5509 Park Pl S · College Park, GA 30349

$106,700

2 bd · 2.0 ba · 1,680 sqft · Townhouse public records · 84 Days on market

Built 1985 3,484 sqft lot $64/sqft · 48% below area Est $207k · 48% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 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

Offers to be placed on Xome.com. Interior inspections are not available, do not trespass! Forward all inquiries and questions to Xome Customer Service . NO REPRESENTATION TO VALIDITY OF INFORMATION IS MADE, BUYER TO VERIFY ALL INFORMATION WHERIN.

Key facts

• Built 1985
• Listed 83 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $107k.

Deal economics

• At list price, monthly cash flow is $492 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $107k).
• Recommended offer: $100k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.8% 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: schools F, crime F, amenities 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 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); 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 31% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $11k of equity ($738 loan paydown + $11k 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 $30k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 3y ago; this cycle's ask has dropped $19k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.
• Climate carrying-cost: moderate wind risk, 25% 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 $100,298 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.63% ✓
• Cap rate: 11.82%
• Cash-on-cash: 19.75%
• DSCR: 1.88
• GRM: 5.1

CMA / ARV

• ARV (median comp): $207,117
• List price: $106,700
• Delta: -48.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1853 Broad River Rd	0.34mi	3/2.5 (+1)	1,520 (-10%)	8mo	$255,000	$168	54
1831 Broad River Rd	0.31mi	3/2.5 (+1)	1,520 (-10%)	13mo	$239,000	$157	52
1849 Broad River Rd	0.33mi	3/2.5 (+1)	1,520 (-10%)	14mo	$245,000	$161	50
1845 Broad River Rd	0.33mi	3/2.5 (+1)	1,520 (-10%)	15mo	$254,700	$168	49
1841 Broad River Rd	0.32mi	3/3.0 (+1)	1,520 (-10%)	14mo	$235,000	$155	48
1792 Broad River Rd	0.34mi	3/2.5 (+1)	1,528 (-9%)	17mo	$188,000	$123	48
1753 Broad River Rd	0.38mi	3/2.5 (+1)	1,452 (-14%)	18mo	$217,000	$149	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 37.8%
• Equity multiple: 3.88×
• Total profit: $86,035
• Equity at exit: $96,124

10-year hold

• IRR: 31.8%
• Equity multiple: 8.44×
• Total profit: $222,419
• Equity at exit: $207,295

Cash invested: $29,876 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,735 high
• Mortgage (P&I): −$560
• Tax from tax record: −$275 /mo · $3,301/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $492

Break-even live

Break-even rent $1,113

Max offer price $106,700

Occupancy floor 67%

Sensitivity live

Price	-10% $552	-5% $522	+0% $492	+5% $462	+10% $431
Rent	-10% $355	-5% $423	+0% $492	+5% $560	+10% $629
Rate	-1.0pp $545	-0.5pp $519	base $492	+0.5pp $464	+1.0pp $436

