6425 Woodstone Way · Morrow, GA 30260

$89,900

2 bd · 3.0 ba · 1,224 sqft · Condo public records · 70 Days on market

Built 1972

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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 +26.6/30.0
• 1% rule +10.0/10.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 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 home to this stunningly updated and renovated two-bedroom townhome, offering two and a half bathrooms for your comfort and convenience. This home has new flooring, new counter tops, new appliances, there are too many upgrades to list. Enjoy the ease of shopping,easy access to I-75 and quick access to the airport. Hurry, Hurry, hurry before this home is gone.

Key facts

• Built 1972
• Listed 70 days

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath condo listed at $90k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 5.0% in Morrow — 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 (#229 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities D, employment D, crime 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: Morrow Elementary School (454 students, 90% FRL); Babb Middle School (math 24% / reading 34%, grade F, #249 of 470 statewide, top 55%, 888 students, 90% FRL); Charles R. Drew High School (math 8% / reading 22%, grade F, #297 of 424 statewide, top 74%, 1,652 students, 91% FRL).
• Market conditions: Rents soft (-1.0%/yr); 166 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 33% 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 $622 of loan paydown is wiped out by about $3k 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 70 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $29k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: moderate wind risk, 26% 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 $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 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 1972 — 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.63% ✓
• Cap rate: 9.52%
• Cash-on-cash: 11.52%
• DSCR: 1.51
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -3.6%
• Equity multiple: 0.87×
• Total profit: $-3,271
• Equity at exit: $13,404

10-year hold

• IRR: 0.8%
• Equity multiple: 1.05×
• Total profit: $1,171
• Equity at exit: $7,773

Cash invested: $25,172 (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 30260

• Home prices YoY: -33.8%
• Rents YoY: -1.0%
• Active inventory: 166
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,469 high
• Mortgage (P&I): −$471
• Tax from tax record: −$203 /mo · $2,437/yr
• Insurance: −$37
• HOA est. from 1 same-building comp: −$207
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $242

Break-even live

Break-even rent $1,163

Max offer price $89,900

Occupancy floor 79%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1327 Woodstone Ter Morrow, GA	2.0	2.0	1344	$1,600	$1.19	24d	1	0.15mi
1327 Woodstone Ter Unit 1327 Morrow, GA	2.0	2.0	1344	$1,500	$1.12	24d	1	0.15mi
1270 Morrow Rd Morrow, GA	3.0	2.0	1161	$1,800	$1.55	43d	1	0.39mi
6290 Flamingo Way Morrow, GA	3.0	1.5	1152	$1,495	$1.30	43d	1	0.46mi
6252 N Lee St Unit 42 Morrow, GA	2.0	1.0	900	$1,249	$1.39	2d	1	0.49mi
6252 N Lee St Apt 54 Morrow, GA	2.0	1.0	900	$1,249	$1.39	24d	1	0.49mi
6252 N Lee St Unit 56 Morrow, GA	2.0	1.0	900	$1,279	$1.42	2d	1	0.49mi
6252 N Lee St Unit 30 Morrow, GA	2.0	1.0	900	$1,279	$1.42	24d	1	0.49mi
6252 N Lee St Unit 10 Morrow, GA	1.0	1.0	800	$1,169	$1.46	21d	1	0.49mi
6252 N Lee St Morrow, GA	1.0–2.0	1.0	850	$1,279	$1.50	5d	3	0.49mi
1811 Wendell Way Morrow, GA	3.0	2.0	1285	$1,574	$1.22	21d	1	0.80mi
6548 King George Way Morrow, GA	2.0	2.0	1100	$1,295	$1.18	43d	1	0.84mi
6616 King George Way Morrow, GA	3.0	2.0	1200	$1,600	$1.33	43d	1	0.97mi
1932 Carla Dr Morrow, GA	3.0	2.0	1324	$1,730	$1.31	1d	1	1.01mi
985 Mount Zion Rd Morrow, GA	2.0–3.0	1.5–2.0	1157	$1,051	$0.91	1d	9	1.10mi
6137 Harvard Ct Morrow, GA	3.0	2.0	1320	$1,556	$1.18	21d	1	1.12mi
855 Mount Zion Rd Apt C1 Jonesboro, GA	3.0	1.5	1280	$1,199	$0.94	5d	1	1.17mi
855 Mount Zion Rd Apt G6 Jonesboro, GA	2.0	1.5	1159	$1,249	$1.08	5d	1	1.17mi
956 Slash Pine Rd Unit 2 Forest Park, GA	2.0	1.0	1134	$1,150	$1.01	12d	1	1.18mi
855 Mount Zion Rd Apt E2 Jonesboro, GA	2.0	1.5	1159	$999	$0.86	5d	1	1.18mi
850 Mount Zion Rd Jonesboro, GA	2.0–3.0	1.0–1.5	1040	$1,032	$0.99	1d	7	1.20mi
855 Mount Zion Rd Jonesboro, GA	2.0–3.0	1.5	1219	$999	$0.82	15d	5	1.20mi
855 Mount Zion Rd Jonesboro, GA	2.0	1.5	1159	$1,249	$1.08	43d	1	1.20mi
7000 Southlake Pkwy Morrow, GA	1.0–2.0	1.0–2.0	927	$1,394	$1.50	1d	9	1.23mi
7135 Mount Zion Cir Morrow, GA	2.0	2.0	1080	$1,893	$1.75	5d	25	1.38mi
6577 Ardmoor Dr Jonesboro, GA	3.0	2.0	1286	$1,700	$1.32	43d	1	1.42mi
701 Mt Zion Rd Jonesboro, GA	2.0–3.0	1.5–2.0	1136	$1,315	$1.16	3d	8	1.45mi
7147 Mount Zion Cir Morrow, GA	2.0	2.0	1170	$1,642	$1.40	5d	15	1.49mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-03-31
   status Under Contract
2. 2026-03-23
   price $89,900
3. 2026-01-22
   price $99,900
4. 2026-01-20
   listed $119,000 New
5. 2024-05-16
   soldstatus $160,000
6. 2024-05-09
   soldstatus $160,000 Sold 368-char remark

