1558 Thornwood Ct · Jonesboro, GA 30236

$250,000

3 bd · 2.0 ba · 1,556 sqft · SingleFamily public records · 145 Days on market

Built 1978 1.00 ac lot $161/sqft · 8% below area Est $272k · 8% under

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Why this score? — see what drove the D 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 +14.1/30.0
• ARV discount +11.2/15.0
• DSCR +4.3/10.0
• Livability +3.6/5.0
• Rent growth +3.0/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

a stunning 3-bedroom, 2-bath home perfectly situated in a peaceful cul-de-sac in the heart of Jonesboro, GA! This recently renovated beauty offers the perfect combination of modern style, comfort, and convenience - making it the ideal choice for your next home. Step inside to discover an open and inviting floor plan featuring brand-new flooring, stylish lighting, and fresh paint throughout. The spacious living room is filled with natural light and flows effortlessly into a modern kitchen boasting new countertops, cabinetry, and stainless-steel appliances - ready for your family meals and entertaining guests! Each of the three bedrooms provides generous space and comfort, while the two fully renovated bathrooms showcase sleek, updated finishes that give the home a contemporary feel. Outside, you'll love the large fenced backyard - perfect for gatherings, playtime, or simply relaxing on a sunny afternoon. Plus, there's a private storage building ideal for tools, hobbies, or extra storage needs. Located just minutes from shopping, dining, schools, and major highways, this home offers the perfect blend of suburban peace and city convenience.

Key facts

• Open floor plan
• New flooring
• New countertops

Tags

• CUL-DE-SAC
• OPEN FLOOR PLAN
• NEW FLOORING
• MODERN KITCHEN
• NEW COUNTERTOPS
• STAINLESS-STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $34 ($413/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (21.3% below list).
• Recommended offer: $197k (21.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 5.0% in Jonesboro — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 72/100 on livability (#63 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: crime C-, employment D, 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: Suder Elementary School (math 15% / reading 5%, grade F, #1,076 of 1,228 statewide, top 89%, 631 students, 90% FRL); Mundys Mill Middle School (math 10% / reading 24%, grade F, #381 of 470 statewide, top 82%, 768 students, 90% FRL); Jonesboro High School (math 12% / reading 17%, grade F, #315 of 424 statewide, top 76%, 1,535 students, 91% FRL).
• Market conditions: Rents rising (+2.1%/yr); 275 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 35% of the median local income ($67k/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 $2k of loan paydown is wiped out by about $8k 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 145 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $25k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; list at $250k implies a 194% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $196,796 (21.3% below list)

Questions for the listing agent

1. It's been on market 145 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.79% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.59%
• DSCR: 1.03
• GRM: 10.6

CMA / ARV

• ARV (median comp): $272,165
• List price: $250,000
• Delta: -8.14%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8910 Teal Ln	0.13mi	3/2.0	1,617 (+4%)	1mo	$268,500	$166	87
8918 Thornton Blvd	0.67mi	3/2.0	1,536 (-1%)	2mo	$260,000	$169	65
105 Mercer Ct	0.47mi	3/1.5	1,500 (-4%)	8mo	$185,000	$123	64
8698 Twin Oaks Dr	0.63mi	3/2.0	1,610 (+4%)	3mo	$231,900	$144	62
1563 Edinboro Dr	0.24mi	3/2.0	1,750 (+12%)	9mo	$242,000	$138	61
1726 Sherry Ln	0.53mi	3/2.0	1,647 (+6%)	6mo	$265,000	$161	61
8930 Thornton Blvd	0.67mi	3/2.0	1,632 (+5%)	2mo	$180,000	$110	59
1666 Hearthstone Way	0.64mi	3/2.0	1,486 (-4%)	14mo	$265,000	$178	51
1433 Sunnybrook Dr	0.28mi	3/1.0	1,326 (-15%)	12mo	$192,799	$145	48
8683 Twin Oaks Dr	0.56mi	3/2.5	1,752 (+13%)	11mo	$272,475	$156	42
202 Porter Ln	0.49mi	3/2.0	1,325 (-15%)	13mo	$215,000	$162	42
8652 Embrey Dr	0.62mi	4/2.0 (+1)	1,776 (+14%)	8mo	$190,000	$107	36

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 · 2.15% rent growth · sell at horizon

5-year hold

• IRR: -16.3%
• Equity multiple: 0.43×
• Total profit: $-40,086
• Equity at exit: $37,276

10-year hold

• IRR: -9.4%
• Equity multiple: 0.44×
• Total profit: $-39,213
• Equity at exit: $21,615

Cash invested: $70,000 (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 30236

• Rents YoY: 2.1%
• Active inventory: 275
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,968 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$105 /mo · $1,261/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $34

