6485 Bobolink Ct · Morrow, GA 30273

$224,900

4 bd · 3.0 ba · 1,818 sqft · SingleFamily public records · 33 Days on market

Built 1978 $124/sqft · 6% below area Est $240k · 6% under

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Why this score? — see what drove the D 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 +12.4/30.0
• ARV discount +10.4/15.0
• 1% rule +4.0/10.0
• DSCR +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming, well-kept split-level property for under $250K. Whether you're a savvy investor looking to expand your portfolio, or owner-occupant simply looking for a spacious move-in ready place to call home, this is it. This house boasts 4 nice-sized bedrooms, 2 full baths, one half bath, separate living and dining rooms, updated kitchen with granite countertops, stainless steel appliances, screened in sunroom and spacious deck overlooking a private backyard. Downstairs boasts a large family room with masonry fireplace. Perfect spot to cozy up during this time of year. Don't miss the opportunity to make this house your home. No HOA. No rental restrictions!

Key facts

• Screened in sunroom
• Spacious deck
• Updated kitchen

Tags

• SPLIT-LEVEL PROPERTY
• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SCREENED IN SUNROOM
• SPACIOUS DECK

Property features AI

Finance

• Other: Located in the Menlo Park subdivision
• HOA & community: No HOA

Exterior

• Parking: Attached garage
• Utilities: Public water; Public sewer; Cable available; Electricity available; High-speed internet available; Natural gas available
• Home design: Single-family residence; House with multi/split levels; Resale property
• Construction: Built in 1978; Brick and press board construction; Composition roof; House structure type
• Exterior features: Level lot

Interior

• Kitchen: Cooktop; Dishwasher; Microwave; Stainless steel appliances
• Bedrooms: 4 bedrooms total (3 on main level, 1 on lower level)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Natural gas heat; Central air; Ceiling fans
• Interior features: Den; Other interior features; Living area reported from public records
• Laundry & utility: Laundry room; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-36 ($-427/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (10.0% below list).
• Recommended offer: $202k (10.0% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.9% in Morrow — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); Rex Mill Middle School (math 17% / reading 29%, grade F, #321 of 470 statewide, top 69%, 974 students, 91% FRL); Mount Zion High School (math 2% / reading 23%, grade F, #333 of 424 statewide, top 78%, 1,239 students, 91% FRL).
• Market conditions: Rents rising (+1.2%/yr); 85 active listings in the ZIP; 40 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 33% of the median local income ($74k/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 $2k of loan paydown is wiped out by about $7k 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 33 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago 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 $155k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $202,362 (10.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.90% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.68%
• DSCR: 0.97
• GRM: 9.3

CMA / ARV

• ARV (median comp): $240,285
• List price: $224,900
• Delta: -4.32%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6493 Menlo Way	0.08mi	4/2.0	1,783 (-2%)	2mo	$315,000	$177	88
6677 Fielder Rd	0.38mi	3/2.0 (-1)	1,880 (+3%)	4mo	$282,000	$150	65
6637 Bedford Rd	0.43mi	4/2.0	1,675 (-8%)	2mo	$230,000	$137	61
6485 Carolyn Ct	0.13mi	3/2.0 (-1)	1,574 (-13%)	9mo	$160,000	$102	55
6722 Bent Creek Dr	0.59mi	3/2.0 (-1)	1,788 (-2%)	7mo	$181,500	$102	55
6754 Bedford Rd	0.60mi	3/2.0 (-1)	1,796 (-1%)	10mo	$203,000	$113	53
6684 Londonderry Dr	0.60mi	4/2.5	1,575 (-13%)	1mo	$200,000	$127	47
6410 Highway 42	0.50mi	3/2.0 (-1)	2,023 (+11%)	6mo	$305,000	$151	44
2681 Heritage Ln	0.75mi	4/2.0	1,664 (-8%)	3mo	$210,000	$126	44
6709 Londonderry Dr	0.66mi	4/2.5	1,976 (+9%)	11mo	$282,000	$143	43
2718 Somerton Dr	0.68mi	4/2.0	1,652 (-9%)	8mo	$122,500	$74	43
6427 Bennett Dr	0.52mi	3/2.0 (-1)	1,559 (-14%)	6mo	$210,000	$135	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 · 1.19% rent growth · sell at horizon

