9361 Poston Rd · Jonesboro, GA 30238

$199,000

3 bd · 1.0 ba · 1,244 sqft · SingleFamily public records · 19 Days on market

Built 1968 1.00 ac lot Est $253k · 21% under

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Why this score? — see what drove the B- 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 +26.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +6.0/10.0
• 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

Welcome to 9361 Poston Rd! Charming 4-sided brick ranch situated on a beautiful level 1-acre lot offering space, privacy, and convenience. This home features 3 bedrooms and 1 full bathroom with classic hardwood flooring throughout much of the home. Enjoy the timeless appeal of brick construction, a functional layout, and plenty of outdoor space perfect for gardening, entertaining, or simply relaxing. The property also includes an outbuilding ideal for storage, workshop space, or hobbies. Conveniently located near major highways with easy access to shopping, dining, and entertainment while still enjoying a peaceful setting. A great opportunity for homeowners or investors alike!

Key facts

• Hardwood flooring
• Outbuilding
• Level 1 acre lot

Tags

• 4 SIDED BRICK
• LEVEL 1 ACRE LOT
• HARDWOOD FLOORING
• OUTBUILDING
• EASY ACCESS TO SHOPPING
• PEACEFUL SETTING

Property features AI

Finance

• Other: Property offered As-Is; Accepts Cash, Conventional, FHA, and VA financing
• HOA & community: No HOA or association fees; No community amenities

Exterior

• Parking: Carport (2 parking spaces)
• Utilities: Public water available; Septic tank for sewer; Electricity available; Propane; High-speed internet available; Cable available
• Home design: Single-family residential house; Resale property; No attached units
• Construction: Built in 1968; Brick construction; Metal roof; Pillar/post/pier foundation
• Exterior features: Front porch; Level lot; Has a view; Outbuilding on the property

Interior

• Kitchen: Breakfast area; Appliances: Other
• Bedrooms: Three bedrooms on the main level
• Flooring: Hardwood; Laminate; Vinyl
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Propane heating; Window unit(s) for cooling
• Interior features: One-level layout; Dining room and living room combined; Breakfast area off the kitchen; Crawl space foundation; Laundry room
• Laundry & utility: Laundry room; Laundry features: Other

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $542 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $196k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% 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, 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.
• Zoned schools: Brown Elementary School (math 8% / reading 17%, grade F, #1,032 of 1,228 statewide, top 85%, 700 students, 90% FRL); Mundys Mill Middle School (math 10% / reading 24%, grade F, #381 of 470 statewide, top 82%, 768 students, 90% FRL).
• Market conditions: Rents rising (+2.1%/yr); 251 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).
• This rent runs 42% 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 19 days — a 2% lower offer ($196k) is reasonable based on typical stale-listing flexibility.

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 $196,015 (1.5% below list)

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 1.10% ✓
• Cap rate: 9.56%
• Cash-on-cash: 11.66%
• DSCR: 1.52
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $252,532
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
891 Stormy Ln	0.32mi	3/2.0	1,404 (+13%)	20mo	$235,000	$167	43
9577 Winding Way Ln	0.63mi	4/2.0 (+1)	1,183 (-5%)	24mo	$240,000	$203	34

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: 0.1%
• Equity multiple: 1.00×
• Total profit: $121
• Equity at exit: $29,672

10-year hold

• IRR: 8.8%
• Equity multiple: 1.65×
• Total profit: $35,947
• Equity at exit: $17,206

Cash invested: $55,720 (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: 7.6×

Monthly cashflow live

• Estimated rent: $2,180 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$54 /mo · $653/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $542

Break-even live

Break-even rent $1,495

Max offer price $199,000

Occupancy floor 70%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10348 Commons Xing Jonesboro, GA	3.0	2.0	1372	$2,500	$1.82	17d	1	1.42mi
1139 Commons Ct Jonesboro, GA	3.0	2.0	1421	$1,795	$1.26	21d	1	1.45mi

Listing history 14 events

1. 2026-06-18
   days on market $199,000 Active 19 DOM
2. 2026-06-17
   days on market $199,000 Active 18 DOM
3. 2026-06-16
   days on market $199,000 Active 17 DOM
4. 2026-06-15
   days on market $199,000 Active 16 DOM
5. 2026-06-13
   statusdays on market $199,000 Active 14 DOM
6. 2026-06-09
   days on market $199,000 New 10 DOM
7. 2026-06-08
   days on market $199,000 New 9 DOM
8. 2026-06-07
   days on market $199,000 New 8 DOM
9. 2026-06-04
   days on market $199,000 New 5 DOM
10. 2026-06-03
    days on market $199,000 New 4 DOM
11. 2026-06-02
    days on market $199,000 New 3 DOM
12. 2026-06-01
    days on market $199,000 New 2 DOM
13. 2026-05-31
    remarks 685-char remark
14. 2026-05-31
    listed $199,000 New 1 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: $653 · $54/mo
• Projected year-2 tax: $1,831 · $153/mo
• Expected delta: +$1,178/yr (+$98/mo · 180.4%)

ⓘ 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: $26,165
• − Mortgage interest: −$11,147
• − Property taxes: −$653
• − Insurance: −$995
• − Repairs & maintenance: −$2,093
• − Management: −$2,093
• − Depreciation: −$5,789
• Taxable income: $3,395
• Est. tax owed @ 24.0%: −$815
• After-tax cash flow: $5,685/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

1 event — show timeline

• 2026-05-26 Listed $199,000 GAMLS

Property tax history

+6.8%/yr

Latest (2025): $653 · +6.7% YoY. Source: county tax records.