8424 Carlington Ln · Jonesboro, GA 30236

$185,000

3 bd · 2.0 ba · 1,486 sqft · Townhouse public records · 20 Days on market

Built 2007 7,405 sqft lot $124/sqft · 12% below area Est $210k · 12% under

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Why this score? — see what drove the D+ 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 +15.7/30.0
• ARV discount +12.9/15.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• 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

This Is A Must See 3 Bedroom 2.5 Bath Corner Townhouse - Open Floor Plan - LVP Flooring - Huge Living Room - Eat-n-Kitchen with Breakfast Bar - Private Fenced Patio - Move In Ready - Call Agent Today For Private Showing!!

Key facts

• Open floor plan
• Huge living room
• Corner townhouse

Tags

• CORNER TOWNHOUSE
• OPEN FLOOR PLAN
• LVP FLOORING
• HUGE LIVING ROOM
• EAT-N-KITCHEN
• BREAKFAST BAR

Property features AI

Finance

• Financial info: Financing options include Cash, Conventional, FHA, and VA
• HOA & community: Has association; Association covers grounds maintenance

Exterior

• Parking: Open parking; Parking pad
• Utilities: Public water; Public sewer; Electricity available; Cable available; High speed internet available; Phone available
• Home design: Townhouse (residential); Two levels; House structure; Resale condition
• Construction: Built in 2007; Vinyl siding; Composition roof
• Exterior features: Patio; Back yard fencing; Privacy fencing; Level lot

Interior

• Kitchen: Breakfast area; Solid surface counters; Dishwasher; Microwave
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms and 1 half bathroom (total 3)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High ceilings; Walk-in closet(s); Family room
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $80 ($962/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (6.9% below list).
• Recommended offer: $172k (6.9% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: Arnold Elementary School (math 17% / reading 17%, grade F, #936 of 1,228 statewide, top 79%, 439 students, 90% FRL); M. D. Roberts Middle School (math 22% / reading 37%, grade F, #249 of 470 statewide, top 55%, 852 students, 90% FRL); Jonesboro High School (math 12% / reading 17%, grade F, #315 of 424 statewide, top 76%, 1,535 students, 91% FRL).
• Market conditions: Rents rising (+2.1%/yr); 265 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 31% of the median local income ($67k/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 20 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• 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 $172,260 (6.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.93% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.86%
• DSCR: 1.08
• GRM: 8.9

CMA / ARV

• ARV (median comp): $210,073
• List price: $185,000
• Delta: -11.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8424 Carlington Ln	0.00mi	3/2.5	1,486 (0%)	0mo	$180,000	$121	98
8391 Carlington Ln	0.08mi	3/2.5	1,516 (+2%)	4mo	$188,000	$124	88
8368 Carlington Ln	0.12mi	3/2.5	1,526 (+3%)	3mo	$165,000	$108	85
1503 Oconnor Dr	0.09mi	3/2.5	1,408 (-5%)	2mo	$215,000	$153	84
8475 Douglass Trl	0.17mi	3/2.5	1,408 (-5%)	8mo	$210,000	$149	75
8383 Carlington Ln	0.09mi	3/2.5	1,516 (+2%)	20mo	$185,500	$122	74
8409 Carlington Ln	0.04mi	3/2.5	1,592 (+7%)	13mo	$209,000	$131	73
8430 Douglas Trl	0.11mi	3/2.5	1,408 (-5%)	16mo	$239,000	$170	71
8398 Douglass Trl	0.07mi	3/3.0	1,398 (-6%)	20mo	$249,000	$178	66
8473 Douglas Trl	0.17mi	3/2.5	1,408 (-5%)	24mo	$250,000	$178	62
8354 Carlington Ln	0.15mi	3/2.5	1,592 (+7%)	21mo	$220,000	$138	61
8348 Carlington Ln	0.16mi	2/2.5 (-1)	1,646 (+11%)	17mo	$205,000	$125	53

