2497 Celina Ct · Morrow, GA 30260

$164,900

3 bd · 1.0 ba · 1,746 sqft · SingleFamily public records · 146 Days on market

Built 1971 0.29 ac lot $94/sqft · 31% below area Est $240k · 31% 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 +22.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.9/10.0
• 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

Discover comfort and convenience in this charming home located on a quiet cul-de-sac in Morrow. This inviting property features a bright and functional layout with spacious living areas perfect for relaxing or entertaining. The kitchen offers plenty of cabinet storage and flows easily into the dining and living spaces. Well-sized bedrooms provide comfort for family or guests, and the home's layout offers flexibility for a home office or playroom. Outside, enjoy a private yard with room for outdoor seating, gardening, or weekend activities.

Key facts

• Quiet cul-de-sac
• Private yard
• 0.29 acre lot

Tags

• QUIET CUL-DE-SAC
• BRIGHT AND FUNCTIONAL LAYOUT
• PLENTY OF CABINET STORAGE
• PRIVATE YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/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: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: William M. Mcgarrah Elementary School (math 17% / reading 22%, grade F, #878 of 1,228 statewide, top 75%, 642 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); 173 active listings in the ZIP; 40 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 41% 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 146 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y ago; this cycle's ask has dropped $25k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $145,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 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 1971 — 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 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?
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: 1.09% ✓
• Cap rate: 8.20%
• Cash-on-cash: 6.82%
• DSCR: 1.30
• GRM: 7.7

CMA / ARV

• ARV (median comp): $240,418
• List price: $164,900
• Delta: -31.41%
• 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
2514 Harbin Village Ct	0.19mi	4/2.5 (+1)	1,661 (-5%)	3mo	$243,000	$146	69
6070 Danbury Ct	0.59mi	3/2.5	1,767 (+1%)	0mo	$260,000	$147	64
2509 Bonita Ct	0.07mi	4/2.0 (+1)	1,500 (-14%)	2mo	$245,000	$163	63
2649 Lake Harbin Rd	0.31mi	3/2.0	1,537 (-12%)	7mo	$300,000	$195	56
2718 Somerton Dr	0.51mi	4/2.0 (+1)	1,652 (-5%)	8mo	$122,500	$74	52
2217 Willoby Ct	0.57mi	3/1.5	1,898 (+9%)	7mo	$217,000	$114	51
6012 Danbury Ct	0.70mi	4/3.0 (+1)	1,733 (-1%)	4mo	$260,000	$150	49
2717 Shelley Ln	0.61mi	4/2.5 (+1)	1,601 (-8%)	1mo	$235,000	$147	46
6614 Melandre Dr	0.68mi	3/2.0	1,577 (-10%)	3mo	$225,000	$143	46
6627 Cameron Rd	0.74mi	4/2.0 (+1)	1,678 (-4%)	6mo	$240,000	$143	45
6068 Mount Zion Blvd	0.69mi	4/3.0 (+1)	1,876 (+7%)	3mo	$280,000	$149	40
2436 Wood Valley Dr	0.46mi	4/3.5 (+1)	1,549 (-11%)	6mo	$275,000	$178	40

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: -9.3%
• Equity multiple: 0.67×
• Total profit: $-15,230
• Equity at exit: $24,587

10-year hold

• IRR: -4.5%
• Equity multiple: 0.74×
• Total profit: $-11,909
• 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: 173
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,793 high
• Mortgage (P&I): −$865
• Tax from tax record: −$221 /mo · $2,650/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $262

Break-even live

Break-even rent $1,461

Max offer price $164,900

Occupancy floor 80%

Sensitivity live

Price	-10% $356	-5% $309	+0% $262	+5% $216	+10% $169
Rent	-10% $121	-5% $192	+0% $262	+5% $333	+10% $404
Rate	-1.0pp $345	-0.5pp $304	base $262	+0.5pp $220	+1.0pp $176

