5160 4th St · Forest Park, GA 30260

$184,999

3 bd · 2.0 ba · 1,287 sqft · SingleFamily public records · 17 Days on market

Built 1958 0.48 ac lot Est $242k · 24% 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 +23.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +5.4/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well-situated home in the heart of Morrow, offering a comfortable layout with bright living spaces and a practical design suited for everyday living. The interior provides a functional flow between the main living areas and bedrooms, creating a space that feels open and easy to maintain. Outside, the property offers a yard with room for outdoor enjoyment, entertaining, or future personalization. Conveniently located near shopping, dining, schools, and major interstates, this home provides quick access to surrounding South Metro Atlanta communities while maintaining a residential neighborhood setting. This home will be a great opportunity for home investors and buyers seeking to renovate and personalize the home to their desires.

Key facts

• Bright living spaces
• Practical design
• Outdoor enjoyment

Tags

• BRIGHT LIVING SPACES
• PRACTICAL DESIGN
• FUNCTIONAL FLOW
• OUTDOOR ENJOYMENT
• QUICK ACCESS

Property features AI

Exterior

• Parking: Driveway parking; Open parking available
• Utilities: Water: other; Sewer: other; Electric: other
• Home design: Single-story (one level); Frame construction; Composition roof; Slab foundation
• Construction: Frame construction; Composition roof; Slab foundation
• Exterior features: Chain-link fencing; Asphalt road frontage on a city street

Interior

• Kitchen: Eat-in kitchen with stained cabinetry; Countertops listed as other surface
• Bedrooms: Three main-level bedrooms; Primary bedroom on the main level
• Flooring: Carpet; Tile
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced-air heating (electric); Central air conditioning
• Interior features: Open-concept dining area; View from the kitchen to the family room; Crawl space foundation
• Laundry & utility: Laundry area located in the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $182k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 5.2% in Forest 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 65/100 on livability (#209 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime F, commute F, employment D-.
• 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: Thurgood Marshall Elementary School (math 30% / reading 10%, grade F, #865 of 1,228 statewide, top 71%, 793 students, 90% FRL); Morrow Middle School (math 14% / reading 24%, grade F, #368 of 470 statewide, top 79%, 779 students, 90% FRL); Morrow High School (math 12% / reading 22%, grade F, #277 of 424 statewide, top 67%, 1,980 students, 91% FRL).
• Market conditions: Rents soft (-1.0%/yr); 166 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 44% of the median local income ($53k/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 17 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 7y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,224 (1.5% below list)

Questions for the listing agent

1. Built in 1958 — 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. 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?
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: 1.04% ✓
• Cap rate: 8.50%
• Cash-on-cash: 7.89%
• DSCR: 1.35
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $241,956
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5136 2nd St	0.14mi	3/2.0	1,170 (-9%)	17mo	$220,000	$188	64
5420 Herndon Blvd	0.52mi	3/2.0	1,375 (+7%)	3mo	$231,000	$168	62
5158 Summersun Dr	0.35mi	3/2.0	1,464 (+14%)	14mo	$280,000	$191	49

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -7.5%
• Equity multiple: 0.73×
• Total profit: $-13,938
• Equity at exit: $27,584

10-year hold

• IRR: -2.0%
• Equity multiple: 0.88×
• Total profit: $-6,047
• Equity at exit: $15,995

Cash invested: $51,800 (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 30260

• Home prices YoY: -33.8%
• Rents YoY: -1.0%
• Active inventory: 166
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,915 high
• Mortgage (P&I): −$970
• Tax from tax record: −$125 /mo · $1,501/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $341

