1482 Red Briar Way · Jonesboro, GA 30236

$215,000

3 bd · 1.0 ba · 1,692 sqft · SingleFamily public records · 92 Days on market

Built 1969 0.30 ac lot $127/sqft · 15% below area Est $268k · 20% 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).

• Cash flow +15.5/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +4.0/10.0
• Livability +3.6/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 3-bedroom, 2 full-bath home situated on a large, partially wooded lot in a highly convenient location near shopping, dining, and expressway access. Features include a bright sunroom and a functional layout with solid bones. With some TLC and cosmetic updates, this property offers excellent value-add potential-ideal for fix-and-flip, rental income, or long-term hold. Generous lot size provides added appeal for future resale or tenant demand. Don't miss this opportunity to maximize returns in a desirable, commuter-friendly area!

Key facts

• Value-add potential
• Large lot
• Sunroom

Tags

• SUNROOM
• LARGE LOT
• VALUE-ADD POTENTIAL
• CONVENIENT LOCATION
• FUNCTIONAL LAYOUT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (10.0% below list).
• Recommended offer: $193k (10.0% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 5.0% in Jonesboro — 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 72/100 on livability (#63 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: crime C-, employment D, schools F.
• 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.
• Market conditions: Rents rising (+2.1%/yr); 275 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).
• This rent runs 35% of the median local income ($67k/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 92 days — a 9% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; 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 $113k; list at $215k implies a 90% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,441 (10.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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. 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?
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: 0.90% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.73%
• DSCR: 1.08
• GRM: 9.3

CMA / ARV

• ARV (median comp): $268,000
• List price: $215,000
• Delta: -19.78%
• 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
8910 Teal Ln	0.22mi	3/2.0	1,617 (-4%)	0mo	$268,500	$166	78
105 Mercer Ct	0.18mi	3/1.5	1,500 (-11%)	8mo	$185,000	$123	64
1563 Edinboro Dr	0.44mi	3/2.0	1,750 (+3%)	9mo	$242,000	$138	62
1726 Sherry Ln	0.65mi	3/2.0	1,647 (-3%)	6mo	$265,000	$161	56
8698 Twin Oaks Dr	0.73mi	3/2.0	1,610 (-5%)	3mo	$231,900	$144	51
1608 Drakes Dr	0.38mi	3/2.0	1,904 (+12%)	8mo	$270,000	$142	51
8652 Embrey Dr	0.54mi	4/2.0 (+1)	1,776 (+5%)	8mo	$190,000	$107	51
1525 Thornwood Dr	0.33mi	3/2.0	1,872 (+11%)	14mo	$280,000	$150	51
8683 Twin Oaks Dr	0.67mi	3/2.5	1,752 (+4%)	11mo	$272,475	$156	48
1680 Drakes Dr	0.50mi	3/2.0	1,833 (+8%)	15mo	$241,000	$131	47
8633 Hilltop Rd	0.66mi	4/2.0 (+1)	1,868 (+10%)	8mo	$220,000	$118	36
1666 Hearthstone Way	0.67mi	3/2.0	1,486 (-12%)	14mo	$265,000	$178	33

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 · 2.15% rent growth · sell at horizon

5-year hold

• IRR: -14.5%
• Equity multiple: 0.49×
• Total profit: $-30,957
• Equity at exit: $32,057

10-year hold

• IRR: -7.2%
• Equity multiple: 0.56×
• Total profit: $-26,457
• Equity at exit: $18,589

Cash invested: $60,200 (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 30236

• Rents YoY: 2.1%
• Active inventory: 275
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,934 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$224 /mo · $2,693/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $87

Break-even live

Break-even rent $1,825

Max offer price $215,000

Occupancy floor 91%

Sensitivity live

Price	-10% $208	-5% $148	+0% $87	+5% $26	+10% $-35
Rent	-10% $-66	-5% $10	+0% $87	+5% $163	+10% $240
Rate	-1.0pp $195	-0.5pp $141	base $87	+0.5pp $31	+1.0pp $-26