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2588 Monica Way Morrow, GA	3.0	2.0	1706	$1,650	$0.97	4d	1	0.17mi
6424 Monica Dr Morrow, GA	3.0	2.0	1125	$1,400	$1.24	45d	1	0.20mi
6437 Maddox Rd Morrow, GA	3.0	2.0	1694	$1,818	$1.07	26d	1	0.26mi
2607 Sparta Dr Morrow, GA	4.0	2.5	2022	$2,100	$1.04	26d	1	0.31mi
6572 Sleepy Hollow Ln Morrow, GA	2.0	1.5	1152	$1,400	$1.22	26d	1	0.37mi
6593 Sleepy Hollow Ln Morrow, GA	2.0	2.0	1152	$1,550	$1.35	45d	1	0.38mi
6595 Mount Zion Blvd Morrow, GA	1.0–3.0	1.0–2.0	1175	$1,749	$1.49	1d	11	0.40mi
6560 Maddox Rd Morrow, GA	3.0	2.0	1350	$1,781	$1.32	14d	1	0.41mi
6655 Mount Zion Blvd Morrow, GA	2.0–3.0	2.0	1102	$1,499	$1.36	14d	7	0.53mi
6596 Fleming Rd Morrow, GA	4.0	2.5	1847	$1,873	$1.01	22d	1	0.54mi
6596 Fleming Rd Morrow, GA	4.0	2.5	1847	$1,873	$1.01	7d	1	0.54mi
6511 Mill Ct Morrow, GA	3.0	2.0	1454	$1,881	$1.29	45d	1	0.54mi
6068 Monica Dr Morrow, GA	3.0	2.0	1210	$1,700	$1.40	24d	1	0.60mi
6043 Deerfield Ct Morrow, GA	3.0	2.0	1370	$1,741	$1.27	1d	1	0.61mi
6010 Fairfield Dr Morrow, GA	3.0	1.5	1246	$1,841	$1.48	4d	1	0.71mi
6234 Culver Dr Morrow, GA	4.0	3.0	1748	$2,350	$1.34	7d	1	0.71mi
2128 Baden Ct #1 Morrow, GA	3.0	1.5	1600	$1,450	$0.91	1d	1	0.72mi
5958 Sherwood Pl Unit 5958 Ellenwood, GA	2.0	2.5	1468	$995	$0.68	45d	1	0.80mi
5958 Sherwood Pl Ellenwood, GA	2.0	2.5	1468	$995	$0.68	26d	1	0.80mi
2445 Rex Rd Ellenwood, GA	1.0–3.0	1.0–2.0	1149	$1,569	$1.37	1d	10	0.83mi
6498 Menlo Way Rex, GA	4.0	2.0	1246	$1,895	$1.52	26d	1	0.91mi
2866 Panther Ct Rex, GA	3.0	2.0	1344	$1,780	$1.32	45d	1	0.92mi
5868 Dan Dr Ellenwood, GA	3.0	2.0	1854	$2,300	$1.24	45d	1	0.95mi
2861 Panther Ct Rex, GA	3.0	2.0	1296	$1,680	$1.30	4d	1	0.96mi
2958 Stone Creek Dr Rex, GA	3.0	2.0	1506	$1,800	$1.20	14d	1	0.97mi
6478 Bobolink Ct Rex, GA	4.0	2.0	1626	$1,911	$1.18	21d	1	0.98mi
6494 Bobolink Ct Rex, GA	3.0	2.0	1310	$1,630	$1.24	1d	1	0.99mi
1932 Carla Dr Morrow, GA	3.0	2.0	1324	$1,730	$1.31	4d	1	1.01mi
6451 Carolyn Ct Rex, GA	3.0	2.0	1523	$1,665	$1.09	45d	1	1.07mi
6137 Harvard Ct Morrow, GA	3.0	2.0	1320	$1,531	$1.16	1d	1	1.10mi
6917 Knollwood Dr Morrow, GA	3.0	2.0	1604	$1,671	$1.04	45d	1	1.10mi
5789 Colt Ct Ellenwood, GA	4.0	3.0	1877	$2,020	$1.08	45d	1	1.10mi
5762 Northspring Dr Ellenwood, GA	3.0	2.0	1577	$1,705	$1.08	14d	1	1.20mi
6855 Red Maple Dr Rex, GA	3.0	2.0	1252	$1,740	$1.39	26d	1	1.23mi
6855 Red Maple Dr Rex, GA	3.0	2.0	1252	$1,740	$1.39	45d	1	1.23mi
6824 Red Maple Dr Rex, GA	4.0	2.0	1542	$1,951	$1.27	26d	1	1.24mi
5731 Buck Ct Ellenwood, GA	3.0	2.0	1242	$1,525	$1.23	14d	1	1.24mi
5720 Buck Ct Ellenwood, GA	3.0	2.0	1232	$1,850	$1.50	26d	1	1.25mi
5704 Wesson Dr Ellenwood, GA	3.0	2.0	1480	$1,710	$1.16	45d	1	1.26mi
2874 Preston Dr Rex, GA	4.0	2.5	2177	$1,865	$0.86	6d	1	1.29mi

Listing history 18 events

1. 2026-05-14
   status Under Contract 548-char remark

   Show marketing remark (548 chars)

   Discover comfort and convenience in this charming home located on a quiet cul-de-sac in Morrow. This inviting property features a bright and functional layout with spacious living areas perfect for relaxing or entertaining. The kitchen offers plenty of cabinet storage and flows easily into the dining and living spaces. Well-sized bedrooms provide comfort for family or guests, and the home's layout offers flexibility for a home office or playroom. Outside, enjoy a private yard with room for outdoor seating, gardening, or weekend activities.

2. 2026-03-12
   price $164,900 548-char remark

   Show marketing remark (548 chars)

   Discover comfort and convenience in this charming home located on a quiet cul-de-sac in Morrow. This inviting property features a bright and functional layout with spacious living areas perfect for relaxing or entertaining. The kitchen offers plenty of cabinet storage and flows easily into the dining and living spaces. Well-sized bedrooms provide comfort for family or guests, and the home's layout offers flexibility for a home office or playroom. Outside, enjoy a private yard with room for outdoor seating, gardening, or weekend activities.