Break-even live

Break-even rent $1,484

Max offer price $184,999

Occupancy floor 77%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2271 Wentworth Park Dr Ellenwood, GA	4.0	2.5	1705	$2,119	$1.24	16d	1	0.36mi
2314 Shady Dr Morrow, GA	4.0	2.5	1705	$2,179	$1.28	11d	1	0.43mi
2401 Bethune Cir Morrow, GA	3.0	2.5	1696	$2,095	$1.24	5d	1	1.00mi
2260 Hammond Ct Ellenwood, GA	3.0	2.0	1248	$1,850	$1.48	43d	1	1.06mi
5720 Buck Ct Ellenwood, GA	3.0	2.0	1232	$1,850	$1.50	24d	1	1.14mi
1885 Harper Dr Morrow, GA	1.0–2.0	1.0	1025	$1,415	$1.38	3d	6	1.14mi
5731 Buck Ct Ellenwood, GA	3.0	2.0	1242	$1,525	$1.23	12d	1	1.14mi
5640 Waterford Ct Morrow, GA	2.0	2.0	1022	$1,350	$1.32	43d	1	1.15mi
2655 Old Toney Rd Ellenwood, GA	3.0	1.5	1300	$1,450	$1.12	43d	1	1.25mi
2603 Old Rex Morrow Rd Ellenwood, GA	4.0	3.0	1800	$2,510	$1.39	44d	1	1.30mi
5704 Wesson Dr Ellenwood, GA	3.0	2.0	1480	$1,710	$1.16	43d	1	1.31mi
2617 Old Rex Morrow Rd Ellenwood, GA	4.0	3.0	1800	$1,950	$1.08	12d	1	1.33mi
4446 Falcon Ct Conley, GA	3.0	1.5	1025	$1,600	$1.56	4d	1	1.43mi

Listing history 13 events

1. 2026-06-18
   days on market $184,999 Active 17 DOM
2. 2026-06-17
   price $184,999 Active 16 DOM
3. 2026-06-17
   days on market $195,000 Active 16 DOM
4. 2026-06-16
   days on market $195,000 Active 15 DOM
5. 2026-06-15
   days on market $195,000 Active 14 DOM
6. 2026-06-13
   days on market $195,000 Active 12 DOM
7. 2026-06-09
   days on market $195,000 Active 8 DOM
8. 2026-06-08
   days on market $195,000 Active 7 DOM
9. 2026-06-07
   days on market $195,000 Active 6 DOM
10. 2026-06-04
    days on market $195,000 Active 3 DOM
11. 2026-06-03
    days on market $195,000 Active 2 DOM
12. 2026-06-02
    remarks 699-char remark
13. 2026-06-02
    listed $195,000 Active 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: $1,501 · $125/mo
• Projected year-2 tax: $1,702 · $142/mo
• Expected delta: +$201/yr (+$17/mo · 13.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 6 d/yr ≥105°F today · 15 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: $22,980
• − Mortgage interest: −$10,363
• − Property taxes: −$1,501
• − Insurance: −$925
• − Repairs & maintenance: −$1,838
• − Management: −$1,838
• − Depreciation: −$5,382
• Taxable income: $1,133
• Est. tax owed @ 24.0%: −$272
• After-tax cash flow: $3,814/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 — Forest Park

• Score: 65/100
• State rank: #209
• US rank: #12698

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Clayton County · 230,153 people
• City population: 29,210
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 28,693
• Household income: $52,666
• Rent vs Own: 52.6% rent · 47.4% own
• Severe rent burden: 1956.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Black 50% Asian 20% Hispanic / Latino 19% Two or more races 7% White 7%
• Hispanic origin (detail): Mexican 11% Dominican 1%
• Foreign-born: 24% · Vietnam, Canada, South Korea
• Languages at home: 63% English-only · Spanish 17% Vietnamese 16% Other Asian/Pacific 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: ▼ -98.24%
• Current HPI: 192.3741
• Rent YoY: ▼ -1.00%
• 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

+77.3% since first listed

18 events — show timeline

• 2026-06-01 Listed $195,000 FMLS
• 2026-06-01 Listed $195,000 GAMLS
• 2024-07-20 Rental Removed $1,340 PROPERTYWARE
• 2024-07-03 Listed for Rent $1,340 PROPERTYWARE
• 2021-09-29 Sold (Public Records) $1,656,187 Public Records
• 2020-10-08 Sold (Public Records) $60,000 Public Records
• 2020-08-13 Sold (MLS) $60,000 GAMLS
• 2020-08-13 Sold (MLS) $60,000 FMLS
• 2020-03-06 Pending — FMLS
• 2020-03-02 Relisted — FMLS
• 2020-02-05 Pending — GAMLS
• 2020-02-05 Pending — FMLS
• 2020-01-20 Listed $85,000 GAMLS
• 2020-01-20 Listed $85,000 FMLS
• 2019-12-29 Listing Removed — GAMLS
• 2019-12-17 Price Changed $85,000 GAMLS
• 2019-12-13 Price Changed $99,000 GAMLS
• 2019-07-02 Listed $110,000 GAMLS

Property tax history

+9.1%/yr

Latest (2025): $1,501 · -1.8% YoY. Source: county tax records.