5123 Norman Blvd · College Park, GA 30349

$69,999

3 bd · 2.0 ba · 1,367 sqft · SingleFamily public records · 69 Days on market

Built 1962 0.26 ac lot $51/sqft · 69% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 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

Fire damaged home ready to be brought back to life.

Key facts

• 0.26 acre lot
• Built 1962
• Listed 69 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $849 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.
• Cap rate 20.8% 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 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($484 loan paydown + $7k 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 19y ago; this cycle's ask has dropped $173k (71%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $70k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.
• 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 $65,799 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.58% ✓
• Cap rate: 20.85%
• Cash-on-cash: 51.98%
• DSCR: 3.31
• GRM: 3.2

CMA / ARV

• ARV (median comp): $225,583
• List price: $69,999
• Delta: -68.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2195 Rochelle Way	0.24mi	3/2.0	1,416 (+4%)	5mo	$175,000	$124	79
5316 The Savoy St	0.33mi	3/2.0	1,380 (+1%)	7mo	$237,000	$172	77
5260 Brittany Trl	0.27mi	3/2.0	1,338 (-2%)	17mo	$250,000	$187	70
5286 Joan Of Arc Pl	0.38mi	3/1.5	1,333 (-2%)	10mo	$125,000	$94	68
5176 Jones Cir	0.35mi	3/1.5	1,375 (+1%)	20mo	$186,000	$135	64
5366 Orly Ter	0.46mi	3/2.0	1,325 (-3%)	16mo	$220,000	$166	60
5318 Joan of Arc	0.51mi	3/1.0	1,326 (-3%)	21mo	$177,000	$133	50
5485 Orly Ter	0.64mi	3/2.0	1,528 (+12%)	23mo	$155,000	$101	32

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: 63.6%
• Equity multiple: 5.52×
• Total profit: $88,632
• Equity at exit: $63,061

10-year hold

• IRR: 56.3%
• Equity multiple: 11.81×
• Total profit: $211,847
• Equity at exit: $135,993

Cash invested: $19,600 (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 30349

• Home prices YoY: 4.6%
• Rents YoY: 0.9%
• Active inventory: 651
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,806 high
• Mortgage (P&I): −$367
• Tax from tax record: −$182 /mo · $2,180/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $849

