3311 Rowden Rd · Forest Park, GA 30294

$225,000

3 bd · 3.0 ba · 2,318 sqft · SingleFamily public records · 290 Days on market

Built 1968 5.50 ac lot $97/sqft · 18% below area Est $339k · 34% 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 +19.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +5.3/10.0
• Rent growth +3.6/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE REDUCTION! Rediscover the potential of this exceptional 5.5-acre in-town property, ready to be restored or reimagined. The land is rich with natural vegetation and includes multiple outbuildings, offering endless possibilities for storage, hobbies, or future development. The existing two-story, four-bedroom, two-bath home is in need of significant renovation, or the property may be cleared to make way for a custom new residence. This rare urban homestead combines privacy and convenience-tucked away on a secluded, wooded private street while remaining just minutes from I-675/I-75, shopping, and Hartsfield-Jackson Atlanta International Airport. Enjoy the tranquility of a rural setting with the convenience of city living on this hard-to-find 5.5-acre parcel. Bring your building plans! Bring your horses! Enjoy country living in the city

Key facts

• Major renovations
• Two story house
• 5.5 acre lot

Tags

• PRIVATE SECLUDED LAND
• TWO STORY HOUSE
• MAJOR RENOVATIONS

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $198k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: East Clayton Elementary School (math 8% / reading 17%, grade F, #1,032 of 1,228 statewide, top 85%, 632 students, 90% FRL); Adamson Middle School (math 15% / reading 32%, grade F, #319 of 470 statewide, top 68%, 557 students, 90% FRL); Morrow High School (math 12% / reading 22%, grade F, #277 of 424 statewide, top 67%, 1,980 students, 91% FRL).
• Market conditions: Rents rising fast (+4.6%/yr); 251 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).
• This rent runs 35% of the median local income ($80k/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 290 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $62k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $155k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $198,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 290 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 7.65%
• Cash-on-cash: 4.86%
• DSCR: 1.22
• GRM: 8.1

CMA / ARV

• ARV (median comp): $339,104
• List price: $225,000
• Delta: -33.65%
• 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
3358 North Ct	0.38mi	3/2.5	2,156 (-7%)	11mo	$261,000	$121	60
4438 Northwind Dr	0.51mi	4/2.5 (+1)	2,212 (-5%)	8mo	$314,900	$142	55
4137 Donna Ct	0.67mi	3/2.5	2,164 (-7%)	7mo	$339,000	$157	50
4409 Mitchells Ridge Dr	0.37mi	3/2.5	2,530 (+9%)	20mo	$319,000	$126	48
1405 Shady Pine Ter	0.60mi	4/3.0 (+1)	2,240 (-3%)	16mo	$300,000	$134	48
4471 Mitchells Ridge Dr	0.26mi	4/2.5 (+1)	2,562 (+10%)	20mo	$359,900	$140	47
4249 Northwind Dr	0.30mi	4/2.5 (+1)	2,014 (-13%)	15mo	$349,990	$174	45
3360 Anvil Block Rd	0.35mi	4/2.0 (+1)	2,104 (-9%)	18mo	$265,000	$126	45
1501 Pineview Ter	0.62mi	4/2.5 (+1)	1,972 (-15%)	2mo	$250,000	$127	37
4475 Northwind Dr	0.46mi	3/2.5	2,014 (-13%)	23mo	$339,990	$169	36
4126 Northwind Dr	0.55mi	3/2.5	2,014 (-13%)	22mo	$338,990	$168	32
4115 Northwind Dr	0.60mi	3/2.5	2,014 (-13%)	20mo	$340,990	$169	32

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 · 4.56% rent growth · sell at horizon

5-year hold

• IRR: -6.9%
• Equity multiple: 0.74×
• Total profit: $-16,457
• Equity at exit: $33,548

10-year hold

• IRR: 4.5%
• Equity multiple: 1.36×
• Total profit: $22,514
• Equity at exit: $19,454

Cash invested: $63,000 (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 30294

• Home prices YoY: -25.0%
• Rents YoY: 4.6%
• Active inventory: 251
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,328 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$310 /mo · $3,726/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $255

Break-even live

Break-even rent $2,005

Max offer price $225,000

Occupancy floor 84%

Sensitivity live

Price	-10% $382	-5% $319	+0% $255	+5% $191	+10% $128
Rent	-10% $71	-5% $163	+0% $255	+5% $347	+10% $439
Rate	-1.0pp $368	-0.5pp $312	base $255	+0.5pp $197	+1.0pp $137

