5446 Waterfall Ct · College Park, GA 30349

$245,000

3 bd · 2.0 ba · 1,826 sqft · SingleFamily public records · 53 Days on market

Built 2006 3,480 sqft lot $134/sqft · at area comps Est $248k · at est. $35/mo HOA · 2% of rent ↓ 45% since listing

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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).

• Appreciation +10.0/10.0
• Cash flow +8.2/30.0
• ARV discount +8.1/15.0
• Livability +3.0/5.0
• 1% rule +2.7/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Schools +1.3/10.0

Listing remarks MLS

Back on the market!! Ideal for investment or owner-occupancy, 5446 Waterfall Court offers a strong combination of immediate income potential and long-term upside in South Atlanta. The home features a functional layout with multiple bedrooms that can be optimized for a PadSplit or short-term rental strategy. Especially given its close proximity to Hartsfield-Jackson Airport. The property is currently tenant-occupied with a resident who wishes to stay, on a month-to-month lease but seeking a long-term agreement with the next owner, creating a seamless transition for investors looking for day-one cash flow while still allowing future flexibility for occupancy. The entire home was fully renovated just 6 years ago, with key updates including a rear deck, HVAC system, water heater, and appliances. All approximately 6 years old. Providing added confidence in major components. Situated in an established community with convenient access to major highways, this property presents a versatile opportunity in a high-demand rental corridor.

Key facts

• Fully renovated
• Functional layout
• Rear deck

Tags

• IMMEDIATE INCOME POTENTIAL
• FUNCTIONAL LAYOUT
• TENANT-OCCUPIED
• FULLY RENOVATED
• REAR DECK
• HVAC SYSTEM

Property features AI

Finance

• Other: City street frontage with asphalt road
• HOA & community: Homeowners association; Annual association fee of $420; Association covers grounds maintenance

Exterior

• Parking: 2-car garage; Garage with opener; Garage faces front
• Utilities: Public water; Public sewer; 220 volt electric; Cable available; Electricity available; Natural gas available; Phone available; Underground utilities; Water available; Sewer available
• Home design: Two levels; Resale property
• Construction: Vinyl siding; Composition roof; Slab foundation
• Exterior features: Deck

Interior

• Kitchen: Breakfast bar; White cabinets; Pantry; Stone countertops; Open view to family room; Dishwasher; Electric range; Refrigerator; Garbage disposal
• Bedrooms: Three upstairs bedrooms; Oversized master bedroom
• Flooring: Carpet; Luxury vinyl
• Bathrooms: Two full bathrooms; One half bathroom; Master bath with separate tub and shower
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets; No shared/common walls
• Laundry & utility: Laundry on upper level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-232 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (16.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (23.2% below list).
• Recommended offer: $188k (23.2% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 3.8% in College 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 59/100 on livability (#408 in GA) — a working-class tenant base; expect higher turnover. Strengths: commute A+, cost of living A+, housing A-; Watch: crime F, amenities F, employment D-.
• 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: West Clayton Elementary School (math 10% / reading 10%, grade F, #1,076 of 1,228 statewide, top 89%, 488 students, 90% FRL); North Clayton Middle School (math 12% / reading 27%, grade F, #356 of 470 statewide, top 78%, 767 students, 90% FRL); North Clayton High School (math 2% / reading 22%, grade F, #336 of 424 statewide, top 80%, 1,206 students, 90% FRL).
• Market conditions: Rents flat; 655 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 34% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $26k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• Clayton County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 21 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $204k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $188,047 (23.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
8. 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.
9. 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.
10. 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: 0.77% ✗
• Cap rate: 5.16%
• Cash-on-cash: -4.06%
• DSCR: 0.82
• GRM: 10.9

