913 Longleaf Dr · Forest Park, GA 30297

$140,000

3 bd · 1.0 ba · 1,014 sqft · SingleFamily public records · 28 Days on market

Built 1960 10,393 sqft lot $138/sqft · at area comps Est $206k · 32% under

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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 +21.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.3/10.0
• 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

Excellent investor-friendly opportunity in a quiet, well-kept neighborhood! This 3-bed, 1-bath ranch-style home is conveniently located near the airport, major interstates, and grocery stores, offering strong rental potential and consistent demand. The property has solid bones and plenty of room for improvement-perfect for a fix-and-flip or buy-and-hold strategy. A great addition to any investor's portfolio!

Key facts

• Solid bones
• Quiet neighborhood
• 0.24 acre lot

Tags

• QUIET NEIGHBORHOOD
• STRONG RENTAL POTENTIAL
• SOLID BONES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% 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); 128 active listings in the ZIP; 40 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 38% 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 $968 of loan paydown is wiped out by about $4k 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 28 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y ago; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $137,900 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.03% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.74%
• DSCR: 1.30
• GRM: 8.1

CMA / ARV

• ARV (median comp): $206,447
• List price: $140,000
• Delta: -22.50%
• 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
816 Needle Dr	0.23mi	3/1.0	1,046 (+3%)	10mo	$138,000	$132	76
5868 Ash St	0.31mi	3/1.5	1,066 (+5%)	12mo	$130,000	$122	65
5652 Ash St	0.60mi	3/1.0	951 (-6%)	1mo	$129,000	$136	61
1159 Tamarack Trl	0.53mi	3/1.5	1,053 (+4%)	10mo	$108,000	$103	59
5707 Jefferson Ave	0.57mi	3/1.5	1,075 (+6%)	8mo	$148,000	$138	55
765 Shellnut Dr	0.68mi	3/2.0	995 (-2%)	9mo	$194,000	$195	54
552 Shellnut Dr	0.69mi	3/1.5	1,075 (+6%)	6mo	$110,000	$102	50
5679 Kite Dr	0.61mi	3/1.0	1,074 (+6%)	14mo	$175,000	$163	50
1038 Martha Dr	0.51mi	4/1.0 (+1)	1,079 (+6%)	14mo	$105,000	$97	49
6192 Holiday Blvd	0.50mi	4/2.0 (+1)	1,109 (+9%)	9mo	$210,000	$189	45
649 Brookwood Dr	0.58mi	3/1.5	1,156 (+14%)	5mo	$215,000	$186	44
5677 Dorsey Dr	0.70mi	4/2.0 (+1)	1,002 (-1%)	15mo	$150,000	$150	44

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: -9.3%
• Equity multiple: 0.67×
• Total profit: $-12,894
• Equity at exit: $20,874

10-year hold

• IRR: -4.2%
• Equity multiple: 0.76×
• Total profit: $-9,533
• Equity at exit: $12,105

Cash invested: $39,200 (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: 128
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,442 high
• Mortgage (P&I): −$734
• Tax from tax record: −$127 /mo · $1,520/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $220

