6216 Fieldcrest Dr · Morrow, GA 30260

$164,900

3 bd · 2.0 ba · 1,238 sqft · SingleFamily public records · 20 Days on market

Built 1971 0.30 ac lot $133/sqft · 25% below area Est $220k · 25% 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 +23.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +5.1/10.0
• 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

ESTATE PROPERTY SOLD AS IS WITH NO SELLER'S PROPERTY DISCLOSURE STATEMENT. Charming 3-bedroom, 1-bath ranch offering a great opportunity for investors, fix-and-flip buyers, rental portfolio expansion, or first-time homeowners ready to add their personal touch with a little sweat equity. Conveniently located just minutes from the interstate, shopping, schools, and the City of Atlanta. With solid potential and an accessible location, this property is ready for renovation and new possibilities.

Key facts

• Accessible location
• Ready for renovation
• 0.3 acre lot

Tags

• ACCESSIBLE LOCATION
• READY FOR RENOVATION

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer; 110-volt electric service; Cable available; Electricity available; Natural gas available
• Home design: One-story home
• Construction: Brick and frame construction; Composition roof; Block foundation; Resale condition
• Exterior features: City street frontage; Asphalt road access

Interior

• Kitchen: Stained cabinets; Electric oven; Refrigerator
• Bedrooms: Three bedrooms on the main level; Master suite on the main level
• Flooring: Carpet; Tile
• Bathrooms: One full bathroom; Main-level bathroom with tub/shower combo
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No shared/common walls; Other interior features
• Laundry & utility: Laundry room on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $162k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: 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; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 38% 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 $5k 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 ($162k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $55k; list at $165k implies a 199% gain — meaningful room to come down on a strong offer.

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 $162,426 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — 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: 1.01% ✓
• Cap rate: 8.53%
• Cash-on-cash: 7.97%
• DSCR: 1.35
• GRM: 8.2

CMA / ARV

• ARV (median comp): $219,819
• List price: $164,900
• Delta: -24.98%
• 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
2379 Prestige Sq	0.25mi	3/2.0	1,209 (-2%)	0mo	$232,000	$192	84
6200 Fieldcrest Dr	0.07mi	3/2.0	1,100 (-11%)	2mo	$228,000	$207	77
2609 Lake Harbin Rd	0.36mi	3/1.5	1,216 (-2%)	9mo	$187,000	$154	71
6257 Castlewood Dr	0.15mi	3/1.0	1,173 (-5%)	14mo	$183,000	$156	68
6413 Maddox Rd	0.45mi	3/2.0	1,267 (+2%)	10mo	$164,400	$130	67
6075 Tabor Ave	0.41mi	3/1.5	1,312 (+6%)	3mo	$201,500	$154	66
6268 Mount Zion Blvd	0.43mi	3/2.0	1,188 (-4%)	12mo	$242,000	$204	63
6071 Deerfield Ct	0.23mi	3/2.0	1,368 (+10%)	11mo	$265,000	$194	62
2599 Creston Way	0.39mi	3/2.0	1,312 (+6%)	14mo	$220,000	$168	60
6266 Culver Dr	0.71mi	3/2.0	1,100 (-11%)	3mo	$235,000	$214	46
2539 Sparta Dr	0.58mi	4/2.0 (+1)	1,390 (+12%)	10mo	$195,000	$140	39
2566 Stratford Ln	0.73mi	2/1.0 (-1)	1,152 (-7%)	9mo	$70,000	$61	38

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: -7.3%
• Equity multiple: 0.74×
• Total profit: $-12,139
• Equity at exit: $24,587

10-year hold

• IRR: -1.7%
• Equity multiple: 0.90×
• Total profit: $-4,571
• Equity at exit: $14,258

Cash invested: $46,172 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,673 high
• Mortgage (P&I): −$865
• Tax from tax record: −$82 /mo · $979/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $307

