1112 Reynolds Ct · Forest Park, GA 30260

$159,900

3 bd · 2.0 ba · 1,783 sqft · SingleFamily public records · 48 Days on market

Built 1986 0.32 ac lot $90/sqft · 34% below area Est $242k · 34% under

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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 +27.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +6.9/10.0
• 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

Welcome to this perfect investment property that will work for either a fix and flip or a buy and hold. This home is in the perfect area, located just one mile away from Walmart, salons, stores, and restaurants. It is also only minutes from Southlake Mall, the AMC Theater, and Morrow Park. Renovated comps in the area are selling around 250k or a bit more, making this an excellent opportunity for investors. The roof was replaced about five years ago, providing peace of mind for future owners. The property features a fenced, big backyard that offers plenty of space for gatherings, pets, or outdoor activities. Inside, the home offers three bedrooms and two bathrooms with almost 1,800 square feet of living space. It includes a one car garage, and the interior is very spacious, especially the bedrooms. The big sunroom is perfect for entertaining guests, while the huge master bedroom includes a walk in closet and a large bathroom. Additional features include a big driveway and one of the few, if not the only, homes on the street with a beautiful front porch. While the house needs some TLC, it has incredible potential and great bones for the right buyer. Don't wait to see this home and take advantage of the opportunity to create value in a growing area. CASH ONLY!

Key facts

• Fenced big backyard
• Big sunroom
• 0.32 acre lot

Tags

• FENCED BIG BACKYARD
• BIG SUNROOM
• BEAUTIFUL FRONT PORCH

Property features AI

Exterior

• Parking: Garage (1 car)
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Water service available
• Home design: One-level home; Resale property; Shingle roof; Slab foundation
• Construction: Cement siding, concrete, and stone exterior materials
• Exterior features: Front porch; Balcony; Back yard fencing; Shed(s)

Interior

• Kitchen: Dishwasher; Double oven; Gas cooktop; Range hood; Solid surface and other surface countertops
• Bedrooms: Three main-level bedrooms; Master bedroom on main level
• Flooring: Carpet; Ceramic tile; Hardwood
• Bathrooms: Two full bathrooms; Both full bathrooms are on the main level; Master bath has skylights and other features
• Heating & cooling: Central heating; Ceiling fan(s) for cooling
• Interior features: Walk-in closet(s); Other interior features; One fireplace located in the living room; Sun room
• Laundry & utility: Laundry located on main level; Laundry in kitchen and laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $448 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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: Lake City Elementary School (math 17% / reading 17%, grade F, #936 of 1,228 statewide, top 79%, 509 students, 90% FRL); Babb Middle School (math 24% / reading 34%, grade F, #249 of 470 statewide, top 55%, 888 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); 166 active listings in the ZIP; 12 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 43% 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 48 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 3 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 $64k; list at $160k implies a 150% 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 $155,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.19% ✓
• Cap rate: 9.66%
• Cash-on-cash: 12.01%
• DSCR: 1.53
• GRM: 7.0

CMA / ARV

• ARV (median comp): $241,581
• List price: $159,900
• Delta: -33.81%
• 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
1058 Phillips Cir	0.19mi	3/2.0	1,712 (-4%)	2mo	$225,000	$131	83
5655 Pine Meadows Ct	0.18mi	3/2.5	1,700 (-5%)	3mo	$240,000	$141	80
5714 Phillips Dr	0.25mi	3/2.0	1,680 (-6%)	5mo	$205,000	$122	75
1094 Reynolds Ct	0.05mi	3/2.0	1,558 (-13%)	12mo	$150,000	$96	67
1196 Burbank Trl	0.71mi	3/2.0	1,798 (+1%)	8mo	$201,000	$112	59
5436 Ahyoka Dr	0.29mi	4/2.5 (+1)	1,608 (-10%)	11mo	$250,000	$155	54
1207 Ellington Dr	0.47mi	3/2.0	1,587 (-11%)	8mo	$250,000	$158	53
5529 Cypress Dr	0.48mi	2/1.0 (-1)	1,629 (-9%)	2mo	$130,000	$80	53
1199 Ellington Dr	0.46mi	3/2.5	1,595 (-10%)	10mo	$260,000	$163	51
1139 Pine Mountain Dr	0.44mi	3/1.0	1,540 (-14%)	9mo	$150,000	$97	46
1064 Helen St	0.71mi	4/3.0 (+1)	1,848 (+4%)	9mo	$305,000	$165	44
766 Virginia Cir	0.73mi	4/2.5 (+1)	1,681 (-6%)	10mo	$187,000	$111	41