Break-even live

Break-even rent $1,924

Max offer price $250,000

Occupancy floor 93%

Sensitivity live

Price	-10% $176	-5% $105	+0% $34	+5% $-36	+10% $-107
Rent	-10% $-121	-5% $-43	+0% $34	+5% $112	+10% $190
Rate	-1.0pp $160	-0.5pp $98	base $34	+0.5pp $-30	+1.0pp $-96

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 Mercer Dr Jonesboro, GA	3.0	1.5	1176	$2,041	$1.74	0d	1	0.41mi
9177 Chickasaw Ct Jonesboro, GA	3.0	2.5	2131	$1,925	$0.90	0d	1	0.47mi
8671 Twin Oaks Dr Jonesboro, GA	4.0	2.0	2068	$3,250	$1.57	45d	1	0.55mi
8691 Twin Oaks Dr Jonesboro, GA	3.0	2.0	1752	$1,790	$1.02	20d	1	0.59mi
8422 Carlington Ln Jonesboro, GA	3.0	2.5	1529	$1,545	$1.01	17d	1	1.11mi
8422 Carlington Ln Jonesboro, GA	3.0	2.5	1529	$1,545	$1.01	0d	1	1.11mi
8392 San Jose Trl Jonesboro, GA	3.0	3.0	1801	$1,785	$0.99	7d	1	1.20mi
1320 Silverstone Trl Jonesboro, GA	3.0	2.0	1954	$2,045	$1.05	18d	1	1.22mi
9570 Briar Creek Ln Jonesboro, GA	3.0	2.0	1820	$1,795	$0.99	26d	1	1.23mi
179 Church St Jonesboro, GA	4.0	2.0	1226	$2,095	$1.71	0d	1	1.29mi
8261 Sunnydale Ln Jonesboro, GA	3.0	2.5	1572	$1,995	$1.27	6d	1	1.31mi
218 Wallis St Jonesboro, GA	3.0	2.0	1464	$1,545	$1.06	26d	1	1.45mi

Listing history 23 events

1. 2026-06-21
   days on market $250,000 Active 145 DOM
2. 2026-06-18
   days on market $250,000 Active 142 DOM
3. 2026-06-17
   days on market $250,000 Active 141 DOM
4. 2026-06-16
   days on market $250,000 Active 140 DOM
5. 2026-06-15
   days on market $250,000 Active 139 DOM
6. 2026-06-13
   days on market $250,000 Active 137 DOM
7. 2026-06-09
   days on market $250,000 Active 133 DOM
8. 2026-06-08
   days on market $250,000 Active 132 DOM
9. 2026-06-07
   days on market $250,000 Active 131 DOM
10. 2026-06-04
    days on market $250,000 Active 128 DOM
11. 2026-06-03
    days on market $250,000 Active 127 DOM
12. 2026-06-02
    days on market $250,000 Active 126 DOM
13. 2026-06-01
    days on market $250,000 Active 125 DOM
14. 2026-05-31
    days on market $250,000 Active 124 DOM
15. 2026-04-28
    price $250,000 1159-char remark

    Show marketing remark (1159 chars)

    a stunning 3-bedroom, 2-bath home perfectly situated in a peaceful cul-de-sac in the heart of Jonesboro, GA! This recently renovated beauty offers the perfect combination of modern style, comfort, and convenience - making it the ideal choice for your next home. Step inside to discover an open and inviting floor plan featuring brand-new flooring, stylish lighting, and fresh paint throughout. The spacious living room is filled with natural light and flows effortlessly into a modern kitchen boasting new countertops, cabinetry, and stainless-steel appliances - ready for your family meals and entertaining guests! Each of the three bedrooms provides generous space and comfort, while the two fully renovated bathrooms showcase sleek, updated finishes that give the home a contemporary feel. Outside, you'll love the large fenced backyard - perfect for gatherings, playtime, or simply relaxing on a sunny afternoon. Plus, there's a private storage building ideal for tools, hobbies, or extra storage needs. Located just minutes from shopping, dining, schools, and major highways, this home offers the perfect blend of suburban peace and city convenience.

16. 2026-04-15
    price $250,000 1159-char remark

    Show marketing remark (1159 chars)

    a stunning 3-bedroom, 2-bath home perfectly situated in a peaceful cul-de-sac in the heart of Jonesboro, GA! This recently renovated beauty offers the perfect combination of modern style, comfort, and convenience - making it the ideal choice for your next home. Step inside to discover an open and inviting floor plan featuring brand-new flooring, stylish lighting, and fresh paint throughout. The spacious living room is filled with natural light and flows effortlessly into a modern kitchen boasting new countertops, cabinetry, and stainless-steel appliances - ready for your family meals and entertaining guests! Each of the three bedrooms provides generous space and comfort, while the two fully renovated bathrooms showcase sleek, updated finishes that give the home a contemporary feel. Outside, you'll love the large fenced backyard - perfect for gatherings, playtime, or simply relaxing on a sunny afternoon. Plus, there's a private storage building ideal for tools, hobbies, or extra storage needs. Located just minutes from shopping, dining, schools, and major highways, this home offers the perfect blend of suburban peace and city convenience.