Break-even live

Break-even rent $732

Max offer price $69,999

Occupancy floor 48%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5234 Norman Blvd Atlanta, GA	3.0	2.0	1404	$1,785	$1.27	43d	1	0.20mi
2001 Godby Rd Atlanta, GA	1.0–3.0	1.5–2.5	1275	$1,425	$1.12	3d	5	0.20mi
5185 Hanover St Atlanta, GA	3.0	2.0	1750	$1,950	$1.11	43d	1	0.23mi
5185 Hanover St Unit 1 Atlanta, GA	3.0	2.5	1750	$1,950	$1.11	43d	1	0.23mi
5219 Hanover St Atlanta, GA	3.0	2.5	1864	$1,850	$0.99	43d	1	0.26mi
1951 Southampton Rd Atlanta, GA	2.0–3.0	1.5–2.5	1287	$1,350	$1.05	3d	50	0.28mi
5267 Joan of Arc Pl Atlanta, GA	3.0	1.0	1066	$1,743	$1.64	43d	1	0.29mi
5275 Hanover St Atlanta, GA	3.0	2.5	1613	$2,013	$1.25	5d	1	0.35mi
5298 Hanover St Atlanta, GA	3.0	2.5	1610	$2,188	$1.36	5d	1	0.40mi
2301 Godby Rd Atlanta, GA	2.0	1.0	1054	$1,225	$1.16	43d	1	0.49mi
5271 W Fayetteville Rd Atlanta, GA	2.0	2.5	1500	$1,390	$0.93	43d	1	0.58mi
2210 Sullivan Rd Atlanta, GA	1.0–3.0	1.0–2.0	950	$1,412	$1.49	1d	17	0.59mi
5442 Scofield Rd Atlanta, GA	3.0	1.5	1368	$1,775	$1.30	43d	1	0.61mi
2431 Old National Pkwy College Park, GA	1.0–3.0	1.0–2.0	1031	$1,780	$1.73	1d	1	0.65mi
5391 W Fayetteville Rd Atlanta, GA	1.0–3.0	1.0–2.0	883	$1,734	$1.96	1d	15	0.79mi
5515 Scofield Rd Atlanta, GA	3.0	2.0	1109	$1,788	$1.61	10d	1	0.82mi
5477 Denny Dr Atlanta, GA	4.0	3.0	1500	$1,650	$1.10	43d	1	0.87mi
395 Fox Trail Dr Atlanta, GA	3.0	2.0	1400	$1,980	$1.41	11d	1	0.94mi
1875 E Pleasant Hill Rd Atlanta, GA	1.0–2.0	1.0–2.0	942	$1,595	$1.69	1d	21	0.97mi
1770 Broad River Rd Atlanta, GA	3.0	2.5	1528	$1,831	$1.20	5d	1	0.98mi
5335 Willow Park Blvd Atlanta, GA	4.0	2.5	1716	$2,000	$1.17	43d	1	0.99mi
1758 Broad River Rd Atlanta, GA	2.0	2.5	1384	$1,650	$1.19	2d	1	1.02mi
1748 Broad River Rd Atlanta, GA	2.0	2.5	1352	$1,800	$1.33	43d	1	1.04mi
5489 Park Pl S Atlanta, GA	2.0	2.5	1184	$1,550	$1.31	24d	1	1.06mi
1736 Broad River Rd Atlanta, GA	3.0	2.5	1558	$1,731	$1.11	24d	1	1.07mi
5505 Park Pl S Atlanta, GA	2.0	2.0	1680	$1,800	$1.07	43d	1	1.09mi
1857 Broad River Rd Atlanta, GA	3.0	2.5	1530	$1,950	$1.27	43d	1	1.09mi
5327 Riverwalk Dr Atlanta, GA	1.0–3.0	1.0–1.5	972	$1,380	$1.42	4d	340	1.10mi
5730 N Castlegate Dr Unit A Atlanta, GA	2.0	2.5	1125	$1,395	$1.24	43d	1	1.10mi
2710 Dunmoreland Ter Atlanta, GA	3.0	1.0	1198	$1,540	$1.29	43d	1	1.14mi
5443 Northcut Dr Atlanta, GA	3.0	2.0	1872	$1,751	$0.94	43d	1	1.15mi
2500 Pleasant Hill Rd Atlanta, GA	2.0–3.0	1.5–2.5	1405	$1,449	$1.03	24d	2	1.16mi
5370 Longmeadow Ln Atlanta, GA	3.0	2.0	1248	$1,600	$1.28	16d	1	1.20mi
1507 Pine Dr Atlanta, GA	1.0–3.0	1.0–2.0	1050	$1,576	$1.50	2d	9	1.24mi
1533 Northcut Ct Atlanta, GA	3.0	2.5	1872	$1,938	$1.04	12d	1	1.24mi
5205 Heather Ln Atlanta, GA	4.0	2.0	1530	$2,100	$1.37	15d	1	1.26mi
5205 Heather Ln Atlanta, GA	4.0	2.0	1530	$2,310	$1.51	16d	1	1.26mi
5205 Heather Ln Atlanta, GA	4.0	2.0	1530	$2,010	$1.31	24d	1	1.26mi
5194 Seaside Ct Atlanta, GA	4.0	2.5	1765	$2,135	$1.21	24d	1	1.27mi
5261 Heather Ln Atlanta, GA	3.0	1.0	972	$1,350	$1.39	43d	1	1.31mi

Listing history 42 events

1. 2026-06-18
   status $69,999 Pending 69 DOM
2. 2026-06-17
   days on market $69,999 Active Under Contract 69 DOM
3. 2026-06-16
   days on market $69,999 Active Under Contract 68 DOM
4. 2026-06-15
   days on market $69,999 Active Under Contract 67 DOM
5. 2026-06-13
   statusdays on market $69,999 Active Under Contract 65 DOM
6. 2026-06-09
   days on market $69,999 Active 61 DOM
7. 2026-06-08
   days on market $69,999 Active 60 DOM
8. 2026-06-07
   days on market $69,999 Active 59 DOM
9. 2026-06-04
   days on market $69,999 Active 56 DOM
10. 2026-06-03
    days on market $69,999 Active 55 DOM
11. 2026-06-02
    days on market $69,999 Active 54 DOM
12. 2026-06-01
    days on market $69,999 Active 53 DOM
13. 2026-05-31
    days on market $69,999 Active 52 DOM
14. 2026-05-08
    price $74,900 51-char remark

    Show marketing remark (51 chars)

    Fire damaged home ready to be brought back to life.