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: -1.8%
• Equity multiple: 0.93×
• Total profit: $-2,968
• Equity at exit: $23,842

10-year hold

• IRR: 4.4%
• Equity multiple: 1.28×
• Total profit: $12,550
• Equity at exit: $13,825

Cash invested: $44,772 (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: 166
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,908 high
• Mortgage (P&I): −$839
• Tax from tax record: −$154 /mo · $1,850/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $448

Break-even live

Break-even rent $1,341

Max offer price $159,900

Occupancy floor 72%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5552 Phillips Dr Morrow, GA	3.0	2.0	1750	$1,816	$1.04	5d	1	0.08mi
63 Werner Brook Way SW Atlanta, GA	4.0	3.5	1946	$2,700	$1.39	24d	1	0.91mi
5504 Moriah Ln Forest Park, GA	3.0	2.0	1320	$1,699	$1.29	22d	1	0.98mi
686 Morrow Rd Forest Park, GA	3.0	2.0	1400	$1,950	$1.39	24d	1	1.08mi
686 Morrow Rd Forest Park, GA	3.0	2.0	1320	$1,950	$1.48	17d	1	1.08mi
5543 Pineridge Ct Forest Park, GA	3.0	2.5	1408	$1,595	$1.13	24d	1	1.28mi
421 Springside Dr Forest Park, GA	3.0	1.5	1764	$1,750	$0.99	43d	1	1.32mi
1055 Pinecrest Dr Forest Park, GA	3.0	1.5	2039	$2,100	$1.03	43d	1	1.34mi
626 Hickory Ct Forest Park, GA	3.0	2.0	1664	$1,595	$0.96	3d	1	1.39mi
6273 Graceland Cir Morrow, GA	2.0	2.0	1657	$1,695	$1.02	20d	1	1.40mi
1227 Dove Ct Morrow, GA	3.0	2.0	1634	$1,750	$1.07	43d	1	1.41mi
5969 Twilight Trl Morrow, GA	4.0	2.0	1887	$2,015	$1.07	4d	1	1.44mi

Listing history 20 events

1. 2026-06-17
   status $159,900 Pending 48 DOM

   Show marketing remark (1277 chars)

   Welcome to this perfect investment property that will work for either a fix and flip or a buy and hold. This home is in the perfect area, located just one mile away from Walmart, salons, stores, and restaurants. It is also only minutes from Southlake Mall, the AMC Theater, and Morrow Park. Renovated comps in the area are selling around 250k or a bit more, making this an excellent opportunity for investors. The roof was replaced about five years ago, providing peace of mind for future owners. The property features a fenced, big backyard that offers plenty of space for gatherings, pets, or outdoor activities. Inside, the home offers three bedrooms and two bathrooms with almost 1,800 square feet of living space. It includes a one car garage, and the interior is very spacious, especially the bedrooms. The big sunroom is perfect for entertaining guests, while the huge master bedroom includes a walk in closet and a large bathroom. Additional features include a big driveway and one of the few, if not the only, homes on the street with a beautiful front porch. While the house needs some TLC, it has incredible potential and great bones for the right buyer. Don't wait to see this home and take advantage of the opportunity to create value in a growing area. CASH ONLY!

2. 2026-06-17
   days on market $159,900 Active 48 DOM

   Show marketing remark (1277 chars)

   Welcome to this perfect investment property that will work for either a fix and flip or a buy and hold. This home is in the perfect area, located just one mile away from Walmart, salons, stores, and restaurants. It is also only minutes from Southlake Mall, the AMC Theater, and Morrow Park. Renovated comps in the area are selling around 250k or a bit more, making this an excellent opportunity for investors. The roof was replaced about five years ago, providing peace of mind for future owners. The property features a fenced, big backyard that offers plenty of space for gatherings, pets, or outdoor activities. Inside, the home offers three bedrooms and two bathrooms with almost 1,800 square feet of living space. It includes a one car garage, and the interior is very spacious, especially the bedrooms. The big sunroom is perfect for entertaining guests, while the huge master bedroom includes a walk in closet and a large bathroom. Additional features include a big driveway and one of the few, if not the only, homes on the street with a beautiful front porch. While the house needs some TLC, it has incredible potential and great bones for the right buyer. Don't wait to see this home and take advantage of the opportunity to create value in a growing area. CASH ONLY!

