4708 Oak St · Forest Park, GA 30294

$125,000

3 bd · 2.0 ba · 1,025 sqft · SingleFamily public records · 140 Days on market

Built 1972 9,365 sqft lot $122/sqft · 42% below area Est $214k · 42% under

---

Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Rent growth +3.6/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sweat equity opportunity with this brick fixer-upper in Ellenwood on a quiet cul-de-sac. Rehab is needed, so financing will need to be cash, hard money, or a rehab loan. A $40K rehab will get it to move-in condition. If you choose to do a full renovation, the after-repair value is in the $200s-ideal for a handy homeowner, buy-and-hold investor, or anyone looking for a profitable flip. Prime location for growth: minutes to Hartsfield-Jackson International Airport, easy I-675 access to Downtown/Midtown Atlanta, and surrounded by Clayton County's massive logistics corridor (UPS, FedEx, fulfillment centers). Healthcare and retail jobs in Morrow are just minutes away. Bring your contractor, do your due diligence up front, and make an offer.

Key facts

• Easy i-675 access
• Quiet cul-de-sac
• 9,365 sq ft lot

Tags

• QUIET CUL-DE-SAC
• EASY I-675 ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $573 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 5.2% in Forest Park — 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 (#209 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: schools F, crime F, 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.
• Market conditions: Rents rising fast (+4.6%/yr); 244 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask is 14% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $13k; list at $125k implies a 877% 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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 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 1972 — 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: 1.47% ✓
• Cap rate: 11.79%
• Cash-on-cash: 19.63%
• DSCR: 1.87
• GRM: 5.7

CMA / ARV

• ARV (median comp): $213,725
• List price: $125,000
• Delta: -41.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2644 Farn Dr	0.74mi	3/2.0	1,120 (+9%)	2mo	$180,000	$161	48
2600 Burkshire Rd	0.63mi	3/1.5	1,086 (+6%)	13mo	$184,900	$170	48
2571 Burkshire Rd	0.65mi	3/1.5	1,155 (+13%)	17mo	$185,000	$160	32

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 · 4.56% rent growth · sell at horizon

5-year hold

• IRR: 13.5%
• Equity multiple: 1.55×
• Total profit: $19,172
• Equity at exit: $18,638

10-year hold

• IRR: 23.5%
• Equity multiple: 3.18×
• Total profit: $76,200
• Equity at exit: $10,808

Cash invested: $35,000 (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 30294

• Home prices YoY: -25.0%
• Rents YoY: 4.6%
• Active inventory: 244
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,837 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$171 /mo · $2,053/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $573

Break-even live

Break-even rent $1,112

Max offer price $125,000

Occupancy floor 64%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2655 Old Toney Rd Ellenwood, GA	3.0	1.5	1300	$1,450	$1.12	43d	1	0.26mi
4225 Cottage Ln Conley, GA	3.0	2.0	1344	$1,400	$1.04	4d	1	1.38mi
4446 Falcon Ct Conley, GA	3.0	1.5	1025	$1,600	$1.56	4d	1	1.46mi

Listing history 23 events

1. 2026-06-18
   days on market $125,000 Active 140 DOM
2. 2026-06-17
   days on market $125,000 Active 139 DOM
3. 2026-06-16
   days on market $125,000 Active 138 DOM
4. 2026-06-15
   days on market $125,000 Active 137 DOM
5. 2026-06-13
   days on market $125,000 Active 135 DOM
6. 2026-06-09
   days on market $125,000 Active 131 DOM
7. 2026-06-08
   days on market $125,000 Active 130 DOM
8. 2026-06-07
   days on market $125,000 Active 129 DOM
9. 2026-06-04
   days on market $125,000 Active 126 DOM
10. 2026-06-03
    days on market $125,000 Active 125 DOM
11. 2026-06-02
    days on market $125,000 Active 124 DOM
12. 2026-06-01
    days on market $125,000 Active 123 DOM
13. 2026-05-31
    days on market $125,000 Active 122 DOM
14. 2026-05-05
    price $125,000 745-char remark

    Show marketing remark (751 chars)

    Sweat equity opportunity with this brick fixer-upper in Ellenwood on a quiet cul-de-sac. Rehab is needed, so financing will need to be cash, hard money, or a rehab loan. A $40K rehab will get it to move-in condition. If you choose to do a full renovation, the after-repair value is in the $200s—ideal for a handy homeowner, buy-and-hold investor, or anyone looking for a profitable flip. Prime location for growth: minutes to Hartsfield-Jackson International Airport, easy I-675 access to Downtown/Midtown Atlanta, and surrounded by Clayton County's massive logistics corridor (UPS, FedEx, fulfillment centers). Healthcare and retail jobs in Morrow are just minutes away. Bring your contractor, do your due diligence up front, and make an offer.

