977 Leeward Ln · Jonesboro, GA 30238

$195,000

3 bd · 2.0 ba · 1,720 sqft · SingleFamily public records · 135 Days on market

Built 1982 0.52 ac lot $113/sqft · 31% below area Est $285k · 31% 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 +21.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +5.5/10.0
• 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

Great rental property with tenant in place for instant cash flow! 3 bedrooms and 2 baths with partial basement with bonus room. DO NOT DISTURB TENANT!

Key facts

• 0.52 acre lot
• Garage
• Built 1982

🏷️ Possibly a rental listed for sale. The $195,000 price doesn't fit this home's estimated sale value (~$284,578) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $293 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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); 251 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).
• This rent runs 40% 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 $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 135 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $120k; list at $195k implies a 62% 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 $171,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 12% 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 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. 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: 1.05% ✓
• Cap rate: 8.10%
• Cash-on-cash: 6.45%
• DSCR: 1.29
• GRM: 7.9

CMA / ARV

• ARV (median comp): $284,578
• List price: $195,000
• Delta: -31.48%
• 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
9381 Windward Ct	0.14mi	3/2.0	1,655 (-4%)	5mo	$245,000	$148	83
9463 Rollinghills Dr	0.21mi	3/2.5	1,780 (+4%)	6mo	$195,000	$110	78
9573 Briar Creek Ct	0.53mi	3/2.0	1,736 (+1%)	0mo	$255,000	$147	74
1255 Meadowbrook Dr	0.54mi	3/2.5	1,677 (-2%)	6mo	$314,990	$188	64
9464 Briarwood Ln	0.51mi	3/2.5	1,677 (-2%)	8mo	$316,990	$189	64
9479 Autumn Ct	0.29mi	3/2.5	1,494 (-13%)	1mo	$239,000	$160	62
9461 Briairwood Ln	0.51mi	4/2.5 (+1)	1,677 (-2%)	7mo	$323,990	$193	60
1259 Riverstone Rd	0.55mi	4/2.5 (+1)	1,677 (-2%)	9mo	$318,990	$190	56
750 Four Winds Ln	0.48mi	4/3.0 (+1)	1,855 (+8%)	1mo	$209,000	$113	55
1259 Meadowbrook Dr	0.55mi	3/2.5	1,864 (+8%)	4mo	$359,990	$193	55
770 Four Winds Ln	0.42mi	4/3.0 (+1)	1,928 (+12%)	6mo	$236,900	$123	46
1270 Meadowbrook Dr	0.57mi	4/3.5 (+1)	1,886 (+10%)	6mo	$360,690	$191	42

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: -7.4%
• Equity multiple: 0.73×
• Total profit: $-14,821
• Equity at exit: $29,075

10-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $3,485
• Equity at exit: $16,860

Cash invested: $54,600 (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 30238

• Home prices YoY: -33.3%
• Rents YoY: 2.1%
• Active inventory: 251
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,051 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$223 /mo · $2,681/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $293

Break-even live

Break-even rent $1,680

Max offer price $195,000

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
967 Wynnbrook Ln Jonesboro, GA	3.0	2.0	1619	$1,985	$1.23	5d	1	0.34mi
9570 Briar Creek Ln Jonesboro, GA	3.0	2.0	1820	$1,795	$0.99	24d	1	0.64mi
1320 Silverstone Trl Jonesboro, GA	3.0	2.0	1954	$2,045	$1.05	16d	1	0.81mi
782 Dunaire Way Jonesboro, GA	3.0	1.5	1600	$1,385	$0.87	43d	1	1.02mi
312 Stillwood Ct Jonesboro, GA	4.0	3.0	1598	$2,800	$1.75	43d	1	1.28mi
10348 Commons Xing Jonesboro, GA	3.0	2.0	1372	$2,500	$1.82	16d	1	1.35mi
9177 Chickasaw Ct Jonesboro, GA	3.0	2.5	2131	$1,930	$0.91	20d	1	1.36mi
1139 Commons Ct Jonesboro, GA	3.0	2.0	1421	$1,795	$1.26	20d	1	1.39mi
10311 Commons Xing Jonesboro, GA	3.0	2.0	2051	$2,020	$0.98	43d	1	1.44mi

Listing history 16 events

1. 2026-06-17
   days on market $195,000 Active 135 DOM
2. 2026-06-16
   days on market $195,000 Active 134 DOM
3. 2026-06-15
   days on market $195,000 Active 133 DOM
4. 2026-06-13
   days on market $195,000 Active 131 DOM
5. 2026-06-09
   days on market $195,000 Active 127 DOM
6. 2026-06-08
   days on market $195,000 Active 126 DOM
7. 2026-06-07
   days on market $195,000 Active 125 DOM
8. 2026-06-04
   days on market $195,000 Active 122 DOM
9. 2026-06-03
   days on market $195,000 Active 121 DOM
10. 2026-06-02
    days on market $195,000 Active 120 DOM
11. 2026-06-01
    days on market $195,000 Active 119 DOM
12. 2026-05-31
    days on market $195,000 Active 118 DOM
13. 2026-01-30
    listed $195,000 New 150-char remark

    Show marketing remark (150 chars)

    Great rental property with tenant in place for instant cash flow! 3 bedrooms and 2 baths with partial basement with bonus room. DO NOT DISTURB TENANT!

14. 2017-08-07
    soldstatus $120,000
15. 1985-10-16
    soldstatus $54,950
16. 1982-11-01
    soldstatus $55,000

ⓘ 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: $2,681 · $223/mo
• Projected year-2 tax: $2,681 · $223/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 4/10 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: $24,616
• − Mortgage interest: −$10,923
• − Property taxes: −$2,681
• − Insurance: −$975
• − Repairs & maintenance: −$1,969
• − Management: −$1,969
• − Depreciation: −$5,673
• Taxable income: $426
• Est. tax owed @ 24.0%: −$102
• After-tax cash flow: $3,418/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

• County: Clayton County · 230,153 people
• City population: 93,280
• 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

+254.5% since first listed

4 events — show timeline

• 2026-01-30 Listed $195,000 GAMLS
• 2017-08-07 Sold (Public Records) $120,000 Public Records
• 1985-10-16 Sold (Public Records) $54,950 Public Records
• 1982-11-01 Sold (Public Records) $55,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $2,681 · -1.8% YoY. Source: county tax records.