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: $26,675
• Closing costs: $3,201
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5505 Park Pl S Atlanta, GA	2.0	2.0	1680	$1,800	$1.07	44d	1	0.02mi
5489 Park Pl S Atlanta, GA	2.0	2.5	1184	$1,550	$1.31	25d	1	0.05mi
1610 Potomac Ct Atlanta, GA	3.0	3.0	1920	$2,255	$1.17	44d	1	0.17mi
1507 Pine Dr Atlanta, GA	1.0–3.0	1.0–2.0	1050	$1,268	$1.21	3d	9	0.18mi
1533 Northcut Ct Atlanta, GA	3.0	2.5	1872	$1,938	$1.04	13d	1	0.19mi
5443 Northcut Dr Atlanta, GA	3.0	2.0	1872	$1,751	$0.94	44d	1	0.20mi
1561 Norman Xing Atlanta, GA	3.0	2.5	1436	$1,699	$1.18	44d	1	0.31mi
5391 W Fayetteville Rd Atlanta, GA	1.0–3.0	1.0–2.0	883	$1,378	$1.56	2d	15	0.32mi
5626 Norman Ct Atlanta, GA	3.0	2.0	1344	$1,790	$1.33	44d	1	0.33mi
5692 Norman Ct Atlanta, GA	3.0	2.5	1770	$1,806	$1.02	6d	1	0.34mi
5503 Riverdale Rd Atlanta, GA	2.0	1.0	868	$1,250	$1.44	44d	1	0.35mi
1857 Broad River Rd Atlanta, GA	3.0	2.5	1530	$1,950	$1.27	44d	1	0.36mi
1770 Broad River Rd Atlanta, GA	3.0	2.5	1528	$1,831	$1.20	6d	1	0.40mi
1758 Broad River Rd Atlanta, GA	2.0	2.5	1384	$1,650	$1.19	3d	1	0.41mi
1748 Broad River Rd Atlanta, GA	2.0	2.5	1352	$1,800	$1.33	44d	1	0.43mi
1736 Broad River Rd Atlanta, GA	3.0	2.5	1558	$1,731	$1.11	25d	1	0.45mi
5327 Riverwalk Dr Atlanta, GA	1.0–3.0	1.0–1.5	972	$1,148	$1.18	5d	340	0.51mi
1875 E Pleasant Hill Rd Atlanta, GA	1.0–2.0	1.0–2.0	942	$1,595	$1.69	2d	21	0.51mi
5914 Grande River Rd Atlanta, GA	3.0	2.5	1780	$2,210	$1.24	44d	1	0.52mi
5271 W Fayetteville Rd Atlanta, GA	2.0	2.5	1500	$1,390	$0.93	44d	1	0.56mi
5420 Riverdale Rd Atlanta, GA	2.0	1.0–2.0	1075	$1,225	$1.14	6d	1	0.66mi
5388 Kirk Dr Atlanta, GA	3.0	2.5	1556	$1,990	$1.28	6d	1	0.67mi
5689 Isleworth Way Atlanta, GA	3.0	2.0	1248	$1,800	$1.44	16d	1	0.67mi
1603 Blossom Dr Atlanta, GA	3.0	2.5	1550	$2,055	$1.33	2d	1	0.67mi
5298 Hanover St Atlanta, GA	3.0	2.5	1610	$2,188	$1.36	6d	1	0.72mi
5275 Hanover St Atlanta, GA	3.0	2.5	1613	$2,013	$1.25	6d	1	0.78mi
5751 Riverdale Rd Atlanta, GA	2.0	1.5	1110	$1,450	$1.31	25d	3	0.79mi
5801 Riverdale Rd Atlanta, GA	2.0	1.5	1150	$1,275	$1.11	6d	1	0.81mi
1270 Brookstone Rd Atlanta, GA	3.0	2.5	1826	$1,920	$1.05	6d	1	0.84mi
5219 Hanover St Atlanta, GA	3.0	2.5	1864	$1,850	$0.99	44d	1	0.84mi
1194 Crystal Lake Rd Atlanta, GA	3.0	2.0	1623	$1,545	$0.95	25d	1	0.84mi
1263 Brookstone Rd Atlanta, GA	3.0	2.5	1902	$1,900	$1.00	19d	1	0.86mi
1201 Shoreham Dr Atlanta, GA	3.0	2.0	1888	$1,595	$0.84	44d	1	0.88mi
5185 Hanover St Unit 1 Atlanta, GA	3.0	2.5	1750	$1,950	$1.11	44d	1	0.88mi
5185 Hanover St Atlanta, GA	3.0	2.0	1750	$1,950	$1.11	44d	1	0.88mi
1358 Stoneham Ct Atlanta, GA	3.0	1.5	1135	$1,631	$1.44	6d	1	0.89mi
6055 Yellowood Ct Atlanta, GA	3.0	3.0	2014	$2,181	$1.08	13d	1	0.91mi
5234 Norman Blvd Atlanta, GA	3.0	2.0	1404	$1,785	$1.27	44d	1	0.92mi
5730 N Castlegate Dr Unit A Atlanta, GA	2.0	2.5	1125	$1,395	$1.24	44d	1	0.92mi
1136 Summer Brook Rd Atlanta, GA	3.0	2.0	1416	$1,599	$1.13	5d	1	0.94mi

Listing history 40 events

1. 2026-06-15
   days on market $106,700 Active 84 DOM
2. 2026-06-13
   days on market $106,700 Active 82 DOM
3. 2026-06-09
   days on market $106,700 Active 78 DOM
4. 2026-06-08
   days on market $106,700 Active 77 DOM
5. 2026-06-07
   days on market $106,700 Active 76 DOM
6. 2026-06-04
   days on market $106,700 Active 73 DOM
7. 2026-06-03
   days on market $106,700 Active 72 DOM
8. 2026-06-02
   days on market $106,700 Active 71 DOM
9. 2026-06-01
   days on market $106,700 Active 70 DOM
10. 2026-05-31
    days on market $106,700 Active 69 DOM
11. 2026-04-09
    price $106,700 246-char remark

    Show marketing remark (246 chars)

    Offers to be placed on Xome.com. Interior inspections are not available, do not trespass! Forward all inquiries and questions to Xome Customer Service . NO REPRESENTATION TO VALIDITY OF INFORMATION IS MADE, BUYER TO VERIFY ALL INFORMATION WHERIN.