   Show marketing remark (368 chars)

   Welcome home to this stunningly updated and renovated two-bedroom townhome, offering two and a half bathrooms for your comfort and convenience. This home has new flooring, new counter tops, new appliances, there are too many upgrades to list. Enjoy the ease of shopping,easy access to I-75 and quick access to the airport. Hurry, Hurry, hurry before this home is gone.

7. 2024-05-01
   status Under Contract 368-char remark

   Show marketing remark (368 chars)

   Welcome home to this stunningly updated and renovated two-bedroom townhome, offering two and a half bathrooms for your comfort and convenience. This home has new flooring, new counter tops, new appliances, there are too many upgrades to list. Enjoy the ease of shopping,easy access to I-75 and quick access to the airport. Hurry, Hurry, hurry before this home is gone.

8. 2024-04-11
   historical
9. 2024-04-01
   listed $160,000 New 368-char remark

   Show marketing remark (368 chars)

   Welcome home to this stunningly updated and renovated two-bedroom townhome, offering two and a half bathrooms for your comfort and convenience. This home has new flooring, new counter tops, new appliances, there are too many upgrades to list. Enjoy the ease of shopping,easy access to I-75 and quick access to the airport. Hurry, Hurry, hurry before this home is gone.

10. 2024-04-01
    listed $175,000 New

    Show marketing remark (368 chars)

    Welcome home to this stunningly updated and renovated two-bedroom townhome, offering two and a half bathrooms for your comfort and convenience. This home has new flooring, new counter tops, new appliances, there are too many upgrades to list. Enjoy the ease of shopping,easy access to I-75 and quick access to the airport. Hurry, Hurry, hurry before this home is gone.

11. 1992-09-29
    soldstatus $24,000
12. 1992-01-28
    soldstatus $42,900

ⓘ 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: $2,437 · $203/mo
• Projected year-2 tax: $2,437 · $203/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 ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $17,631
• − Mortgage interest: −$5,036
• − Property taxes: −$2,437
• − Insurance: −$450
• − Repairs & maintenance: −$1,410
• − Management: −$1,410
• − HOA: −$2,484
• − Depreciation: −$2,615
• Taxable income: $1,789
• Est. tax owed @ 24.0%: −$429
• After-tax cash flow: $2,472/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 — Morrow

• Score: 65/100
• State rank: #229
• US rank: #13314

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Morrow, GA
• County: Clayton County · 230,153 people
• City population: 28,693
• 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

+109.6% since first listed

12 events — show timeline

• 2026-03-31 Pending — GAMLS
• 2026-03-23 Price Changed $89,900 GAMLS
• 2026-01-22 Price Changed $99,900 GAMLS
• 2026-01-20 Listed $119,000 GAMLS
• 2024-05-16 Sold (Public Records) $160,000 Public Records
• 2024-05-09 Sold (MLS) $160,000 GAMLS
• 2024-05-01 Pending — GAMLS
• 2024-04-11 Listing Removed — GAMLS
• 2024-04-01 Listed $175,000 GAMLS
• 2024-04-01 Listed $160,000 GAMLS
• 1992-09-29 Sold (Public Records) $24,000 Public Records
• 1992-01-28 Sold (Public Records) $42,900 Public Records

Property tax history

+9.3%/yr

Latest (2025): $2,437 · +61.7% YoY. Source: county tax records.