1620 Rock Cut Rd · Conley, GA 30288

$147,900

4 bd · 1.0 ba · 1,025 sqft · SingleFamily public records · 35 Days on market

Built 1965 0.28 ac lot $144/sqft · 14% above area Est $179k · 17% under

---

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 +28.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained brick ranch in Conley. Plenty of space to spread out with 1,410 sqft. Stainless steel appliances and endless cabinet space in the kitchen. Out front, the double wide driveway offers convenient parking options for multiple cars. To the rear of the home is a fenced backyard with a 20'x10' shed for storage. Conveniently located close to schools, shopping, dining, and the interstate.

Key facts

• 20x10 shed
• Fenced backyard
• Double wide driveway

Tags

• BRICK RANCH
• STAINLESS STEEL APPLIANCES
• ENDLESS CABINET SPACE
• DOUBLE WIDE DRIVEWAY
• FENCED BACKYARD
• 20X10 SHED

Property features AI

Finance

• Other: Asphalt/paved road frontage on county and state roads; Crawl space basement with exterior entry
• HOA & community: Near Beltline; Near public transport; Near schools; Near shopping; Near trails/greenway; Street lights

Exterior

• Parking: Driveway; Level driveway; Parking pad; Open parking available
• Utilities: Public water; Public sewer; 110-volt electric; Cable available; Electricity available; Natural gas available; Phone available
• Home design: One-level home; Resale property
• Construction: Brick and frame construction; Composition roof; Block foundation; Built with outbuilding
• Exterior features: Private yard; Garden; Private entrance; Rain gutters; Covered patio; Patio; Back yard fence; Outbuilding

Interior

• Kitchen: Breakfast room; Stained cabinets; Country-style eat-in kitchen; Dishwasher; Electric oven; Gas cooktop; Microwave; Refrigerator
• Bedrooms: 3 main-level bedrooms; Master on main; Roommate floor plan
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; Master bathroom with tub/shower combo
• Heating & cooling: Central heating (forced air); Central air conditioning; Ceiling fans
• Interior features: Entrance foyer; High-speed internet available; Decorative fireplace; Aluminum frame windows; No common walls
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $503 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $148k).
• Recommended offer: $143k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 5.6% in Conley — 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 62/100 on livability (#299 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, amenities 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.
• Zoned schools: Anderson Elementary School (math 2% / reading 12%, grade F, #1,144 of 1,228 statewide, top 94%, 504 students, 90% FRL); Forest Park Middle School (math 8% / reading 17%, grade F, #412 of 470 statewide, top 88%, 685 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: 49 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 42% of the median local income ($52k/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 $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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $11k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $121k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $143,463 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D 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?
6. 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.
7. 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.
8. 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: 1.21% ✓
• Cap rate: 10.37%
• Cash-on-cash: 14.57%
• DSCR: 1.65
• GRM: 6.9

CMA / ARV

• ARV (median comp): $178,548
• List price: $147,900
• Delta: -17.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4346 Edinburgh Way	0.09mi	3/1.5 (-1)	1,025 (0%)	4mo	$140,000	$137	85
4338 Rob Roy Ln	0.09mi	3/1.0 (-1)	1,025 (0%)	14mo	$165,000	$161	79
1732 Slate Rd	0.22mi	3/1.5 (-1)	1,025 (0%)	8mo	$145,000	$141	76
4206 Old Rock Cut Rd	0.39mi	3/1.0 (-1)	1,025 (0%)	4mo	$145,000	$141	74
1554 Pine Ct	0.15mi	4/2.0	1,075 (+5%)	13mo	$263,000	$245	70
4473 Ryan Rd	0.22mi	3/1.5 (-1)	1,075 (+5%)	19mo	$110,000	$102	59
4664 Ryan Rd	0.55mi	3/2.0 (-1)	1,040 (+2%)	8mo	$188,000	$181	56
4227 Pine Cir	0.56mi	3/1.0 (-1)	1,053 (+3%)	12mo	$173,000	$164	54
1647 Lamont Ave	0.26mi	3/1.5 (-1)	1,110 (+8%)	19mo	$185,000	$167	51
4300 Shady Lane Way	0.74mi	3/1.0 (-1)	1,028 (+0%)	14mo	$167,000	$162	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.0%
• Equity multiple: 1.19×
• Total profit: $8,022
• Equity at exit: $22,052

10-year hold

• IRR: 14.4%
• Equity multiple: 2.16×
• Total profit: $48,055
• Equity at exit: $12,788

Cash invested: $41,412 (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 30288

• Home prices YoY: -12.9%
• Active inventory: 49
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,785 high
• Mortgage (P&I): −$776
• Tax from tax record: −$70 /mo · $839/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $503

Break-even live

Break-even rent $1,148

Max offer price $147,900

Occupancy floor 67%

Sensitivity live

Price	-10% $587	-5% $545	+0% $503	+5% $461	+10% $419
Rent	-10% $362	-5% $432	+0% $503	+5% $573	+10% $644
Rate	-1.0pp $577	-0.5pp $541	base $503	+0.5pp $465	+1.0pp $426