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 · 2.15% rent growth · sell at horizon

5-year hold

• IRR: -14.3%
• Equity multiple: 0.49×
• Total profit: $-26,307
• Equity at exit: $27,584

10-year hold

• IRR: -7.0%
• Equity multiple: 0.57×
• Total profit: $-22,117
• 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 30236

• Rents YoY: 2.1%
• Active inventory: 265
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,723 high
• Mortgage (P&I): −$970
• Tax from tax record: −$233 /mo · $2,802/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $80

Break-even live

Break-even rent $1,621

Max offer price $185,000

Occupancy floor 90%

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 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8422 Carlington Ln Jonesboro, GA	3.0	2.5	1529	$1,545	$1.01	15d	1	0.03mi
8261 Sunnydale Ln Jonesboro, GA	3.0	2.5	1572	$1,995	$1.27	4d	1	0.21mi
8392 San Jose Trl Jonesboro, GA	3.0	3.0	1801	$1,785	$0.99	5d	1	0.35mi
218 Wallis St Jonesboro, GA	3.0	2.0	1464	$1,545	$1.06	24d	1	0.64mi
232 N Lake Dr Jonesboro, GA	3.0	1.5	1133	$1,595	$1.41	1d	1	0.67mi
8691 Twin Oaks Dr Jonesboro, GA	3.0	2.0	1752	$1,790	$1.02	18d	1	0.73mi
112 Burkshire Ct Unit A Jonesboro, GA	2.0	1.0	877	$1,095	$1.25	43d	1	0.74mi
109 North Ave Jonesboro, GA	1.0–2.0	1.0	881	$1,495	$1.70	1d	3	0.86mi
8212 Lullwater Ct Jonesboro, GA	3.0	2.5	1772	$2,200	$1.24	24d	1	0.98mi
8212 Lullwater Ct Jonesboro, GA	4.0	2.5	1772	$2,200	$1.24	44d	1	0.98mi
7830 N McDonough St Jonesboro, GA	2.0	1.0	1000	$1,350	$1.35	43d	1	1.03mi
7830 N McDonough St Unit A4 Jonesboro, GA	2.0	1.0	1000	$1,550	$1.55	43d	1	1.04mi
249 Wayne Ave Jonesboro, GA	3.0	1.0	1117	$1,395	$1.25	43d	1	1.08mi
8240 Blackfoot Trl Jonesboro, GA	4.0	2.0	1764	$1,956	$1.11	4d	1	1.15mi
267 Wayne Ave Jonesboro, GA	4.0	2.0	1012	$2,300	$2.27	43d	1	1.16mi
407 Fayetteville Rd Jonesboro, GA	2.0	1.0	896	$1,375	$1.53	24d	1	1.17mi
7847 Sugarland Dr Jonesboro, GA	3.0	2.0	1430	$1,750	$1.22	16d	1	1.22mi
976 5th Ave Jonesboro, GA	3.0	2.0	1496	$2,000	$1.34	5d	1	1.29mi
777 Jeb Stuart Dr Jonesboro, GA	3.0	2.0	1040	$1,700	$1.63	44d	1	1.43mi
790 Dixon Rd Jonesboro, GA	2.0	1.0–1.5	900	$1,274	$1.42	5d	5	1.48mi

