2283 Wentworth Dr · Forest Park, GA 30260

$230,000

4 bd · 3.0 ba · 2,200 sqft · SingleFamily public records · 34 Days on market

Built 2017 4,547 sqft lot $105/sqft · 16% below area Est $274k · 16% 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 +14.8/30.0
• ARV discount +14.8/15.0
• 1% rule +4.6/10.0
• DSCR +4.5/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 4-bedroom, 3-bath home in Morrow offering approximately 2,200 sq ft of opportunity! Ideal light fixer-upper for investors or buyers seeking a property with strong upside potential. Functional floorplan features one bedroom and a full bath with shower on the main level, offering flexible use options. Remaining bedrooms are upstairs with ample living space throughout. Home primarily needs light cosmetic updates, making it a great value-add project without major renovation scope. Conveniently located near shopping, dining, schools, and major interstates for easy commuting. Strong rental potential with nearby rents reportedly ranging approximately $2,050–$2,150/month. Great chanc

Key facts

• 4,547 sq ft lot
• 2 garage spots
• Built 2017

Property features AI

Finance

• Other: Road frontage on a city street; Directions: Please use Google Maps; Located in Clayton County, GA
• HOA & community: Property has an association

Exterior

• Parking: Detached or attached garage (2 garage spaces); Garage faces front; Driveway parking available; Open parking available
• Utilities: Public water; Sewer: Other; Electricity available; Natural gas available; Cable available
• Home design: Two levels; Vinyl siding construction; Shingle roof; Property listed as fixer
• Construction: Vinyl siding; Shingle roof
• Exterior features: Private yard; Patio; Back yard wood fencing

Interior

• Kitchen: Breakfast bar; Kitchen island; Stone countertops; Open view to family room; Dishwasher; Electric cooktop; Refrigerator
• Bedrooms: One main-level bedroom; Three upper-level bedrooms; Oversized master bedroom
• Flooring: Luxury vinyl flooring
• Bathrooms: Three full bathrooms; One main-level bathroom; Two full upper-level bathrooms; Master bath with double vanity, separate tub and shower, and soaking tub
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Cathedral ceilings; Double vanities; Walk-in closets; No shared/common walls; Accessible bedroom and full bath; Attic space
• Laundry & utility: Upper-level laundry in hall/closet; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $65 ($781/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 $221k (3.9% below list).
• Recommended offer: $221k (3.9% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 5.2% in Forest Park — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Thurgood Marshall Elementary School (math 30% / reading 10%, grade F, #865 of 1,228 statewide, top 71%, 793 students, 90% FRL); Morrow Middle School (math 14% / reading 24%, grade F, #368 of 470 statewide, top 79%, 779 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 soft (-1.0%/yr); 166 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).
• At $2,210/mo this rent would consume 50% of the median local household income ($53k/yr) (locally 1956% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 34 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,985 (3.9% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 4% 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. 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?
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: 0.96% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.21%
• DSCR: 1.05
• GRM: 8.7

CMA / ARV

• ARV (median comp): $274,425
• List price: $230,000
• Delta: -16.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2283 Wentworth Dr	0.00mi	4/3.0	2,200 (0%)	1mo	$244,000	$111	99
2286 Wentworth Dr	0.04mi	4/3.0	2,200 (0%)	23mo	$320,000	$145	80
5170 2nd St	0.50mi	4/3.5	2,080 (-6%)	12mo	$248,700	$120	56
1991 Summerview Ct	0.57mi	4/2.5	2,207 (+0%)	21mo	$295,000	$134	54
5140 4th St	0.42mi	3/2.0 (-1)	2,000 (-9%)	22mo	$250,000	$125	38

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: -17.9%
• Equity multiple: 0.39×
• Total profit: $-39,513
• Equity at exit: $34,294

10-year hold

• IRR: -17.9%
• Equity multiple: 0.17×
• Total profit: $-53,736
• Equity at exit: $19,886

Cash invested: $64,400 (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 30260