15. 2026-05-05
    price $125,000 751-char remark

    Show marketing remark (751 chars)

    Sweat equity opportunity with this brick fixer-upper in Ellenwood on a quiet cul-de-sac. Rehab is needed, so financing will need to be cash, hard money, or a rehab loan. A $40K rehab will get it to move-in condition. If you choose to do a full renovation, the after-repair value is in the $200s—ideal for a handy homeowner, buy-and-hold investor, or anyone looking for a profitable flip. Prime location for growth: minutes to Hartsfield-Jackson International Airport, easy I-675 access to Downtown/Midtown Atlanta, and surrounded by Clayton County's massive logistics corridor (UPS, FedEx, fulfillment centers). Healthcare and retail jobs in Morrow are just minutes away. Bring your contractor, do your due diligence up front, and make an offer.

16. 2026-02-11
    status Back On Market 745-char remark

    Show marketing remark (751 chars)

    Sweat equity opportunity with this brick fixer-upper in Ellenwood on a quiet cul-de-sac. Rehab is needed, so financing will need to be cash, hard money, or a rehab loan. A $40K rehab will get it to move-in condition. If you choose to do a full renovation, the after-repair value is in the $200s—ideal for a handy homeowner, buy-and-hold investor, or anyone looking for a profitable flip. Prime location for growth: minutes to Hartsfield-Jackson International Airport, easy I-675 access to Downtown/Midtown Atlanta, and surrounded by Clayton County's massive logistics corridor (UPS, FedEx, fulfillment centers). Healthcare and retail jobs in Morrow are just minutes away. Bring your contractor, do your due diligence up front, and make an offer.

17. 2026-02-11
    status Active 751-char remark

    Show marketing remark (751 chars)

    Sweat equity opportunity with this brick fixer-upper in Ellenwood on a quiet cul-de-sac. Rehab is needed, so financing will need to be cash, hard money, or a rehab loan. A $40K rehab will get it to move-in condition. If you choose to do a full renovation, the after-repair value is in the $200s—ideal for a handy homeowner, buy-and-hold investor, or anyone looking for a profitable flip. Prime location for growth: minutes to Hartsfield-Jackson International Airport, easy I-675 access to Downtown/Midtown Atlanta, and surrounded by Clayton County's massive logistics corridor (UPS, FedEx, fulfillment centers). Healthcare and retail jobs in Morrow are just minutes away. Bring your contractor, do your due diligence up front, and make an offer.

18. 2026-01-27
    status Under Contract 745-char remark

    Show marketing remark (751 chars)

    Sweat equity opportunity with this brick fixer-upper in Ellenwood on a quiet cul-de-sac. Rehab is needed, so financing will need to be cash, hard money, or a rehab loan. A $40K rehab will get it to move-in condition. If you choose to do a full renovation, the after-repair value is in the $200s—ideal for a handy homeowner, buy-and-hold investor, or anyone looking for a profitable flip. Prime location for growth: minutes to Hartsfield-Jackson International Airport, easy I-675 access to Downtown/Midtown Atlanta, and surrounded by Clayton County's massive logistics corridor (UPS, FedEx, fulfillment centers). Healthcare and retail jobs in Morrow are just minutes away. Bring your contractor, do your due diligence up front, and make an offer.

19. 2026-01-27
    status Pending 751-char remark

    Show marketing remark (751 chars)

    Sweat equity opportunity with this brick fixer-upper in Ellenwood on a quiet cul-de-sac. Rehab is needed, so financing will need to be cash, hard money, or a rehab loan. A $40K rehab will get it to move-in condition. If you choose to do a full renovation, the after-repair value is in the $200s—ideal for a handy homeowner, buy-and-hold investor, or anyone looking for a profitable flip. Prime location for growth: minutes to Hartsfield-Jackson International Airport, easy I-675 access to Downtown/Midtown Atlanta, and surrounded by Clayton County's massive logistics corridor (UPS, FedEx, fulfillment centers). Healthcare and retail jobs in Morrow are just minutes away. Bring your contractor, do your due diligence up front, and make an offer.

