10590 Thrasher Rd · Bonanza, GA 30238

$189,900

4 bd · 3.0 ba · 1,872 sqft · SingleFamily public records · 36 Days on market

Built 1964 $101/sqft · 23% below area Est $245k · 23% 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 +17.1/30.0
• ARV discount +15.0/15.0
• 1% rule +5.5/10.0
• DSCR +5.3/10.0
• Livability +3.1/5.0
• 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

Get ready to make this house your dream home! This charming 4-bedroom, 2.5-bathroom property is waiting for someone to add their personal touch and create lasting memories. Perfectly positioned near the airport, vibrant shopping centers, and the energetic heart of Midtown Atlanta, this home offers both convenience and character. The property boasts a desirable corner lot, complete with a secure, fenced-in backyard, providing a private oasis for relaxation and recreation. A practical attached 2-car garage adds to the overall convenience. The home features hardwood floors throughout, offering an excellent foundation that could be beautifully refinished to enhance the overall warmth and elegance. While the kitchen has seen a previous update, it presents an exciting opportunity to personalize it further with fresh granite countertops and modern, energy-efficient appliances. With a few well-placed renovations, this home has the potential to truly shine! Images in this listing have been virtually staged.

Key facts

• Fenced-in backyard
• Granite countertops
• Corner lot

Tags

• CORNER LOT
• FENCED-IN BACKYARD
• HARDWOOD FLOORS
• GRANITE COUNTERTOPS
• ENERGY-EFFICIENT APPLIANCES

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $184k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 5.2% in Bonanza — 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 62/100 on livability (#314 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, schools 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 rising (+2.1%/yr); 251 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 38% 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 36 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago 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.

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 $184,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 7.12%
• Cash-on-cash: 2.96%
• DSCR: 1.13
• GRM: 7.9

CMA / ARV

• ARV (median comp): $245,053
• List price: $189,900
• Delta: -22.51%
• 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
10590 Thrasher Rd	0.00mi	4/2.5	1,872 (0%)	1mo	$165,000	$88	97
1554 Cardinal Rd	0.34mi	4/2.5	1,834 (-2%)	13mo	$265,000	$144	68
1416 Trellis Ct Unit (LOT 21)	0.54mi	4/2.5	1,933 (+3%)	1mo	$334,990	$173	67
10664 Sandpiper Rd	0.30mi	5/3.0 (+1)	2,049 (+10%)	0mo	$279,000	$136	65
10453 Trellis Ln Unit (LOT 28)	0.50mi	4/2.5	1,813 (-3%)	6mo	$299,990	$165	65
10413 Trellis Ln Unit (LOT 33)	0.49mi	3/2.5 (-1)	1,813 (-3%)	2mo	$299,990	$165	63
1417 Trellis Ct Lot 11	0.54mi	3/2.5 (-1)	1,813 (-3%)	0mo	$336,065	$185	63
1396 Trellis Ct Lot 17	0.57mi	3/2.5 (-1)	1,933 (+3%)	0mo	$334,040	$173	61
1692 Pheasant Dr	0.28mi	4/3.0	2,144 (+14%)	3mo	$285,000	$133	60
1792 Portwest Way	0.53mi	3/2.5 (-1)	1,746 (-7%)	10mo	$263,000	$151	49
10550 Starling Trl	0.55mi	3/2.5 (-1)	2,050 (+10%)	20mo	$273,200	$133	35
10321 Wisteria Ln	0.68mi	3/2.0 (-1)	1,650 (-12%)	17mo	$250,000	$152	25

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: -12.7%
• Equity multiple: 0.55×
• Total profit: $-24,188
• Equity at exit: $28,315

10-year hold

• IRR: -5.2%
• Equity multiple: 0.67×
• Total profit: $-17,391
• Equity at exit: $16,419

Cash invested: $53,172 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,991 high
• Mortgage (P&I): −$996
• Tax from tax record: −$367 /mo · $4,406/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $131

