6423 Woodstone Ter · Morrow, GA 30260

$110,000

2 bd · 3.0 ba · 1,836 sqft · SingleFamily public records · 115 Days on market

Built 1972 $60/sqft · 18% below area Est $135k · 18% under $220/mo HOA · 14% of rent

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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 +29.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• 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

Look, the math on this deal is already a winner, but the real leverage is in the package play. We have this property available as part of a three-unit portfolio alongside 6424 Woodstone Way and 6421 Woodstone Terrace. If you want to scale your position in this corridor quickly, we are offering a 10% discount if you pick up two of these units, or you can take all three and we will knock 15% off the total price. That is immediate equity and an instant multi-unit footprint in a proven rental market the second you sign.

Key facts

• $220 HOA
• Parking
• Built 1972

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $387 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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, schools 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 soft (-1.0%/yr); 166 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 37% 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 $761 of loan paydown is wiped out by about $3k 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 115 days — a 9% lower offer ($100k) 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.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% 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 $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.47% ✓
• Cap rate: 10.52%
• Cash-on-cash: 15.10%
• DSCR: 1.67
• GRM: 5.7

CMA / ARV

• ARV (median comp): $134,562
• List price: $110,000
• Delta: -18.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1487 Hammack Dr	0.28mi	3/2.0 (+1)	1,714 (-7%)	18mo	$230,000	$134	52
6272 Graceland Cir	0.34mi	3/1.5 (+1)	1,746 (-5%)	19mo	$229,000	$131	50
1031 Pinecrest Dr	0.71mi	3/1.5 (+1)	2,001 (+9%)	17mo	$156,000	$78	26
1724 Argonne Dr	0.67mi	3/2.0 (+1)	1,586 (-14%)	21mo	$335,000	$211	20
6460 King George Way	0.69mi	3/1.5 (+1)	1,601 (-13%)	21mo	$225,000	$141	18

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: 1.9%
• Equity multiple: 1.07×
• Total profit: $2,213
• Equity at exit: $16,401

10-year hold

• IRR: 8.0%
• Equity multiple: 1.51×
• Total profit: $15,793
• Equity at exit: $9,511

Cash invested: $30,800 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,619 high
• Mortgage (P&I): −$577
• Tax from tax record: −$49 /mo · $590/yr
• Insurance: −$46
• HOA: −$220
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $387

Break-even live

Break-even rent $1,129

Max offer price $110,000

Occupancy floor 71%

Sensitivity live

Price	-10% $450	-5% $419	+0% $387	+5% $356	+10% $325
Rent	-10% $260	-5% $324	+0% $387	+5% $451	+10% $515
Rate	-1.0pp $443	-0.5pp $415	base $387	+0.5pp $359	+1.0pp $330

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1327 Woodstone Ter Morrow, GA	2.0	2.0	1344	$1,600	$1.19	25d	1	0.10mi
1327 Woodstone Ter Unit 1327 Morrow, GA	2.0	2.0	1344	$1,500	$1.12	25d	1	0.10mi
6273 Graceland Cir Morrow, GA	2.0	2.0	1657	$1,695	$1.02	21d	1	0.31mi
1227 Dove Ct Morrow, GA	3.0	2.0	1634	$1,750	$1.07	44d	1	0.31mi
1055 Pinecrest Dr Forest Park, GA	3.0	1.5	2039	$2,100	$1.03	44d	1	0.67mi
955 Bimini Ln Forest Park, GA	1.0	1.0	2550	$617	$0.24	44d	1	0.84mi
1811 Wendell Way Morrow, GA	3.0	2.0	1285	$1,574	$1.22	22d	1	0.85mi
1932 Carla Dr Morrow, GA	3.0	2.0	1324	$1,730	$1.31	2d	1	1.06mi
855 Mount Zion Rd Apt C1 Jonesboro, GA	3.0	1.5	1280	$1,199	$0.94	6d	1	1.12mi
855 Mount Zion Rd Jonesboro, GA	2.0–3.0	1.5	1219	$999	$0.82	16d	5	1.15mi
6137 Harvard Ct Morrow, GA	3.0	2.0	1320	$1,556	$1.18	22d	1	1.18mi
6577 Ardmoor Dr Jonesboro, GA	3.0	2.0	1286	$1,700	$1.32	44d	1	1.37mi
2128 Baden Ct #1 Morrow, GA	3.0	1.5	1600	$1,495	$0.93	13d	1	1.39mi
752 Georgetown Ct Jonesboro, GA	3.0	2.5	1548	$1,680	$1.09	6d	1	1.42mi
686 Morrow Rd Forest Park, GA	3.0	2.0	1400	$1,950	$1.39	25d	1	1.50mi
686 Morrow Rd Forest Park, GA	3.0	2.0	1320	$1,950	$1.48	18d	1	1.50mi

