829 Warren Dr · Forest Park, GA 30297

$124,900

3 bd · 1.0 ba · 1,368 sqft · SingleFamily public records · 27 Days on market

Built 1957 Est $150k · 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 +24.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +6.5/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

1957 Forest Park fixer with a detached former in-law structure that appears to have plumbing and electrical already in place. This 3-bedroom, 1-bath home offers a solid renovation opportunity for an investor, contractor, rental-hold buyer, or owner-occupant looking for a project with upside. The home has deferred maintenance and needs interior restoration, including tobacco-related odor remediation and wall/ceiling discoloration, but the layout, single-level footprint, covered rear patio, and backyard structure create real value-add potential. The standout feature is the detached backyard structure, formerly used as an in-law living space. It has been vacant for years and is currently gutted, but plumbing, electrical wiring, and outlets appear to be present. With proper due diligence, renovation, permitting, and approval, this space may offer future potential as a studio, workshop, office, guest space, or accessory living area. Property is being sold as-is. Buyer should verify all property condition, square footage, zoning, permitted uses, utility status, code compliance, renovation requirements, and future use of the detached structure. Bring your contractor, your vision, and your numbers.

Key facts

• Covered rear patio
• Backyard structure
• Built 1957

Tags

• COVERED REAR PATIO
• BACKYARD STRUCTURE
• PLUMBING AND ELECTRICAL

Property features AI

Exterior

• Parking: Kitchen level parking feature
• Utilities: Public water; Septic tank sewer; Electricity available; Natural gas available; Water available
• Home design: One-level home; Fixer condition; Other ownership
• Construction: Composition roof; Block and slab foundation; Other construction materials; Built with other/unspecified materials
• Exterior features: Patio; Back yard with chain link fencing; Shed(s)

Interior

• Kitchen: No specified kitchen features; Appliances: Other
• Bedrooms: Three main-level bedrooms; Primary bedroom on the main level
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom with tub/shower combination (main level)
• Heating & cooling: Central air; Ceiling fans; Electric heating; Natural gas heating
• Interior features: Masonry fireplace; No shared/common walls; Other interior features
• Laundry & utility: Mud room for laundry/utility

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: crime F, commute F, employment D-.
• 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: Huie Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 639 students, 90% FRL); Forest Park Middle School (math 8% / reading 17%, grade F, #412 of 470 statewide, top 88%, 685 students, 90% FRL); Forest Park High School (math 8% / reading 16%, grade F, #344 of 424 statewide, top 81%, 1,765 students, 90% FRL).
• Market conditions: Rents soft (-1.0%/yr); 128 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 ($45k/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 $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.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($123k) 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 $83k; list at $125k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,026 (1.5% below list)

Questions for the listing agent

1. Built in 1957 — 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: 1.15% ✓
• Cap rate: 8.85%
• Cash-on-cash: 9.14%
• DSCR: 1.41
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $150,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4692 College St	0.21mi	3/1.5	1,312 (-4%)	13mo	$113,000	$86	71
875 Dennis Dr	0.22mi	3/2.0	1,239 (-9%)	2mo	$127,000	$103	68
990 Finley Dr	0.36mi	3/1.0	1,500 (+10%)	7mo	$110,000	$73	61
1189 Kathryn Cir	0.68mi	3/1.0	1,400 (+2%)	10mo	$215,000	$154	56
4742 West Dr	0.27mi	3/2.0	1,536 (+12%)	9mo	$200,000	$130	55
953 South Ave	0.70mi	3/2.0	1,382 (+1%)	9mo	$135,000	$98	55
828 Pinevalley Dr	0.37mi	2/1.0 (-1)	1,223 (-11%)	11mo	$155,000	$127	51
4752 Manse Dr	0.35mi	2/1.5 (-1)	1,170 (-14%)	2mo	$108,000	$92	51
821 Springvalley Dr	0.40mi	3/2.0	1,220 (-11%)	11mo	$205,000	$168	50
626 Barksdale Dr	0.53mi	3/2.0	1,211 (-12%)	7mo	$186,500	$154	46
4718 City View Dr	0.68mi	3/2.0	1,512 (+10%)	9mo	$167,000	$110	39
530 Whitley Dr	0.62mi	3/1.0	1,190 (-13%)	13mo	$99,000	$83	39

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: -5.9%
• Equity multiple: 0.79×
• Total profit: $-7,454
• Equity at exit: $18,623

10-year hold

• IRR: -0.4%
• Equity multiple: 0.98×
• Total profit: $-815
• Equity at exit: $10,799

Cash invested: $34,972 (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 30297

• Home prices YoY: -29.5%
• Rents YoY: -1.0%
• Active inventory: 128
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,438 high
• Mortgage (P&I): −$655
• Tax from tax record: −$162 /mo · $1,947/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $266