Break-even live

Break-even rent $1,825

Max offer price $189,900

Occupancy floor 88%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10527 Thrasher Rd Jonesboro, GA	4.0	2.5	2028	$1,850	$0.91	5d	1	0.12mi
1556 Wren Rd Jonesboro, GA	3.0	2.0	1388	$1,715	$1.24	43d	1	0.23mi
1478 Carriage Ln Jonesboro, GA	3.0	2.0	1436	$1,675	$1.17	22d	1	0.39mi
1442 Starling Ct Hampton, GA	3.0	2.0	1668	$1,885	$1.13	43d	1	0.44mi
10473 Starling Trl Hampton, GA	4.0	3.0	1835	$2,367	$1.29	24d	1	0.51mi
10507 Starling Trl Hampton, GA	4.0	2.5	1800	$2,131	$1.18	43d	1	0.53mi
1786 Old Dogwood Jonesboro, GA	3.0	2.5	1454	$1,730	$1.19	43d	1	0.53mi
1798 Old Dogwood Jonesboro, GA	3.0	3.0	1454	$1,730	$1.19	24d	1	0.53mi
1814 Old Dogwood Jonesboro, GA	3.0	2.5	1454	$1,730	$1.19	43d	1	0.54mi
10903 Thrasher Rd Hampton, GA	3.0	2.0	1412	$1,725	$1.22	22d	1	0.54mi
1830 Old Dogwood Jonesboro, GA	3.0	2.5	1454	$1,730	$1.19	43d	1	0.55mi
1834 Old Dogwood Jonesboro, GA	3.0	2.5	1454	$1,730	$1.19	43d	1	0.55mi
1779 Old Dogwood Jonesboro, GA	3.0	2.5	1454	$1,730	$1.19	43d	1	0.55mi
1795 Old Dogwood Jonesboro, GA	3.0	3.0	1454	$1,730	$1.19	43d	1	0.56mi
10887 Tara Blvd Hampton, GA	3.0	2.5	1756	$2,032	$1.16	4d	10	0.61mi
1545 Iris Walk Jonesboro, GA	3.0	3.0	1453	$1,800	$1.24	24d	1	0.63mi
1576 Iris Walk Jonesboro, GA	3.0	2.5	1683	$1,695	$1.01	43d	1	0.64mi
10299 Wisteria Ln Jonesboro, GA	3.0	2.0	1257	$1,770	$1.41	43d	1	0.69mi
1374 Misty Ridge Ct Hampton, GA	3.0	2.0	1250	$1,775	$1.42	43d	1	0.73mi
1652 Thorn Ridge Trl Hampton, GA	3.0	2.0	1360	$1,960	$1.44	43d	1	0.73mi
10784 Knotty Pine Pl Hampton, GA	3.0	2.0	1329	$1,795	$1.35	43d	1	0.77mi
10375 Larrack Trce Jonesboro, GA	3.0	2.0	1340	$1,800	$1.34	17d	1	0.77mi
10911 Tara Blvd Lovejoy, GA	1.0–3.0	1.0–2.0	1150	$1,795	$1.56	43d	1	0.81mi
1485 Bola Ct Jonesboro, GA	4.0	2.0	1300	$1,780	$1.37	5d	1	0.82mi
10988 Mansura Pl Hampton, GA	4.0	2.5	2590	$2,000	$0.77	24d	1	0.83mi
10576 Day Lily Dr Hampton, GA	5.0	3.0	2418	$2,245	$0.93	43d	1	0.85mi
10485 Ace Ct Jonesboro, GA	3.0	2.0	1288	$1,611	$1.25	43d	1	0.90mi
11035 Shannon Cir Hampton, GA	3.0	2.0	1320	$1,606	$1.22	12d	1	0.91mi
1260 Iron Gate Blvd Jonesboro, GA	3.0	2.0	1460	$1,745	$1.20	19d	1	0.92mi
10564 Village Lndg Jonesboro, GA	3.0	2.5	1617	$1,800	$1.11	24d	1	0.92mi
1340 Birdsong Ln Hampton, GA	3.0	2.5	1640	$1,961	$1.20	5d	1	0.92mi
1276 Avery Dr Jonesboro, GA	3.0	2.0	1811	$1,755	$0.97	5d	1	0.96mi
1511 Mine Run Hampton, GA	4.0	2.5	2590	$2,345	$0.91	5d	1	0.96mi
10091 Silent Trl Jonesboro, GA	3.0	1.5	1456	$1,395	$0.96	24d	1	0.97mi
10960 Morning Dove Dr Hampton, GA	3.0	2.0	1600	$4,600	$2.88	43d	1	0.98mi
11015 Tara Blvd Lovejoy, GA	1.0–3.0	1.0–2.0	1113	$1,815	$1.63	43d	1	0.98mi
11084 Knotty Pine Pl Hampton, GA	3.0	2.0	2566	$1,740	$0.68	3d	1	0.99mi
1334 Labelle St Jonesboro, GA	4.0	2.0	1352	$1,521	$1.12	5d	1	0.99mi
11086 Shadow Ct #60 Hampton, GA	4.0	2.5	2253	$2,300	$1.02	24d	1	1.04mi
1117 Village Crk Jonesboro, GA	3.0	2.5	1330	$1,815	$1.36	43d	1	1.07mi