3. 2026-02-25
   price $169,900 548-char remark

   Show marketing remark (548 chars)

   Discover comfort and convenience in this charming home located on a quiet cul-de-sac in Morrow. This inviting property features a bright and functional layout with spacious living areas perfect for relaxing or entertaining. The kitchen offers plenty of cabinet storage and flows easily into the dining and living spaces. Well-sized bedrooms provide comfort for family or guests, and the home's layout offers flexibility for a home office or playroom. Outside, enjoy a private yard with room for outdoor seating, gardening, or weekend activities.

4. 2026-01-30
   price $174,900 548-char remark

   Show marketing remark (548 chars)

   Discover comfort and convenience in this charming home located on a quiet cul-de-sac in Morrow. This inviting property features a bright and functional layout with spacious living areas perfect for relaxing or entertaining. The kitchen offers plenty of cabinet storage and flows easily into the dining and living spaces. Well-sized bedrooms provide comfort for family or guests, and the home's layout offers flexibility for a home office or playroom. Outside, enjoy a private yard with room for outdoor seating, gardening, or weekend activities.

5. 2026-01-23
   price $179,900 548-char remark

   Show marketing remark (548 chars)

   Discover comfort and convenience in this charming home located on a quiet cul-de-sac in Morrow. This inviting property features a bright and functional layout with spacious living areas perfect for relaxing or entertaining. The kitchen offers plenty of cabinet storage and flows easily into the dining and living spaces. Well-sized bedrooms provide comfort for family or guests, and the home's layout offers flexibility for a home office or playroom. Outside, enjoy a private yard with room for outdoor seating, gardening, or weekend activities.

6. 2026-01-09
   price $184,900 548-char remark

   Show marketing remark (548 chars)

   Discover comfort and convenience in this charming home located on a quiet cul-de-sac in Morrow. This inviting property features a bright and functional layout with spacious living areas perfect for relaxing or entertaining. The kitchen offers plenty of cabinet storage and flows easily into the dining and living spaces. Well-sized bedrooms provide comfort for family or guests, and the home's layout offers flexibility for a home office or playroom. Outside, enjoy a private yard with room for outdoor seating, gardening, or weekend activities.

7. 2025-12-19
   listed $189,900 New 548-char remark

   Show marketing remark (548 chars)

   Discover comfort and convenience in this charming home located on a quiet cul-de-sac in Morrow. This inviting property features a bright and functional layout with spacious living areas perfect for relaxing or entertaining. The kitchen offers plenty of cabinet storage and flows easily into the dining and living spaces. Well-sized bedrooms provide comfort for family or guests, and the home's layout offers flexibility for a home office or playroom. Outside, enjoy a private yard with room for outdoor seating, gardening, or weekend activities.

8. 2022-02-16
   soldstatus $4,857,881
9. 2017-07-31
   soldstatus $592,000
10. 2014-01-14
    soldstatus $58,000
11. 2010-11-19
    price $39,500 Back On Market
12. 2007-12-14
    soldstatus $84,000
13. 2007-11-29
    soldstatus $48,000
14. 2007-07-03
    listed $49,900
15. 2006-10-11
    soldstatus $128,000
16. 1992-10-15
    soldstatus $25,900
17. 1992-10-13
    soldstatus $52,000
18. 1986-03-31
    soldstatus $50,500

ⓘ 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: $2,650 · $221/mo
• Projected year-2 tax: $2,650 · $221/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 6/10 Major 27% 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: $21,519
• − Mortgage interest: −$9,237
• − Property taxes: −$2,650
• − Insurance: −$824
• − Repairs & maintenance: −$1,722
• − Management: −$1,722
• − Depreciation: −$4,797
• Taxable income: $567
• Est. tax owed @ 24.0%: −$136
• After-tax cash flow: $3,012/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

+226.5% since first listed

18 events — show timeline

• 2026-05-14 Pending — GAMLS
• 2026-03-12 Price Changed $164,900 GAMLS
• 2026-02-25 Price Changed $169,900 GAMLS
• 2026-01-30 Price Changed $174,900 GAMLS
• 2026-01-23 Price Changed $179,900 GAMLS
• 2026-01-09 Price Changed $184,900 GAMLS
• 2025-12-19 Listed $189,900 GAMLS
• 2022-02-16 Sold (Public Records) $4,857,881 Public Records
• 2017-07-31 Sold (Public Records) $592,000 Public Records
• 2014-01-14 Sold (Public Records) $58,000 Public Records
• 2010-11-19 Price Changed $39,500 GAMLS
• 2007-12-14 Sold (Public Records) $84,000 Public Records
• 2007-11-29 Sold (MLS) $48,000 FMLS
• 2007-07-03 Listed $49,900 FMLS
• 2006-10-11 Sold (Public Records) $128,000 Public Records
• 1992-10-15 Sold (Public Records) $25,900 Public Records
• 1992-10-13 Sold (Public Records) $52,000 Public Records
• 1986-03-31 Sold (Public Records) $50,500 Public Records

Property tax history

+3.7%/yr

Latest (2025): $2,650 · -1.8% YoY. Source: county tax records.