9224 Sunset Dr · Fayetteville, GA 30238

$164,900

3 bd · 2.0 ba · 1,534 sqft · SingleFamily public records · 118 Days on market

Built 1983 0.26 ac lot $107/sqft · 32% below area Est $243k · 32% 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 +21.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +6.3/10.0
• 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 home in Jonesboro featuring 3 bedrooms and 2 full bathrooms across approximately 1,534 sq ft of living space. The interior includes a comfortable living area with a fireplace, a functional kitchen with standard appliances, and indoor laundry hookups. Exterior highlights include wood siding, an attached 2-car garage, and a level 0.26-acre lot with off-street parking.

Key facts

• Functional kitchen
• Level lot
• Wood siding

Tags

• FIREPLACE
• FUNCTIONAL KITCHEN
• INDOOR LAUNDRY HOOKUPS
• WOOD SIDING
• LEVEL LOT
• OFF-STREET PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $150k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 4.4% in Fayetteville — 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 71/100 on livability (#86 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, schools B+, health & safety B+; Watch: amenities F, commute 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); 251 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).
• This rent runs 36% of the median local income ($62k/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 $5k 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 118 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y ago; this cycle's ask has dropped $25k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $150,059 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. 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: 1.13% ✓
• Cap rate: 8.16%
• Cash-on-cash: 6.65%
• DSCR: 1.30
• GRM: 7.4

CMA / ARV

• ARV (median comp): $243,465
• List price: $164,900
• Delta: -32.27%
• 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
9240 Sunset Dr	0.02mi	3/2.0	1,534 (0%)	1mo	$220,000	$143	98
8970 Saddlewood Dr	0.48mi	3/2.5	1,528 (-0%)	4mo	$185,000	$121	71
9218 River Chase Way	0.48mi	4/2.0 (+1)	1,528 (-0%)	4mo	$154,000	$101	68
9409 Forest Knoll Dr	0.35mi	3/2.0	1,400 (-9%)	5mo	$165,500	$118	65
295 River Chase Dr	0.61mi	3/2.0	1,608 (+5%)	1mo	$238,500	$148	63
316 River Chase Dr	0.58mi	3/2.0	1,472 (-4%)	4mo	$259,000	$176	62
9383 Woodknoll Way	0.30mi	3/2.0	1,764 (+15%)	0mo	$265,000	$150	61
616 Country Lane Dr	0.61mi	4/2.0 (+1)	1,488 (-3%)	2mo	$215,000	$144	60
320 Willow Springs Dr	0.64mi	3/2.0	1,416 (-8%)	2mo	$150,000	$106	56
8896 Wellston Ct	0.64mi	4/2.0 (+1)	1,616 (+5%)	2mo	$261,000	$162	55
273 Martin Dr	0.63mi	3/2.0	1,376 (-10%)	4mo	$220,000	$160	50
8962 Bentwood Ln	0.72mi	3/1.5	1,344 (-12%)	4mo	$180,000	$134	40

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 · 2.06% rent growth · sell at horizon

5-year hold

• IRR: -7.2%
• Equity multiple: 0.74×
• Total profit: $-12,087
• Equity at exit: $24,587

10-year hold

• IRR: 1.2%
• Equity multiple: 1.08×
• Total profit: $3,742
• Equity at exit: $14,258

Cash invested: $46,172 (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 30238

• Home prices YoY: -33.3%
• Rents YoY: 2.1%
• Active inventory: 251
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,865 high
• Mortgage (P&I): −$865
• Tax from tax record: −$284 /mo · $3,402/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $256