• Home prices YoY: -33.8%
• Rents YoY: -1.0%
• Active inventory: 166
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,210 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$379 /mo · $4,545/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $65

Break-even live

Break-even rent $2,127

Max offer price $230,000

Occupancy floor 92%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2271 Wentworth Park Dr Ellenwood, GA	4.0	2.5	1705	$2,119	$1.24	16d	1	0.05mi
2314 Shady Dr Morrow, GA	4.0	2.5	1705	$2,179	$1.28	11d	1	0.17mi
2401 Bethune Cir Morrow, GA	3.0	2.5	1696	$2,095	$1.24	5d	1	0.67mi
4974 Summersun Dr Morrow, GA	4.0	2.0	1935	$2,370	$1.22	1d	1	0.83mi
2603 Old Rex Morrow Rd Ellenwood, GA	4.0	3.0	1800	$2,510	$1.39	44d	1	0.92mi
5704 Wesson Dr Ellenwood, GA	3.0	2.0	1480	$1,710	$1.16	43d	1	0.94mi
2617 Old Rex Morrow Rd Ellenwood, GA	4.0	3.0	1800	$1,950	$1.08	12d	1	0.94mi
5789 Colt Ct Ellenwood, GA	4.0	3.0	1877	$2,020	$1.08	43d	1	1.11mi
5762 Northspring Dr Ellenwood, GA	3.0	2.0	1577	$1,705	$1.08	12d	1	1.13mi
2710 Luke Dr Ellenwood, GA	4.0	3.0	2213	$2,435	$1.10	43d	1	1.14mi
5868 Dan Dr Ellenwood, GA	3.0	2.0	1854	$2,300	$1.24	43d	1	1.24mi
2941 Partin Pl Ellenwood, GA	4.0	2.5	1874	$2,155	$1.15	15d	1	1.45mi

Listing history 9 events

1. 2026-06-07
   statusdays on market $230,000 Pending 34 DOM
2. 2026-06-04
   days on market $230,000 Active Under Contract 33 DOM
3. 2026-06-03
   days on market $230,000 Active Under Contract 32 DOM
4. 2026-06-02
   days on market $230,000 Active Under Contract 31 DOM
5. 2026-06-01
   days on market $230,000 Active Under Contract 30 DOM
6. 2026-05-31
   days on market $230,000 Active Under Contract 29 DOM
7. 2026-05-08
   historical Active Under Contract 753-char remark
8. 2026-05-02
   listed $230,000 Active 753-char remark
9. 2026-05-02
   historical $230,000 753-char remark

ⓘ 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: $4,545 · $379/mo
• Projected year-2 tax: $4,545 · $379/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 · 19 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: $26,518
• − Mortgage interest: −$12,884
• − Property taxes: −$4,545
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,121
• − Management: −$2,121
• − Depreciation: −$6,691
• Taxable loss: −$2,994
• Est. tax savings @ 24.0%: +$719
• After-tax cash flow: $1,499/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: Clayton County · 230,153 people
• City population: 29,210
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 28,693
• Household income: $52,666
• Rent vs Own: 52.6% rent · 47.4% own
• Severe rent burden: 1956.0

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 0.67)
• Race & ethnicity: Black 50% Asian 20% Hispanic / Latino 19% Two or more races 7% White 7%
• Hispanic origin (detail): Mexican 11% Dominican 1%
• Foreign-born: 24% · Vietnam, Canada, South Korea
• Languages at home: 63% English-only · Spanish 17% Vietnamese 16% 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: ▼ -98.24%
• Current HPI: 192.3741
• Rent YoY: ▼ -1.00%
• 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

+6.1% since first listed

5 events — show timeline

• 2026-06-05 Pending — FMLS
• 2026-05-29 Sold (MLS) $244,000 FMLS
• 2026-05-08 Contingent — FMLS
• 2026-05-02 Listed $230,000 FMLS
• 2026-05-02 Coming Soon $230,000 FMLS

Property tax history

+17.0%/yr

Latest (2025): $4,545 · -9.1% YoY. Source: county tax records.