CMA / ARV

• ARV (median comp): $248,208
• List price: $245,000
• Delta: -1.29%
• 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
5445 Waterfall Ct	0.03mi	3/2.5	1,776 (-3%)	1mo	$165,000	$93	91
1267 Brookstone Rd	0.09mi	3/2.5	1,826 (0%)	4mo	$199,900	$109	90
1250 Brookstone Rd	0.09mi	3/2.5	1,826 (0%)	9mo	$228,000	$125	86
5639 Isleworth Ct	0.55mi	3/2.0	1,750 (-4%)	1mo	$245,000	$140	67
1544 Northcut Ct	0.72mi	3/2.0	1,908 (+4%)	2mo	$189,250	$99	57
883 Pine Shoals Dr	0.60mi	3/2.5	1,881 (+3%)	13mo	$190,000	$101	54
5228 Kirk Dr	0.54mi	4/2.5 (+1)	1,900 (+4%)	10mo	$241,000	$127	53
1263 Shoreham Dr	0.58mi	4/2.0 (+1)	1,645 (-10%)	2mo	$199,900	$122	50
5517 Rock Shoals Way	0.64mi	3/2.0	1,617 (-11%)	7mo	$242,000	$150	45
842 Shoals Ct	0.66mi	3/2.5	1,662 (-9%)	10mo	$239,999	$144	44
870 Pine Shoals Dr	0.63mi	3/2.5	1,617 (-11%)	10mo	$205,000	$127	41
860 Flat Shoals Rd	0.54mi	3/2.5	1,560 (-15%)	13mo	$200,000	$128	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.95% rent growth · sell at horizon

5-year hold

• IRR: 20.8%
• Equity multiple: 2.67×
• Total profit: $114,894
• Equity at exit: $220,715

10-year hold

• IRR: 18.5%
• Equity multiple: 6.00×
• Total profit: $342,970
• Equity at exit: $475,981

Cash invested: $68,600 (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 30349

• Home prices YoY: 4.6%
• Rents YoY: 0.9%
• Active inventory: 655
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,880 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$296 /mo · $3,549/yr
• Insurance: −$102
• HOA: −$35
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $-232

Break-even live

Break-even rent $2,174

Max offer price $204,002

Occupancy floor —

Sensitivity live

Price	-10% $-93	-5% $-163	+0% $-232	+5% $-301	+10% $-371
Rent	-10% $-381	-5% $-306	+0% $-232	+5% $-158	+10% $-84
Rate	-1.0pp $-109	-0.5pp $-170	base $-232	+0.5pp $-296	+1.0pp $-360

