5347 Lacey Ave · Lake City, GA 30260

$115,000

2 bd · 1.0 ba · 1,075 sqft · SingleFamily public records · 87 Days on market

Built 1968 10,497 sqft lot $107/sqft · 29% below area Est $161k · 29% under ↓ 21% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

MAJOR PRICE REDUCTION - NOW OFFERED AT $115,000 This is the opportunity investors have been waiting for. Welcome to 5347 Lacey Ave, a 2-bedroom, 1-bath property situated on approximately 0.24 acres in Morrow, Georgia. This property gives buyers the flexibility to renovate, rent, or redevelop based on their investment strategy. Positioned at the end of a dead-end street, the property offers privacy with minimal through traffic while still maintaining strong accessibility to major corridors. Located just minutes from Hartsfield-Jackson International Airport, I-75, I-285, and approximately 15 minutes from Downtown Atlanta, this location continues to benefit from steady growth and increasing demand. The home itself is a 1,075 square foot ranch built in 1968 and is in need of renovation, making it a strong value-add opportunity for investors seeking to create equity through improvements . The lot spans approximately 0.24 acres and offers usable space with flexibility for future repositioning or long-term hold . The property is not located within a flood hazard area, which adds an additional layer of long-term stability for development or ownership . With pricing now at $115,000, this creates a compelling entry point for investors seeking margin, flexibility, and long-term upside in a growing area. Whether you're looking to renovate and hold, fix and flip, or secure a well-located piece of land for future use, this property offers multiple exit strategies. Opportunities at this price point with this level of potential are becoming increasingly difficult to find.

Key facts

• Dual road frontage
• Added privacy
• Spacious lot

Tags

• SPACIOUS LOT
• STRONG AGRICULTURAL POTENTIAL
• STRONG INFILL OPPORTUNITIES
• DUAL ROAD FRONTAGE
• LIMITED TRAFFIC
• ADDED PRIVACY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $510 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 4.3% in Lake City — 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 70/100 on livability (#98 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D-, crime F, amenities 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); 166 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 35% of the median local income ($53k/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 $795 of loan paydown is wiped out by about $3k 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 + 0.0% rent growth), your $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 71775% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $108,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 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 1968 — 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 D-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: 1.34% ✓
• Cap rate: 11.62%
• Cash-on-cash: 19.01%
• DSCR: 1.85
• GRM: 6.2

CMA / ARV

• ARV (median comp): $161,093
• List price: $115,000
• Delta: -28.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5325 Victory Blvd	0.06mi	3/1.0 (+1)	1,080 (+0%)	16mo	$60,000	$56	78
5659 Denson Blvd	0.68mi	3/1.0 (+1)	1,072 (-0%)	13mo	$135,000	$126	52
5136 2nd St	0.40mi	3/2.0 (+1)	1,170 (+9%)	17mo	$220,000	$188	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: 7.6%
• Equity multiple: 1.29×
• Total profit: $9,319
• Equity at exit: $17,147

10-year hold

• IRR: 14.4%
• Equity multiple: 2.01×
• Total profit: $32,410
• Equity at exit: $9,943

Cash invested: $32,200 (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 30260

• Home prices YoY: -33.8%
• Rents YoY: -1.0%
• Active inventory: 166
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,537 high
• Mortgage (P&I): −$603
• Tax from tax record: −$53 /mo · $640/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $510

Break-even live

Break-even rent $892

Max offer price $115,000

Occupancy floor 62%

Sensitivity live

Price	-10% $575	-5% $543	+0% $510	+5% $478	+10% $445
Rent	-10% $389	-5% $449	+0% $510	+5% $571	+10% $632
Rate	-1.0pp $568	-0.5pp $539	base $510	+0.5pp $480	+1.0pp $450

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1885 Harper Dr Morrow, GA	1.0–2.0	1.0	1025	$1,415	$1.38	3d	6	0.76mi
5640 Waterford Ct Morrow, GA	2.0	2.0	1022	$1,350	$1.32	44d	1	0.78mi
2260 Hammond Ct Ellenwood, GA	3.0	2.0	1248	$1,850	$1.48	44d	1	0.82mi
5731 Buck Ct Ellenwood, GA	3.0	2.0	1242	$1,525	$1.23	13d	1	0.93mi
5720 Buck Ct Ellenwood, GA	3.0	2.0	1232	$1,850	$1.50	24d	1	0.93mi
5704 Wesson Dr Ellenwood, GA	3.0	2.0	1480	$1,710	$1.16	44d	1	1.20mi
2445 Rex Rd Ellenwood, GA	1.0–3.0	1.0–2.0	1149	$1,329	$1.16	2d	12	1.35mi
5958 Sherwood Pl Unit 5958 Ellenwood, GA	2.0	2.5	1468	$995	$0.68	44d	1	1.41mi
5958 Sherwood Pl Ellenwood, GA	2.0	2.5	1468	$995	$0.68	24d	1	1.41mi
6010 Fairfield Dr Morrow, GA	3.0	1.5	1246	$1,841	$1.48	3d	1	1.42mi