HOA detail

• Monthly dues: $220 · $2,640/yr

Listing history 15 events

1. 2026-06-18
   days on market $110,000 Active 115 DOM
2. 2026-06-17
   days on market $110,000 Active 114 DOM
3. 2026-06-16
   days on market $110,000 Active 113 DOM
4. 2026-06-15
   days on market $110,000 Active 112 DOM
5. 2026-06-13
   days on market $110,000 Active 110 DOM
6. 2026-06-09
   days on market $110,000 Active 106 DOM
7. 2026-06-08
   days on market $110,000 Active 105 DOM
8. 2026-06-07
   days on market $110,000 Active 104 DOM
9. 2026-06-04
   days on market $110,000 Active 101 DOM
10. 2026-06-03
    days on market $110,000 Active 100 DOM
11. 2026-06-02
    days on market $110,000 Active 99 DOM
12. 2026-06-01
    days on market $110,000 Active 98 DOM
13. 2026-05-31
    days on market $110,000 Active 97 DOM
14. 2026-02-23
    listed $110,000 New 521-char remark

    Show marketing remark (521 chars)

    Look, the math on this deal is already a winner, but the real leverage is in the package play. We have this property available as part of a three-unit portfolio alongside 6424 Woodstone Way and 6421 Woodstone Terrace. If you want to scale your position in this corridor quickly, we are offering a 10% discount if you pick up two of these units, or you can take all three and we will knock 15% off the total price. That is immediate equity and an instant multi-unit footprint in a proven rental market the second you sign.

15. 2026-02-23
    listed $110,000 Active 521-char remark

    Show marketing remark (521 chars)

    Look, the math on this deal is already a winner, but the real leverage is in the package play. We have this property available as part of a three-unit portfolio alongside 6424 Woodstone Way and 6421 Woodstone Terrace. If you want to scale your position in this corridor quickly, we are offering a 10% discount if you pick up two of these units, or you can take all three and we will knock 15% off the total price. That is immediate equity and an instant multi-unit footprint in a proven rental market the second you sign.

ⓘ 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: $590 · $49/mo
• Projected year-2 tax: $1,012 · $84/mo
• Expected delta: +$422/yr (+$35/mo · 71.7%)

ⓘ 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 5/10 Major 26% 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: $19,432
• − Mortgage interest: −$6,162
• − Property taxes: −$590
• − Insurance: −$550
• − Repairs & maintenance: −$1,555
• − Management: −$1,555
• − HOA: −$2,640
• − Depreciation: −$3,200
• Taxable income: $3,182
• Est. tax owed @ 24.0%: −$764
• After-tax cash flow: $3,886/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

• Census place: Morrow, GA
• 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

+0.0% since first listed

2 events — show timeline

• 2026-02-23 Listed $110,000 FMLS
• 2026-02-23 Listed $110,000 GAMLS

Property tax history

+12.4%/yr

Latest (2020): $590 · -1.4% YoY. Source: county tax records.