5201 Albert Dr · Forest Park, GA 30297

$130,000

3 bd · 1.0 ba · 900 sqft · SingleFamily public records · 47 Days on market

Built 1988 $144/sqft · 11% below area Est $147k · 11% under

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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 +26.9/30.0
• ARV discount +12.6/15.0
• DSCR +9.3/10.0
• 1% rule +6.3/10.0
• 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

REDUCED!!! THIS IS AN INVESTOR SPECIAL!!! BRING YOUR VISION AND IDEAS FOR THIS 3 BEDROOM/1 BATHROOM RANCH ON A CORNER LOT, YOU CAN ADD ON, TEAR DOWN OR REBUILD, PLENTY OF OPPORTUNITIES!! MINUTES FROM THE AIRPORT AND I-285. AS IS, PROBATE SALE!!

Key facts

• Corner lot
• 2 parking spots
• Built 1988

Tags

• CORNER LOT
• MINUTES FROM THE AIRPORT

Property features AI

Finance

• Other: Parcel number available; Located in LINDA HEIGHTS subdivision
• Financial info: Listing offered as-is; estate-owned; Cash offers
• HOA & community: No HOA; Community features include park and proximity to public transportation

Exterior

• Parking: Off-street parking; Parking pad; 2 parking spaces (total)
• Utilities: Public water; Public sewer; Sewer connected
• Home design: Single-family residence; House; One level; Resale property
• Construction: Built in 1988; Wood siding; Other construction materials; Composition roof; No basement
• Exterior features: Corner lot; Level lot

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Vinyl flooring; Other flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central heating; Ceiling fans; Window cooling units
• Interior features: Other interior features
• Laundry & utility: Laundry located in hall

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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: Fountain Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 548 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; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 ($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 $899 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

• It's been on market 47 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $130k implies a 160% 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.13% ✓
• Cap rate: 9.61%
• Cash-on-cash: 11.85%
• DSCR: 1.53
• GRM: 7.4

CMA / ARV

• ARV (median comp): $146,777
• List price: $130,000
• Delta: -11.43%
• 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
780 South Ave	0.46mi	3/2.0	896 (-0%)	2mo	$116,000	$129	72
5085 Lake Dr	0.32mi	2/1.0 (-1)	832 (-8%)	0mo	$162,000	$195	67
5168 Ellen St	0.27mi	3/1.0	837 (-7%)	13mo	$114,000	$136	64
5147 Ellen St	0.26mi	2/1.0 (-1)	831 (-8%)	15mo	$150,000	$181	57
804 Linda Way	0.45mi	3/1.0	999 (+11%)	5mo	$121,900	$122	56
718 South Ave	0.36mi	2/1.0 (-1)	801 (-11%)	5mo	$100,000	$125	56
5039 East St	0.68mi	3/1.0	950 (+6%)	12mo	$138,000	$145	49
5136 Jones Rd	0.40mi	2/1.0 (-1)	772 (-14%)	12mo	$100,000	$130	43
5012 East St	0.73mi	2/1.0 (-1)	999 (+11%)	4mo	$80,000	$80	39
925 South Ave	0.70mi	2/1.0 (-1)	800 (-11%)	10mo	$138,000	$173	36
921 Dearing St	0.68mi	2/1.0 (-1)	792 (-12%)	9mo	$95,000	$120	36
927 Dearing St	0.69mi	2/1.0 (-1)	792 (-12%)	15mo	$80,000	$101	30

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: -1.9%
• Equity multiple: 0.93×
• Total profit: $-2,528
• Equity at exit: $19,383

10-year hold

• IRR: 4.5%
• Equity multiple: 1.29×
• Total profit: $10,446
• Equity at exit: $11,240

Cash invested: $36,400 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,473 high
• Mortgage (P&I): −$682
• Tax from tax record: −$68 /mo · $820/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $359