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
228 Solomon Dr Ellenwood, GA	3.0	2.5	2005	$2,150	$1.07	46d	1	0.64mi
4095 Gracewood Park Dr Ellenwood, GA	4.0	2.0	2394	$2,389	$1.00	24d	1	0.69mi
3981 Ivy Trace Ln Ellenwood, GA	3.0	2.5	1608	$2,184	$1.36	26d	1	0.76mi
3912 Old Ivy Ct Ellenwood, GA	3.0	1.5	1718	$2,000	$1.16	46d	1	1.03mi
4798 Moss Trce Ellenwood, GA	3.0	2.5	1730	$1,990	$1.15	26d	1	1.04mi
4595 Westminster Dr Ellenwood, GA	3.0	2.5	1689	$2,055	$1.22	23d	1	1.06mi
101 Bond Lake Dr Ellenwood, GA	3.0	2.5	2514	$2,604	$1.04	22d	1	1.25mi
2882 Ward Lake Way Ellenwood, GA	3.0	2.5	1685	$1,676	$0.99	46d	1	1.25mi

Listing history 27 events

1. 2026-06-22
   days on market $225,000 Active 290 DOM
2. 2026-06-21
   days on market $225,000 Active 289 DOM
3. 2026-06-18
   days on market $225,000 Active 286 DOM
4. 2026-06-17
   days on market $225,000 Active 285 DOM
5. 2026-06-16
   days on market $225,000 Active 284 DOM
6. 2026-06-15
   days on market $225,000 Active 283 DOM
7. 2026-06-13
   days on market $225,000 Active 281 DOM
8. 2026-06-09
   days on market $225,000 Active 277 DOM
9. 2026-06-08
   days on market $225,000 Active 276 DOM
10. 2026-06-07
    days on market $225,000 Active 275 DOM
11. 2026-06-04
    days on market $225,000 Active 272 DOM
12. 2026-06-03
    days on market $225,000 Active 271 DOM
13. 2026-06-02
    days on market $225,000 Active 270 DOM
14. 2026-06-01
    days on market $225,000 Active 269 DOM
15. 2026-05-31
    days on market $225,000 Active 268 DOM
16. 2026-05-09
    status Back On Market 854-char remark

    Show marketing remark (854 chars)

    PRICE REDUCTION! Rediscover the potential of this exceptional 5.5-acre in-town property, ready to be restored or reimagined. The land is rich with natural vegetation and includes multiple outbuildings, offering endless possibilities for storage, hobbies, or future development. The existing two-story, four-bedroom, two-bath home is in need of significant renovation, or the property may be cleared to make way for a custom new residence. This rare urban homestead combines privacy and convenience-tucked away on a secluded, wooded private street while remaining just minutes from I-675/I-75, shopping, and Hartsfield-Jackson Atlanta International Airport. Enjoy the tranquility of a rural setting with the convenience of city living on this hard-to-find 5.5-acre parcel. Bring your building plans! Bring your horses! Enjoy country living in the city

17. 2026-04-30
    status Under Contract 854-char remark

    Show marketing remark (854 chars)

    PRICE REDUCTION! Rediscover the potential of this exceptional 5.5-acre in-town property, ready to be restored or reimagined. The land is rich with natural vegetation and includes multiple outbuildings, offering endless possibilities for storage, hobbies, or future development. The existing two-story, four-bedroom, two-bath home is in need of significant renovation, or the property may be cleared to make way for a custom new residence. This rare urban homestead combines privacy and convenience-tucked away on a secluded, wooded private street while remaining just minutes from I-675/I-75, shopping, and Hartsfield-Jackson Atlanta International Airport. Enjoy the tranquility of a rural setting with the convenience of city living on this hard-to-find 5.5-acre parcel. Bring your building plans! Bring your horses! Enjoy country living in the city

18. 2026-03-18
    status Back On Market 854-char remark

    Show marketing remark (854 chars)

    PRICE REDUCTION! Rediscover the potential of this exceptional 5.5-acre in-town property, ready to be restored or reimagined. The land is rich with natural vegetation and includes multiple outbuildings, offering endless possibilities for storage, hobbies, or future development. The existing two-story, four-bedroom, two-bath home is in need of significant renovation, or the property may be cleared to make way for a custom new residence. This rare urban homestead combines privacy and convenience-tucked away on a secluded, wooded private street while remaining just minutes from I-675/I-75, shopping, and Hartsfield-Jackson Atlanta International Airport. Enjoy the tranquility of a rural setting with the convenience of city living on this hard-to-find 5.5-acre parcel. Bring your building plans! Bring your horses! Enjoy country living in the city

19. 2026-02-15
    status Under Contract 854-char remark

    Show marketing remark (854 chars)

    PRICE REDUCTION! Rediscover the potential of this exceptional 5.5-acre in-town property, ready to be restored or reimagined. The land is rich with natural vegetation and includes multiple outbuildings, offering endless possibilities for storage, hobbies, or future development. The existing two-story, four-bedroom, two-bath home is in need of significant renovation, or the property may be cleared to make way for a custom new residence. This rare urban homestead combines privacy and convenience-tucked away on a secluded, wooded private street while remaining just minutes from I-675/I-75, shopping, and Hartsfield-Jackson Atlanta International Airport. Enjoy the tranquility of a rural setting with the convenience of city living on this hard-to-find 5.5-acre parcel. Bring your building plans! Bring your horses! Enjoy country living in the city