17. 2026-01-27
    listed $275,000 Active 1159-char remark

    Show marketing remark (1159 chars)

    a stunning 3-bedroom, 2-bath home perfectly situated in a peaceful cul-de-sac in the heart of Jonesboro, GA! This recently renovated beauty offers the perfect combination of modern style, comfort, and convenience - making it the ideal choice for your next home. Step inside to discover an open and inviting floor plan featuring brand-new flooring, stylish lighting, and fresh paint throughout. The spacious living room is filled with natural light and flows effortlessly into a modern kitchen boasting new countertops, cabinetry, and stainless-steel appliances - ready for your family meals and entertaining guests! Each of the three bedrooms provides generous space and comfort, while the two fully renovated bathrooms showcase sleek, updated finishes that give the home a contemporary feel. Outside, you'll love the large fenced backyard - perfect for gatherings, playtime, or simply relaxing on a sunny afternoon. Plus, there's a private storage building ideal for tools, hobbies, or extra storage needs. Located just minutes from shopping, dining, schools, and major highways, this home offers the perfect blend of suburban peace and city convenience.

18. 2026-01-15
    historical
19. 2026-01-01
    listed $275,000 New 1159-char remark

    Show marketing remark (1159 chars)

    a stunning 3-bedroom, 2-bath home perfectly situated in a peaceful cul-de-sac in the heart of Jonesboro, GA! This recently renovated beauty offers the perfect combination of modern style, comfort, and convenience - making it the ideal choice for your next home. Step inside to discover an open and inviting floor plan featuring brand-new flooring, stylish lighting, and fresh paint throughout. The spacious living room is filled with natural light and flows effortlessly into a modern kitchen boasting new countertops, cabinetry, and stainless-steel appliances - ready for your family meals and entertaining guests! Each of the three bedrooms provides generous space and comfort, while the two fully renovated bathrooms showcase sleek, updated finishes that give the home a contemporary feel. Outside, you'll love the large fenced backyard - perfect for gatherings, playtime, or simply relaxing on a sunny afternoon. Plus, there's a private storage building ideal for tools, hobbies, or extra storage needs. Located just minutes from shopping, dining, schools, and major highways, this home offers the perfect blend of suburban peace and city convenience.

20. 2025-11-10
    listed $300,000 New
21. 2010-11-04
    soldstatus $84,900
22. 1999-04-15
    soldstatus $85,500
23. 1979-04-20
    soldstatus $45,000

ⓘ 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: $1,261 · $105/mo
• Projected year-2 tax: $2,300 · $192/mo
• Expected delta: +$1,039/yr (+$87/mo · 82.4%)

ⓘ 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 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,616
• − Mortgage interest: −$14,004
• − Property taxes: −$1,261
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,889
• − Management: −$1,889
• − Depreciation: −$7,273
• Taxable loss: −$3,951
• Est. tax savings @ 24.0%: +$948
• After-tax cash flow: $1,361/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 — Jonesboro

• Score: 72/100
• State rank: #63
• US rank: #6030

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Clayton County · 230,153 people
• City population: 93,280
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 50,089
• Household income: $66,973
• Rent vs Own: 40.8% rent · 59.2% own
• Severe rent burden: 2024.0

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 0.56)
• Race & ethnicity: Black 64% White 14% Hispanic / Latino 11% Two or more races 8% Asian 5%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Slovak 1% Italian 1% Hispanic 1%
• Foreign-born: 13% · Canada, Vietnam, China
• Languages at home: 81% English-only · Spanish 10% Vietnamese 3% French/Haitian/Cajun 2%

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: ▼ -137.02%
• Current HPI: 204.1778
• Rent YoY: ▲ 2.15%
• 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

+455.6% since first listed

9 events — show timeline

• 2026-04-28 Price Changed $250,000 GAMLS
• 2026-04-15 Price Changed $250,000 FMLS
• 2026-01-27 Listed $275,000 FMLS
• 2026-01-15 Listing Removed — GAMLS
• 2026-01-01 Listed $275,000 GAMLS
• 2025-11-10 Listed $300,000 GAMLS
• 2010-11-04 Sold (Public Records) $84,900 Public Records
• 1999-04-15 Sold (Public Records) $85,500 Public Records
• 1979-04-20 Sold (Public Records) $45,000 Public Records

Property tax history

-1.9%/yr

Latest (2017): $1,261 · +4.0% YoY. Source: county tax records.