Break-even live

Break-even rent $1,164

Max offer price $140,000

Occupancy floor 80%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
956 Slash Pine Rd Unit 2 Forest Park, GA	2.0	1.0	1134	$1,150	$1.01	12d	1	0.11mi
686 Morrow Rd Forest Park, GA	3.0	2.0	1320	$1,950	$1.48	17d	1	0.38mi
686 Morrow Rd Forest Park, GA	3.0	2.0	1400	$1,950	$1.39	24d	1	0.38mi
645 Melrose Dr Forest Park, GA	3.0	1.0	1123	$1,575	$1.40	43d	1	0.48mi
640 Oakdale Dr Forest Park, GA	3.0	1.0	1033	$1,450	$1.40	4d	1	0.55mi
5632 Cypress Dr Forest Park, GA	3.0	1.0	1040	$1,451	$1.40	12d	1	0.59mi
5598 Ash St Forest Park, GA	3.0	1.0	976	$1,500	$1.54	24d	1	0.69mi
506 Shady Ln Forest Park, GA	3.0	1.5	990	$1,445	$1.46	24d	1	0.73mi
461 Old Dixie Way Forest Park, GA	1.0–3.0	1.0–2.0	1131	$1,400	$1.24	22d	1	0.83mi
415 Sylvia Dr Forest Park, GA	1.0–3.0	1.0–2.0	897	$1,458	$1.62	2d	13	0.84mi
6290 Flamingo Way Morrow, GA	3.0	1.5	1152	$1,495	$1.30	43d	1	0.86mi
5738 Old Dixie Hwy Forest Park, GA	1.0–2.0	1.0–1.5	996	$1,150	$1.15	43d	24	0.87mi
1270 Morrow Rd Morrow, GA	3.0	2.0	1161	$1,800	$1.55	43d	1	0.90mi
5504 Moriah Ln Forest Park, GA	3.0	2.0	1320	$1,699	$1.29	22d	1	1.02mi
6548 King George Way Morrow, GA	2.0	2.0	1100	$1,295	$1.18	43d	1	1.13mi
5543 Pineridge Ct Forest Park, GA	3.0	2.5	1408	$1,595	$1.13	24d	1	1.17mi
228 Morrow Rd Forest Park, GA	1.0–3.0	1.0–2.5	1125	$1,579	$1.40	2d	34	1.17mi
1327 Woodstone Ter Morrow, GA	2.0	2.0	1344	$1,600	$1.19	24d	1	1.18mi
1327 Woodstone Ter Unit 1327 Morrow, GA	2.0	2.0	1344	$1,500	$1.12	24d	1	1.18mi
6577 Ardmoor Dr Jonesboro, GA	3.0	2.0	1286	$1,700	$1.32	43d	1	1.26mi
6347 Tara Blvd Unit 88 Jonesboro, GA	2.0	1.0	832	$1,120	$1.35	43d	1	1.27mi
6347 Tara Blvd Unit 97 Jonesboro, GA	2.0	1.0	832	$1,120	$1.35	24d	1	1.27mi
1216 Sanders Way Morrow, GA	3.0	1.5	1110	$1,550	$1.40	24d	1	1.28mi
6616 King George Way Morrow, GA	3.0	2.0	1200	$1,600	$1.33	43d	1	1.28mi
850 Mount Zion Rd Jonesboro, GA	2.0–3.0	1.0–1.5	1040	$1,350	$1.30	1d	7	1.29mi
855 Mount Zion Rd Apt C1 Jonesboro, GA	3.0	1.5	1280	$1,199	$0.94	5d	1	1.37mi
855 Mount Zion Rd Apt E2 Jonesboro, GA	2.0	1.5	1159	$999	$0.86	5d	1	1.37mi
855 Mount Zion Rd Jonesboro, GA	2.0	1.5	1159	$1,249	$1.08	43d	1	1.39mi
855 Mount Zion Rd Jonesboro, GA	2.0–3.0	1.5	1219	$1,249	$1.02	15d	5	1.39mi
330 Arrowhead Blvd Jonesboro, GA	1.0–3.0	1.0–2.5	1180	$1,199	$1.02	43d	1	1.40mi
701 Mt Zion Rd Jonesboro, GA	2.0–3.0	1.5–2.0	1136	$1,500	$1.32	3d	8	1.40mi
855 Mount Zion Rd Apt G6 Jonesboro, GA	2.0	1.5	1159	$1,249	$1.08	5d	1	1.41mi
276 Upper Riverdale Rd Jonesboro, GA	1.0–2.0	1.0–1.5	984	$1,280	$1.30	2d	8	1.42mi
275 Upper Riverdale Rd Unit A76 Jonesboro, GA	2.0	2.0	832	$1,200	$1.44	43d	1	1.43mi
6252 N Lee St Unit 42 Morrow, GA	2.0	1.0	900	$1,249	$1.39	3d	1	1.44mi
6252 N Lee St Unit 56 Morrow, GA	2.0	1.0	900	$1,279	$1.42	3d	1	1.44mi
6252 N Lee St Apt 54 Morrow, GA	2.0	1.0	900	$1,249	$1.39	24d	1	1.44mi
6252 N Lee St Morrow, GA	1.0–2.0	1.0	850	$1,279	$1.50	5d	3	1.45mi
6252 N Lee St Unit 30 Morrow, GA	2.0	1.0	900	$1,279	$1.42	24d	1	1.46mi
275 Upper Riverdale Rd Unit A50 Jonesboro, GA	2.0	1.0	768	$1,205	$1.57	5d	1	1.48mi