Break-even live

Break-even rent $1,100

Max offer price $124,900

Occupancy floor 76%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4711 Waldrop Dr Unit W-L05 Forest Park, GA	2.0	1.0	1100	$1,295	$1.18	44d	1	0.16mi
4663 Waldrop Dr Forest Park, GA	2.0	2.0	925	$1,095	$1.18	21d	1	0.24mi
828 Catherine St Forest Park, GA	3.0	1.0	1040	$1,440	$1.38	44d	1	0.25mi
969 Forest Ave Forest Park, GA	1.0–2.0	1.0	875	$1,300	$1.49	24d	1	0.30mi
4735 Courtney Dr Forest Park, GA	1.0–2.0	1.0–1.5	800	$1,150	$1.44	17d	5	0.31mi
676 Bridge Ave Forest Park, GA	2.0	1.0	919	$1,206	$1.31	24d	1	0.55mi
4522 Ridge Dr Forest Park, GA	3.0	2.0	1176	$1,450	$1.23	44d	1	0.64mi
774 South Ave Forest Park, GA	3.0	2.0	1041	$1,825	$1.75	4d	1	0.67mi
4548 Pine Dr Forest Park, GA	3.0	1.0	963	$1,250	$1.30	13d	1	0.68mi
4791 Tuong Yen Ct Forest Park, GA	3.0	2.0	1584	$1,885	$1.19	44d	1	0.68mi
4404 Currie Ct Forest Park, GA	3.0	2.0	1188	$1,595	$1.34	44d	1	0.72mi
514 Bridge Ave Apt D6 Forest Park, GA	1.0–2.0	1.0	800	$1,203	$1.50	15d	4	0.75mi
4560 Burks Rd Forest Park, GA	2.0	1.0	952	$1,350	$1.42	44d	1	0.76mi
4522 Ridge Dr Forest Park, GA	3.0	2.0	1176	$1,450	$1.23	4d	1	0.76mi
433 North Ave Unit 433 Forest Park, GA	3.0	2.5	1694	$1,995	$1.18	4d	1	0.77mi
4880 Hale Rd Unit B Forest Park, GA	2.0	1.0	1000	$895	$0.90	24d	1	0.79mi
573 Evergreen Ter Unit 2 Forest Park, GA	2.0	1.0	900	$1,150	$1.28	44d	1	0.80mi
521 Granade Dr Forest Park, GA	3.0	2.0	1024	$2,400	$2.34	5d	1	0.83mi
5161 Phillips Dr Forest Park, GA	2.0	1.0	992	$1,400	$1.41	24d	1	0.84mi
575 Springwood Dr Forest Park, GA	2.0	1.0	1100	$1,550	$1.41	44d	1	0.87mi
1131 Stoneybrook Rd Forest Park, GA	3.0	1.0	1053	$3,400	$3.23	44d	1	0.88mi
4309 Gilbert Pl Forest Park, GA	4.0	2.0	1660	$1,981	$1.19	4d	1	0.91mi
729 Blueridge Dr Forest Park, GA	3.0	1.0	1150	$1,505	$1.31	5d	1	0.96mi
351 Kate Dr Forest Park, GA	3.0	2.5	1415	$1,524	$1.08	11d	1	1.09mi
4241 Hendrix Dr Forest Park, GA	2.0	1.5	1050	$1,224	$1.17	2d	5	1.13mi
4168 Tara Dr Forest Park, GA	3.0	1.0	975	$1,299	$1.33	44d	1	1.17mi
4589 Ryan Rd Conley, GA	3.0	1.5	875	$3,900	$4.46	44d	1	1.29mi
1409 Rock Cut Rd Forest Park, GA	2.0	1.0	960	$900	$0.94	2d	1	1.30mi
1409 Rock Cut Rd Forest Park, GA	2.0	1.0	960	$900	$0.94	13d	1	1.31mi
1409 Rock Cut Rd Forest Park, GA	2.0	1.0	960	$900	$0.94	11d	1	1.31mi
1409 Rock Cut Rd Forest Park, GA	1.0–2.0	1.0	875	$1,100	$1.26	44d	1	1.31mi
1216 Sanders Way Morrow, GA	3.0	1.5	1110	$1,550	$1.40	24d	1	1.38mi
1381 Oakview Cir Forest Park, GA	3.0	1.0	1028	$1,500	$1.46	44d	1	1.41mi
1381 Oakview Cir Forest Park, GA	3.0	1.0	1028	$1,500	$1.46	24d	1	1.41mi
5504 Moriah Ln Forest Park, GA	3.0	2.0	1320	$1,699	$1.29	22d	1	1.49mi
421 Springside Dr Forest Park, GA	3.0	1.5	1764	$1,750	$0.99	44d	1	1.49mi

