None · Morrow, GA 30260

$195,000

3 bd · 2.0 ba · 1,277 sqft · SingleFamily public records · 76 Days on market

Built 1971 8,450 sqft lot $153/sqft · 19% below area Est $242k · 19% 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 +18.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +4.0/10.0
• Livability +3.2/5.0
• 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

Great Opportunity for Investors or a Starter Home. Property has had some upgrades, new kitchen roofing and some flooring. Covered back porch/sunroom and fenced backyard with two storage buildings. Convenient Morrow location and easy access to I-75.

Key facts

• New kitchen
• Fenced backyard
• Covered back porch

Tags

• NEW KITCHEN
• COVERED BACK PORCH
• FENCED BACKYARD
• TWO STORAGE BUILDINGS
• CONVENIENT MORROW LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $175 ($2k/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 $175k (10.1% below list).
• Recommended offer: $175k (10.1% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 5.0% in Morrow — 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 (#229 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities D, employment D, schools 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; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 40% 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 $1k of loan paydown is wiped out by about $6k 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 76 days — a 6% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $25k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $195k implies a 228% 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 $175,338 (10.1% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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. 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: 0.90% ✗
• Cap rate: 7.37%
• Cash-on-cash: 3.85%
• DSCR: 1.17
• GRM: 9.3

CMA / ARV

• ARV (median comp): $241,831
• List price: $195,000
• Delta: -19.37%
• 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
2379 Prestige Sq	0.15mi	3/2.0	1,209 (-5%)	0mo	$232,000	$192	84
6071 Deerfield Ct	0.19mi	3/2.0	1,368 (+7%)	11mo	$265,000	$194	70
6075 Tabor Ave	0.50mi	3/1.5	1,312 (+3%)	3mo	$201,500	$154	67
6155 Landover Cir	0.27mi	3/2.0	1,434 (+12%)	4mo	$150,000	$105	64
6200 Fieldcrest Dr	0.39mi	3/2.0	1,100 (-14%)	2mo	$228,000	$207	57
6413 Maddox Rd	0.73mi	3/2.0	1,267 (-1%)	10mo	$164,400	$130	56
2436 Rex Rd	0.37mi	3/2.0	1,440 (+13%)	8mo	$240,000	$167	55
2313 Poplar Ave	0.72mi	4/2.0 (+1)	1,324 (+4%)	1mo	$95,000	$72	54
2609 Lake Harbin Rd	0.70mi	3/1.5	1,216 (-5%)	9mo	$187,000	$154	50
5712 Wesson Dr	0.66mi	3/2.0	1,408 (+10%)	7mo	$244,900	$174	46
5725 Twain Dr	0.71mi	3/2.0	1,447 (+13%)	11mo	$215,000	$149	35
2711 Teal Landing Dr	0.70mi	3/3.0	1,444 (+13%)	11mo	$229,900	$159	32

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: -13.4%
• Equity multiple: 0.53×
• Total profit: $-25,629
• Equity at exit: $29,075

10-year hold

• IRR: -9.5%
• Equity multiple: 0.49×
• Total profit: $-28,034
• Equity at exit: $16,860

Cash invested: $54,600 (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 30260

• Home prices YoY: -33.8%
• Rents YoY: -1.0%
• Active inventory: 166
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,753 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$106 /mo · $1,272/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $175

Break-even live

Break-even rent $1,531

Max offer price $195,000

Occupancy floor 85%

Sensitivity live

Price	-10% $286	-5% $231	+0% $175	+5% $120	+10% $65
Rent	-10% $37	-5% $106	+0% $175	+5% $245	+10% $314
Rate	-1.0pp $274	-0.5pp $225	base $175	+0.5pp $125	+1.0pp $73