Listing history 16 events

1. 2026-05-04
   status Under Contract 1013-char remark

   Show marketing remark (1013 chars)

   Get ready to make this house your dream home! This charming 4-bedroom, 2.5-bathroom property is waiting for someone to add their personal touch and create lasting memories. Perfectly positioned near the airport, vibrant shopping centers, and the energetic heart of Midtown Atlanta, this home offers both convenience and character. The property boasts a desirable corner lot, complete with a secure, fenced-in backyard, providing a private oasis for relaxation and recreation. A practical attached 2-car garage adds to the overall convenience. The home features hardwood floors throughout, offering an excellent foundation that could be beautifully refinished to enhance the overall warmth and elegance. While the kitchen has seen a previous update, it presents an exciting opportunity to personalize it further with fresh granite countertops and modern, energy-efficient appliances. With a few well-placed renovations, this home has the potential to truly shine! Images in this listing have been virtually staged.

2. 2026-03-27
   listed $189,900 New 1013-char remark

   Show marketing remark (1013 chars)

   Get ready to make this house your dream home! This charming 4-bedroom, 2.5-bathroom property is waiting for someone to add their personal touch and create lasting memories. Perfectly positioned near the airport, vibrant shopping centers, and the energetic heart of Midtown Atlanta, this home offers both convenience and character. The property boasts a desirable corner lot, complete with a secure, fenced-in backyard, providing a private oasis for relaxation and recreation. A practical attached 2-car garage adds to the overall convenience. The home features hardwood floors throughout, offering an excellent foundation that could be beautifully refinished to enhance the overall warmth and elegance. While the kitchen has seen a previous update, it presents an exciting opportunity to personalize it further with fresh granite countertops and modern, energy-efficient appliances. With a few well-placed renovations, this home has the potential to truly shine! Images in this listing have been virtually staged.

3. 2022-12-22
   soldstatus $245,000
4. 2022-01-07
   soldstatus $175,000
5. 2021-12-06
   soldstatus $160,000
6. 2017-08-24
   soldstatus $93,000
7. 2017-07-05
   soldstatus $93,000 Sold 450-char remark

   Show marketing remark (450 chars)

   Great 4 bedroom / 2-1/2 bath ranch in excellent condition. Property has been recently renovated and is ready to move-in. Hardwood floors through-out, formal living with fireplace, family room, kitchen with black appliances, separate dining room, 2 car garage and huge fenced backyard. Second level has 4 bedrooms with 2 full baths. Good size closets. Within walking distance of Tara rd. property is located at the beginning of the cul-de sac.

8. 2017-07-05
   soldstatus $93,000 Sold

   Show marketing remark (450 chars)

   Great 4 bedroom / 2-1/2 bath ranch in excellent condition. Property has been recently renovated and is ready to move-in. Hardwood floors through-out, formal living with fireplace, family room, kitchen with black appliances, separate dining room, 2 car garage and huge fenced backyard. Second level has 4 bedrooms with 2 full baths. Good size closets. Within walking distance of Tara rd. property is located at the beginning of the cul-de sac.