Listing history 16 events

1. 2026-06-18
   days on market $124,900 Active 27 DOM
2. 2026-06-17
   days on market $124,900 Active 26 DOM
3. 2026-06-16
   days on market $124,900 Active 25 DOM
4. 2026-06-15
   days on market $124,900 Active 24 DOM
5. 2026-06-13
   days on market $124,900 Active 22 DOM
6. 2026-06-09
   days on market $124,900 Active 18 DOM
7. 2026-06-08
   days on market $124,900 Active 17 DOM
8. 2026-06-07
   days on market $124,900 Active 16 DOM
9. 2026-06-04
   days on market $124,900 Active 13 DOM
10. 2026-06-03
    days on market $124,900 Active 12 DOM
11. 2026-06-02
    days on market $124,900 Active 11 DOM
12. 2026-06-01
    days on market $124,900 Active 10 DOM
13. 2026-05-31
    days on market $124,900 Active 9 DOM
14. 2026-05-21
    listed $124,900 New 1212-char remark

    Show marketing remark (1212 chars)

    1957 Forest Park fixer with a detached former in-law structure that appears to have plumbing and electrical already in place. This 3-bedroom, 1-bath home offers a solid renovation opportunity for an investor, contractor, rental-hold buyer, or owner-occupant looking for a project with upside. The home has deferred maintenance and needs interior restoration, including tobacco-related odor remediation and wall/ceiling discoloration, but the layout, single-level footprint, covered rear patio, and backyard structure create real value-add potential. The standout feature is the detached backyard structure, formerly used as an in-law living space. It has been vacant for years and is currently gutted, but plumbing, electrical wiring, and outlets appear to be present. With proper due diligence, renovation, permitting, and approval, this space may offer future potential as a studio, workshop, office, guest space, or accessory living area. Property is being sold as-is. Buyer should verify all property condition, square footage, zoning, permitted uses, utility status, code compliance, renovation requirements, and future use of the detached structure. Bring your contractor, your vision, and your numbers.

15. 2026-05-21
    listed $124,900 Active

    Show marketing remark (1212 chars)

    1957 Forest Park fixer with a detached former in-law structure that appears to have plumbing and electrical already in place. This 3-bedroom, 1-bath home offers a solid renovation opportunity for an investor, contractor, rental-hold buyer, or owner-occupant looking for a project with upside. The home has deferred maintenance and needs interior restoration, including tobacco-related odor remediation and wall/ceiling discoloration, but the layout, single-level footprint, covered rear patio, and backyard structure create real value-add potential. The standout feature is the detached backyard structure, formerly used as an in-law living space. It has been vacant for years and is currently gutted, but plumbing, electrical wiring, and outlets appear to be present. With proper due diligence, renovation, permitting, and approval, this space may offer future potential as a studio, workshop, office, guest space, or accessory living area. Property is being sold as-is. Buyer should verify all property condition, square footage, zoning, permitted uses, utility status, code compliance, renovation requirements, and future use of the detached structure. Bring your contractor, your vision, and your numbers.

16. 2001-04-16
    soldstatus $83,200

ⓘ 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: $1,947 · $162/mo
• Projected year-2 tax: $1,947 · $162/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 ≥104°F today · 16 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 · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,252
• − Mortgage interest: −$6,996
• − Property taxes: −$1,947
• − Insurance: −$624
• − Repairs & maintenance: −$1,380
• − Management: −$1,380
• − Depreciation: −$3,633
• Taxable income: $1,290
• Est. tax owed @ 24.0%: −$310
• After-tax cash flow: $2,888/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

• Census place: Forest Park, GA
• County: Clayton County · 230,153 people
• City population: 29,210
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 29,210
• Household income: $45,124
• Rent vs Own: 61.8% rent · 38.2% own
• Severe rent burden: 1359.0

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 0.64)
• Race & ethnicity: Black 52% Hispanic / Latino 27% White 10% Two or more races 10% Asian 6%
• Hispanic origin (detail): Mexican 19%
• Foreign-born: 18% · Canada, Vietnam, Jamaica
• Languages at home: 67% English-only · Spanish 26% Vietnamese 5% 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: ▼ -96.04%
• Current HPI: 229.5016
• Rent YoY: ▼ -0.96%
• 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

+50.1% since first listed

3 events — show timeline

• 2026-05-21 Listed $124,900 FMLS
• 2026-05-21 Listed $124,900 GAMLS
• 2001-04-16 Sold (Public Records) $83,200 Public Records

Property tax history

+4.6%/yr

Latest (2025): $1,947 · +9.0% YoY. Source: county tax records.