1625 Conley Rd #171 · Conley, GA 30288

$79,000

3 bd · 1.5 ba · 951 sqft · Townhouse · 214 Days on market

Built 1972 Good condition 28 ac lot $83/sqft · 19% above area Est $67k · 19% over ↓ 17% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +3.8/5.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful Townhouse in a gated community has been updated with new paint throughout. Unfinished basement/bonus room (new owner can use your imagination) can be a game, media room or office, and a room that can be used as a 3rd bedroom. Laundry room also in basement which allows access to exterior. Kitchen has French doors that lead to small balcony. Upstairs boast 2 bedrooms and a full-sized bathroom with an exposed vanity area. Monthly carrying fees of $652 that cover property taxes, insurance, HVAC, water heater and furnace maintenance, gas, water, roof and ground maintenance. Just steps from MARTA bus line transportation making commuting around Atlanta a breeze. The property is also conveniently located only 15 minutes from Hartsfield-Jackson Atlanta Airport making it exceptional accessibility for frequent travelers. This property is perfect for a first-time home buyers or someone looking to downsize and anyone ready to own "Shares"...NO INVESTORS, OWNER OCCUPANCY ONLY. IN-HOUSE FINANCING AVAILABLE

Key facts

• Built 1972
• Listed 213 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $79k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $619 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.7% vs local median 5.6% in Conley — 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 (#299 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, 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: 49 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 34% of the median local income ($52k/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 $546 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 214 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $4k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 214 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 D 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: 1.87% ✓
• Cap rate: 15.69%
• Cash-on-cash: 33.57%
• DSCR: 2.49
• GRM: 4.5

CMA / ARV

• ARV (median comp): $66,616
• List price: $79,000
• Delta: 18.59%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1625 Conley Rd #181	0.04mi	2/1.5 (-1)	950 (-0%)	2mo	$75,000	$79	92
1625 Conley Rd #83	0.03mi	2/1.5 (-1)	950 (-0%)	6mo	$80,000	$84	88
1625 Conley Rd #270	0.06mi	2/1.5 (-1)	980 (+3%)	11mo	$65,000	$66	78
1625 Conley Rd #138	0.10mi	2/1.5 (-1)	950 (-0%)	15mo	$59,000	$62	77
1625 Conley Rd #48	0.05mi	2/1.5 (-1)	960 (+1%)	17mo	$65,000	$68	77
1625 Conley Rd	0.06mi	2/1.5 (-1)	960 (+1%)	17mo	$65,000	$68	76
1625 # Conley Rd #44	0.04mi	2/1.5 (-1)	972 (+2%)	22mo	$62,500	$64	71

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.9%
• Equity multiple: 2.20×
• Total profit: $26,632
• Equity at exit: $11,779

10-year hold

• IRR: 36.3%
• Equity multiple: 4.35×
• Total profit: $74,028
• Equity at exit: $6,830

Cash invested: $22,120 (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 30288

• Home prices YoY: -12.9%
• Active inventory: 49
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,474 high
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $619

Break-even live

Break-even rent $691

Max offer price $79,000

Occupancy floor 53%

Sensitivity live

Price	-10% $673	-5% $646	+0% $619	+5% $591	+10% $564
Rent	-10% $502	-5% $561	+0% $619	+5% $677	+10% $735
Rate	-1.0pp $659	-0.5pp $639	base $619	+0.5pp $598	+1.0pp $577