5-year hold

• IRR: -19.5%
• Equity multiple: 0.33×
• Total profit: $-42,251
• Equity at exit: $33,533

10-year hold

• IRR: -16.8%
• Equity multiple: 0.15×
• Total profit: $-53,712
• Equity at exit: $19,445

Cash invested: $62,972 (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 30273

• Home prices YoY: -28.4%
• Rents YoY: 1.2%
• Active inventory: 85
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,024 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$361 /mo · $4,334/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $-36

Break-even live

Break-even rent $2,069

Max offer price $218,611

Occupancy floor 97%

Sensitivity live

Price	-10% $92	-5% $28	+0% $-36	+5% $-99	+10% $-163
Rent	-10% $-195	-5% $-116	+0% $-36	+5% $44	+10% $124
Rate	-1.0pp $78	-0.5pp $22	base $-36	+0.5pp $-94	+1.0pp $-153

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6478 Bobolink Ct Rex, GA	4.0	2.0	1626	$1,911	$1.18	21d	1	0.03mi
6494 Bobolink Ct Rex, GA	3.0	2.0	1310	$1,630	$1.24	0d	1	0.05mi
6498 Menlo Way Rex, GA	4.0	2.0	1246	$1,895	$1.52	25d	1	0.07mi
6451 Carolyn Ct Rex, GA	3.0	2.0	1523	$1,665	$1.09	45d	1	0.13mi
6373 Priscilla Ct Morrow, GA	4.0	2.5	2386	$1,600	$0.67	45d	1	0.37mi
6511 Mill Ct Morrow, GA	3.0	2.0	1454	$1,881	$1.29	45d	1	0.47mi
2866 Panther Ct Rex, GA	3.0	2.0	1344	$1,780	$1.32	45d	1	0.48mi
2861 Panther Ct Rex, GA	3.0	2.0	1296	$1,680	$1.30	3d	1	0.50mi
6234 Culver Dr Morrow, GA	4.0	3.0	1748	$2,350	$1.34	6d	1	0.51mi
6698 Bent Creek Dr Rex, GA	3.0	2.0	1572	$1,840	$1.17	45d	1	0.59mi
2958 Stone Creek Dr Rex, GA	3.0	2.0	1506	$1,800	$1.20	14d	1	0.59mi
6722 Bent Creek Dr Rex, GA	3.0	2.0	1788	$2,030	$1.14	14d	1	0.61mi
6684 Londonderry Dr Morrow, GA	5.0	2.5	2175	$2,000	$0.92	14d	1	0.62mi
6824 Red Maple Dr Rex, GA	4.0	2.0	1542	$1,951	$1.27	25d	1	0.69mi
3160 Creekwood Dr Rex, GA	4.0	2.5	1612	$1,945	$1.21	45d	1	0.69mi
3280 Canterbury Trl Rex, GA	5.0	2.5	1370	$2,061	$1.50	45d	1	0.70mi
3327 Creekwood Dr Rex, GA	3.0	2.0	1728	$1,466	$0.85	6d	1	0.73mi
6855 Red Maple Dr Rex, GA	3.0	2.0	1252	$1,740	$1.39	25d	1	0.74mi
6855 Red Maple Dr Rex, GA	3.0	2.0	1252	$1,740	$1.39	45d	1	0.74mi
2607 Sparta Dr Morrow, GA	4.0	2.5	2022	$2,100	$1.04	25d	1	0.76mi
2588 Monica Way Morrow, GA	3.0	2.0	1706	$1,650	$0.97	4d	1	0.80mi
6595 Mount Zion Blvd Morrow, GA	1.0–3.0	1.0–2.0	1175	$1,749	$1.49	0d	11	0.83mi
6898 Babbling Brook Dr Rex, GA	3.0	2.5	1564	$2,000	$1.28	45d	1	0.83mi
2874 Preston Dr Rex, GA	4.0	2.5	2177	$1,865	$0.86	5d	1	0.86mi
6917 Knollwood Dr Morrow, GA	3.0	2.0	1604	$1,671	$1.04	45d	1	1.03mi
6300 Ellenwood Dr Rex, GA	3.0	2.5	1388	$1,699	$1.22	11d	1	1.07mi
3133 Glen Hollow Dr Rex, GA	3.0	2.5	2088	$1,960	$0.94	3d	1	1.10mi
3410 Poplar Ridge Dr Rex, GA	3.0	2.0	1725	$2,040	$1.18	6d	1	1.12mi
6560 Maddox Rd Morrow, GA	3.0	2.0	1350	$1,781	$1.32	14d	1	1.13mi
6437 Maddox Rd Morrow, GA	3.0	2.0	1694	$1,818	$1.07	25d	1	1.15mi
3161 Glen Hollow Dr Rex, GA	3.0	2.0	2253	$1,795	$0.80	0d	1	1.18mi
3161 Glen Hollow Dr Rex, GA	3.0	2.0	2253	$1,845	$0.82	23d	1	1.18mi
6876 Lockley Ct Rex, GA	3.0	2.0	1884	$1,925	$1.02	25d	1	1.18mi
6876 Lockley Ct Rex, GA	3.0	2.5	1884	$1,925	$1.02	45d	1	1.18mi
2822 Chelsey Trl Jonesboro, GA	4.0	2.0	1225	$1,725	$1.41	45d	1	1.19mi
2822 Chelsey Trl Jonesboro, GA	4.0	2.0	1225	$1,725	$1.41	0d	1	1.19mi
6043 Deerfield Ct Morrow, GA	3.0	2.0	1370	$1,741	$1.27	0d	1	1.24mi
3360 Waggoner Ln Rex, GA	4.0	3.0	1948	$2,135	$1.10	12d	1	1.26mi
6596 Fleming Rd Morrow, GA	4.0	2.5	1847	$1,873	$1.01	22d	1	1.28mi
6596 Fleming Rd Morrow, GA	4.0	2.5	1847	$1,873	$1.01	6d	1	1.28mi