Break-even live

Break-even rent $1,540

Max offer price $164,900

Occupancy floor 81%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9265 Forest Knoll Dr Jonesboro, GA	3.0	2.0	1272	$2,400	$1.89	43d	1	0.26mi
9375 Woodknoll Way Jonesboro, GA	3.0	2.0	1558	$1,841	$1.18	43d	1	0.27mi
672 Raven Ct Jonesboro, GA	3.0	2.0	1362	$1,645	$1.21	43d	1	0.28mi
640 Post Oak Rd Jonesboro, GA	3.0	2.0	1508	$1,780	$1.18	5d	1	0.30mi
655 Post Oak Rd Jonesboro, GA	3.0	1.0	1302	$1,600	$1.23	15d	1	0.35mi
9370 Woodloop Ct Jonesboro, GA	3.0	2.0	1353	$1,781	$1.32	43d	1	0.37mi
9039 Raven Dr Jonesboro, GA	4.0	2.0	1560	$1,795	$1.15	43d	1	0.41mi
505 Brookfield Way Jonesboro, GA	3.0	2.0	1400	$1,655	$1.18	24d	1	0.44mi
566 Brookfield Way Jonesboro, GA	3.0	2.0	1432	$1,500	$1.05	43d	1	0.44mi
372 Cheri Pl Jonesboro, GA	3.0	2.0	1468	$1,749	$1.19	24d	1	0.46mi
9360 Thomas Rd Jonesboro, GA	3.0	2.0	1400	$1,700	$1.21	24d	1	0.46mi
423 Brookfield Way Jonesboro, GA	3.0	2.0	1400	$1,745	$1.25	19d	1	0.52mi
688 River Mist Dr Jonesboro, GA	4.0	3.0	2137	$1,995	$0.93	12d	1	0.53mi
9432 Cypress Ln Jonesboro, GA	2.0	2.0	1253	$1,550	$1.24	24d	1	0.57mi
9432 Cypress Ln Jonesboro, GA	2.0	2.0	1253	$1,550	$1.24	15d	1	0.57mi
575 Oak Trace Ct Jonesboro, GA	3.0	2.0	1302	$1,761	$1.35	43d	1	0.60mi
461 Camp Hill Ln Jonesboro, GA	3.0	2.5	2160	$1,825	$0.84	21d	1	0.60mi
271 River Chase Dr Jonesboro, GA	3.0	2.0	1148	$1,620	$1.41	24d	1	0.64mi
9471 Bogey Ct Jonesboro, GA	3.0	2.5	1560	$2,143	$1.37	5d	1	0.65mi
8983 Habersham Dr Jonesboro, GA	4.0	2.0	1770	$1,910	$1.08	44d	1	0.66mi
8931 Wesley Pl Jonesboro, GA	3.0	2.0	1216	$1,498	$1.23	24d	1	0.67mi
9439 Sleepy Hollow Ln Jonesboro, GA	4.0	3.0	1500	$1,745	$1.16	24d	1	0.67mi
9430 Sleepy Hollow Ln Jonesboro, GA	3.0	2.0	1320	$1,680	$1.27	5d	1	0.68mi
8837 Wesley Pl Jonesboro, GA	4.0	2.0	1899	$2,041	$1.07	43d	1	0.76mi
561 Chatham Trl Jonesboro, GA	4.0	2.5	2142	$2,275	$1.06	21d	1	0.79mi
191 Marsh Glen Dr Jonesboro, GA	4.0	3.0	1550	$2,131	$1.37	4d	1	0.80mi
432 Wesley Park Dr Jonesboro, GA	3.0	2.0	1350	$1,685	$1.25	24d	1	0.82mi
772 Pointe South Pkwy Jonesboro, GA	3.0	2.5	1202	$1,384	$1.15	43d	1	0.85mi
9206 Fairway Ct Riverdale, GA	3.0	2.0	1353	$1,690	$1.25	43d	1	0.86mi
9138 Clubhouse Dr Riverdale, GA	3.0	2.0	1312	$1,850	$1.41	24d	1	0.92mi
9602 Sleepy Hollow Ln Jonesboro, GA	3.0	2.0	1404	$1,600	$1.14	43d	1	0.93mi
205 Inverness Trce Riverdale, GA	3.0	2.0	1490	$1,719	$1.15	43d	1	0.94mi
161 Sterling Ridge Dr Riverdale, GA	4.0	2.0	1686	$1,495	$0.89	24d	1	0.94mi
9245 Club View Trce Riverdale, GA	3.0	2.0	1588	$1,861	$1.17	2d	1	0.94mi
779 Edenton Ct Jonesboro, GA	3.0	2.5	2165	$1,700	$0.79	19d	1	0.99mi
9268 Club View Trce Riverdale, GA	3.0	2.5	1224	$2,300	$1.88	24d	1	0.99mi
90 Inverness Trce Riverdale, GA	3.0	2.0	1393	$1,670	$1.20	12d	1	1.03mi
57 Inverness Trce Jonesboro, GA	3.0	2.5	1452	$1,850	$1.27	43d	1	1.04mi
634 Morton Ct Unit 636 Jonesboro, GA	2.0	1.5	1050	$1,225	$1.17	43d	1	1.06mi
8669 Thomas Rd Riverdale, GA	3.0	2.5	1532	$1,623	$1.06	43d	1	1.07mi