9. 2017-03-03
   status Under Contract

   Show marketing remark (450 chars)

   Great 4 bedroom / 2-1/2 bath ranch in excellent condition. Property has been recently renovated and is ready to move-in. Hardwood floors through-out, formal living with fireplace, family room, kitchen with black appliances, separate dining room, 2 car garage and huge fenced backyard. Second level has 4 bedrooms with 2 full baths. Good size closets. Within walking distance of Tara rd. property is located at the beginning of the cul-de sac.

10. 2017-03-03
    historical Pending 450-char remark

    Show marketing remark (450 chars)

    Great 4 bedroom / 2-1/2 bath ranch in excellent condition. Property has been recently renovated and is ready to move-in. Hardwood floors through-out, formal living with fireplace, family room, kitchen with black appliances, separate dining room, 2 car garage and huge fenced backyard. Second level has 4 bedrooms with 2 full baths. Good size closets. Within walking distance of Tara rd. property is located at the beginning of the cul-de sac.

11. 2017-01-03
    status Back on Market
12. 2016-12-13
    status Under Contract
13. 2016-11-03
    listed $95,000 New

    Show marketing remark (450 chars)

    Great 4 bedroom / 2-1/2 bath ranch in excellent condition. Property has been recently renovated and is ready to move-in. Hardwood floors through-out, formal living with fireplace, family room, kitchen with black appliances, separate dining room, 2 car garage and huge fenced backyard. Second level has 4 bedrooms with 2 full baths. Good size closets. Within walking distance of Tara rd. property is located at the beginning of the cul-de sac.

14. 2016-11-03
    listed $95,000 Active 450-char remark

    Show marketing remark (450 chars)

    Great 4 bedroom / 2-1/2 bath ranch in excellent condition. Property has been recently renovated and is ready to move-in. Hardwood floors through-out, formal living with fireplace, family room, kitchen with black appliances, separate dining room, 2 car garage and huge fenced backyard. Second level has 4 bedrooms with 2 full baths. Good size closets. Within walking distance of Tara rd. property is located at the beginning of the cul-de sac.

15. 1984-07-01
    soldstatus $51,764
16. 1983-04-01
    soldstatus $39,400

ⓘ 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: $4,406 · $367/mo
• Projected year-2 tax: $4,406 · $367/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 2/10 Low
• 🌡 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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,895
• − Mortgage interest: −$10,637
• − Property taxes: −$4,406
• − Insurance: −$950
• − Repairs & maintenance: −$1,912
• − Management: −$1,912
• − Depreciation: −$5,524
• Taxable loss: −$1,445
• Est. tax savings @ 24.0%: +$347
• After-tax cash flow: $1,918/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 — Bonanza

• Score: 62/100
• State rank: #314
• US rank: #16994

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bonanza, GA
• County: Clayton County · 230,153 people
• 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

+382.0% since first listed

16 events — show timeline

• 2026-05-04 Pending — GAMLS
• 2026-03-27 Listed $189,900 GAMLS
• 2022-12-22 Sold (Public Records) $245,000 Public Records
• 2022-01-07 Sold (Public Records) $175,000 Public Records
• 2021-12-06 Sold (Public Records) $160,000 Public Records
• 2017-08-24 Sold (Public Records) $93,000 Public Records
• 2017-07-05 Sold (MLS) $93,000 GAMLS
• 2017-07-05 Sold (MLS) $93,000 FMLS
• 2017-03-03 Pending — GAMLS
• 2017-03-03 Contingent — FMLS
• 2017-01-03 Relisted — GAMLS
• 2016-12-13 Pending — GAMLS
• 2016-11-03 Listed $95,000 GAMLS
• 2016-11-03 Listed $95,000 FMLS
• 1984-07-01 Sold (Public Records) $51,764 Public Records
• 1983-04-01 Sold (Public Records) $39,400 Public Records

Property tax history

+16.8%/yr

Latest (2025): $4,406 · -2.8% YoY. Source: county tax records.