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6010 Fairfield Dr Morrow, GA	3.0	1.5	1246	$1,841	$1.48	3d	1	0.07mi
2445 Rex Rd Ellenwood, GA	1.0–3.0	1.0–2.0	1149	$1,569	$1.37	2d	12	0.22mi
5958 Sherwood Pl Ellenwood, GA	2.0	2.5	1468	$995	$0.68	25d	1	0.23mi
5958 Sherwood Pl Unit 5958 Ellenwood, GA	2.0	2.5	1468	$995	$0.68	44d	1	0.23mi
6068 Monica Dr Morrow, GA	3.0	2.0	1210	$1,700	$1.40	22d	1	0.32mi
5868 Dan Dr Ellenwood, GA	3.0	2.0	1854	$2,300	$1.24	44d	1	0.45mi
5731 Buck Ct Ellenwood, GA	3.0	2.0	1242	$1,525	$1.23	13d	1	0.59mi
5720 Buck Ct Ellenwood, GA	3.0	2.0	1232	$1,850	$1.50	25d	1	0.61mi
2260 Hammond Ct Ellenwood, GA	3.0	2.0	1248	$1,850	$1.48	44d	1	0.67mi
2588 Monica Way Morrow, GA	3.0	2.0	1706	$1,650	$0.97	3d	1	0.68mi
5704 Wesson Dr Ellenwood, GA	3.0	2.0	1480	$1,710	$1.16	44d	1	0.70mi
5762 Northspring Dr Ellenwood, GA	3.0	2.0	1577	$1,705	$1.08	13d	1	0.73mi
6437 Maddox Rd Morrow, GA	3.0	2.0	1694	$1,818	$1.07	25d	1	0.75mi
2690 Lake Harbin Rd Morrow, GA	3.0	1.0	980	$1,683	$1.72	5d	1	0.76mi
2401 Bethune Cir Morrow, GA	3.0	2.5	1696	$2,095	$1.24	5d	1	0.80mi
6424 Monica Dr Morrow, GA	3.0	2.0	1125	$1,400	$1.24	44d	1	0.80mi
2603 Old Rex Morrow Rd Ellenwood, GA	4.0	3.0	1800	$2,510	$1.39	45d	1	0.82mi
2617 Old Rex Morrow Rd Ellenwood, GA	4.0	3.0	1800	$1,950	$1.08	13d	1	0.84mi
6137 Harvard Ct Morrow, GA	3.0	2.0	1320	$1,556	$1.18	22d	1	0.86mi
6234 Culver Dr Morrow, GA	4.0	3.0	1748	$2,350	$1.34	5d	1	0.92mi
2128 Baden Ct #1 Morrow, GA	3.0	1.5	1600	$1,495	$0.93	13d	1	0.95mi
6560 Maddox Rd Morrow, GA	3.0	2.0	1350	$1,781	$1.32	13d	1	0.98mi
6572 Sleepy Hollow Ln Morrow, GA	2.0	1.5	1152	$1,400	$1.22	25d	1	1.01mi
6593 Sleepy Hollow Ln Morrow, GA	2.0	2.0	1152	$1,550	$1.35	44d	1	1.02mi
6595 Mount Zion Blvd Morrow, GA	1.0–3.0	1.0–2.0	1175	$1,749	$1.49	5d	12	1.04mi
1932 Carla Dr Morrow, GA	3.0	2.0	1324	$1,730	$1.31	2d	1	1.05mi
6596 Fleming Rd Morrow, GA	4.0	2.5	1847	$1,873	$1.01	5d	1	1.05mi
6596 Fleming Rd Morrow, GA	4.0	2.5	1847	$1,873	$1.01	21d	1	1.05mi
2958 Stone Creek Dr Rex, GA	3.0	2.0	1506	$1,800	$1.20	13d	1	1.10mi
6511 Mill Ct Morrow, GA	3.0	2.0	1454	$1,881	$1.29	44d	1	1.11mi
1885 Harper Dr Morrow, GA	1.0–2.0	1.0	1025	$1,415	$1.38	3d	6	1.13mi
6655 Mount Zion Blvd Morrow, GA	2.0–3.0	2.0	1102	$1,499	$1.36	13d	7	1.16mi
2941 Partin Pl Ellenwood, GA	4.0	2.5	1874	$2,155	$1.15	15d	1	1.18mi
6498 Menlo Way Rex, GA	4.0	2.0	1246	$1,895	$1.52	25d	1	1.37mi
6478 Bobolink Ct Rex, GA	4.0	2.0	1626	$1,911	$1.18	20d	1	1.41mi
6494 Bobolink Ct Rex, GA	3.0	2.0	1310	$1,680	$1.28	21d	1	1.42mi
6451 Carolyn Ct Rex, GA	3.0	2.0	1523	$1,665	$1.09	44d	1	1.46mi
2271 Wentworth Park Dr Ellenwood, GA	4.0	2.5	1705	$2,119	$1.24	17d	1	1.47mi