Listing history 18 events

1. 2026-06-18
   days on market $115,000 Active 87 DOM
2. 2026-06-17
   days on market $115,000 Active 86 DOM
3. 2026-06-16
   days on market $115,000 Active 85 DOM
4. 2026-06-15
   days on market $115,000 Active 84 DOM
5. 2026-06-13
   days on market $115,000 Active 82 DOM
6. 2026-06-09
   days on market $115,000 Active 78 DOM
7. 2026-06-08
   days on market $115,000 Active 77 DOM
8. 2026-06-07
   days on market $115,000 Active 76 DOM
9. 2026-06-04
   days on market $115,000 Active 73 DOM
10. 2026-06-03
    days on market $115,000 Active 72 DOM
11. 2026-06-02
    days on market $115,000 Active 71 DOM
12. 2026-06-01
    days on market $115,000 Active 70 DOM
13. 2026-05-31
    days on market $115,000 Active 69 DOM
14. 2026-05-06
    price $115,000 1582-char remark

    Show marketing remark (1582 chars)

    MAJOR PRICE REDUCTION - NOW OFFERED AT $115,000 This is the opportunity investors have been waiting for. Welcome to 5347 Lacey Ave, a 2-bedroom, 1-bath property situated on approximately 0.24 acres in Morrow, Georgia. This property gives buyers the flexibility to renovate, rent, or redevelop based on their investment strategy. Positioned at the end of a dead-end street, the property offers privacy with minimal through traffic while still maintaining strong accessibility to major corridors. Located just minutes from Hartsfield-Jackson International Airport, I-75, I-285, and approximately 15 minutes from Downtown Atlanta, this location continues to benefit from steady growth and increasing demand. The home itself is a 1,075 square foot ranch built in 1968 and is in need of renovation, making it a strong value-add opportunity for investors seeking to create equity through improvements . The lot spans approximately 0.24 acres and offers usable space with flexibility for future repositioning or long-term hold . The property is not located within a flood hazard area, which adds an additional layer of long-term stability for development or ownership . With pricing now at $115,000, this creates a compelling entry point for investors seeking margin, flexibility, and long-term upside in a growing area. Whether you're looking to renovate and hold, fix and flip, or secure a well-located piece of land for future use, this property offers multiple exit strategies. Opportunities at this price point with this level of potential are becoming increasingly difficult to find.

15. 2026-05-01
    price $115,000 1606-char remark

    Show marketing remark (1606 chars)

    MAJOR PRICE REDUCTION – NOW OFFERED AT $115,000 This is the opportunity investors have been waiting for. Welcome to 5347 Lacey Ave, a 2-bedroom, 1-bath property situated on approximately 0.24 acres in Morrow, Georgia. This property gives buyers the flexibility to renovate, rent, or redevelop based on their investment strategy. Positioned at the end of a dead-end street, the property offers privacy with minimal through traffic while still maintaining strong accessibility to major corridors. Located just minutes from Hartsfield-Jackson International Airport, I-75, I-285, and approximately 15 minutes from Downtown Atlanta, this location continues to benefit from steady growth and increasing demand. The home itself is a 1,075 square foot ranch built in 1968 and is in need of renovation, making it a strong value-add opportunity for investors seeking to create equity through improvements . The lot spans approximately 0.24 acres and offers usable space with flexibility for future repositioning or long-term hold . The property is not located within a flood hazard area, which adds an additional layer of long-term stability for development or ownership . With pricing now at $115,000, this creates a compelling entry point for investors seeking margin, flexibility, and long-term upside in a growing area. Whether you’re looking to renovate and hold, fix and flip, or secure a well-located piece of land for future use, this property offers multiple exit strategies. Opportunities at this price point with this level of potential are becoming increasingly difficult to find.

16. 2026-03-24
    price $145,000 1606-char remark

    Show marketing remark (1606 chars)

    MAJOR PRICE REDUCTION – NOW OFFERED AT $115,000 This is the opportunity investors have been waiting for. Welcome to 5347 Lacey Ave, a 2-bedroom, 1-bath property situated on approximately 0.24 acres in Morrow, Georgia. This property gives buyers the flexibility to renovate, rent, or redevelop based on their investment strategy. Positioned at the end of a dead-end street, the property offers privacy with minimal through traffic while still maintaining strong accessibility to major corridors. Located just minutes from Hartsfield-Jackson International Airport, I-75, I-285, and approximately 15 minutes from Downtown Atlanta, this location continues to benefit from steady growth and increasing demand. The home itself is a 1,075 square foot ranch built in 1968 and is in need of renovation, making it a strong value-add opportunity for investors seeking to create equity through improvements . The lot spans approximately 0.24 acres and offers usable space with flexibility for future repositioning or long-term hold . The property is not located within a flood hazard area, which adds an additional layer of long-term stability for development or ownership . With pricing now at $115,000, this creates a compelling entry point for investors seeking margin, flexibility, and long-term upside in a growing area. Whether you’re looking to renovate and hold, fix and flip, or secure a well-located piece of land for future use, this property offers multiple exit strategies. Opportunities at this price point with this level of potential are becoming increasingly difficult to find.

