5474 Glen Haven Dr · College Park, GA 30349

$345,000

3 bd · 1.0 ba · 1,092 sqft · MultiFamily public records · 13 Days on market

Built 1984 5,771 sqft lot

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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 +15.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Fully Renovated Duplex – Turnkey Investment Opportunity (5472 & 5474 Glen Haven Dr) This is the perfect opportunity for a first-time investor or savvy house hacker. Live in one unit and start generating income immediately from the other (Unit #5472). Both units have been completely renovated with modern finishes throughout, making this a true move-in ready property (Unit #5474). Enjoy an updated kitchen featuring granite countertops, sleek appliances, and durable LVP flooring. Bathrooms have been fully upgraded, and spacious walk-in closets offer excellent storage. Located just minutes from I-285 and I-85, this property provides unmatched convenience—only 7 minutes from

Key facts

• Sleek appliances
• Updated kitchen
• Granite countertops

Tags

• FULLY RENOVATED DUPLEX
• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• SLEEK APPLIANCES
• DURABLE LVP FLOORING
• FULLY UPGRADED BATHROOMS

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $345k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/yr) — positive. Per door: $75/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $285k (17.3% below list).
• Recommended offer: $285k (17.3% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.8% in College 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 59/100 on livability (#408 in GA) — a working-class tenant base; expect higher turnover. Strengths: commute A+, cost of living A+, housing A-; Watch: crime F, amenities 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: West Clayton Elementary School (math 10% / reading 10%, grade F, #1,076 of 1,228 statewide, top 89%, 488 students, 90% FRL); North Clayton Middle School (math 12% / reading 27%, grade F, #356 of 470 statewide, top 78%, 767 students, 90% FRL); North Clayton High School (math 2% / reading 22%, grade F, #336 of 424 statewide, top 80%, 1,206 students, 90% FRL).
• Market conditions: Rents flat; 651 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).

Forward outlook

• In year one you build about $37k of equity ($2k loan paydown + $34k appreciation (10.0% local appreciation)).
• Clayton County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.9% rent growth), your $97k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$59k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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 $140k; list at $345k implies a 146% 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→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $285,200 (17.3% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.83% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.86%
• DSCR: 1.08
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 0.95% rent growth · sell at horizon

5-year hold

• IRR: 25.0%
• Equity multiple: 2.98×
• Total profit: $191,546
• Equity at exit: $310,803

10-year hold

• IRR: 21.6%
• Equity multiple: 6.65×
• Total profit: $545,562
• Equity at exit: $670,259

Cash invested: $96,600 (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 30349

• Home prices YoY: 4.6%
• Rents YoY: 0.9%
• Active inventory: 651
• Price-to-rent: 20.2×

Monthly cashflow live

• Estimated rent: $2,852 high
• Mortgage (P&I): −$1,809
• Tax from tax record: −$150 /mo · $1,803/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$599
• Net cashflow: $150

Break-even live

Break-even rent $2,662

Max offer price $345,000

Occupancy floor 90%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,852
Total (2 units)			$2,852