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 Mercer Dr Jonesboro, GA	3.0	1.5	1176	$2,041	$1.74	0d	1	0.14mi
8671 Twin Oaks Dr Jonesboro, GA	4.0	2.0	2068	$3,250	$1.57	45d	1	0.63mi
8691 Twin Oaks Dr Jonesboro, GA	3.0	2.0	1752	$1,790	$1.02	20d	1	0.68mi
9177 Chickasaw Ct Jonesboro, GA	3.0	2.5	2131	$1,925	$0.90	0d	1	0.72mi
8422 Carlington Ln Jonesboro, GA	3.0	2.5	1529	$1,545	$1.01	16d	1	1.01mi
8422 Carlington Ln Jonesboro, GA	3.0	2.5	1529	$1,545	$1.01	0d	1	1.01mi
179 Church St Jonesboro, GA	4.0	2.0	1226	$2,095	$1.71	0d	1	1.02mi
8392 San Jose Trl Jonesboro, GA	3.0	3.0	1801	$1,785	$0.99	6d	1	1.16mi
8261 Sunnydale Ln Jonesboro, GA	3.0	2.5	1572	$1,995	$1.27	5d	1	1.19mi
218 Wallis St Jonesboro, GA	3.0	2.0	1464	$1,545	$1.06	25d	1	1.24mi
782 Dunaire Way Jonesboro, GA	3.0	1.5	1600	$1,385	$0.87	45d	1	1.28mi
9570 Briar Creek Ln Jonesboro, GA	3.0	2.0	1820	$1,795	$0.99	25d	1	1.29mi
1320 Silverstone Trl Jonesboro, GA	3.0	2.0	1954	$2,045	$1.05	18d	1	1.32mi
9363 Haley Ct Jonesboro, GA	4.0	2.0	1980	$1,895	$0.96	0d	1	1.45mi
232 N Lake Dr Jonesboro, GA	3.0	1.5	1133	$1,595	$1.41	3d	1	1.47mi

Listing history 18 events

1. 2026-06-15
   days on market $215,000 Active 92 DOM
2. 2026-06-13
   days on market $215,000 Active 90 DOM
3. 2026-06-09
   days on market $215,000 Active 86 DOM
4. 2026-06-08
   days on market $215,000 Active 85 DOM
5. 2026-06-07
   days on market $215,000 Active 84 DOM
6. 2026-06-04
   days on market $215,000 Active 81 DOM
7. 2026-06-03
   days on market $215,000 Active 80 DOM
8. 2026-06-02
   days on market $215,000 Active 79 DOM
9. 2026-06-01
   days on market $215,000 Active 78 DOM
10. 2026-05-31
    days on market $215,000 Active 77 DOM
11. 2026-04-15
    price $215,000 543-char remark

    Show marketing remark (543 chars)

    Spacious 3-bedroom, 2 full-bath home situated on a large, partially wooded lot in a highly convenient location near shopping, dining, and expressway access. Features include a bright sunroom and a functional layout with solid bones. With some TLC and cosmetic updates, this property offers excellent value-add potential-ideal for fix-and-flip, rental income, or long-term hold. Generous lot size provides added appeal for future resale or tenant demand. Don't miss this opportunity to maximize returns in a desirable, commuter-friendly area!

12. 2026-03-05
    listed $230,000 New 543-char remark

    Show marketing remark (543 chars)

    Spacious 3-bedroom, 2 full-bath home situated on a large, partially wooded lot in a highly convenient location near shopping, dining, and expressway access. Features include a bright sunroom and a functional layout with solid bones. With some TLC and cosmetic updates, this property offers excellent value-add potential-ideal for fix-and-flip, rental income, or long-term hold. Generous lot size provides added appeal for future resale or tenant demand. Don't miss this opportunity to maximize returns in a desirable, commuter-friendly area!

13. 2017-06-23
    soldstatus $113,000
14. 2017-06-19
    soldstatus $113,000 Sold 736-char remark

    Show marketing remark (736 chars)

    Calling all First Time Homebuyers, Empty Nesters and Downsizers. I've got another Red Hot Renovation that is truly one level living at it's best. Don't compromise space as this home is as spacious as it is beautiful. The open floorplan features a large living room, formal dining room, and a kitchen that any chef would envy. Enjoy coffee or relax in your sun filled Florida room / man cave, you decide. The spacious master suite has his 'n' hers closets and full bath. The 2 car garage, storage shed and fenced level backyard make this home a perfect 10. Located in an established neighborhood near Lake Spivey, schools and shopping. Don't sit around and let time pass, if you don't act now, this beauty is sure to sell fast!

15. 2017-06-01
    status Under Contract 736-char remark

    Show marketing remark (736 chars)

    Calling all First Time Homebuyers, Empty Nesters and Downsizers. I've got another Red Hot Renovation that is truly one level living at it's best. Don't compromise space as this home is as spacious as it is beautiful. The open floorplan features a large living room, formal dining room, and a kitchen that any chef would envy. Enjoy coffee or relax in your sun filled Florida room / man cave, you decide. The spacious master suite has his 'n' hers closets and full bath. The 2 car garage, storage shed and fenced level backyard make this home a perfect 10. Located in an established neighborhood near Lake Spivey, schools and shopping. Don't sit around and let time pass, if you don't act now, this beauty is sure to sell fast!