Listing history 43 events

1. 2026-06-21
   days on market $224,900 Active 33 DOM
2. 2026-06-18
   days on market $224,900 Active 30 DOM
3. 2026-06-17
   days on market $224,900 Active 29 DOM
4. 2026-06-16
   days on market $224,900 Active 28 DOM
5. 2026-06-15
   days on market $224,900 Active 27 DOM
6. 2026-06-13
   pricedays on market $224,900 Active 25 DOM
7. 2026-06-09
   days on market $229,900 Active 21 DOM
8. 2026-06-08
   days on market $229,900 Active 20 DOM
9. 2026-06-07
   days on market $229,900 Active 19 DOM
10. 2026-06-04
    days on market $229,900 Active 16 DOM
11. 2026-06-03
    days on market $229,900 Active 15 DOM
12. 2026-06-02
    statusdays on market $229,900 Active 14 DOM
13. 2026-06-01
    days on market $229,900 New 13 DOM
14. 2026-05-31
    days on market $229,900 New 12 DOM
15. 2026-05-19
    listed $229,900 New 678-char remark
16. 2026-05-16
    historical
17. 2026-05-15
    status Back On Market
18. 2026-05-11
    status Under Contract
19. 2026-04-21
    price $229,900
20. 2026-04-06
    price $234,900
21. 2026-03-22
    price $239,900
22. 2026-02-27
    price $244,900
23. 2026-01-16
    listed $249,900 New
24. 2025-12-31
    historical
25. 2025-12-17
    price $228,800
26. 2025-12-17
    price $228,800
27. 2025-12-10
    price $233,800
28. 2025-12-10
    price $233,800
29. 2025-12-05
    price $238,800
30. 2025-12-05
    price $238,800
31. 2025-11-24
    price $243,800
32. 2025-11-24
    price $243,800
33. 2025-11-21
    price $248,800
34. 2025-11-21
    price $248,800
35. 2025-11-20
    price $258,800
36. 2025-11-20
    price $258,800
37. 2025-11-14
    listed $259,800 New
38. 2019-02-07
    soldstatus $155,000
39. 2019-01-29
    soldstatus $155,000 Sold
40. 2019-01-21
    status Under Contract
41. 2019-01-12
    listed $159,000 New
42. 1997-05-06
    soldstatus $89,000
43. 1978-06-29
    soldstatus $39,200

