1100 N Parkwood Dr · Forest Park, GA 30297

$159,900

2 bd · 1.0 ba · 2,160 sqft · SingleFamily public records · 110 Days on market

Built 1957 $74/sqft · 25% below area Est $213k · 25% under

---

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 +23.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +5.2/10.0
• 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

Well-maintained four-sided brick home in a desirable neighborhood, featuring a full basement ideal for storage or projects. All major systems are in good working condition, and appliances-including stove, refrigerator, washer, dryer and microwave-are included. The home can be enjoyed as-is or updated, with original hardwood floors beneath the carpet offering renovation potential.

Key facts

• 3 parking spots
• Built 1957
• Listed 110 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/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: $146k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: schools F, crime F, commute 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); 134 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).
• This rent runs 43% 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 $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 110 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $18k; list at $160k implies a 764% 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: 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 $145,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 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 1957 — 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: 1.02% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.91%
• DSCR: 1.35
• GRM: 8.2

CMA / ARV

• ARV (median comp): $213,398
• List price: $159,900
• Delta: -25.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4445 Hillpine Rd	0.70mi	3/2.5 (+1)	2,270 (+5%)	11mo	$200,000	$88	39
4955 Bartlett Rd	0.46mi	1/1.0 (-1)	1,896 (-12%)	20mo	$170,000	$90	37

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: -7.4%
• Equity multiple: 0.73×
• Total profit: $-11,920
• Equity at exit: $23,842

10-year hold

• IRR: -1.8%
• Equity multiple: 0.89×
• Total profit: $-4,773
• 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 30297

• Home prices YoY: -29.5%
• Rents YoY: -1.0%
• Active inventory: 134
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,626 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$84 /mo · $1,010/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $295

Break-even live

Break-even rent $1,252

Max offer price $159,900

Occupancy floor 77%

Sensitivity live

Price	-10% $386	-5% $340	+0% $295	+5% $250	+10% $205
Rent	-10% $167	-5% $231	+0% $295	+5% $359	+10% $424
Rate	-1.0pp $376	-0.5pp $336	base $295	+0.5pp $254	+1.0pp $212

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 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4791 Tuong Yen Ct Forest Park, GA	3.0	2.0	1584	$1,885	$1.19	44d	1	0.38mi
766 Cascade Dr Forest Park, GA	3.0	2.0	2016	$1,761	$0.87	0d	1	0.80mi
1678 Bagpipe Pl Conley, GA	3.0	2.0	1450	$1,300	$0.90	44d	1	1.28mi
433 North Ave Unit 433 Forest Park, GA	3.0	2.5	1694	$1,995	$1.18	5d	1	1.34mi

Listing history 13 events

1. 2026-06-10
   status $159,900 Under Contract 110 DOM
2. 2026-06-09
   days on market $159,900 Active 110 DOM
3. 2026-06-08
   days on market $159,900 Active 109 DOM
4. 2026-06-07
   days on market $159,900 Active 108 DOM
5. 2026-06-04
   statusdays on market $159,900 Active 105 DOM
6. 2026-06-03
   days on market $159,900 Price Change 104 DOM
7. 2026-06-02
   days on market $159,900 Price Change 103 DOM
8. 2026-06-02
   pricestatus $159,900 Price Change 102 DOM
9. 2026-06-01
   days on market $169,900 Active 102 DOM
10. 2026-05-31
    days on market $169,900 Active 101 DOM
11. 2026-04-08
    price $169,900 382-char remark

    Show marketing remark (382 chars)

    Well-maintained four-sided brick home in a desirable neighborhood, featuring a full basement ideal for storage or projects. All major systems are in good working condition, and appliances-including stove, refrigerator, washer, dryer and microwave-are included. The home can be enjoyed as-is or updated, with original hardwood floors beneath the carpet offering renovation potential.

12. 2026-02-19
    listed $174,900 New 382-char remark

    Show marketing remark (382 chars)

    Well-maintained four-sided brick home in a desirable neighborhood, featuring a full basement ideal for storage or projects. All major systems are in good working condition, and appliances-including stove, refrigerator, washer, dryer and microwave-are included. The home can be enjoyed as-is or updated, with original hardwood floors beneath the carpet offering renovation potential.

13. 1973-02-15
    soldstatus $18,500

ⓘ 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: $1,010 · $84/mo
• Projected year-2 tax: $1,471 · $123/mo
• Expected delta: +$461/yr (+$38/mo · 45.7%)

ⓘ 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 5/10 Major 7 d/yr ≥104°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 · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,512
• − Mortgage interest: −$8,957
• − Property taxes: −$1,010
• − Insurance: −$800
• − Repairs & maintenance: −$1,561
• − Management: −$1,561
• − Depreciation: −$4,652
• Taxable income: $972
• Est. tax owed @ 24.0%: −$233
• After-tax cash flow: $3,309/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

+818.4% since first listed

3 events — show timeline

• 2026-04-08 Price Changed $169,900 GAMLS
• 2026-02-19 Listed $174,900 GAMLS
• 1973-02-15 Sold (Public Records) $18,500 Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,010 · +1.8% YoY. Source: county tax records.