Break-even live

Break-even rent $1,285

Max offer price $164,900

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6068 Monica Dr Morrow, GA	3.0	2.0	1210	$1,700	$1.40	22d	1	0.31mi
6010 Fairfield Dr Morrow, GA	3.0	1.5	1246	$1,841	$1.48	2d	1	0.36mi
5958 Sherwood Pl Unit 5958 Ellenwood, GA	2.0	2.5	1468	$995	$0.68	43d	1	0.45mi
5958 Sherwood Pl Ellenwood, GA	2.0	2.5	1468	$995	$0.68	24d	1	0.45mi
2445 Rex Rd Ellenwood, GA	1.0–3.0	1.0–2.0	1149	$1,569	$1.37	2d	12	0.48mi
2690 Lake Harbin Rd Morrow, GA	3.0	1.0	980	$1,683	$1.72	5d	1	0.50mi
6424 Monica Dr Morrow, GA	3.0	2.0	1125	$1,400	$1.24	43d	1	0.50mi
6572 Sleepy Hollow Ln Morrow, GA	2.0	1.5	1152	$1,400	$1.22	24d	1	0.72mi
6560 Maddox Rd Morrow, GA	3.0	2.0	1350	$1,781	$1.32	12d	1	0.72mi
6593 Sleepy Hollow Ln Morrow, GA	2.0	2.0	1152	$1,550	$1.35	43d	1	0.72mi
6595 Mount Zion Blvd Morrow, GA	1.0–3.0	1.0–2.0	1175	$1,749	$1.49	5d	12	0.75mi
6511 Mill Ct Morrow, GA	3.0	2.0	1454	$1,881	$1.29	43d	1	0.82mi
6655 Mount Zion Blvd Morrow, GA	2.0–3.0	2.0	1102	$1,499	$1.36	12d	7	0.87mi
5731 Buck Ct Ellenwood, GA	3.0	2.0	1242	$1,525	$1.23	12d	1	0.89mi
5720 Buck Ct Ellenwood, GA	3.0	2.0	1232	$1,850	$1.50	24d	1	0.90mi
5704 Wesson Dr Ellenwood, GA	3.0	2.0	1480	$1,710	$1.16	43d	1	0.92mi
6137 Harvard Ct Morrow, GA	3.0	2.0	1320	$1,556	$1.18	22d	1	0.96mi
6668 Mount Zion Blvd Apt B14 Morrow, GA	2.0	1.0	785	$1,190	$1.52	24d	1	0.96mi
6668 Mount Zion Blvd Unit H102 Morrow, GA	2.0	1.0	785	$1,190	$1.52	2d	1	0.96mi
2260 Hammond Ct Ellenwood, GA	3.0	2.0	1248	$1,850	$1.48	43d	1	0.97mi
1932 Carla Dr Morrow, GA	3.0	2.0	1324	$1,730	$1.31	2d	1	1.02mi
6668 Mount Zion Blvd Morrow, GA	1.0–2.0	1.0	707	$1,190	$1.68	15d	4	1.03mi
6498 Menlo Way Rex, GA	4.0	2.0	1246	$1,895	$1.52	24d	1	1.11mi
6494 Bobolink Ct Rex, GA	3.0	2.0	1310	$1,680	$1.28	20d	1	1.17mi
2866 Panther Ct Rex, GA	3.0	2.0	1344	$1,780	$1.32	43d	1	1.22mi
2861 Panther Ct Rex, GA	3.0	2.0	1296	$1,680	$1.30	2d	1	1.26mi
1885 Harper Dr Morrow, GA	1.0–2.0	1.0	1025	$1,415	$1.38	3d	6	1.38mi
1811 Wendell Way Morrow, GA	3.0	2.0	1285	$1,574	$1.22	22d	1	1.44mi

Listing history 5 events

1. 2026-06-01
   status $164,900 Pending 20 DOM
2. 2026-05-31
   days on market $164,900 Active 20 DOM

   Show marketing remark (496 chars)

   ESTATE PROPERTY SOLD AS IS WITH NO SELLER'S PROPERTY DISCLOSURE STATEMENT. Charming 3-bedroom, 1-bath ranch offering a great opportunity for investors, fix-and-flip buyers, rental portfolio expansion, or first-time homeowners ready to add their personal touch with a little sweat equity. Conveniently located just minutes from the interstate, shopping, schools, and the City of Atlanta. With solid potential and an accessible location, this property is ready for renovation and new possibilities.

3. 2026-05-11
   listed $164,900 Active 496-char remark

   Show marketing remark (496 chars)

   ESTATE PROPERTY SOLD AS IS WITH NO SELLER'S PROPERTY DISCLOSURE STATEMENT. Charming 3-bedroom, 1-bath ranch offering a great opportunity for investors, fix-and-flip buyers, rental portfolio expansion, or first-time homeowners ready to add their personal touch with a little sweat equity. Conveniently located just minutes from the interstate, shopping, schools, and the City of Atlanta. With solid potential and an accessible location, this property is ready for renovation and new possibilities.

4. 2026-05-11
   listed $164,900 New 496-char remark

   Show marketing remark (496 chars)

   ESTATE PROPERTY SOLD AS IS WITH NO SELLER'S PROPERTY DISCLOSURE STATEMENT. Charming 3-bedroom, 1-bath ranch offering a great opportunity for investors, fix-and-flip buyers, rental portfolio expansion, or first-time homeowners ready to add their personal touch with a little sweat equity. Conveniently located just minutes from the interstate, shopping, schools, and the City of Atlanta. With solid potential and an accessible location, this property is ready for renovation and new possibilities.

5. 1977-04-15
   soldstatus $55,197

ⓘ 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: $979 · $82/mo
• Projected year-2 tax: $1,517 · $126/mo
• Expected delta: +$538/yr (+$45/mo · 55.0%)

ⓘ 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: $20,078
• − Mortgage interest: −$9,237
• − Property taxes: −$979
• − Insurance: −$824
• − Repairs & maintenance: −$1,606
• − Management: −$1,606
• − Depreciation: −$4,797
• Taxable income: $1,028
• Est. tax owed @ 24.0%: −$247
• After-tax cash flow: $3,434/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

• 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

+198.7% since first listed

5 events — show timeline

• 2026-05-31 Pending — GAMLS
• 2026-05-31 Pending — FMLS
• 2026-05-11 Listed $164,900 FMLS
• 2026-05-11 Listed $164,900 GAMLS
• 1977-04-15 Sold (Public Records) $55,197 Public Records

Property tax history

-1.2%/yr

Latest (2025): $979 · +11.4% YoY. Source: county tax records.