Break-even live

Break-even rent $1,018

Max offer price $130,000

Occupancy floor 71%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
521 Granade Dr Forest Park, GA	3.0	2.0	1024	$2,400	$2.34	5d	1	0.23mi
514 Bridge Ave Apt D6 Forest Park, GA	1.0–2.0	1.0	800	$1,203	$1.50	15d	4	0.42mi
676 Bridge Ave Forest Park, GA	2.0	1.0	919	$1,206	$1.31	24d	1	0.43mi
774 South Ave Forest Park, GA	3.0	2.0	1041	$1,825	$1.75	4d	1	0.45mi
4880 Hale Rd Unit B Forest Park, GA	2.0	1.0	1000	$895	$0.90	24d	1	0.63mi
696 Hill St Forest Park, GA	2.0	1.0	700	$1,125	$1.61	4d	1	0.73mi
5161 Phillips Dr Forest Park, GA	2.0	1.0	992	$1,400	$1.41	24d	1	0.79mi
4855 College St Unit 11 Forest Park, GA	2.0	1.0	750	$1,125	$1.50	24d	1	0.88mi
4855 College St Forest Park, GA	2.0	1.0	750	$1,175	$1.57	24d	1	0.88mi
5598 Ash St Forest Park, GA	3.0	1.0	976	$1,500	$1.54	24d	1	0.91mi
4711 Waldrop Dr Unit W-L05 Forest Park, GA	2.0	1.0	1100	$1,295	$1.18	43d	1	0.96mi
417 Barton Dr Forest Park, GA	1.0–2.0	1.0	789	$995	$1.26	4d	3	1.01mi
5632 Cypress Dr Forest Park, GA	3.0	1.0	1040	$1,451	$1.40	12d	1	1.04mi
4663 Waldrop Dr Forest Park, GA	2.0	2.0	925	$1,095	$1.18	20d	1	1.04mi
5738 Old Dixie Hwy Forest Park, GA	1.0–2.0	1.0–1.5	996	$1,150	$1.15	43d	24	1.05mi
969 Forest Ave Forest Park, GA	1.0–2.0	1.0	875	$1,300	$1.49	24d	1	1.07mi
415 Sylvia Dr Forest Park, GA	1.0–3.0	1.0–2.0	897	$1,458	$1.62	2d	13	1.14mi
640 Oakdale Dr Forest Park, GA	3.0	1.0	1033	$1,450	$1.40	3d	1	1.18mi
828 Catherine St Forest Park, GA	3.0	1.0	1040	$1,440	$1.38	43d	1	1.21mi
4560 Burks Rd Forest Park, GA	2.0	1.0	952	$1,350	$1.42	43d	1	1.21mi
4735 Courtney Dr Forest Park, GA	1.0–2.0	1.0–1.5	800	$1,150	$1.44	16d	5	1.22mi
1216 Sanders Way Morrow, GA	3.0	1.5	1110	$1,550	$1.40	24d	1	1.30mi
645 Melrose Dr Forest Park, GA	3.0	1.0	1123	$1,575	$1.40	43d	1	1.33mi
228 Morrow Rd Forest Park, GA	1.0–3.0	1.0–2.5	1125	$1,579	$1.40	1d	34	1.38mi
506 Shady Ln Forest Park, GA	3.0	1.5	990	$1,445	$1.46	24d	1	1.45mi
573 Evergreen Ter Unit 2 Forest Park, GA	2.0	1.0	900	$1,150	$1.28	44d	1	1.48mi
573 Evergreen Ter Unit 3 Forest Park, GA	2.0	1.0	856	$1,150	$1.34	43d	1	1.48mi

Listing history 16 events

1. 2026-06-18
   days on market $130,000 Active 47 DOM
2. 2026-06-17
   days on market $130,000 Active 46 DOM
3. 2026-06-16
   days on market $130,000 Active 45 DOM
4. 2026-06-15
   days on market $130,000 Active 44 DOM
5. 2026-06-13
   days on market $130,000 Active 42 DOM
6. 2026-06-09
   days on market $130,000 Active 38 DOM
7. 2026-06-08
   days on market $130,000 Active 37 DOM
8. 2026-06-07
   days on market $130,000 Active 36 DOM
9. 2026-06-04
   days on market $130,000 Active 33 DOM
10. 2026-06-03
    days on market $130,000 Active 32 DOM
11. 2026-06-02
    days on market $130,000 Active 31 DOM
12. 2026-06-01
    days on market $130,000 Active 30 DOM
13. 2026-05-31
    days on market $130,000 Active 29 DOM
14. 2026-05-19
    price $130,000 245-char remark
15. 2026-04-30
    listed $135,900 New 245-char remark
16. 1990-04-05
    soldstatus $50,000

ⓘ 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: $820 · $68/mo
• Projected year-2 tax: $1,196 · $100/mo
• Expected delta: +$376/yr (+$31/mo · 45.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 17 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: $17,675
• − Mortgage interest: −$7,282
• − Property taxes: −$820
• − Insurance: −$650
• − Repairs & maintenance: −$1,414
• − Management: −$1,414
• − Depreciation: −$3,782
• Taxable income: $2,313
• Est. tax owed @ 24.0%: −$555
• After-tax cash flow: $3,757/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

+160.0% since first listed

3 events — show timeline

• 2026-05-19 Price Changed $130,000 GAMLS
• 2026-04-30 Listed $135,900 GAMLS
• 1990-04-05 Sold (Public Records) $50,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $820 · -2.0% YoY. Source: county tax records.