Listing history 33 events

1. 2026-06-18
   days on market $140,000 Active 28 DOM
2. 2026-06-17
   days on market $140,000 Active 27 DOM
3. 2026-06-16
   days on market $140,000 Active 26 DOM
4. 2026-06-15
   days on market $140,000 Active 25 DOM
5. 2026-06-13
   days on market $140,000 Active 23 DOM
6. 2026-06-09
   days on market $140,000 Active 19 DOM
7. 2026-06-08
   days on market $140,000 Active 18 DOM
8. 2026-06-07
   days on market $140,000 Active 17 DOM
9. 2026-06-04
   days on market $140,000 Active 14 DOM
10. 2026-06-03
    days on market $140,000 Active 13 DOM
11. 2026-06-02
    days on market $140,000 Active 12 DOM
12. 2026-06-01
    days on market $140,000 Active 11 DOM
13. 2026-05-31
    days on market $140,000 Active 10 DOM
14. 2026-02-10
    listed $160,000 Price Change 411-char remark

    Show marketing remark (411 chars)

    Excellent investor-friendly opportunity in a quiet, well-kept neighborhood! This 3-bed, 1-bath ranch-style home is conveniently located near the airport, major interstates, and grocery stores, offering strong rental potential and consistent demand. The property has solid bones and plenty of room for improvement-perfect for a fix-and-flip or buy-and-hold strategy. A great addition to any investor's portfolio!

15. 2026-02-08
    historical
16. 2026-01-24
    price $169,900
17. 2025-12-13
    price $173,900
18. 2025-11-26
    price $178,900
19. 2025-11-08
    listed $185,000 New
20. 2025-02-25
    historical
21. 2025-02-25
    historical
22. 2025-01-06
    listed $175,000 New
23. 2025-01-06
    listed $175,000 Active
24. 2023-01-18
    soldstatus $155,000 Sold
25. 2023-01-18
    soldstatus $155,000
26. 2022-12-16
    status Under Contract
27. 2022-12-08
    price $159,000
28. 2022-12-03
    status Back On Market
29. 2022-11-04
    historical On Hold
30. 2022-10-31
    status Back On Market
31. 2022-10-28
    historical On Hold
32. 2022-07-27
    listed $186,000 New
33. 2006-05-11
    soldstatus $68,500

ⓘ 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: $1,520 · $127/mo
• Projected year-2 tax: $1,520 · $127/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 2/10 Low
• 🌡 Heat 5/10 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 · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,308
• − Mortgage interest: −$7,842
• − Property taxes: −$1,520
• − Insurance: −$700
• − Repairs & maintenance: −$1,385
• − Management: −$1,385
• − Depreciation: −$4,073
• Taxable income: $403
• Est. tax owed @ 24.0%: −$97
• After-tax cash flow: $2,546/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

+133.6% since first listed

20 events — show timeline

• 2026-02-10 Listed $160,000 GAMLS
• 2026-02-08 Listing Removed — GAMLS
• 2026-01-24 Price Changed $169,900 GAMLS
• 2025-12-13 Price Changed $173,900 GAMLS
• 2025-11-26 Price Changed $178,900 GAMLS
• 2025-11-08 Listed $185,000 GAMLS
• 2025-02-25 Listing Removed — FMLS
• 2025-02-25 Listing Removed — GAMLS
• 2025-01-06 Listed $175,000 FMLS
• 2025-01-06 Listed $175,000 GAMLS
• 2023-01-18 Sold (Public Records) $155,000 Public Records
• 2023-01-18 Sold (MLS) $155,000 GAMLS
• 2022-12-16 Pending — GAMLS
• 2022-12-08 Price Changed $159,000 GAMLS
• 2022-12-03 Relisted — GAMLS
• 2022-11-04 Delisted — GAMLS
• 2022-10-31 Relisted — GAMLS
• 2022-10-28 Delisted — GAMLS
• 2022-07-27 Listed $186,000 GAMLS
• 2006-05-11 Sold (Public Records) $68,500 Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,520 · +2.8% YoY. Source: county tax records.