2655 Old Toney Rd · Forest Park, GA 30294

$199,999

4 bd · 1.0 ba · 1,300 sqft · SingleFamily public records · 38 Days on market

Built 1952 0.92 ac lot $154/sqft · 7% below area Est $215k · 7% 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 +22.3/30.0
• ARV discount +10.6/15.0
• DSCR +7.2/10.0
• 1% rule +5.2/10.0
• 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

Beautiful fully renovated ranch-style home located in Ellenwood, move-in ready and perfect for comfortable living. This charming property features 3 spacious bedrooms, 1 full bathroom, and an additional half bathroom. The home offers modern finishes throughout, including an updated kitchen, renovated bathrooms, new flooring, and plenty of natural light. The single-level layout provides both convenience and functionality for families or first-time homebuyers. Situated in a quiet and convenient neighborhood close to schools, shopping, dining, and major highways. Don't miss the opportunity to make this beautiful home yours!

Key facts

• 0.92 acre lot
• Built 1952
• Listed 38 days

Property features AI

Finance

• HOA & community: Community features: Other

Exterior

• Parking: Driveway; Open parking available
• Utilities: Public water; Septic sewer; Electricity available; Other electric service
• Home design: One-level home; Fee simple ownership; HERS Index Score (green building verification)
• Construction: Block construction; Other roof
• Exterior features: Deck

Interior

• Kitchen: Pantry; Kitchen
• Bedrooms: Three main-level bedrooms; Accessible bedroom
• Flooring: Laminate flooring
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central heating; Central air
• Interior features: Updated/remodeled interior; No shared/common walls; Other interior features
• Laundry & utility: Laundry in a common area; Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $331 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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); 244 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 31% 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 $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 38 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 12y 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 $42k; list at $200k implies a 376% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,999 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.02% ✓
• Cap rate: 8.28%
• Cash-on-cash: 7.08%
• DSCR: 1.32
• GRM: 8.2

CMA / ARV

• ARV (median comp): $214,895
• List price: $199,999
• Delta: -6.93%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2595 Old Toney Rd	0.11mi	3/2.0 (-1)	1,225 (-6%)	14mo	$230,000	$188	64
2644 Farn Dr	0.61mi	3/2.0 (-1)	1,120 (-14%)	2mo	$180,000	$161	38
2571 Burkshire Rd	0.56mi	3/1.5 (-1)	1,155 (-11%)	17mo	$185,000	$160	34
5153 Old Grant Rd	0.67mi	4/1.0	1,152 (-11%)	22mo	$140,000	$122	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: -3.8%
• Equity multiple: 0.85×
• Total profit: $-8,135
• Equity at exit: $29,821

10-year hold

• IRR: 7.5%
• Equity multiple: 1.60×
• Total profit: $33,663
• Equity at exit: $17,292

Cash invested: $56,000 (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: 244
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,039 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$148 /mo · $1,772/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $331

Break-even live

Break-even rent $1,620

Max offer price $199,999

Occupancy floor 79%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2655 Old Toney Rd Ellenwood, GA	3.0	1.5	1300	$1,450	$1.12	44d	1	0.01mi
2314 Shady Dr Morrow, GA	4.0	2.5	1705	$2,179	$1.28	11d	1	0.96mi
2271 Wentworth Park Dr Ellenwood, GA	4.0	2.5	1705	$2,119	$1.24	17d	1	1.16mi

Listing history 50 events

1. 2026-06-18
   days on market $199,999 Active 38 DOM
2. 2026-06-17
   days on market $199,999 Active 37 DOM
3. 2026-06-16
   days on market $199,999 Active 36 DOM
4. 2026-06-15
   days on market $199,999 Active 35 DOM
5. 2026-06-13
   days on market $199,999 Active 33 DOM
6. 2026-06-09
   days on market $199,999 Active 29 DOM
7. 2026-06-08
   days on market $199,999 Active 28 DOM
8. 2026-06-07
   days on market $199,999 Active 27 DOM
9. 2026-06-04
   days on market $199,999 Active 24 DOM
10. 2026-06-03
    days on market $199,999 Active 23 DOM
11. 2026-06-02
    days on market $199,999 Active 22 DOM
12. 2026-06-01
    days on market $199,999 Active 21 DOM
13. 2026-05-31
    days on market $199,999 Active 20 DOM
14. 2026-05-11
    listed $199,999 Active 634-char remark