Listing history 30 events

1. 2026-05-14
   status Under Contract 221-char remark
2. 2026-04-22
   listed $185,000 New 221-char remark
3. 2025-04-30
   historical
4. 2025-03-28
   price $210,000
5. 2025-03-24
   price $190,000
6. 2025-02-07
   price $200,000
7. 2025-01-07
   listed $210,000 New
8. 2024-12-19
   historical
9. 2024-11-29
   listed $202,500 New
10. 2024-11-10
    historical
11. 2024-10-30
    price $202,500
12. 2024-10-10
    listed $210,000 New
13. 2024-08-31
    historical
14. 2024-07-19
    listed $205,000 New
15. 2024-07-18
    historical
16. 2024-07-17
    price $205,500
17. 2024-06-18
    listed $215,500 New
18. 2024-02-29
    historical
19. 2024-01-31
    price $235,500
20. 2023-12-19
    price $215,500
21. 2023-11-28
    price $239,500
22. 2023-11-15
    listed $249,500 New
23. 2020-10-14
    soldstatus $120,000
24. 2017-12-27
    soldstatus $73,000
25. 2017-12-22
    soldstatus $73,000 Sold
26. 2017-12-22
    soldstatus $73,000 Sold
27. 2017-11-14
    status Under Contract
28. 2017-11-14
    status Pending
29. 2017-11-08
    listed $70,000 New
30. 2017-11-08
    listed $70,000 Active

ⓘ 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: $2,802 · $233/mo
• Projected year-2 tax: $2,802 · $233/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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,671
• − Mortgage interest: −$10,363
• − Property taxes: −$2,802
• − Insurance: −$925
• − Repairs & maintenance: −$1,654
• − Management: −$1,654
• − Depreciation: −$5,382
• Taxable loss: −$2,107
• Est. tax savings @ 24.0%: +$506
• After-tax cash flow: $1,468/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): 50,089
• Household income: $66,973
• Rent vs Own: 40.8% rent · 59.2% own
• Severe rent burden: 2024.0

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 0.56)
• Race & ethnicity: Black 64% White 14% Hispanic / Latino 11% Two or more races 8% Asian 5%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Slovak 1% Italian 1% Hispanic 1%
• Foreign-born: 13% · Canada, Vietnam, China
• Languages at home: 81% English-only · Spanish 10% Vietnamese 3% French/Haitian/Cajun 2%

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: ▼ -137.02%
• Current HPI: 204.1778
• Rent YoY: ▲ 2.15%
• 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

+157.1% since first listed

31 events — show timeline

• 2026-06-05 Sold (MLS) $180,000 GAMLS
• 2026-05-14 Pending — GAMLS
• 2026-04-22 Listed $185,000 GAMLS
• 2025-04-30 Listing Removed — GAMLS
• 2025-03-28 Price Changed $210,000 GAMLS
• 2025-03-24 Price Changed $190,000 GAMLS
• 2025-02-07 Price Changed $200,000 GAMLS
• 2025-01-07 Listed $210,000 GAMLS
• 2024-12-19 Listing Removed — GAMLS
• 2024-11-29 Listed $202,500 GAMLS
• 2024-11-10 Listing Removed — GAMLS
• 2024-10-30 Price Changed $202,500 GAMLS
• 2024-10-10 Listed $210,000 GAMLS
• 2024-08-31 Listing Removed — GAMLS
• 2024-07-19 Listed $205,000 GAMLS
• 2024-07-18 Listing Removed — GAMLS
• 2024-07-17 Price Changed $205,500 GAMLS
• 2024-06-18 Listed $215,500 GAMLS
• 2024-02-29 Listing Removed — GAMLS
• 2024-01-31 Price Changed $235,500 GAMLS
• 2023-12-19 Price Changed $215,500 GAMLS
• 2023-11-28 Price Changed $239,500 GAMLS
• 2023-11-15 Listed $249,500 GAMLS
• 2020-10-14 Sold (Public Records) $120,000 Public Records
• 2017-12-27 Sold (Public Records) $73,000 Public Records
• 2017-12-22 Sold (MLS) $73,000 GAMLS
• 2017-12-22 Sold (MLS) $73,000 FMLS
• 2017-11-14 Pending — GAMLS
• 2017-11-14 Pending — FMLS
• 2017-11-08 Listed $70,000 GAMLS
• 2017-11-08 Listed $70,000 FMLS

Property tax history

+8.3%/yr

Latest (2025): $2,802 · -6.8% YoY. Source: county tax records.