Listing history 39 events

1. 2026-06-18
   days on market $164,900 Active 118 DOM
2. 2026-06-17
   days on market $164,900 Active 117 DOM
3. 2026-06-16
   days on market $164,900 Active 116 DOM
4. 2026-06-15
   statusdays on market $164,900 Active 115 DOM
5. 2026-06-13
   pricestatusdays on market $164,900 Price Change 113 DOM
6. 2026-06-09
   days on market $169,900 Active 109 DOM
7. 2026-06-08
   days on market $169,900 Active 108 DOM
8. 2026-06-07
   days on market $169,900 Active 107 DOM
9. 2026-06-04
   days on market $169,900 Active 104 DOM
10. 2026-06-03
    days on market $169,900 Active 103 DOM
11. 2026-06-02
    days on market $169,900 Active 102 DOM
12. 2026-06-01
    statusdays on market $169,900 Active 101 DOM
13. 2026-05-31
    days on market $169,900 Price Change 100 DOM
14. 2026-05-09
    price $174,900 377-char remark

    Show marketing remark (377 chars)

    Spacious home in Jonesboro featuring 3 bedrooms and 2 full bathrooms across approximately 1,534 sq ft of living space. The interior includes a comfortable living area with a fireplace, a functional kitchen with standard appliances, and indoor laundry hookups. Exterior highlights include wood siding, an attached 2-car garage, and a level 0.26-acre lot with off-street parking.

15. 2026-04-22
    status Back On Market 377-char remark

    Show marketing remark (377 chars)

    Spacious home in Jonesboro featuring 3 bedrooms and 2 full bathrooms across approximately 1,534 sq ft of living space. The interior includes a comfortable living area with a fireplace, a functional kitchen with standard appliances, and indoor laundry hookups. Exterior highlights include wood siding, an attached 2-car garage, and a level 0.26-acre lot with off-street parking.

16. 2026-03-15
    status Under Contract 377-char remark

    Show marketing remark (377 chars)

    Spacious home in Jonesboro featuring 3 bedrooms and 2 full bathrooms across approximately 1,534 sq ft of living space. The interior includes a comfortable living area with a fireplace, a functional kitchen with standard appliances, and indoor laundry hookups. Exterior highlights include wood siding, an attached 2-car garage, and a level 0.26-acre lot with off-street parking.

17. 2026-03-06
    price $179,900 377-char remark

    Show marketing remark (377 chars)

    Spacious home in Jonesboro featuring 3 bedrooms and 2 full bathrooms across approximately 1,534 sq ft of living space. The interior includes a comfortable living area with a fireplace, a functional kitchen with standard appliances, and indoor laundry hookups. Exterior highlights include wood siding, an attached 2-car garage, and a level 0.26-acre lot with off-street parking.

18. 2026-01-14
    listed $189,900 New 377-char remark

    Show marketing remark (377 chars)

    Spacious home in Jonesboro featuring 3 bedrooms and 2 full bathrooms across approximately 1,534 sq ft of living space. The interior includes a comfortable living area with a fireplace, a functional kitchen with standard appliances, and indoor laundry hookups. Exterior highlights include wood siding, an attached 2-car garage, and a level 0.26-acre lot with off-street parking.