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5475 Glen Haven Dr Atlanta, GA	2.0	2.0	1208	$2,900	$2.40	44d	1	0.05mi
1086 Summer Brook Rd Atlanta, GA	3.0	2.0	1400	$1,600	$1.14	44d	1	0.09mi
5415 Glen Haven Dr Atlanta, GA	3.0	2.0	1197	$1,580	$1.32	24d	1	0.12mi
1121 Brookstone Rd Atlanta, GA	3.0	2.0	1200	$1,700	$1.42	44d	1	0.12mi
5405 Glen Haven Dr Unit Labs Atlanta, GA	4.0	2.0	1392	$2,700	$1.94	44d	1	0.14mi
1136 Summer Brook Rd Atlanta, GA	3.0	2.0	1416	$1,599	$1.13	4d	1	0.16mi
5543 Pine Gate Dr Atlanta, GA	3.0	2.0	1352	$1,615	$1.19	44d	1	0.19mi
5543 Pine Gate Dr Atlanta, GA	3.0	2.0	1352	$1,895	$1.40	13d	1	0.19mi
972 Windwood Ct Atlanta, GA	3.0	2.0	1224	$1,671	$1.37	44d	1	0.22mi
5569 Pine Gate Dr Atlanta, GA	3.0	2.0	1400	$2,350	$1.68	21d	1	0.24mi
5589 Glen Haven Dr Atlanta, GA	4.0	2.0	1400	$1,725	$1.23	44d	1	0.28mi
1048 Flat Shoals Rd Atlanta, GA	1.0–3.0	1.0–2.0	996	$1,586	$1.59	2d	11	0.29mi
5612 Windwood Rd Unit 5614 Atlanta, GA	2.0	2.5	1232	$1,250	$1.01	24d	1	0.42mi
5614 Windwood Rd Unit 5614 Atlanta, GA	2.0	2.5	1232	$1,295	$1.05	44d	1	0.43mi
5420 Riverdale Rd Atlanta, GA	2.0	1.0–2.0	1075	$1,225	$1.14	5d	1	0.44mi
945 Silverwood Dr Unit 945 Atlanta, GA	2.0	2.5	1232	$1,275	$1.03	4d	1	0.45mi
907 Silverwood Dr Atlanta, GA	2.0	2.5	1276	$1,225	$0.96	21d	1	0.49mi
907 Silverwood Dr #907 Atlanta, GA	2.0	2.5	1276	$1,250	$0.98	21d	1	0.49mi
907 Silverwood Dr #907 Atlanta, GA	2.0	2.5	1276	$1,225	$0.96	44d	1	0.49mi
5724 Riverdale Rd Atlanta, GA	1.0–2.0	1.0–2.0	1039	$1,460	$1.40	5d	1	0.57mi
5751 Riverdale Rd Atlanta, GA	2.0	1.5	1110	$1,450	$1.31	24d	3	0.66mi
5689 Isleworth Way Atlanta, GA	3.0	2.0	1248	$1,800	$1.44	15d	1	0.67mi
1081 Garden Walk Blvd Atlanta, GA	1.0–2.0	1.0–2.0	895	$1,502	$1.68	2d	35	0.67mi
1110 Garden Walk Blvd Atlanta, GA	1.0–3.0	1.0–2.0	1016	$1,720	$1.69	2d	22	0.69mi
5503 Riverdale Rd Atlanta, GA	2.0	1.0	868	$1,250	$1.44	44d	1	0.75mi
5261 Heather Ln Atlanta, GA	3.0	1.0	972	$1,350	$1.39	44d	1	0.77mi
1358 Stoneham Ct Atlanta, GA	3.0	1.5	1135	$1,631	$1.44	5d	1	0.85mi
5801 Riverdale Rd Atlanta, GA	2.0	1.5	1150	$1,275	$1.11	5d	1	0.85mi
852 Garden Walk Blvd Atlanta, GA	1.0–2.0	1.0–2.0	835	$1,489	$1.78	44d	9	0.86mi
934 Garden Walk Blvd Atlanta, GA	1.0–2.0	1.0–2.0	875	$1,610	$1.84	2d	12	0.88mi
5890 Riverdale Rd Atlanta, GA	3.0	2.0	1121	$1,559	$1.39	44d	1	0.89mi
5890 Riverdale Rd Atlanta, GA	2.0	2.0	990	$1,269	$1.28	44d	1	0.89mi
5890 Riverdale Rd Atlanta, GA	2.0	2.0	990	$1,269	$1.28	24d	1	0.89mi
5626 Norman Ct Atlanta, GA	3.0	2.0	1344	$1,790	$1.33	44d	1	0.90mi
639 Garden Walk Blvd Atlanta, GA	1.0–2.0	1.0–2.0	852	$1,500	$1.76	5d	8	0.94mi
5922 Heatherwood Ln Riverdale, GA	3.0	2.0	1026	$1,535	$1.50	24d	1	0.95mi
746 Garden Walk Blvd Atlanta, GA	1.0–2.0	1.0–2.0	852	$1,525	$1.79	2d	9	0.97mi
5327 Riverwalk Dr Atlanta, GA	1.0–3.0	1.0–1.5	972	$1,380	$1.42	4d	340	0.97mi
1561 Norman Xing Atlanta, GA	3.0	2.5	1436	$1,699	$1.18	44d	1	0.98mi
6030 Riverdale Rd Atlanta, GA	1.0–3.0	1.0–2.0	1043	$1,895	$1.82	44d	21	1.04mi

Listing history 10 events

1. 2026-04-20
   status Pending
2. 2026-04-07
   listed $345,000 Active
3. 2025-09-25
   historical
4. 2025-08-05
   price $349,000
5. 2025-08-05
   listed $350,000 Active
6. 2024-02-29
   historical $1,500
7. 2024-02-25
   listed $1,500
8. 2021-06-24
   soldstatus $140,000
9. 2021-06-24
   soldstatus $156,000
10. 1984-12-10
    soldstatus $48,250

ⓘ 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: $1,803 · $150/mo
• Projected year-2 tax: $3,174 · $264/mo
• Expected delta: +$1,371/yr (+$114/mo · 76.0%)

ⓘ 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 7 d/yr ≥104°F today · 16 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: $34,224
• − Mortgage interest: −$19,325
• − Property taxes: −$1,803
• − Insurance: −$1,725
• − Repairs & maintenance: −$2,738
• − Management: −$2,738
• − Depreciation: −$10,036
• Taxable loss: −$4,142
• Est. tax savings @ 24.0%: +$994
• After-tax cash flow: $2,792/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 — College Park

• Score: 59/100
• State rank: #408
• US rank: #20212

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Fulton County · 1,094,430 people
• City population: 10,694
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 79,872
• Household income: $67,023
• Rent vs Own: 41.2% rent · 58.8% own
• Severe rent burden: 4258.0

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 (89%)
• Race & ethnicity: Black 89% Hispanic / Latino 5% Two or more races 4% White 3%
• Foreign-born: 9% · Canada
• Languages at home: 88% English-only · Spanish 6% 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: ▲ 18.01%
• Current HPI: 407.99
• Rent YoY: ▲ 0.95%
• 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

+615.0% since first listed

10 events — show timeline

• 2026-04-20 Pending — FMLS
• 2026-04-07 Listed $345,000 FMLS
• 2025-09-25 Listing Removed — FMLS
• 2025-08-05 Price Changed $349,000 FMLS
• 2025-08-05 Listed $350,000 FMLS
• 2024-02-29 Rental Removed $1,500 ONSITEPROPERTYMANAGER
• 2024-02-25 Listed for Rent $1,500 ONSITEPROPERTYMANAGER
• 2021-06-24 Sold (Public Records) $156,000 Public Records
• 2021-06-24 Sold (Public Records) $140,000 Public Records
• 1984-12-10 Sold (Public Records) $48,250 Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,803 · +1.2% YoY. Source: county tax records.