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1365 Conley Rd Ofc B-02 Conley, GA	2.0	1.0	825	$995	$1.21	16d	1	0.63mi
1365 Conley Rd Apt F8 Conley, GA	2.0	1.0	825	$1,125	$1.36	6d	1	0.64mi
1365 Conley Rd Unit F-07 Conley, GA	2.0	1.0	825	$1,125	$1.36	44d	1	0.64mi
1365 Conley Rd Unit B-08 Conley, GA	2.0	1.0	825	$995	$1.21	44d	1	0.64mi
4308 Sheppard Dr Conley, GA	3.0	2.0	1075	$1,850	$1.72	44d	1	0.75mi
1381 Oakview Cir Forest Park, GA	3.0	1.0	1028	$1,500	$1.46	25d	1	0.77mi
1381 Oakview Cir Forest Park, GA	3.0	1.0	1028	$1,500	$1.46	44d	1	0.77mi
1466 Rock Cut Rd Forest Park, GA	1.0–2.0	1.0	685	$1,100	$1.61	18d	9	0.85mi
4419 Richard Rd Conley, GA	3.0	2.0	864	$1,700	$1.97	44d	1	0.94mi
1409 Rock Cut Rd Forest Park, GA	1.0–2.0	1.0	875	$1,100	$1.26	44d	1	0.98mi
1409 Rock Cut Rd Forest Park, GA	2.0	1.0	960	$900	$0.94	13d	1	0.98mi
1409 Rock Cut Rd Forest Park, GA	2.0	1.0	960	$900	$0.94	11d	1	0.98mi
1409 Rock Cut Rd Forest Park, GA	2.0	1.0	960	$900	$0.94	2d	1	1.00mi
4446 Falcon Ct Conley, GA	3.0	1.5	1025	$1,600	$1.56	5d	1	1.01mi
4589 Ryan Rd Conley, GA	3.0	1.5	875	$3,900	$4.46	44d	1	1.25mi
1131 Stoneybrook Rd Forest Park, GA	3.0	1.0	1053	$3,400	$3.23	44d	1	1.29mi
1122 Elaine Dr Forest Park, GA	2.0	1.0	800	$1,700	$2.12	5d	1	1.35mi
3450 Forrest Park Rd SE Atlanta, GA	1.0–3.0	1.0–2.0	1002	$1,537	$1.53	25d	11	1.41mi

Listing history 32 events

1. 2026-06-18
   days on market $79,000 Active 214 DOM
2. 2026-06-17
   days on market $79,000 Active 213 DOM
3. 2026-06-16
   days on market $79,000 Active 212 DOM
4. 2026-06-15
   days on market $79,000 Active 211 DOM
5. 2026-06-13
   statusdays on market $79,000 Active 209 DOM
6. 2026-06-09
   days on market $79,000 Active Under Contract 205 DOM
7. 2026-06-08
   days on market $79,000 Active Under Contract 204 DOM
8. 2026-06-07
   days on market $79,000 Active Under Contract 203 DOM
9. 2026-06-04
   days on market $79,000 Active Under Contract 200 DOM
10. 2026-06-03
    days on market $79,000 Active Under Contract 199 DOM
11. 2026-06-02
    days on market $79,000 Active Under Contract 198 DOM
12. 2026-06-01
    days on market $79,000 Active Under Contract 197 DOM
13. 2026-05-31
    days on market $79,000 Active Under Contract 196 DOM
14. 2026-04-10
    price $79,000 1027-char remark

    Show marketing remark (1027 chars)

    Beautiful Townhouse in a gated community has been updated with new paint throughout. Unfinished basement/bonus room (new owner can use your imagination) can be a game, media room or office, and a room that can be used as a 3rd bedroom. Laundry room also in basement which allows access to exterior. Kitchen has French doors that lead to small balcony. Upstairs boast 2 bedrooms and a full-sized bathroom with an exposed vanity area. Monthly carrying fees of $652 that cover property taxes, insurance, HVAC, water heater and furnace maintenance, gas, water, roof and ground maintenance. Just steps from MARTA bus line transportation making commuting around Atlanta a breeze. The property is also conveniently located only 15 minutes from Hartsfield-Jackson Atlanta Airport making it exceptional accessibility for frequent travelers. This property is perfect for a first-time home buyers or someone looking to downsize and anyone ready to own "Shares"...NO INVESTORS, OWNER OCCUPANCY ONLY. IN-HOUSE FINANCING AVAILABLE

15. 2025-11-17
    listed $83,500 New 1027-char remark

    Show marketing remark (1027 chars)

    Beautiful Townhouse in a gated community has been updated with new paint throughout. Unfinished basement/bonus room (new owner can use your imagination) can be a game, media room or office, and a room that can be used as a 3rd bedroom. Laundry room also in basement which allows access to exterior. Kitchen has French doors that lead to small balcony. Upstairs boast 2 bedrooms and a full-sized bathroom with an exposed vanity area. Monthly carrying fees of $652 that cover property taxes, insurance, HVAC, water heater and furnace maintenance, gas, water, roof and ground maintenance. Just steps from MARTA bus line transportation making commuting around Atlanta a breeze. The property is also conveniently located only 15 minutes from Hartsfield-Jackson Atlanta Airport making it exceptional accessibility for frequent travelers. This property is perfect for a first-time home buyers or someone looking to downsize and anyone ready to own "Shares"...NO INVESTORS, OWNER OCCUPANCY ONLY. IN-HOUSE FINANCING AVAILABLE

16. 2025-11-16
    historical $83,500 1027-char remark

    Show marketing remark (1027 chars)