19. 2022-02-16
    soldstatus $4,857,881
20. 2017-07-31
    soldstatus $2,566,600
21. 2016-11-01
    historical
22. 2016-10-18
    price $71,500
23. 2016-10-13
    price $70,500
24. 2016-08-24
    listed $74,200 New
25. 2014-05-01
    historical
26. 2013-12-07
    price $77,221 Increased
27. 2013-10-29
    listed $70,201 New
28. 2011-11-21
    historical
29. 2011-11-09
    soldstatus $19,500 Sold
30. 2011-10-31
    status Pending
31. 2011-10-31
    historical Contingent - Other
32. 2011-10-06
    price $20,000
33. 2011-10-05
    price $20,000
34. 2011-08-16
    listed $25,500 Active
35. 2008-01-31
    soldstatus $55,000
36. 2008-01-18
    listed $59,900
37. 2005-06-15
    soldstatus $131,000
38. 1994-10-31
    soldstatus $79,900
39. 1983-10-04
    soldstatus $59,000

ⓘ 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: $3,402 · $284/mo
• Projected year-2 tax: $3,402 · $284/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 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 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,374
• − Mortgage interest: −$9,237
• − Property taxes: −$3,402
• − Insurance: −$824
• − Repairs & maintenance: −$1,790
• − Management: −$1,790
• − Depreciation: −$4,797
• Taxable income: $534
• Est. tax owed @ 24.0%: −$128
• After-tax cash flow: $2,944/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 — Fayetteville

• Score: 71/100
• State rank: #86
• US rank: #7167

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Clayton County · 230,153 people
• City population: 72,287
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 43,191
• Household income: $62,185
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 1992.0

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 (71%)
• Race & ethnicity: Black 71% Hispanic / Latino 17% White 7% Two or more races 7%
• Hispanic origin (detail): Mexican 13% Puerto Rican 2%
• Foreign-born: 11% · Canada, United Kingdom
• Languages at home: 83% English-only · Spanish 14% 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: ▼ -105.48%
• Current HPI: 211.6309
• Rent YoY: ▲ 2.06%
• 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

+196.4% since first listed

26 events — show timeline

• 2026-05-09 Price Changed $174,900 GAMLS
• 2026-04-22 Relisted — GAMLS
• 2026-03-15 Pending — GAMLS
• 2026-03-06 Price Changed $179,900 GAMLS
• 2026-01-14 Listed $189,900 GAMLS
• 2022-02-16 Sold (Public Records) $4,857,881 Public Records
• 2017-07-31 Sold (Public Records) $2,566,600 Public Records
• 2016-11-01 Listing Removed — GAMLS
• 2016-10-18 Price Changed $71,500 GAMLS
• 2016-10-13 Price Changed $70,500 GAMLS
• 2016-08-24 Listed $74,200 GAMLS
• 2014-05-01 Listing Removed — GAMLS
• 2013-12-07 Price Changed $77,221 GAMLS
• 2013-10-29 Listed $70,201 GAMLS
• 2011-11-21 Listing Removed — FMLS
• 2011-11-09 Sold (MLS) $19,500 FMLS
• 2011-10-31 Pending — FMLS
• 2011-10-31 Contingent — FMLS
• 2011-10-06 Price Changed $20,000 GAMLS
• 2011-10-05 Price Changed $20,000 FMLS
• 2011-08-16 Listed $25,500 FMLS
• 2008-01-31 Sold (MLS) $55,000 FMLS
• 2008-01-18 Listed $59,900 FMLS
• 2005-06-15 Sold (Public Records) $131,000 Public Records
• 1994-10-31 Sold (Public Records) $79,900 Public Records
• 1983-10-04 Sold (Public Records) $59,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $3,402 · +26.6% YoY. Source: county tax records.