    Show marketing remark (628 chars)

    Beautiful fully renovated ranch-style home located in Ellenwood, move-in ready and perfect for comfortable living. This charming property features 3 spacious bedrooms, 1 full bathroom, and an additional half bathroom. The home offers modern finishes throughout, including an updated kitchen, renovated bathrooms, new flooring, and plenty of natural light. The single-level layout provides both convenience and functionality for families or first-time homebuyers. Situated in a quiet and convenient neighborhood close to schools, shopping, dining, and major highways. Don't miss the opportunity to make this beautiful home yours!

15. 2026-05-11
    listed $199,999 New 628-char remark

    Show marketing remark (628 chars)

    Beautiful fully renovated ranch-style home located in Ellenwood, move-in ready and perfect for comfortable living. This charming property features 3 spacious bedrooms, 1 full bathroom, and an additional half bathroom. The home offers modern finishes throughout, including an updated kitchen, renovated bathrooms, new flooring, and plenty of natural light. The single-level layout provides both convenience and functionality for families or first-time homebuyers. Situated in a quiet and convenient neighborhood close to schools, shopping, dining, and major highways. Don't miss the opportunity to make this beautiful home yours!

16. 2026-05-10
    historical $1,450
17. 2026-05-10
    historical $199,999 634-char remark
18. 2026-05-06
    price $1,450
19. 2026-04-18
    listed $1,600
20. 2024-02-01
    historical $1,350
21. 2023-11-17
    listed $1,350
22. 2018-04-30
    soldstatus $42,000 Sold

    Show marketing remark (245 chars)

    Hard-to-find ranch home on nearly 1 acre of land. This home is priced to sell and would make a great addition to an investment rental portfolio or owner occupant looking to add value. Small, peaceful neighborhood. Easy access to I-285 and I-675.

23. 2018-04-30
    soldstatus $42,000 Sold

    Show marketing remark (245 chars)

    Hard-to-find ranch home on nearly 1 acre of land. This home is priced to sell and would make a great addition to an investment rental portfolio or owner occupant looking to add value. Small, peaceful neighborhood. Easy access to I-285 and I-675.

24. 2018-04-29
    status Pending

    Show marketing remark (245 chars)

    Hard-to-find ranch home on nearly 1 acre of land. This home is priced to sell and would make a great addition to an investment rental portfolio or owner occupant looking to add value. Small, peaceful neighborhood. Easy access to I-285 and I-675.

25. 2018-04-26
    status Under Contract

    Show marketing remark (245 chars)

    Hard-to-find ranch home on nearly 1 acre of land. This home is priced to sell and would make a great addition to an investment rental portfolio or owner occupant looking to add value. Small, peaceful neighborhood. Easy access to I-285 and I-675.

26. 2018-04-26
    historical Contingent - Due Diligence

    Show marketing remark (245 chars)

    Hard-to-find ranch home on nearly 1 acre of land. This home is priced to sell and would make a great addition to an investment rental portfolio or owner occupant looking to add value. Small, peaceful neighborhood. Easy access to I-285 and I-675.

27. 2018-03-30
    listed $44,900 Active

    Show marketing remark (245 chars)

    Hard-to-find ranch home on nearly 1 acre of land. This home is priced to sell and would make a great addition to an investment rental portfolio or owner occupant looking to add value. Small, peaceful neighborhood. Easy access to I-285 and I-675.

28. 2018-03-30
    listed $44,900 New

    Show marketing remark (245 chars)

    Hard-to-find ranch home on nearly 1 acre of land. This home is priced to sell and would make a great addition to an investment rental portfolio or owner occupant looking to add value. Small, peaceful neighborhood. Easy access to I-285 and I-675.

