2568 Burkshire Rd · Forest Park, GA 30294

$164,900

3 bd · 2.0 ba · 1,125 sqft · SingleFamily public records · 66 Days on market

Built 1966 0.28 ac lot $147/sqft · 11% below area Est $185k · 11% 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 +12.4/15.0
• DSCR +9.3/10.0
• 1% rule +6.8/10.0
• 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

CHARMING 1960s RANCH BUNGALOW on SPACIOUS LOT with GARDEN & EXPANSION POTENTIAL --> WELCOME to 2568 Burkshire Rd, a cozy 1960s ranch-style bungalow nestled on a quiet, established street in Ellenwood. Offering all living on one level, this home delivers easy, functional living with timeless character and the opportunity to truly make it your own. Set on a generously sized lot, the property offers both a large front and backyard with plenty of space for outdoor living, entertaining, or future improvements. The backyard is a standout feature, complete with an established garden already producing collards, tomatoes, and peppers—perfect for anyone who values homegrown living or wants to continue a thriving garden setup. The property also offers strong expansion potential, with room to build out or potentially add additional living space, subject to permitting and feasibility. Whether you envision extending the footprint or enhancing outdoor living areas, the lot provides flexibility for long-term vision. Two storage units are included, offering valuable space for tools, equipment, or hobbies, and the home’s septic system supports a more self-sufficient lifestyle. Located on a well-established street with a strong sense of community, the property remains conveniently close to schools, shopping, and major highways. Recent improvements include upgraded plumbing, a new septic tank, new water heater, a roof approximately 5 years old, and gutters replaced about 4 years ago—providing peace of mind with major systems already addressed. This is a rare opportunity for buyers seeking land, single-level living, and long-term potential—all in one property. Bring your vision and make it your own.

Key facts

• New septic tank
• New water heater
• Spacious lot

Tags

• SPACIOUS LOT
• LARGE FRONT AND BACKYARD
• ESTABLISHED GARDEN
• STORAGE UNITS
• NEW SEPTIC TANK
• NEW WATER HEATER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $460 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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: East Clayton Elementary School (math 8% / reading 17%, grade F, #1,032 of 1,228 statewide, top 85%, 632 students, 90% FRL); Adamson Middle School (math 15% / reading 32%, grade F, #319 of 470 statewide, top 68%, 557 students, 90% FRL); Morrow High School (math 12% / reading 22%, grade F, #277 of 424 statewide, top 67%, 1,980 students, 91% FRL).
• Market conditions: Rents rising fast (+4.6%/yr); 254 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $46k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $97k; list at $165k implies a 70% gain — meaningful room to come down on a strong offer.

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 $155,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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: 1.18% ✓
• Cap rate: 9.64%
• Cash-on-cash: 11.95%
• DSCR: 1.53
• GRM: 7.1

CMA / ARV

• ARV (median comp): $185,140
• List price: $164,900
• Delta: -5.53%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2644 Farn Dr	0.15mi	3/2.0	1,120 (-0%)	2mo	$180,000	$161	90
2600 Burkshire Rd	0.06mi	3/1.5	1,086 (-4%)	13mo	$184,900	$170	78
2571 Burkshire Rd	0.03mi	3/1.5	1,155 (+3%)	17mo	$185,000	$160	78
5153 Old Grant Rd	0.31mi	4/1.0 (+1)	1,152 (+2%)	22mo	$140,000	$122	55
2595 Old Toney Rd	0.52mi	3/2.0	1,225 (+9%)	14mo	$230,000	$188	49

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: 3.1%
• Equity multiple: 1.12×
• Total profit: $5,656
• Equity at exit: $24,587

10-year hold

• IRR: 14.1%
• Equity multiple: 2.21×
• Total profit: $55,746
• Equity at exit: $14,258

Cash invested: $46,172 (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: 254
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,948 high
• Mortgage (P&I): −$865
• Tax from tax record: −$145 /mo · $1,745/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $460

Break-even live

Break-even rent $1,366

Max offer price $164,900

Occupancy floor 71%

Sensitivity live

Price	-10% $553	-5% $506	+0% $460	+5% $413	+10% $366
Rent	-10% $306	-5% $383	+0% $460	+5% $537	+10% $614
Rate	-1.0pp $543	-0.5pp $502	base $460	+0.5pp $417	+1.0pp $374