20. 2026-01-06
    price $225,000 854-char remark

    Show marketing remark (854 chars)

    PRICE REDUCTION! Rediscover the potential of this exceptional 5.5-acre in-town property, ready to be restored or reimagined. The land is rich with natural vegetation and includes multiple outbuildings, offering endless possibilities for storage, hobbies, or future development. The existing two-story, four-bedroom, two-bath home is in need of significant renovation, or the property may be cleared to make way for a custom new residence. This rare urban homestead combines privacy and convenience-tucked away on a secluded, wooded private street while remaining just minutes from I-675/I-75, shopping, and Hartsfield-Jackson Atlanta International Airport. Enjoy the tranquility of a rural setting with the convenience of city living on this hard-to-find 5.5-acre parcel. Bring your building plans! Bring your horses! Enjoy country living in the city

21. 2025-11-20
    price $250,000 854-char remark

    Show marketing remark (854 chars)

    PRICE REDUCTION! Rediscover the potential of this exceptional 5.5-acre in-town property, ready to be restored or reimagined. The land is rich with natural vegetation and includes multiple outbuildings, offering endless possibilities for storage, hobbies, or future development. The existing two-story, four-bedroom, two-bath home is in need of significant renovation, or the property may be cleared to make way for a custom new residence. This rare urban homestead combines privacy and convenience-tucked away on a secluded, wooded private street while remaining just minutes from I-675/I-75, shopping, and Hartsfield-Jackson Atlanta International Airport. Enjoy the tranquility of a rural setting with the convenience of city living on this hard-to-find 5.5-acre parcel. Bring your building plans! Bring your horses! Enjoy country living in the city

22. 2025-06-28
    listed $287,500 New 854-char remark

    Show marketing remark (854 chars)

    PRICE REDUCTION! Rediscover the potential of this exceptional 5.5-acre in-town property, ready to be restored or reimagined. The land is rich with natural vegetation and includes multiple outbuildings, offering endless possibilities for storage, hobbies, or future development. The existing two-story, four-bedroom, two-bath home is in need of significant renovation, or the property may be cleared to make way for a custom new residence. This rare urban homestead combines privacy and convenience-tucked away on a secluded, wooded private street while remaining just minutes from I-675/I-75, shopping, and Hartsfield-Jackson Atlanta International Airport. Enjoy the tranquility of a rural setting with the convenience of city living on this hard-to-find 5.5-acre parcel. Bring your building plans! Bring your horses! Enjoy country living in the city

23. 2001-12-19
    soldstatus $155,000
24. 1998-11-07
    soldstatus $125,000
25. 1987-04-15
    soldstatus $126,000
26. 1982-07-22
    soldstatus $91,000
27. 1981-01-05
    soldstatus $83,761

ⓘ 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: $3,726 · $310/mo
• Projected year-2 tax: $3,726 · $310/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 3/10 Moderate
• 🌡 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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,936
• − Mortgage interest: −$12,603
• − Property taxes: −$3,726
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,235
• − Management: −$2,235
• − Depreciation: −$6,545
• Taxable loss: −$534
• Est. tax savings @ 24.0%: +$128
• After-tax cash flow: $3,188/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: Henry County · 316,359 people
• City population: 29,210
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 41,983
• Household income: $79,762
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 864.0

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 (84%)
• Race & ethnicity: Black 84% Hispanic / Latino 7% Two or more races 6% White 6% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Hispanic 1%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 6% Vietnamese 1% 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: ▼ -70.99%
• Current HPI: 213.1999
• Rent YoY: ▲ 4.56%
• 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

+168.6% since first listed

12 events — show timeline

• 2026-05-09 Relisted — GAMLS
• 2026-04-30 Pending — GAMLS
• 2026-03-18 Relisted — GAMLS
• 2026-02-15 Pending — GAMLS
• 2026-01-06 Price Changed $225,000 GAMLS
• 2025-11-20 Price Changed $250,000 GAMLS
• 2025-06-28 Listed $287,500 GAMLS
• 2001-12-19 Sold (Public Records) $155,000 Public Records
• 1998-11-07 Sold (Public Records) $125,000 Public Records
• 1987-04-15 Sold (Public Records) $126,000 Public Records
• 1982-07-22 Sold (Public Records) $91,000 Public Records
• 1981-01-05 Sold (Public Records) $83,761 Public Records

Property tax history

+3.4%/yr

Latest (2025): $3,726 · +4.9% YoY. Source: county tax records.