15. 2026-05-08
    price $74,900 51-char remark

    Show marketing remark (51 chars)

    Fire damaged home ready to be brought back to life.

16. 2026-05-04
    price $149,900 51-char remark

    Show marketing remark (51 chars)

    Fire damaged home ready to be brought back to life.

17. 2026-05-04
    price $149,900 51-char remark

    Show marketing remark (51 chars)

    Fire damaged home ready to be brought back to life.

18. 2026-04-09
    listed $242,500 New 51-char remark

    Show marketing remark (51 chars)

    Fire damaged home ready to be brought back to life.

19. 2026-04-09
    listed $242,500 Active 51-char remark

    Show marketing remark (51 chars)

    Fire damaged home ready to be brought back to life.

20. 2025-06-14
    historical $1,570
21. 2025-05-25
    listed $1,570
22. 2025-05-24
    historical $1,570
23. 2025-05-15
    price $1,570
24. 2025-05-08
    price $1,545
25. 2025-05-04
    price $1,620
26. 2025-04-26
    price $1,645
27. 2025-04-19
    price $1,695
28. 2025-04-10
    price $1,745
29. 2025-03-29
    listed $1,795
30. 2023-11-03
    historical $1,540
31. 2023-09-29
    price $1,540
32. 2023-09-10
    price $1,660
33. 2023-09-02
    listed $1,670
34. 2018-09-20
    soldstatus $45,000
35. 2016-09-14
    historical
36. 2016-07-31
    price $44,000
37. 2016-06-14
    listed $49,000 New
38. 2008-05-02
    soldstatus $54,000
39. 2008-03-28
    soldstatus $36,000
40. 2007-12-04
    listed $42,500
41. 2007-01-03
    soldstatus $140,000
42. 1976-07-24
    soldstatus $29,416

ⓘ 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: $2,180 · $182/mo
• Projected year-2 tax: $2,180 · $182/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 ≥103°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: $21,675
• − Mortgage interest: −$3,921
• − Property taxes: −$2,180
• − Insurance: −$350
• − Repairs & maintenance: −$1,734
• − Management: −$1,734
• − Depreciation: −$2,036
• Taxable income: $9,720
• Est. tax owed @ 24.0%: −$2,333
• After-tax cash flow: $7,856/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

+154.6% since first listed

29 events — show timeline

• 2026-05-08 Price Changed $74,900 GAMLS
• 2026-05-08 Price Changed $74,900 FMLS
• 2026-05-04 Price Changed $149,900 FMLS
• 2026-05-04 Price Changed $149,900 GAMLS
• 2026-04-09 Listed $242,500 FMLS
• 2026-04-09 Listed $242,500 GAMLS
• 2025-06-14 Rental Removed $1,570 RENTLY
• 2025-05-25 Listed for Rent $1,570 RENTLY
• 2025-05-24 Rental Removed $1,570 ZUMPER1
• 2025-05-15 Price Changed $1,570 ZUMPER1
• 2025-05-08 Price Changed $1,545 ZUMPER1
• 2025-05-04 Price Changed $1,620 ZUMPER1
• 2025-04-26 Price Changed $1,645 ZUMPER1
• 2025-04-19 Price Changed $1,695 ZUMPER1
• 2025-04-10 Price Changed $1,745 ZUMPER1
• 2025-03-29 Listed for Rent $1,795 ZUMPER1
• 2023-11-03 Rental Removed $1,540 PROPERTYWARE
• 2023-09-29 Price Changed $1,540 PROPERTYWARE
• 2023-09-10 Price Changed $1,660 PROPERTYWARE
• 2023-09-02 Listed for Rent $1,670 PROPERTYWARE
• 2018-09-20 Sold (Public Records) $45,000 Public Records
• 2016-09-14 Listing Removed — GAMLS
• 2016-07-31 Price Changed $44,000 GAMLS
• 2016-06-14 Listed $49,000 GAMLS
• 2008-05-02 Sold (Public Records) $54,000 Public Records
• 2008-03-28 Sold (MLS) $36,000 FMLS
• 2007-12-04 Listed $42,500 FMLS
• 2007-01-03 Sold (Public Records) $140,000 Public Records
• 1976-07-24 Sold (Public Records) $29,416 Public Records

Property tax history

+3.1%/yr

Latest (2025): $2,180 · -1.8% YoY. Source: county tax records.