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1136 Summer Brook Rd Atlanta, GA	3.0	2.0	1416	$1,599	$1.13	6d	1	0.04mi
5405 Glen Haven Dr Unit Labs Atlanta, GA	4.0	2.0	1392	$2,700	$1.94	45d	1	0.08mi
1263 Brookstone Rd Atlanta, GA	3.0	2.5	1902	$1,900	$1.00	20d	1	0.10mi
1086 Summer Brook Rd Atlanta, GA	3.0	2.0	1400	$1,600	$1.14	45d	1	0.11mi
1270 Brookstone Rd Atlanta, GA	3.0	2.5	1826	$1,920	$1.05	7d	1	0.12mi
1194 Crystal Lake Rd Atlanta, GA	3.0	2.0	1623	$1,545	$0.95	26d	1	0.16mi
5589 Glen Haven Dr Atlanta, GA	4.0	2.0	1400	$1,725	$1.23	45d	1	0.21mi
5543 Pine Gate Dr Atlanta, GA	3.0	2.0	1352	$1,895	$1.40	14d	1	0.32mi
5543 Pine Gate Dr Atlanta, GA	3.0	2.0	1352	$1,615	$1.19	45d	1	0.32mi
1201 Shoreham Dr Atlanta, GA	3.0	2.0	1888	$1,595	$0.84	45d	1	0.32mi
5569 Pine Gate Dr Atlanta, GA	3.0	2.0	1400	$2,350	$1.68	22d	1	0.36mi
1048 Flat Shoals Rd Atlanta, GA	1.0–3.0	1.0–2.0	996	$1,580	$1.59	0d	12	0.37mi
5665 Hidden Brook Cir Atlanta, GA	4.0	2.5	2228	$2,149	$0.96	14d	1	0.38mi
935 Hickory Bend Rd Atlanta, GA	3.0	2.5	1452	$1,650	$1.14	0d	1	0.39mi
1100 Hidden Brook Trl Atlanta, GA	4.0	2.5	1516	$1,850	$1.22	45d	1	0.39mi
1076 Hidden Brook Trl Atlanta, GA	4.0	3.0	2211	$2,145	$0.97	23d	1	0.41mi
5388 Kirk Dr Atlanta, GA	3.0	2.5	1556	$1,990	$1.28	7d	1	0.44mi
5683 Pine Gate Dr Atlanta, GA	4.0	2.5	2002	$1,975	$0.99	45d	1	0.52mi
5599 Rock Shoals Way Atlanta, GA	3.0	2.5	1510	$1,840	$1.22	3d	1	0.53mi
5689 Isleworth Way Atlanta, GA	3.0	2.0	1248	$1,800	$1.44	17d	1	0.55mi
5612 Windwood Rd Unit 5614 Atlanta, GA	2.0	2.5	1232	$1,250	$1.01	26d	1	0.55mi
945 Silverwood Dr Unit 945 Atlanta, GA	2.0	2.5	1232	$1,275	$1.03	5d	1	0.55mi
5614 Windwood Rd Unit 5614 Atlanta, GA	2.0	2.5	1232	$1,295	$1.05	46d	1	0.55mi
907 Silverwood Dr Atlanta, GA	2.0	2.5	1276	$1,225	$0.96	22d	1	0.60mi
907 Silverwood Dr #907 Atlanta, GA	2.0	2.5	1276	$1,250	$0.98	22d	1	0.60mi
907 Silverwood Dr #907 Atlanta, GA	2.0	2.5	1276	$1,225	$0.96	45d	1	0.60mi
5577 Riverdale Rd Atlanta, GA	1.0–2.0	1.5–2.5	1250	$1,233	$0.99	0d	3	0.61mi
1110 Garden Walk Blvd Atlanta, GA	1.0–3.0	1.0–2.0	1016	$1,715	$1.69	0d	22	0.68mi
845 Rock Shoals Ct Atlanta, GA	3.0	2.0	1504	$1,740	$1.16	6d	1	0.69mi
5205 Heather Ln Atlanta, GA	4.0	2.0	1530	$2,100	$1.37	17d	1	0.72mi
5205 Heather Ln Atlanta, GA	4.0	2.0	1530	$2,310	$1.51	18d	1	0.72mi
5205 Heather Ln Atlanta, GA	4.0	2.0	1530	$2,010	$1.31	26d	1	0.72mi
1533 Northcut Ct Atlanta, GA	3.0	2.5	1872	$1,938	$1.04	14d	1	0.73mi
5626 Norman Ct Atlanta, GA	3.0	2.0	1344	$1,790	$1.33	45d	1	0.74mi
5443 Northcut Dr Atlanta, GA	3.0	2.0	1872	$1,751	$0.94	45d	1	0.78mi
5327 Riverwalk Dr Atlanta, GA	1.0–3.0	1.0–1.5	972	$1,380	$1.42	0d	342	0.82mi
1561 Norman Xing Atlanta, GA	3.0	2.5	1436	$1,699	$1.18	45d	1	0.82mi
5692 Norman Ct Atlanta, GA	3.0	2.5	1770	$1,806	$1.02	7d	1	0.86mi
1507 Pine Dr Atlanta, GA	1.0–3.0	1.0–2.0	1050	$1,576	$1.50	4d	9	0.94mi
5505 Park Pl S Atlanta, GA	2.0	2.0	1680	$1,800	$1.07	45d	1	0.95mi

HOA detail

• Monthly dues: $35 · $420/yr
• Likely covers: water

Listing history 50 events

1. 2026-06-21
   days on market $245,000 Active 53 DOM
2. 2026-06-18
   days on market $245,000 Active 50 DOM
3. 2026-06-17
   days on market $245,000 Active 49 DOM
4. 2026-06-16
   days on market $245,000 Active 48 DOM
5. 2026-06-15
   days on market $245,000 Active 47 DOM
6. 2026-06-13
   days on market $245,000 Active 45 DOM
7. 2026-06-09
   days on market $245,000 Active 41 DOM
8. 2026-06-08
   days on market $245,000 Active 40 DOM
9. 2026-06-07
   days on market $245,000 Active 39 DOM
10. 2026-06-04
    days on market $245,000 Active 36 DOM
11. 2026-06-03
    days on market $245,000 Active 35 DOM
12. 2026-06-02
    days on market $245,000 Active 34 DOM

    Show marketing remark (1041 chars)

    Back on the market!! Ideal for investment or owner-occupancy, 5446 Waterfall Court offers a strong combination of immediate income potential and long-term upside in South Atlanta. The home features a functional layout with multiple bedrooms that can be optimized for a PadSplit or short-term rental strategy. Especially given its close proximity to Hartsfield-Jackson Airport. The property is currently tenant-occupied with a resident who wishes to stay, on a month-to-month lease but seeking a long-term agreement with the next owner, creating a seamless transition for investors looking for day-one cash flow while still allowing future flexibility for occupancy. The entire home was fully renovated just 6 years ago, with key updates including a rear deck, HVAC system, water heater, and appliances. All approximately 6 years old. Providing added confidence in major components. Situated in an established community with convenient access to major highways, this property presents a versatile opportunity in a high-demand rental corridor.

