5427 Park Pl S · College Park, GA 30349

$167,800

3 bd · 2.0 ba · 978 sqft · Townhouse public records · 7 Days on market

Built 1984 3,175 sqft lot $105/mo HOA · 6% of rent

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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 +14.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +4.6/10.0
• DSCR +4.4/10.0
• Livability +3.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Turnkey Charm Meets Modern Comfort in Park Place South! Welcome home to this beautifully updated, move-in-ready townhome offering the perfect blend of modern upgrades and low maintenance living. Step inside to find a freshly painted interior, gorgeous durable Luxury Vinyl Plank (LVP) flooring throughout the home. The inviting living room features a cozy fireplace, perfect for chilly evenings. No detail has been overlooked: enjoy complete peace of mind with a brand-new roof, new water heater, and fully updated modern appliances. Outside, exceptional curb appeal greets you with a freshly manicured grass and flower garden. Relax or entertain on your private rear deck, which features an integrated storage closet. Low $105 monthly HOA fee covers weekly trash pickup and exclusive access to the pristine subdivision swimming pool. There are 2 dedicated, off-street parking spaces directly at your doorstep. Home is equipped with a wireless security alarm system for peace of mind. This gem is ideally situated in College Park (30349), you are just minutes away from Hartsfield-Jackson International Airport, I-85, local shopping, and dining! Perfect for first-time buyers, retirees, airport personnel, or savvy investors looking for a high-yield asset.

Key facts

• Flower garden
• New water heater
• Brand-new roof

Tags

• LUXURY VINYL PLANK FLOORING
• COZY FIREPLACE
• BRAND-NEW ROOF
• NEW WATER HEATER
• FRESHLY MANICURED GRASS
• FLOWER GARDEN

Property features AI

Finance

• Other: Asphalt road frontage on a county road; Directions: I-285, exit 60 (Riverdale Road)
• Financial info: Property is a single-unit community (one unit in community)
• HOA & community: Monthly association fee of $105; Community clubhouse and pool; Homeowners association; Near public transport, schools, and shopping; Street lights

Exterior

• Parking: Two assigned parking spaces
• Utilities: Public water; Public sewer; 220-volt electric; Electricity available; Natural gas available; Phone available; Underground utilities; Water available; Sewer available
• Home design: One-level home; Fee simple ownership; Brick front with vinyl siding; Shingle/composition roof; Slab foundation; Updated/remodeled condition
• Construction: Brick front and vinyl siding construction; Shingle/composition roof; Slab foundation
• Exterior features: Private entrance; Private yard; Storage; Deck and front porch

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop and electric range; Range hood; Refrigerator; Cabinet staining and laminate countertops; Kitchen open to family room/view to family room
• Bedrooms: Master bedroom on main level; Two main-level bedrooms
• Flooring: Other flooring
• Bathrooms: One full bathroom; One half bathroom (main level)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Gas-starter fireplace with insert in the great room; Updated/remodeled interior; Two-plus common walls (no one above or below)
• Laundry & utility: Dedicated laundry room; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $168k.

Deal economics

• At list price, monthly cash flow is $32 ($383/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 $162k (3.6% below list).
• Recommended offer: $162k (3.6% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Northcutt Elementary School (math 15% / reading 24%, grade F, #873 of 1,228 statewide, top 71%, 693 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; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k 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 $47k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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 $56k; list at $168k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $161,791 (3.6% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 0.96% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.82%
• DSCR: 1.04
• GRM: 8.6

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: 24.1%
• Equity multiple: 2.92×
• Total profit: $90,229
• Equity at exit: $151,168

10-year hold

• IRR: 20.9%
• Equity multiple: 6.49×
• Total profit: $258,169
• Equity at exit: $325,998

Cash invested: $46,984 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,618 high
• Mortgage (P&I): −$880
• Tax from tax record: −$191 /mo · $2,296/yr
• Insurance: −$70
• HOA: −$105
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $32