ⓘ 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: $4,334 · $361/mo
• Projected year-2 tax: $4,334 · $361/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 ≥107°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: $24,283
• − Mortgage interest: −$12,598
• − Property taxes: −$4,334
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,943
• − Management: −$1,943
• − Depreciation: −$6,543
• Taxable loss: −$4,201
• Est. tax savings @ 24.0%: +$1,008
• After-tax cash flow: $581/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): 17,844
• Household income: $73,502
• Rent vs Own: 20.4% rent · 79.6% own
• Severe rent burden: 270.0

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 63% White 16% Hispanic / Latino 10% Asian 6% Two or more races 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 1% Serbian 1% Ukrainian 1%
• Foreign-born: 11% · Vietnam, Canada
• Languages at home: 82% English-only · Spanish 7% Vietnamese 6% French/Haitian/Cajun 3%

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: ▼ -74.65%
• Current HPI: 188.3712
• Rent YoY: ▲ 1.19%
• 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

+473.7% since first listed

30 events — show timeline

• 2026-06-10 Price Changed $224,900 GAMLS
• 2026-05-19 Listed $229,900 GAMLS
• 2026-05-16 Listing Removed — GAMLS
• 2026-05-15 Relisted — GAMLS
• 2026-05-11 Pending — GAMLS
• 2026-04-21 Price Changed $229,900 GAMLS
• 2026-04-06 Price Changed $234,900 GAMLS
• 2026-03-22 Price Changed $239,900 GAMLS
• 2026-02-27 Price Changed $244,900 GAMLS
• 2026-01-16 Listed $249,900 GAMLS
• 2025-12-31 Listing Removed — GAMLS
• 2025-12-17 Price Changed $228,800 CGMLS
• 2025-12-17 Price Changed $228,800 GAMLS
• 2025-12-10 Price Changed $233,800 CGMLS
• 2025-12-10 Price Changed $233,800 GAMLS
• 2025-12-05 Price Changed $238,800 CGMLS
• 2025-12-05 Price Changed $238,800 GAMLS
• 2025-11-24 Price Changed $243,800 CGMLS
• 2025-11-24 Price Changed $243,800 GAMLS
• 2025-11-21 Price Changed $248,800 CGMLS
• 2025-11-21 Price Changed $248,800 GAMLS
• 2025-11-20 Price Changed $258,800 CGMLS
• 2025-11-20 Price Changed $258,800 GAMLS
• 2025-11-14 Listed $259,800 GAMLS
• 2019-02-07 Sold (Public Records) $155,000 Public Records
• 2019-01-29 Sold (MLS) $155,000 GAMLS
• 2019-01-21 Pending — GAMLS
• 2019-01-12 Listed $159,000 GAMLS
• 1997-05-06 Sold (Public Records) $89,000 Public Records
• 1978-06-29 Sold (Public Records) $39,200 Public Records

Property tax history

+5.3%/yr

Latest (2025): $4,334 · +0.4% YoY. Source: county tax records.