13. 2026-06-02
    status $245,000 Active 33 DOM

    Show marketing remark (1041 chars)

    Back on the market!! Ideal for investment or owner-occupancy, 5446 Waterfall Court offers a strong combination of immediate income potential and long-term upside in South Atlanta. The home features a functional layout with multiple bedrooms that can be optimized for a PadSplit or short-term rental strategy. Especially given its close proximity to Hartsfield-Jackson Airport. The property is currently tenant-occupied with a resident who wishes to stay, on a month-to-month lease but seeking a long-term agreement with the next owner, creating a seamless transition for investors looking for day-one cash flow while still allowing future flexibility for occupancy. The entire home was fully renovated just 6 years ago, with key updates including a rear deck, HVAC system, water heater, and appliances. All approximately 6 years old. Providing added confidence in major components. Situated in an established community with convenient access to major highways, this property presents a versatile opportunity in a high-demand rental corridor.

14. 2026-06-01
    days on market $245,000 Active Under Contract 33 DOM
15. 2026-05-31
    days on market $245,000 Active Under Contract 32 DOM
16. 2026-05-07
    historical Active Under Contract 1020-char remark

    Show marketing remark (1041 chars)

    Back on the market!! Ideal for investment or owner-occupancy, 5446 Waterfall Court offers a strong combination of immediate income potential and long-term upside in South Atlanta. The home features a functional layout with multiple bedrooms that can be optimized for a PadSplit or short-term rental strategy. Especially given its close proximity to Hartsfield-Jackson Airport. The property is currently tenant-occupied with a resident who wishes to stay, on a month-to-month lease but seeking a long-term agreement with the next owner, creating a seamless transition for investors looking for day-one cash flow while still allowing future flexibility for occupancy. The entire home was fully renovated just 6 years ago, with key updates including a rear deck, HVAC system, water heater, and appliances. All approximately 6 years old. Providing added confidence in major components. Situated in an established community with convenient access to major highways, this property presents a versatile opportunity in a high-demand rental corridor.

17. 2026-05-07
    historical Active Under Contract 1020-char remark

    Show marketing remark (1041 chars)

    Back on the market!! Ideal for investment or owner-occupancy, 5446 Waterfall Court offers a strong combination of immediate income potential and long-term upside in South Atlanta. The home features a functional layout with multiple bedrooms that can be optimized for a PadSplit or short-term rental strategy. Especially given its close proximity to Hartsfield-Jackson Airport. The property is currently tenant-occupied with a resident who wishes to stay, on a month-to-month lease but seeking a long-term agreement with the next owner, creating a seamless transition for investors looking for day-one cash flow while still allowing future flexibility for occupancy. The entire home was fully renovated just 6 years ago, with key updates including a rear deck, HVAC system, water heater, and appliances. All approximately 6 years old. Providing added confidence in major components. Situated in an established community with convenient access to major highways, this property presents a versatile opportunity in a high-demand rental corridor.

18. 2026-05-04
    historical
19. 2026-04-28
    listed $245,000 New 1020-char remark

    Show marketing remark (1041 chars)

    Back on the market!! Ideal for investment or owner-occupancy, 5446 Waterfall Court offers a strong combination of immediate income potential and long-term upside in South Atlanta. The home features a functional layout with multiple bedrooms that can be optimized for a PadSplit or short-term rental strategy. Especially given its close proximity to Hartsfield-Jackson Airport. The property is currently tenant-occupied with a resident who wishes to stay, on a month-to-month lease but seeking a long-term agreement with the next owner, creating a seamless transition for investors looking for day-one cash flow while still allowing future flexibility for occupancy. The entire home was fully renovated just 6 years ago, with key updates including a rear deck, HVAC system, water heater, and appliances. All approximately 6 years old. Providing added confidence in major components. Situated in an established community with convenient access to major highways, this property presents a versatile opportunity in a high-demand rental corridor.