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: $36,975
• Closing costs: $4,437
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1678 Bagpipe Pl Conley, GA	3.0	2.0	1450	$1,300	$0.90	44d	1	0.24mi
4419 Richard Rd Conley, GA	3.0	2.0	864	$1,700	$1.97	44d	1	0.29mi
4308 Sheppard Dr Conley, GA	3.0	2.0	1075	$1,850	$1.72	44d	1	0.35mi
4446 Falcon Ct Conley, GA	3.0	1.5	1025	$1,600	$1.56	5d	1	0.38mi
4589 Ryan Rd Conley, GA	3.0	1.5	875	$3,900	$4.46	44d	1	0.46mi
1381 Oakview Cir Forest Park, GA	3.0	1.0	1028	$1,500	$1.46	24d	1	0.49mi
1381 Oakview Cir Forest Park, GA	3.0	1.0	1028	$1,500	$1.46	44d	1	0.49mi
4225 Cottage Ln Conley, GA	3.0	2.0	1344	$1,400	$1.04	5d	1	0.74mi
1131 Stoneybrook Rd Forest Park, GA	3.0	1.0	1053	$3,400	$3.23	44d	1	0.89mi
4522 Ridge Dr Forest Park, GA	3.0	2.0	1176	$1,450	$1.23	5d	1	0.91mi
4548 Pine Dr Forest Park, GA	3.0	1.0	963	$1,250	$1.30	13d	1	0.98mi
4522 Ridge Dr Forest Park, GA	3.0	2.0	1176	$1,450	$1.23	44d	1	1.01mi

Listing history 19 events

1. 2026-06-18
   days on market $147,900 Active 35 DOM
2. 2026-06-17
   days on market $147,900 Active 34 DOM
3. 2026-06-16
   days on market $147,900 Active 33 DOM
4. 2026-06-15
   days on market $147,900 Active 32 DOM
5. 2026-06-13
   days on market $147,900 Active 30 DOM
6. 2026-06-09
   days on market $147,900 Active 26 DOM
7. 2026-06-08
   pricedays on market $147,900 Active 25 DOM

   Show marketing remark (398 chars)

   Well maintained brick ranch in Conley. Plenty of space to spread out with 1,410 sqft. Stainless steel appliances and endless cabinet space in the kitchen. Out front, the double wide driveway offers convenient parking options for multiple cars. To the rear of the home is a fenced backyard with a 20'x10' shed for storage. Conveniently located close to schools, shopping, dining, and the interstate.

8. 2026-06-07
   days on market $152,900 Active 24 DOM
9. 2026-06-04
   days on market $152,900 Active 21 DOM
10. 2026-06-03
    days on market $152,900 Active 20 DOM
11. 2026-06-02
    days on market $152,900 Active 19 DOM
12. 2026-06-01
    days on market $152,900 Active 18 DOM
13. 2026-05-31
    days on market $152,900 Active 17 DOM
14. 2026-05-14
    listed $159,000 Active 398-char remark
15. 2026-05-12
    listed $159,000 New 398-char remark

    Show marketing remark (398 chars)

    Well maintained brick ranch in Conley. Plenty of space to spread out with 1,410 sqft. Stainless steel appliances and endless cabinet space in the kitchen. Out front, the double wide driveway offers convenient parking options for multiple cars. To the rear of the home is a fenced backyard with a 20'x10' shed for storage. Conveniently located close to schools, shopping, dining, and the interstate.

16. 2026-04-14
    soldstatus $121,000
17. 1998-06-19
    soldstatus $56,900
18. 1998-06-19
    soldstatus $56,900
19. 1986-07-08
    soldstatus $49,900

ⓘ 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: $839 · $70/mo
• Projected year-2 tax: $1,361 · $113/mo
• Expected delta: +$522/yr (+$43/mo · 62.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 16 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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,419
• − Mortgage interest: −$8,285
• − Property taxes: −$839
• − Insurance: −$740
• − Repairs & maintenance: −$1,714
• − Management: −$1,714
• − Depreciation: −$4,303
• Taxable income: $3,826
• Est. tax owed @ 24.0%: −$918
• After-tax cash flow: $5,117/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 — Conley

• Score: 62/100
• State rank: #299
• US rank: #16248

Category grades

Amenities F Commute F Cost of living A+ Crime D+ Employment C Housing A+ Health & safety F User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Conley, GA
• County: Dekalb County · 782,738 people
• City population: 8,116
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 8,116
• Household income: $51,511
• Rent vs Own: 23.9% rent · 76.1% own
• Severe rent burden: 213.0

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 (75%)
• Race & ethnicity: Black 75% Hispanic / Latino 13% White 9% Two or more races 8%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 1%
• Foreign-born: 16% · Canada, Vietnam
• Languages at home: 83% English-only · Spanish 12% Vietnamese 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: ▼ -32.96%
• Current HPI: 222.5766
• Rent YoY: —
• 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

+196.4% since first listed

10 events — show timeline

• 2026-06-08 Price Changed $147,900 FMLS
• 2026-06-08 Price Changed $147,900 GAMLS
• 2026-05-26 Price Changed $152,900 FMLS
• 2026-05-26 Price Changed $152,900 GAMLS
• 2026-05-14 Listed $159,000 FMLS
• 2026-05-12 Listed $159,000 GAMLS
• 2026-04-14 Sold (Public Records) $121,000 Public Records
• 1998-06-19 Sold (Public Records) $56,900 Public Records
• 1998-06-19 Sold (Public Records) $56,900 Public Records
• 1986-07-08 Sold (Public Records) $49,900 Public Records

Property tax history

+3.2%/yr

Latest (2025): $839 · -6.2% YoY. Source: county tax records.