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	45d	1	0.52mi
5704 Wesson Dr Ellenwood, GA	3.0	2.0	1480	$1,710	$1.16	45d	1	1.23mi
5720 Buck Ct Ellenwood, GA	3.0	2.0	1232	$1,850	$1.50	26d	1	1.32mi
2260 Hammond Ct Ellenwood, GA	3.0	2.0	1248	$1,850	$1.48	45d	1	1.35mi
5731 Buck Ct Ellenwood, GA	3.0	2.0	1242	$1,525	$1.23	14d	1	1.36mi

Listing history 19 events

1. 2026-06-21
   pricedays on market $164,900 Active 66 DOM
2. 2026-06-18
   days on market $174,900 Active 63 DOM
3. 2026-06-17
   days on market $174,900 Active 62 DOM
4. 2026-06-16
   days on market $174,900 Active 61 DOM
5. 2026-06-15
   days on market $174,900 Active 60 DOM
6. 2026-06-13
   days on market $174,900 Active 58 DOM
7. 2026-06-09
   days on market $174,900 Active 54 DOM
8. 2026-06-08
   days on market $174,900 Active 53 DOM
9. 2026-06-07
   days on market $174,900 Active 52 DOM
10. 2026-06-04
    days on market $174,900 Active 49 DOM
11. 2026-06-03
    days on market $174,900 Active 48 DOM
12. 2026-06-02
    days on market $174,900 Active 47 DOM
13. 2026-06-01
    days on market $174,900 Active 46 DOM
14. 2026-05-31
    pricedays on market $174,900 Active 45 DOM
15. 2026-04-16
    listed $184,900 Active 1764-char remark

    Show marketing remark (1764 chars)

    CHARMING 1960s RANCH BUNGALOW on SPACIOUS LOT with GARDEN & EXPANSION POTENTIAL --> WELCOME to 2568 Burkshire Rd, a cozy 1960s ranch-style bungalow nestled on a quiet, established street in Ellenwood. Offering all living on one level, this home delivers easy, functional living with timeless character and the opportunity to truly make it your own. Set on a generously sized lot, the property offers both a large front and backyard with plenty of space for outdoor living, entertaining, or future improvements. The backyard is a standout feature, complete with an established garden already producing collards, tomatoes, and peppers—perfect for anyone who values homegrown living or wants to continue a thriving garden setup. The property also offers strong expansion potential, with room to build out or potentially add additional living space, subject to permitting and feasibility. Whether you envision extending the footprint or enhancing outdoor living areas, the lot provides flexibility for long-term vision. Two storage units are included, offering valuable space for tools, equipment, or hobbies, and the home’s septic system supports a more self-sufficient lifestyle. Located on a well-established street with a strong sense of community, the property remains conveniently close to schools, shopping, and major highways. Recent improvements include upgraded plumbing, a new septic tank, new water heater, a roof approximately 5 years old, and gutters replaced about 4 years ago—providing peace of mind with major systems already addressed. This is a rare opportunity for buyers seeking land, single-level living, and long-term potential—all in one property. Bring your vision and make it your own.

16. 2004-07-19
    soldstatus $97,200
17. 1999-12-30
    soldstatus $74,500
18. 1996-03-06
    soldstatus $55,000
19. 1972-03-25
    soldstatus $55,000

ⓘ 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: $1,745 · $145/mo
• Projected year-2 tax: $1,745 · $145/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 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: $23,371
• − Mortgage interest: −$9,237
• − Property taxes: −$1,745
• − Insurance: −$824
• − Repairs & maintenance: −$1,870
• − Management: −$1,870
• − Depreciation: −$4,797
• Taxable income: $3,028
• Est. tax owed @ 24.0%: −$727
• After-tax cash flow: $4,790/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
• City population: 29,210
• 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

+236.2% since first listed

5 events — show timeline

• 2026-04-16 Listed $184,900 FMLS
• 2004-07-19 Sold (Public Records) $97,200 Public Records
• 1999-12-30 Sold (Public Records) $74,500 Public Records
• 1996-03-06 Sold (Public Records) $55,000 Public Records
• 1972-03-25 Sold (Public Records) $55,000 Public Records

Property tax history

+9.6%/yr

Latest (2025): $1,745 · +13.8% YoY. Source: county tax records.