20. 2026-04-28
    listed $245,000 Active 1020-char remark

    Show marketing remark (1041 chars)

    Back on the market!! Ideal for investment or owner-occupancy, 5446 Waterfall Court offers a strong combination of immediate income potential and long-term upside in South Atlanta. The home features a functional layout with multiple bedrooms that can be optimized for a PadSplit or short-term rental strategy. Especially given its close proximity to Hartsfield-Jackson Airport. The property is currently tenant-occupied with a resident who wishes to stay, on a month-to-month lease but seeking a long-term agreement with the next owner, creating a seamless transition for investors looking for day-one cash flow while still allowing future flexibility for occupancy. The entire home was fully renovated just 6 years ago, with key updates including a rear deck, HVAC system, water heater, and appliances. All approximately 6 years old. Providing added confidence in major components. Situated in an established community with convenient access to major highways, this property presents a versatile opportunity in a high-demand rental corridor.

21. 2026-04-28
    listed $245,000 New

    Show marketing remark (1041 chars)

    Back on the market!! Ideal for investment or owner-occupancy, 5446 Waterfall Court offers a strong combination of immediate income potential and long-term upside in South Atlanta. The home features a functional layout with multiple bedrooms that can be optimized for a PadSplit or short-term rental strategy. Especially given its close proximity to Hartsfield-Jackson Airport. The property is currently tenant-occupied with a resident who wishes to stay, on a month-to-month lease but seeking a long-term agreement with the next owner, creating a seamless transition for investors looking for day-one cash flow while still allowing future flexibility for occupancy. The entire home was fully renovated just 6 years ago, with key updates including a rear deck, HVAC system, water heater, and appliances. All approximately 6 years old. Providing added confidence in major components. Situated in an established community with convenient access to major highways, this property presents a versatile opportunity in a high-demand rental corridor.

22. 2026-04-28
    listed $245,000 Active

    Show marketing remark (1041 chars)

    Back on the market!! Ideal for investment or owner-occupancy, 5446 Waterfall Court offers a strong combination of immediate income potential and long-term upside in South Atlanta. The home features a functional layout with multiple bedrooms that can be optimized for a PadSplit or short-term rental strategy. Especially given its close proximity to Hartsfield-Jackson Airport. The property is currently tenant-occupied with a resident who wishes to stay, on a month-to-month lease but seeking a long-term agreement with the next owner, creating a seamless transition for investors looking for day-one cash flow while still allowing future flexibility for occupancy. The entire home was fully renovated just 6 years ago, with key updates including a rear deck, HVAC system, water heater, and appliances. All approximately 6 years old. Providing added confidence in major components. Situated in an established community with convenient access to major highways, this property presents a versatile opportunity in a high-demand rental corridor.

23. 2026-01-09
    historical
24. 2025-09-30
    historical
25. 2025-09-11
    historical
26. 2025-09-09
    listed $259,900 New
27. 2025-07-15
    price $259,900
28. 2025-07-15
    price $259,900
29. 2025-07-02
    listed $269,900 Active
30. 2025-07-02
    historical
31. 2025-07-02
    listed $269,900 New
32. 2025-05-29
    historical
33. 2025-05-27
    historical
34. 2025-03-06
    listed $269,900 Active
35. 2025-03-01
    historical
36. 2025-02-22
    listed $269,900 New
37. 2024-08-07
    historical
38. 2024-07-27
    listed
39. 2023-07-02
    historical
40. 2020-12-02
    soldstatus $204,000
41. 2020-10-22
    soldstatus $204,000 Closed
42. 2020-10-22
    soldstatus $204,000 Sold
43. 2020-09-21
    status Under Contract
44. 2020-09-21
    status Pending
45. 2020-09-21
    price $209,988
46. 2020-09-15
    price $199,988
47. 2020-09-15
    price $199,988
48. 2020-09-15
    historical
49. 2020-09-10
    historical
50. 2020-08-19
    listed $209,988 Active