Listing history 12 events

1. 2026-05-11
   status Under Contract 248-char remark

   Show marketing remark (248 chars)

   Great Opportunity for Investors or a Starter Home. Property has had some upgrades, new kitchen roofing and some flooring. Covered back porch/sunroom and fenced backyard with two storage buildings. Convenient Morrow location and easy access to I-75.

2. 2026-05-11
   status Pending 248-char remark

   Show marketing remark (248 chars)

   Great Opportunity for Investors or a Starter Home. Property has had some upgrades, new kitchen roofing and some flooring. Covered back porch/sunroom and fenced backyard with two storage buildings. Convenient Morrow location and easy access to I-75.

3. 2026-04-22
   price $195,000 248-char remark

   Show marketing remark (248 chars)

   Great Opportunity for Investors or a Starter Home. Property has had some upgrades, new kitchen roofing and some flooring. Covered back porch/sunroom and fenced backyard with two storage buildings. Convenient Morrow location and easy access to I-75.

4. 2026-04-22
   price $195,000 248-char remark

   Show marketing remark (248 chars)

   Great Opportunity for Investors or a Starter Home. Property has had some upgrades, new kitchen roofing and some flooring. Covered back porch/sunroom and fenced backyard with two storage buildings. Convenient Morrow location and easy access to I-75.

5. 2026-02-27
   listed $219,900 New 248-char remark

   Show marketing remark (248 chars)

   Great Opportunity for Investors or a Starter Home. Property has had some upgrades, new kitchen roofing and some flooring. Covered back porch/sunroom and fenced backyard with two storage buildings. Convenient Morrow location and easy access to I-75.

6. 2026-02-27
   listed $219,900 Active 248-char remark

   Show marketing remark (248 chars)

   Great Opportunity for Investors or a Starter Home. Property has had some upgrades, new kitchen roofing and some flooring. Covered back porch/sunroom and fenced backyard with two storage buildings. Convenient Morrow location and easy access to I-75.

7. 2023-01-10
   status Back On Market
8. 2023-01-10
   historical
9. 2022-11-07
   status Under Contract
10. 2022-03-26
    listed $199,900 New
11. 1997-09-10
    soldstatus $59,500
12. 1982-12-31
    soldstatus $48,100

ⓘ 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: $1,272 · $106/mo
• Projected year-2 tax: $1,794 · $150/mo
• Expected delta: +$522/yr (+$43/mo · 41.0%)

ⓘ 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 ≥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 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,041
• − Mortgage interest: −$10,923
• − Property taxes: −$1,272
• − Insurance: −$975
• − Repairs & maintenance: −$1,683
• − Management: −$1,683
• − Depreciation: −$5,673
• Taxable loss: −$1,169
• Est. tax savings @ 24.0%: +$280
• After-tax cash flow: $2,384/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 — Morrow

• Score: 65/100
• State rank: #229
• US rank: #13314

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Clayton County · 230,153 people
• City population: 28,693
• 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

+305.4% since first listed

12 events — show timeline

• 2026-05-11 Pending — GAMLS
• 2026-05-11 Pending — FMLS
• 2026-04-22 Price Changed $195,000 GAMLS
• 2026-04-22 Price Changed $195,000 FMLS
• 2026-02-27 Listed $219,900 FMLS
• 2026-02-27 Listed $219,900 GAMLS
• 2023-01-10 Relisted — GAMLS
• 2023-01-10 Listing Removed — GAMLS
• 2022-11-07 Pending — GAMLS
• 2022-03-26 Listed $199,900 GAMLS
• 1997-09-10 Sold (Public Records) $59,500 Public Records
• 1982-12-31 Sold (Public Records) $48,100 Public Records

Property tax history

+7.9%/yr

Latest (2025): $1,272 · +10.9% YoY. Source: county tax records.