12. 2026-03-23
    listed $126,100 Active 246-char remark

    Show marketing remark (246 chars)

    Offers to be placed on Xome.com. Interior inspections are not available, do not trespass! Forward all inquiries and questions to Xome Customer Service . NO REPRESENTATION TO VALIDITY OF INFORMATION IS MADE, BUYER TO VERIFY ALL INFORMATION WHERIN.

13. 2025-07-17
    historical
14. 2025-07-17
    historical
15. 2025-07-14
    status Back On Market
16. 2025-07-14
    status Active
17. 2025-07-03
    status Under Contract
18. 2025-07-03
    historical Active Under Contract
19. 2025-06-02
    listed $185,000 New
20. 2025-06-02
    listed $185,000 Active
21. 2025-05-19
    historical
22. 2025-05-16
    historical
23. 2025-05-10
    status Active
24. 2025-05-10
    price $178,000
25. 2025-05-10
    status Price Change
26. 2025-05-10
    price $178,000
27. 2025-04-19
    status Pending Offer Approval
28. 2025-03-11
    price $190,000
29. 2025-03-11
    price $190,000
30. 2025-03-04
    listed $195,000 Active
31. 2025-03-04
    historical
32. 2025-03-01
    listed $195,000 New
33. 2023-10-16
    soldstatus $184,900
34. 2023-09-11
    soldstatus $184,900 Closed
35. 2023-09-11
    soldstatus $184,900 Sold
36. 2023-08-15
    status Under Contract
37. 2023-08-15
    historical Active Under Contract
38. 2023-07-07
    listed $184,900 Active
39. 2023-07-07
    listed $184,900 New
40. 1988-10-27
    soldstatus $64,200

ⓘ 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: $3,301 · $275/mo
• Projected year-2 tax: $3,301 · $275/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 · 18 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: $20,822
• − Mortgage interest: −$5,977
• − Property taxes: −$3,301
• − Insurance: −$534
• − Repairs & maintenance: −$1,666
• − Management: −$1,666
• − Depreciation: −$3,104
• Taxable income: $4,575
• Est. tax owed @ 24.0%: −$1,098
• After-tax cash flow: $4,803/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

+66.2% since first listed

30 events — show timeline

• 2026-04-09 Price Changed $106,700 MGMLS
• 2026-03-23 Listed $126,100 MGMLS
• 2025-07-17 Listing Removed — FMLS
• 2025-07-17 Listing Removed — GAMLS
• 2025-07-14 Relisted — GAMLS
• 2025-07-14 Relisted — FMLS
• 2025-07-03 Pending — GAMLS
• 2025-07-03 Contingent — FMLS
• 2025-06-02 Listed $185,000 FMLS
• 2025-06-02 Listed $185,000 GAMLS
• 2025-05-19 Listing Removed — FMLS
• 2025-05-16 Listing Removed — GAMLS
• 2025-05-10 Relisted — FMLS
• 2025-05-10 Price Changed $178,000 FMLS
• 2025-05-10 Relisted — GAMLS
• 2025-05-10 Price Changed $178,000 GAMLS
• 2025-04-19 Pending — GAMLS
• 2025-03-11 Price Changed $190,000 FMLS
• 2025-03-11 Price Changed $190,000 GAMLS
• 2025-03-04 Listed $195,000 FMLS
• 2025-03-04 Coming Soon — FMLS
• 2025-03-01 Listed $195,000 GAMLS
• 2023-10-16 Sold (Public Records) $184,900 Public Records
• 2023-09-11 Sold (MLS) $184,900 GAMLS
• 2023-09-11 Sold (MLS) $184,900 FMLS
• 2023-08-15 Pending — GAMLS
• 2023-08-15 Contingent — FMLS
• 2023-07-07 Listed $184,900 GAMLS
• 2023-07-07 Listed $184,900 FMLS
• 1988-10-27 Sold (Public Records) $64,200 Public Records

Property tax history

+8.3%/yr

Latest (2025): $3,301 · +13.7% YoY. Source: county tax records.