026-05-02
   status Under Contract 442-char remark

   Show marketing remark (442 chars)

   Charming 3-bedroom, 1-bath home in Forest Park with strong potential and room for improvement. This property is priced accordingly and presents a great opportunity for a buyer ready to take on a project. The home will need foundation work estimated at $15,000 to $20,000, and new appliances will be needed as part of the update. Sold as is, where is, this is an ideal choice for investors, flippers, or buyers seeking a value-add opportunity.

2. 2026-05-02
   status Pending

   Show marketing remark (442 chars)

   Charming 3-bedroom, 1-bath home in Forest Park with strong potential and room for improvement. This property is priced accordingly and presents a great opportunity for a buyer ready to take on a project. The home will need foundation work estimated at $15,000 to $20,000, and new appliances will be needed as part of the update. Sold as is, where is, this is an ideal choice for investors, flippers, or buyers seeking a value-add opportunity.

3. 2026-04-19
   listed $129,000 New 442-char remark

   Show marketing remark (442 chars)

   Charming 3-bedroom, 1-bath home in Forest Park with strong potential and room for improvement. This property is priced accordingly and presents a great opportunity for a buyer ready to take on a project. The home will need foundation work estimated at $15,000 to $20,000, and new appliances will be needed as part of the update. Sold as is, where is, this is an ideal choice for investors, flippers, or buyers seeking a value-add opportunity.

4. 2026-04-19
   listed $129,000 Active

   Show marketing remark (442 chars)

   Charming 3-bedroom, 1-bath home in Forest Park with strong potential and room for improvement. This property is priced accordingly and presents a great opportunity for a buyer ready to take on a project. The home will need foundation work estimated at $15,000 to $20,000, and new appliances will be needed as part of the update. Sold as is, where is, this is an ideal choice for investors, flippers, or buyers seeking a value-add opportunity.

5. 1991-03-25
   soldstatus $50,000
6. 1955-06-29
   soldstatus $11,550

ⓘ 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: $1,407 · $117/mo
• Projected year-2 tax: $1,407 · $117/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 6 d/yr ≥105°F today · 15 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 · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,042
• − Mortgage interest: −$7,226
• − Property taxes: −$1,407
• − Insurance: −$645
• − Repairs & maintenance: −$1,443
• − Management: −$1,443
• − Depreciation: −$3,753
• Taxable income: $2,124
• Est. tax owed @ 24.0%: −$510
• After-tax cash flow: $3,573/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

• Census place: Forest Park, GA
• County: Clayton County · 230,153 people
• City population: 29,210
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 29,210
• Household income: $45,124
• Rent vs Own: 61.8% rent · 38.2% own
• Severe rent burden: 1359.0

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 0.64)
• Race & ethnicity: Black 52% Hispanic / Latino 27% White 10% Two or more races 10% Asian 6%
• Hispanic origin (detail): Mexican 19%
• Foreign-born: 18% · Canada, Vietnam, Jamaica
• Languages at home: 67% English-only · Spanish 26% Vietnamese 5% 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: ▼ -96.04%
• Current HPI: 229.5016
• Rent YoY: ▼ -0.96%
• 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

+1016.9% since first listed

6 events — show timeline

• 2026-05-02 Pending — GAMLS
• 2026-05-02 Pending — FMLS
• 2026-04-19 Listed $129,000 FMLS
• 2026-04-19 Listed $129,000 GAMLS
• 1991-03-25 Sold (Public Records) $50,000 Public Records
• 1955-06-29 Sold (Public Records) $11,550 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,407 · -2.0% YoY. Source: county tax records.