    Beautiful Townhouse in a gated community has been updated with new paint throughout. Unfinished basement/bonus room (new owner can use your imagination) can be a game, media room or office, and a room that can be used as a 3rd bedroom. Laundry room also in basement which allows access to exterior. Kitchen has French doors that lead to small balcony. Upstairs boast 2 bedrooms and a full-sized bathroom with an exposed vanity area. Monthly carrying fees of $652 that cover property taxes, insurance, HVAC, water heater and furnace maintenance, gas, water, roof and ground maintenance. Just steps from MARTA bus line transportation making commuting around Atlanta a breeze. The property is also conveniently located only 15 minutes from Hartsfield-Jackson Atlanta Airport making it exceptional accessibility for frequent travelers. This property is perfect for a first-time home buyers or someone looking to downsize and anyone ready to own "Shares"...NO INVESTORS, OWNER OCCUPANCY ONLY. IN-HOUSE FINANCING AVAILABLE

17. 2025-09-30
    historical
18. 2025-09-30
    historical
19. 2025-08-25
    price $75,500
20. 2025-08-25
    price $75,500
21. 2025-07-07
    listed $85,000 Active
22. 2025-07-07
    listed $85,000 New
23. 2025-06-30
    historical
24. 2025-06-30
    historical
25. 2025-06-27
    price $85,000
26. 2025-06-27
    price $85,000
27. 2025-04-29
    price $89,900
28. 2025-04-29
    price $89,900
29. 2025-04-14
    price $90,000
30. 2025-04-14
    price $90,000
31. 2025-03-04
    listed $95,000 Active
32. 2025-03-04
    listed $95,000 New

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: $17,692
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$1,415
• − Management: −$1,415
• − Depreciation: −$2,298
• Taxable income: $6,558
• Est. tax owed @ 24.0%: −$1,574
• After-tax cash flow: $5,851/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This townhouse is in good condition with recent updates, including new paint throughout. It's move-in ready with a good curb appeal and potential for further value increases through minor upgrades.

Value-add opportunities

• Both painting — Fresh paint enhances curb appeal and interior aesthetics
• Both landscaping — Well-maintained landscaping improves curb appeal and property value
• Resale upgrading appliances — Modern appliances can attract more buyers
• Resale upgrading fixtures — Upgraded fixtures can increase the home's appeal to potential buyers

Renovation cost estimate screening

Value-add ROI direction

• Both painting — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both landscaping — Well-maintained landscaping improves curb appeal and property value ↑
• Resale upgrading appliances — Modern appliances can attract more buyers ↑
• Resale upgrading fixtures — Upgraded fixtures can increase the home's appeal to potential buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Conley

• Score: 62/100
• State rank: #299
• US rank: #16248

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Conley, GA
• County: Dekalb County · 782,738 people
• City population: 8,116
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 8,116
• Household income: $51,511
• Rent vs Own: 23.9% rent · 76.1% own
• Severe rent burden: 213.0

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 (75%)
• Race & ethnicity: Black 75% Hispanic / Latino 13% White 9% Two or more races 8%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 1%
• Foreign-born: 16% · Canada, Vietnam
• Languages at home: 83% English-only · Spanish 12% Vietnamese 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: ▼ -32.96%
• Current HPI: 222.5766
• Rent YoY: —
• 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

-16.8% since first listed

19 events — show timeline

• 2026-04-10 Price Changed $79,000 GAMLS
• 2025-11-17 Listed $83,500 GAMLS
• 2025-11-16 Coming Soon $83,500 GAMLS
• 2025-09-30 Listing Removed — GAMLS
• 2025-09-30 Listing Removed — FMLS
• 2025-08-25 Price Changed $75,500 GAMLS
• 2025-08-25 Price Changed $75,500 FMLS
• 2025-07-07 Listed $85,000 GAMLS
• 2025-07-07 Listed $85,000 FMLS
• 2025-06-30 Listing Removed — GAMLS
• 2025-06-30 Listing Removed — FMLS
• 2025-06-27 Price Changed $85,000 GAMLS
• 2025-06-27 Price Changed $85,000 FMLS
• 2025-04-29 Price Changed $89,900 GAMLS
• 2025-04-29 Price Changed $89,900 FMLS
• 2025-04-14 Price Changed $90,000 GAMLS
• 2025-04-14 Price Changed $90,000 FMLS
• 2025-03-04 Listed $95,000 GAMLS
• 2025-03-04 Listed $95,000 FMLS