1783 Sherry Ln · Jonesboro, GA 30236

$190,000

4 bd · 2.0 ba · 1,387 sqft · SingleFamily public records · 4 Days on market

Built 1972 Est $230k · 17% 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 +23.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +5.1/10.0
• 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 MLS

Nestled in an established neighborhood, 1783 Sherry Ln. in Jonesboro offers space, functionality, and plenty of potential! This 5-bedroom, 2-bath split-level home features beautiful hardwood floors, a functional galley-style kitchen, and a versatile layout perfect for growing families or those needing extra room. The enclosed garage creates an additional bonus space ideal for a home office, playroom, gym, or media room. Downstairs, you'll find a convenient lower-level laundry room along with added living flexibility. Enjoy outdoor entertaining or relaxing on the back deck overlooking the backyard, complete with a storage shed for all your tools and equipment. With ample space both inside and out, this home is full of opportunity!

Key facts

• Enclosed garage
• Galley-style kitchen
• Bonus space

Tags

• HARDWOOD FLOORS
• GALLEY-STYLE KITCHEN
• ENCLOSED GARAGE
• BONUS SPACE
• LOWER-LEVEL LAUNDRY ROOM
• BACK DECK

Property features AI

Exterior

• Parking: Parking pad
• Utilities: Public water; Septic tank sewer
• Home design: Multi-level / split floor plan
• Construction: Brick and vinyl siding exterior; Composition roof; Slab foundation
• Exterior features: Private yard; Rear porch; Outdoor lighting; Rain gutters; Shed(s)

Interior

• Kitchen: White cabinets with laminate countertops; Dishwasher; Microwave; Electric oven; Gas cooktop
• Bedrooms: Three bedrooms on the upper level; Two bedrooms on the lower level
• Flooring: Hardwood; Carpet; Vinyl
• Bathrooms: Two full bathrooms; Master bath with tub/shower combo
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Bookcases; Finished, daylight basement with finished bathroom and walk-out access; Bonus room; One fireplace in the family room; No shared/common walls; Roommate floor plan
• Laundry & utility: Laundry room on the lower level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Cap rate 8.5% 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: Suder Elementary School (math 15% / reading 5%, grade F, #1,076 of 1,228 statewide, top 89%, 631 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 34% 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $39k; list at $190k implies a 391% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $190,000

Questions for the listing agent

1. Built in 1972 — 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. 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: 1.01% ✓
• Cap rate: 8.45%
• Cash-on-cash: 7.71%
• DSCR: 1.34
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $230,242
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8918 Thornton Blvd	0.36mi	3/2.0 (-1)	1,536 (+11%)	2mo	$260,000	$169	59
1666 Hearthstone Way	0.29mi	3/2.0 (-1)	1,486 (+7%)	14mo	$265,000	$178	58
1457 Brownleaf Dr	0.73mi	4/2.0	1,285 (-7%)	5mo	$267,500	$208	50
8770 Collins Dr	0.38mi	3/2.0 (-1)	1,492 (+8%)	20mo	$214,900	$144	47
1433 Sunnybrook Dr	0.70mi	3/1.0 (-1)	1,326 (-4%)	12mo	$192,799	$145	40
1634 Lake Jodeco Rd	0.28mi	3/1.0 (-1)	1,232 (-11%)	23mo	$167,640	$136	40
8673 Collins Dr	0.41mi	3/2.0 (-1)	1,184 (-15%)	14mo	$220,000	$186	39
8537 Spivey Village Trl	0.55mi	3/2.0 (-1)	1,570 (+13%)	14mo	$260,000	$166	36
8471 Douglas Trl	0.73mi	3/2.5 (-1)	1,480 (+7%)	16mo	$239,000	$161	35
1746 Salina Dr	0.70mi	4/1.5	1,201 (-13%)	18mo	$150,000	$125	28
1880 Stanton Way	0.75mi	3/2.0 (-1)	1,536 (+11%)	24mo	$290,000	$189	22

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: -5.4%
• Equity multiple: 0.80×
• Total profit: $-10,692
• Equity at exit: $28,330

10-year hold

• IRR: 3.2%
• Equity multiple: 1.22×
• Total profit: $11,941
• Equity at exit: $16,428

Cash invested: $53,200 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,919 high
• Mortgage (P&I): −$996
• Tax from tax record: −$99 /mo · $1,184/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $342

Break-even live

Break-even rent $1,486

Max offer price $190,000

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8691 Twin Oaks Dr Jonesboro, GA	3.0	2.0	1752	$1,790	$1.02	19d	1	0.11mi
8392 San Jose Trl Jonesboro, GA	3.0	3.0	1801	$1,785	$0.99	5d	1	0.74mi
8422 Carlington Ln Jonesboro, GA	3.0	2.5	1529	$1,545	$1.01	15d	1	0.83mi
8261 Sunnydale Ln Jonesboro, GA	3.0	2.5	1572	$1,995	$1.27	4d	1	1.03mi
8212 Lullwater Ct Jonesboro, GA	3.0	2.5	1772	$2,200	$1.24	24d	1	1.10mi
8212 Lullwater Ct Jonesboro, GA	4.0	2.5	1772	$2,200	$1.24	44d	1	1.10mi
8240 Blackfoot Trl Jonesboro, GA	4.0	2.0	1764	$1,956	$1.11	4d	1	1.14mi
218 Wallis St Jonesboro, GA	3.0	2.0	1464	$1,545	$1.06	24d	1	1.40mi
232 N Lake Dr Jonesboro, GA	3.0	1.5	1133	$1,595	$1.41	2d	1	1.49mi

Listing history 6 events

1. 2026-06-02
   status $190,000 Pending 4 DOM
2. 2026-06-01
   days on market $190,000 Active 4 DOM
3. 2026-05-31
   days on market $190,000 Active 3 DOM
4. 2026-05-28
   listed $190,000 Active
5. 2026-05-15
   listed $190,000 New 739-char remark

   Show marketing remark (739 chars)

   Nestled in an established neighborhood, 1783 Sherry Ln. in Jonesboro offers space, functionality, and plenty of potential! This 5-bedroom, 2-bath split-level home features beautiful hardwood floors, a functional galley-style kitchen, and a versatile layout perfect for growing families or those needing extra room. The enclosed garage creates an additional bonus space ideal for a home office, playroom, gym, or media room. Downstairs, you'll find a convenient lower-level laundry room along with added living flexibility. Enjoy outdoor entertaining or relaxing on the back deck overlooking the backyard, complete with a storage shed for all your tools and equipment. With ample space both inside and out, this home is full of opportunity!

6. 1976-11-01
   soldstatus $38,700

ⓘ 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: $1,184 · $99/mo
• Projected year-2 tax: $1,748 · $146/mo
• Expected delta: +$564/yr (+$47/mo · 47.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $23,031
• − Mortgage interest: −$10,643
• − Property taxes: −$1,184
• − Insurance: −$950
• − Repairs & maintenance: −$1,842
• − Management: −$1,842
• − Depreciation: −$5,527
• Taxable income: $1,042
• Est. tax owed @ 24.0%: −$250
• After-tax cash flow: $3,854/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

+391.0% since first listed

3 events — show timeline

• 2026-05-28 Listed $190,000 FMLS
• 2026-05-15 Listed $190,000 GAMLS
• 1976-11-01 Sold (Public Records) $38,700 Public Records

Property tax history

+7.7%/yr

Latest (2025): $1,184 · +43.2% YoY. Source: county tax records.