17. 2026-03-23
    listed $145,000 New 1582-char remark

    Show marketing remark (1606 chars)

    MAJOR PRICE REDUCTION – NOW OFFERED AT $115,000 This is the opportunity investors have been waiting for. Welcome to 5347 Lacey Ave, a 2-bedroom, 1-bath property situated on approximately 0.24 acres in Morrow, Georgia. This property gives buyers the flexibility to renovate, rent, or redevelop based on their investment strategy. Positioned at the end of a dead-end street, the property offers privacy with minimal through traffic while still maintaining strong accessibility to major corridors. Located just minutes from Hartsfield-Jackson International Airport, I-75, I-285, and approximately 15 minutes from Downtown Atlanta, this location continues to benefit from steady growth and increasing demand. The home itself is a 1,075 square foot ranch built in 1968 and is in need of renovation, making it a strong value-add opportunity for investors seeking to create equity through improvements . The lot spans approximately 0.24 acres and offers usable space with flexibility for future repositioning or long-term hold . The property is not located within a flood hazard area, which adds an additional layer of long-term stability for development or ownership . With pricing now at $115,000, this creates a compelling entry point for investors seeking margin, flexibility, and long-term upside in a growing area. Whether you’re looking to renovate and hold, fix and flip, or secure a well-located piece of land for future use, this property offers multiple exit strategies. Opportunities at this price point with this level of potential are becoming increasingly difficult to find.

18. 2026-03-23
    listed $160 Active 1606-char remark

    Show marketing remark (1606 chars)

    MAJOR PRICE REDUCTION – NOW OFFERED AT $115,000 This is the opportunity investors have been waiting for. Welcome to 5347 Lacey Ave, a 2-bedroom, 1-bath property situated on approximately 0.24 acres in Morrow, Georgia. This property gives buyers the flexibility to renovate, rent, or redevelop based on their investment strategy. Positioned at the end of a dead-end street, the property offers privacy with minimal through traffic while still maintaining strong accessibility to major corridors. Located just minutes from Hartsfield-Jackson International Airport, I-75, I-285, and approximately 15 minutes from Downtown Atlanta, this location continues to benefit from steady growth and increasing demand. The home itself is a 1,075 square foot ranch built in 1968 and is in need of renovation, making it a strong value-add opportunity for investors seeking to create equity through improvements . The lot spans approximately 0.24 acres and offers usable space with flexibility for future repositioning or long-term hold . The property is not located within a flood hazard area, which adds an additional layer of long-term stability for development or ownership . With pricing now at $115,000, this creates a compelling entry point for investors seeking margin, flexibility, and long-term upside in a growing area. Whether you’re looking to renovate and hold, fix and flip, or secure a well-located piece of land for future use, this property offers multiple exit strategies. Opportunities at this price point with this level of potential are becoming increasingly difficult to find.

ⓘ 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: $640 · $53/mo
• Projected year-2 tax: $1,058 · $88/mo
• Expected delta: +$418/yr (+$35/mo · 65.3%)

ⓘ 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 ≥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: $18,448
• − Mortgage interest: −$6,442
• − Property taxes: −$640
• − Insurance: −$575
• − Repairs & maintenance: −$1,476
• − Management: −$1,476
• − Depreciation: −$3,345
• Taxable income: $4,494
• Est. tax owed @ 24.0%: −$1,079
• After-tax cash flow: $5,043/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 — Lake City

• Score: 70/100
• State rank: #98
• US rank: #7863

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Clayton County · 230,153 people
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 28,693
• Household income: $52,666
• Rent vs Own: 52.6% rent · 47.4% own
• Severe rent burden: 1956.0

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 0.67)
• Race & ethnicity: Black 50% Asian 20% Hispanic / Latino 19% Two or more races 7% White 7%
• Hispanic origin (detail): Mexican 11% Dominican 1%
• Foreign-born: 24% · Vietnam, Canada, South Korea
• Languages at home: 63% English-only · Spanish 17% Vietnamese 16% 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: ▼ -98.24%
• Current HPI: 192.3741
• Rent YoY: ▼ -1.00%
• 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

-20.7% since first listed

5 events — show timeline

• 2026-05-06 Price Changed $115,000 GAMLS
• 2026-05-01 Price Changed $115,000 FMLS
• 2026-03-24 Price Changed $145,000 FMLS
• 2026-03-23 Listed $160 FMLS
• 2026-03-23 Listed $145,000 GAMLS

Property tax history

+10.5%/yr

Latest (2025): $640 · +25.1% YoY. Source: county tax records.