16. 2017-04-02
    price $129,800 736-char remark

    Show marketing remark (736 chars)

    Calling all First Time Homebuyers, Empty Nesters and Downsizers. I've got another Red Hot Renovation that is truly one level living at it's best. Don't compromise space as this home is as spacious as it is beautiful. The open floorplan features a large living room, formal dining room, and a kitchen that any chef would envy. Enjoy coffee or relax in your sun filled Florida room / man cave, you decide. The spacious master suite has his 'n' hers closets and full bath. The 2 car garage, storage shed and fenced level backyard make this home a perfect 10. Located in an established neighborhood near Lake Spivey, schools and shopping. Don't sit around and let time pass, if you don't act now, this beauty is sure to sell fast!

17. 2017-03-21
    price $129,900 736-char remark

    Show marketing remark (736 chars)

    Calling all First Time Homebuyers, Empty Nesters and Downsizers. I've got another Red Hot Renovation that is truly one level living at it's best. Don't compromise space as this home is as spacious as it is beautiful. The open floorplan features a large living room, formal dining room, and a kitchen that any chef would envy. Enjoy coffee or relax in your sun filled Florida room / man cave, you decide. The spacious master suite has his 'n' hers closets and full bath. The 2 car garage, storage shed and fenced level backyard make this home a perfect 10. Located in an established neighborhood near Lake Spivey, schools and shopping. Don't sit around and let time pass, if you don't act now, this beauty is sure to sell fast!

18. 2017-03-07
    listed $139,900 New 736-char remark

    Show marketing remark (736 chars)

    Calling all First Time Homebuyers, Empty Nesters and Downsizers. I've got another Red Hot Renovation that is truly one level living at it's best. Don't compromise space as this home is as spacious as it is beautiful. The open floorplan features a large living room, formal dining room, and a kitchen that any chef would envy. Enjoy coffee or relax in your sun filled Florida room / man cave, you decide. The spacious master suite has his 'n' hers closets and full bath. The 2 car garage, storage shed and fenced level backyard make this home a perfect 10. Located in an established neighborhood near Lake Spivey, schools and shopping. Don't sit around and let time pass, if you don't act now, this beauty is sure to sell fast!

ⓘ 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: $2,693 · $224/mo
• Projected year-2 tax: $2,693 · $224/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 6/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,213
• − Mortgage interest: −$12,043
• − Property taxes: −$2,693
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,857
• − Management: −$1,857
• − Depreciation: −$6,255
• Taxable loss: −$2,567
• Est. tax savings @ 24.0%: +$616
• After-tax cash flow: $1,656/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 — Jonesboro

• Score: 72/100
• State rank: #63
• US rank: #6030

Category grades

Amenities C+ Commute F Cost of living A+ Crime C- Employment D Housing A- Health & safety C User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jonesboro, GA
• County: Clayton County · 230,153 people
• City population: 93,280
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 50,089
• Household income: $66,973
• Rent vs Own: 40.8% rent · 59.2% own
• Severe rent burden: 2024.0

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 0.56)
• Race & ethnicity: Black 64% White 14% Hispanic / Latino 11% Two or more races 8% Asian 5%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Slovak 1% Italian 1% Hispanic 1%
• Foreign-born: 13% · Canada, Vietnam, China
• Languages at home: 81% English-only · Spanish 10% Vietnamese 3% French/Haitian/Cajun 2%

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: ▼ -137.02%
• Current HPI: 204.1778
• Rent YoY: ▲ 2.15%
• 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

+53.7% since first listed

8 events — show timeline

• 2026-04-15 Price Changed $215,000 GAMLS
• 2026-03-05 Listed $230,000 GAMLS
• 2017-06-23 Sold (Public Records) $113,000 Public Records
• 2017-06-19 Sold (MLS) $113,000 GAMLS
• 2017-06-01 Pending — GAMLS
• 2017-04-02 Price Changed $129,800 GAMLS
• 2017-03-21 Price Changed $129,900 GAMLS
• 2017-03-07 Listed $139,900 GAMLS

Property tax history

+6.8%/yr

Latest (2025): $2,693 · +61.3% YoY. Source: county tax records.