3. 2026-06-16
   days on market $159,900 Active 47 DOM
4. 2026-06-15
   days on market $159,900 Active 46 DOM
5. 2026-06-13
   days on market $159,900 Active 44 DOM
6. 2026-06-09
   days on market $159,900 Active 40 DOM
7. 2026-06-08
   days on market $159,900 Active 39 DOM
8. 2026-06-07
   days on market $159,900 Active 38 DOM
9. 2026-06-04
   days on market $159,900 Active 35 DOM
10. 2026-06-03
    days on market $159,900 Active 34 DOM
11. 2026-06-02
    days on market $159,900 Active 33 DOM
12. 2026-06-01
    days on market $159,900 Active 32 DOM
13. 2026-05-31
    days on market $159,900 Active 31 DOM
14. 2026-04-30
    listed $164,900 Active 1277-char remark
15. 2025-11-26
    status Under Contract
16. 2025-11-25
    historical
17. 2025-11-17
    price $159,900
18. 2025-11-12
    listed $164,900 New

    Show marketing remark (1277 chars)

    Welcome to this perfect investment property that will work for either a fix and flip or a buy and hold. This home is in the perfect area, located just one mile away from Walmart, salons, stores, and restaurants. It is also only minutes from Southlake Mall, the AMC Theater, and Morrow Park. Renovated comps in the area are selling around 250k or a bit more, making this an excellent opportunity for investors. The roof was replaced about five years ago, providing peace of mind for future owners. The property features a fenced, big backyard that offers plenty of space for gatherings, pets, or outdoor activities. Inside, the home offers three bedrooms and two bathrooms with almost 1,800 square feet of living space. It includes a one car garage, and the interior is very spacious, especially the bedrooms. The big sunroom is perfect for entertaining guests, while the huge master bedroom includes a walk in closet and a large bathroom. Additional features include a big driveway and one of the few, if not the only, homes on the street with a beautiful front porch. While the house needs some TLC, it has incredible potential and great bones for the right buyer. Don't wait to see this home and take advantage of the opportunity to create value in a growing area. CASH ONLY!

19. 2025-11-12
    listed $164,900 New

    Show marketing remark (1277 chars)

    Welcome to this perfect investment property that will work for either a fix and flip or a buy and hold. This home is in the perfect area, located just one mile away from Walmart, salons, stores, and restaurants. It is also only minutes from Southlake Mall, the AMC Theater, and Morrow Park. Renovated comps in the area are selling around 250k or a bit more, making this an excellent opportunity for investors. The roof was replaced about five years ago, providing peace of mind for future owners. The property features a fenced, big backyard that offers plenty of space for gatherings, pets, or outdoor activities. Inside, the home offers three bedrooms and two bathrooms with almost 1,800 square feet of living space. It includes a one car garage, and the interior is very spacious, especially the bedrooms. The big sunroom is perfect for entertaining guests, while the huge master bedroom includes a walk in closet and a large bathroom. Additional features include a big driveway and one of the few, if not the only, homes on the street with a beautiful front porch. While the house needs some TLC, it has incredible potential and great bones for the right buyer. Don't wait to see this home and take advantage of the opportunity to create value in a growing area. CASH ONLY!

20. 1987-03-03
    soldstatus $63,900

ⓘ 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: $1,850 · $154/mo
• Projected year-2 tax: $1,850 · $154/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 · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,896
• − Mortgage interest: −$8,957
• − Property taxes: −$1,850
• − Insurance: −$800
• − Repairs & maintenance: −$1,832
• − Management: −$1,832
• − Depreciation: −$4,652
• Taxable income: $2,975
• Est. tax owed @ 24.0%: −$714
• After-tax cash flow: $4,662/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: Clayton County · 230,153 people
• City population: 29,210
• 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

+150.2% since first listed

11 events — show timeline

• 2026-06-17 Pending — GAMLS
• 2026-06-17 Pending — FMLS
• 2026-05-29 Price Changed $159,900 FMLS
• 2026-05-29 Price Changed $159,900 GAMLS
• 2026-04-30 Listed $164,900 FMLS
• 2025-11-26 Pending — GAMLS
• 2025-11-25 Listing Removed — GAMLS
• 2025-11-17 Price Changed $159,900 GAMLS
• 2025-11-12 Listed $164,900 GAMLS
• 2025-11-12 Listed $164,900 GAMLS
• 1987-03-03 Sold (Public Records) $63,900 Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,850 · +3.9% YoY. Source: county tax records.