20. 2026-01-27
    historical Active Under Contract 751-char remark

    Show marketing remark (751 chars)

    Sweat equity opportunity with this brick fixer-upper in Ellenwood on a quiet cul-de-sac. Rehab is needed, so financing will need to be cash, hard money, or a rehab loan. A $40K rehab will get it to move-in condition. If you choose to do a full renovation, the after-repair value is in the $200s—ideal for a handy homeowner, buy-and-hold investor, or anyone looking for a profitable flip. Prime location for growth: minutes to Hartsfield-Jackson International Airport, easy I-675 access to Downtown/Midtown Atlanta, and surrounded by Clayton County's massive logistics corridor (UPS, FedEx, fulfillment centers). Healthcare and retail jobs in Morrow are just minutes away. Bring your contractor, do your due diligence up front, and make an offer.

21. 2026-01-14
    listed $110,000 New 745-char remark

    Show marketing remark (751 chars)

    Sweat equity opportunity with this brick fixer-upper in Ellenwood on a quiet cul-de-sac. Rehab is needed, so financing will need to be cash, hard money, or a rehab loan. A $40K rehab will get it to move-in condition. If you choose to do a full renovation, the after-repair value is in the $200s—ideal for a handy homeowner, buy-and-hold investor, or anyone looking for a profitable flip. Prime location for growth: minutes to Hartsfield-Jackson International Airport, easy I-675 access to Downtown/Midtown Atlanta, and surrounded by Clayton County's massive logistics corridor (UPS, FedEx, fulfillment centers). Healthcare and retail jobs in Morrow are just minutes away. Bring your contractor, do your due diligence up front, and make an offer.

22. 2026-01-14
    listed $110,000 Active 751-char remark

    Show marketing remark (751 chars)

    Sweat equity opportunity with this brick fixer-upper in Ellenwood on a quiet cul-de-sac. Rehab is needed, so financing will need to be cash, hard money, or a rehab loan. A $40K rehab will get it to move-in condition. If you choose to do a full renovation, the after-repair value is in the $200s—ideal for a handy homeowner, buy-and-hold investor, or anyone looking for a profitable flip. Prime location for growth: minutes to Hartsfield-Jackson International Airport, easy I-675 access to Downtown/Midtown Atlanta, and surrounded by Clayton County's massive logistics corridor (UPS, FedEx, fulfillment centers). Healthcare and retail jobs in Morrow are just minutes away. Bring your contractor, do your due diligence up front, and make an offer.

23. 1993-05-07
    soldstatus $12,800

ⓘ 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: $2,053 · $171/mo
• Projected year-2 tax: $2,053 · $171/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 5/10 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: $22,043
• − Mortgage interest: −$7,002
• − Property taxes: −$2,053
• − Insurance: −$625
• − Repairs & maintenance: −$1,763
• − Management: −$1,763
• − Depreciation: −$3,636
• Taxable income: $5,200
• Est. tax owed @ 24.0%: −$1,248
• After-tax cash flow: $5,622/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 — Forest Park

• Score: 65/100
• State rank: #209
• US rank: #12698

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Henry County · 316,359 people
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 41,983
• Household income: $79,762
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 864.0

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: Predominantly Black (84%)
• Race & ethnicity: Black 84% Hispanic / Latino 7% Two or more races 6% White 6% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Hispanic 1%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 6% Vietnamese 1% French/Haitian/Cajun 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: ▼ -70.99%
• Current HPI: 213.1999
• Rent YoY: ▲ 4.56%
• 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

+876.6% since first listed

10 events — show timeline

• 2026-05-05 Price Changed $125,000 GAMLS
• 2026-05-05 Price Changed $125,000 FMLS
• 2026-02-11 Relisted — GAMLS
• 2026-02-11 Relisted — FMLS
• 2026-01-27 Pending — GAMLS
• 2026-01-27 Pending — FMLS
• 2026-01-27 Contingent — FMLS
• 2026-01-14 Listed $110,000 FMLS
• 2026-01-14 Listed $110,000 GAMLS
• 1993-05-07 Sold (Public Records) $12,800 Public Records

Property tax history

+4.4%/yr

Latest (2025): $2,053 · +118.3% YoY. Source: county tax records.