ⓘ 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: $3,549 · $296/mo
• Projected year-2 tax: $3,549 · $296/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 1/10 Low
• 🌡 Heat 6/10 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: $22,566
• − Mortgage interest: −$13,724
• − Property taxes: −$3,549
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,805
• − Management: −$1,805
• − HOA: −$420
• − Depreciation: −$7,127
• Taxable loss: −$7,090
• Est. tax savings @ 24.0%: +$1,702
• After-tax cash flow: $-1,083/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 — College Park

• Score: 59/100
• State rank: #408
• US rank: #20212

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Fulton County · 1,094,430 people
• City population: 10,694
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 79,872
• Household income: $67,023
• Rent vs Own: 41.2% rent · 58.8% own
• Severe rent burden: 4258.0

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 (89%)
• Race & ethnicity: Black 89% Hispanic / Latino 5% Two or more races 4% White 3%
• Foreign-born: 9% · Canada
• Languages at home: 88% English-only · Spanish 6% French/Haitian/Cajun 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: ▲ 18.01%
• Current HPI: 407.99
• Rent YoY: ▲ 0.95%
• 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

-45.4% since first listed

56 events — show timeline

• 2026-06-02 Relisted — GAMLS
• 2026-06-01 Relisted — FMLS
• 2026-05-07 Contingent — GAMLS
• 2026-05-07 Contingent — FMLS
• 2026-05-04 Listing Removed — GAMLS
• 2026-04-28 Listed $245,000 FMLS
• 2026-04-28 Listed $245,000 GAMLS
• 2026-04-28 Listed $245,000 FMLS
• 2026-04-28 Listed $245,000 GAMLS
• 2026-01-09 Listing Removed — GAMLS
• 2025-09-30 Listing Removed — GAMLS
• 2025-09-11 Listing Removed — FMLS
• 2025-09-09 Listed $259,900 GAMLS
• 2025-07-15 Price Changed $259,900 GAMLS
• 2025-07-15 Price Changed $259,900 FMLS
• 2025-07-02 Listed $269,900 FMLS
• 2025-07-02 Coming Soon — FMLS
• 2025-07-02 Listed $269,900 GAMLS
• 2025-05-29 Listing Removed — FMLS
• 2025-05-27 Listing Removed — GAMLS
• 2025-03-06 Listed $269,900 FMLS
• 2025-03-01 Coming Soon — FMLS
• 2025-02-22 Listed $269,900 GAMLS
• 2024-08-07 Rental Removed — Avail
• 2024-07-27 Listed for Rent — Avail
• 2023-07-02 Rental Removed — Avail
• 2020-12-02 Sold (Public Records) $204,000 Public Records
• 2020-10-22 Sold (MLS) $204,000 GAMLS
• 2020-10-22 Sold (MLS) $204,000 FMLS
• 2020-09-21 Pending — GAMLS
• 2020-09-21 Pending — FMLS
• 2020-09-21 Price Changed $209,988 FMLS
• 2020-09-15 Price Changed $199,988 GAMLS
• 2020-09-15 Price Changed $199,988 FMLS
• 2020-09-15 Listing Removed — GAMLS
• 2020-09-10 Listing Removed — GAMLS
• 2020-08-19 Listed $209,988 GAMLS
• 2020-08-19 Listed $209,988 GAMLS
• 2020-08-19 Listed $209,988 GAMLS
• 2020-08-19 Listed $209,988 FMLS
• 2020-08-04 Sold (Public Records) $85,000 Public Records
• 2020-07-09 Sold (MLS) $85,000 GAMLS
• 2020-07-09 Sold (MLS) $85,000 FMLS
• 2020-04-23 Pending — GAMLS
• 2020-04-23 Pending — FMLS
• 2020-04-05 Listed $85,000 GAMLS
• 2020-04-05 Listed $85,000 FMLS
• 2018-03-14 Sold (Public Records) $90,000 Public Records
• 2018-02-22 Sold (MLS) $90,000 GAMLS
• 2018-01-16 Pending — GAMLS
• 2017-11-08 Listed $99,900 GAMLS
• 2017-11-03 Listing Removed — GAMLS
• 2017-08-02 Listed $99,900 GAMLS
• 2017-08-01 Listing Removed — GAMLS
• 2017-03-02 Listed $99,900 GAMLS
• 2007-09-18 Sold (Public Records) $448,576 Public Records

Property tax history

+4.3%/yr

Latest (2025): $3,549 · -1.8% YoY. Source: county tax records.