29. 2016-01-01
    historical
30. 2015-08-03
    listed $29,900 New
31. 2015-08-01
    historical
32. 2015-04-15
    listed $29,900 New
33. 2015-04-15
    historical
34. 2015-04-10
    status Back On Market
35. 2015-04-09
    historical
36. 2015-04-01
    status Increased
37. 2015-04-01
    historical
38. 2015-03-26
    price $31,000
39. 2015-03-26
    price $29,900
40. 2015-01-12
    listed $31,900 New
41. 2015-01-01
    historical
42. 2014-12-27
    price $31,900
43. 2014-12-17
    price $32,000
44. 2014-12-12
    price $34,600
45. 2014-12-03
    price $32,300
46. 2014-12-03
    price $34,900
47. 2014-11-20
    price $32,500
48. 2014-09-24
    price $35,500
49. 2014-09-24
    price $34,500
50. 2014-09-16
    price $39,000

ⓘ 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: $1,772 · $148/mo
• Projected year-2 tax: $1,840 · $153/mo
• Expected delta: +$68/yr (+$6/mo · 3.8%)

ⓘ 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 · 18 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: $24,462
• − Mortgage interest: −$11,203
• − Property taxes: −$1,772
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,957
• − Management: −$1,957
• − Depreciation: −$5,818
• Taxable income: $755
• Est. tax owed @ 24.0%: −$181
• After-tax cash flow: $3,786/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
• 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

+304.0% since first listed

40 events — show timeline

• 2026-05-11 Listed $199,999 FMLS
• 2026-05-11 Listed $199,999 GAMLS
• 2026-05-10 Rental Removed $1,450 TENANTTURNER2
• 2026-05-10 Coming Soon $199,999 FMLS
• 2026-05-06 Price Changed $1,450 TENANTTURNER2
• 2026-04-18 Listed for Rent $1,600 TENANTTURNER2
• 2024-02-01 Rental Removed $1,350 BUILDIUM
• 2023-11-17 Listed for Rent $1,350 BUILDIUM
• 2018-04-30 Sold (MLS) $42,000 GAMLS
• 2018-04-30 Sold (MLS) $42,000 FMLS
• 2018-04-29 Pending — FMLS
• 2018-04-26 Pending — GAMLS
• 2018-04-26 Contingent — FMLS
• 2018-03-30 Listed $44,900 GAMLS
• 2018-03-30 Listed $44,900 FMLS
• 2016-01-01 Listing Removed — GAMLS
• 2015-08-03 Listed $29,900 GAMLS
• 2015-08-01 Listing Removed — GAMLS
• 2015-04-15 Listed $29,900 GAMLS
• 2015-04-15 Listing Removed — GAMLS
• 2015-04-10 Relisted — GAMLS
• 2015-04-09 Listing Removed — GAMLS
• 2015-04-01 Relisted — GAMLS
• 2015-04-01 Listing Removed — GAMLS
• 2015-03-26 Price Changed $29,900 GAMLS
• 2015-03-26 Price Changed $31,000 GAMLS
• 2015-01-12 Listed $31,900 GAMLS
• 2015-01-01 Listing Removed — GAMLS
• 2014-12-27 Price Changed $31,900 GAMLS
• 2014-12-17 Price Changed $32,000 GAMLS
• 2014-12-12 Price Changed $34,600 GAMLS
• 2014-12-03 Price Changed $34,900 GAMLS
• 2014-12-03 Price Changed $32,300 GAMLS
• 2014-11-20 Price Changed $32,500 GAMLS
• 2014-09-24 Price Changed $34,500 GAMLS
• 2014-09-24 Price Changed $35,500 GAMLS
• 2014-09-16 Price Changed $39,000 GAMLS
• 2014-09-11 Price Changed $45,000 GAMLS
• 2014-09-05 Price Changed $47,000 GAMLS
• 2014-09-04 Listed $49,500 GAMLS

Property tax history

+4.7%/yr

Latest (2025): $1,772 · -3.2% YoY. Source: county tax records.