Break-even live

Break-even rent $1,577

Max offer price $167,800

Occupancy floor 93%

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: $41,950
• Closing costs: $5,034
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5391 W Fayetteville Rd Atlanta, GA	1.0–3.0	1.0–2.0	883	$1,734	$1.96	1d	15	0.24mi
1507 Pine Dr Atlanta, GA	1.0–3.0	1.0–2.0	1050	$1,576	$1.50	2d	9	0.32mi
5503 Riverdale Rd Atlanta, GA	2.0	1.0	868	$1,250	$1.44	43d	1	0.38mi
5327 Riverwalk Dr Atlanta, GA	1.0–3.0	1.0–1.5	972	$1,380	$1.42	4d	340	0.39mi
5261 Heather Ln Atlanta, GA	3.0	1.0	972	$1,350	$1.39	43d	1	0.52mi
1875 E Pleasant Hill Rd Atlanta, GA	1.0–2.0	1.0–2.0	942	$1,595	$1.69	1d	21	0.58mi
5420 Riverdale Rd Atlanta, GA	2.0	1.0–2.0	1075	$1,225	$1.14	5d	1	0.66mi
2001 Godby Rd Atlanta, GA	1.0–3.0	1.5–2.5	1275	$1,425	$1.12	3d	5	0.86mi
5751 Riverdale Rd Atlanta, GA	2.0	1.5	1110	$1,450	$1.31	24d	3	0.88mi
5267 Joan of Arc Pl Atlanta, GA	3.0	1.0	1066	$1,743	$1.64	43d	1	0.89mi
5730 N Castlegate Dr Unit A Atlanta, GA	2.0	2.5	1125	$1,395	$1.24	43d	1	0.99mi
5922 Heatherwood Ln Riverdale, GA	3.0	2.0	1026	$1,535	$1.50	24d	1	1.11mi
1048 Flat Shoals Rd Atlanta, GA	1.0–3.0	1.0–2.0	996	$1,586	$1.59	1d	11	1.21mi
5515 Scofield Rd Atlanta, GA	3.0	2.0	1109	$1,788	$1.61	10d	1	1.21mi
1110 Garden Walk Blvd Atlanta, GA	1.0–3.0	1.0–2.0	1016	$1,720	$1.69	2d	22	1.23mi
6108 Camden Forrest Cv Riverdale, GA	2.0	2.0	1040	$1,360	$1.31	24d	1	1.25mi
6115 Camden Forrest Dr Riverdale, GA	2.0	2.5	1100	$1,600	$1.45	18d	1	1.29mi
5890 Riverdale Rd Atlanta, GA	3.0	2.0	1121	$1,559	$1.39	43d	1	1.35mi
5890 Riverdale Rd Atlanta, GA	2.0	2.0	990	$1,269	$1.28	44d	1	1.35mi
5890 Riverdale Rd Atlanta, GA	2.0	2.0	990	$1,269	$1.28	24d	1	1.35mi
1081 Garden Walk Blvd Atlanta, GA	1.0–2.0	1.0–2.0	895	$1,502	$1.68	1d	35	1.41mi
5724 Riverdale Rd Atlanta, GA	1.0–2.0	1.0–2.0	1039	$1,460	$1.40	5d	1	1.41mi

HOA detail

• Monthly dues: $105 · $1,260/yr
• Likely covers: watertrashpoolsecurity

Listing history 6 events

1. 2026-06-18
   days on market $167,800 Active 7 DOM
2. 2026-06-17
   days on market $167,800 Active 6 DOM
3. 2026-06-16
   days on market $167,800 Active 5 DOM
4. 2026-06-15
   days on market $167,800 Active 4 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $167,800 Active 2 DOM

ⓘ 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: $2,296 · $191/mo
• Projected year-2 tax: $2,296 · $191/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 ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $19,415
• − Mortgage interest: −$9,399
• − Property taxes: −$2,296
• − Insurance: −$839
• − Repairs & maintenance: −$1,553
• − Management: −$1,553
• − HOA: −$1,260
• − Depreciation: −$4,881
• Taxable loss: −$2,367
• Est. tax savings @ 24.0%: +$568
• After-tax cash flow: $951/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: 127,674
• 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

+172.8% since first listed

8 events — show timeline

• 2026-06-11 Listed $167,800 GAMLS
• 2026-06-11 Listed $167,800 FMLS
• 2026-03-30 Listing Removed — GAMLS
• 2026-03-23 Contingent — GAMLS
• 2026-03-03 Listed $147,500 GAMLS
• 1996-12-09 Sold (Public Records) $56,000 Public Records
• 1989-04-06 Sold (Public Records) $53,200 Public Records
• 1988-10-20 Sold (Public Records) $61,500 Public Records

Property tax history

+2.9%/yr

Latest (2025): $2,296 · +12.9% YoY. Source: county tax records.