None · Atlanta, GA 30315

$182,198

3 bd · 2.0 ba · 1,025 sqft · SingleFamily public records · 1 Days on market

Built 1960 0.27 ac lot Est $172k · 6% over

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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 +17.3/30.0
• DSCR +5.4/10.0
• 1% rule +5.3/10.0
• ARV discount +4.9/15.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming opportunity in the heart of Atlanta! Nestled on a quiet street in an established neighborhood, this home offers a warm setting with great potential to make it truly your own. The layout provides a solid foundation for comfortable living, while the surrounding area adds to its appeal with convenient access to downtown Atlanta, major highways, shopping, dining, and local parks. Whether you're a first-time buyer, investor, or someone looking to personalize a home, this property offers the perfect blend of location, possibility, and value. A wonderful chance to create something special in a growing and vibrant area.

Key facts

• Quiet street
• Convenient access
• Local parks

Tags

• QUIET STREET
• ESTABLISHED NEIGHBORHOOD
• CONVENIENT ACCESS
• LOCAL PARKS

Property features AI

Exterior

• Parking: Driveway; Open parking available
• Utilities: Water: Other; Sewer: Other; Electric: Other; Other utilities
• Home design: One-level home; Resale property; Brick 4-sides construction; Composition roof; Slab foundation
• Construction: Brick 4-sides construction; Composition roof; Slab foundation
• Exterior features: Deck; Asphalt road frontage on a city street

Interior

• Kitchen: White cabinets; Solid surface counters; Kitchen open to family room; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Three main-level bedrooms; Bedroom features: Other
• Flooring: Luxury vinyl
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central air; Electric forced-air heat
• Interior features: Entrance foyer; No common walls; Family room; Crawl space basement
• Laundry & utility: Laundry located in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $182k.

Deal economics

• At list price, monthly cash flow is $135 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $182k).
• Cap rate 7.2% vs local median 3.1% in Atlanta — 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 83/100 on livability (#6 in GA, #919 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: cost of living C-.
• Atlanta Public Schools (urban): math 28% / reading 35% proficiency, ranked #80 of 174 in GA (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Beecher Hills Elementary School (241 students, 100% FRL); Martin L. King Jr. Middle School (math 16% / reading 23%, grade F, #356 of 470 statewide, top 78%, 818 students, 100% FRL); South Atlanta High School (math 2% / reading 12%, grade F, #385 of 424 statewide, top 92%, 928 students, 100% FRL) — zoned schools average 100% FRL vs 71% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 13% at this address vs 32% district-wide (-18 pts) — the specific schools serving this property underperform the Atlanta Public Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.2%/yr); 378 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 44% of the median local income ($51k/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 $5k of value loss. Plan a longer hold.
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 17y 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 $81k; list at $182k implies a 125% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,198

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.03% ✓
• Cap rate: 7.18%
• Cash-on-cash: 3.17%
• DSCR: 1.14
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $172,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2361 Swallow Cir SE	0.07mi	3/2.0	1,025 (0%)	1mo	$199,900	$195	96
97 Harper Rd SE	0.07mi	3/1.5	1,025 (0%)	1mo	$154,680	$151	93
172 Meador Way SE	0.25mi	3/2.0	1,000 (-2%)	3mo	$138,900	$139	82
209 Harper Rd SE	0.27mi	3/2.0	1,059 (+3%)	2mo	$253,000	$239	80
1825 Shadydale Ave SE	0.55mi	3/1.5	1,046 (+2%)	0mo	$155,000	$148	68
287 Banberry Dr	0.71mi	3/2.0	1,025 (0%)	0mo	$225,000	$220	66
2245 Polar Rock Ave SW	0.62mi	3/1.0	1,000 (-2%)	2mo	$167,500	$168	61
5 Adair Ave SE	0.66mi	3/1.0	1,032 (+1%)	4mo	$140,000	$136	60
445 Carey Dr SE	0.71mi	3/2.0	1,064 (+4%)	0mo	$234,000	$220	60
305 Banberry Dr SE	0.75mi	3/1.0	1,000 (-2%)	3mo	$135,000	$135	55
366 Wyndham Way SE	0.56mi	3/1.0	1,147 (+12%)	2mo	$187,000	$163	48
2359 Polar Rock Ave SW	0.73mi	2/1.0 (-1)	900 (-12%)	2mo	$195,000	$217	35

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 · 3.23% rent growth · sell at horizon

5-year hold

• IRR: -11.0%
• Equity multiple: 0.60×
• Total profit: $-20,425
• Equity at exit: $27,166

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-4,616
• Equity at exit: $15,753

Cash invested: $51,015 (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 30315

• Rents YoY: 3.2%
• Active inventory: 378
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,871 high
• Mortgage (P&I): −$955
• Tax from tax record: −$312 /mo · $3,746/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $135

Break-even live

Break-even rent $1,701

Max offer price $182,198

Occupancy floor 88%

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: $45,550
• Closing costs: $5,466
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2145 Macon Dr SW Atlanta, GA	3.0	1.0	1059	$1,450	$1.37	24d	1	0.23mi
172 Meador Way SE Atlanta, GA	3.0	2.0	1100	$1,950	$1.77	24d	1	0.25mi
76 Schell Rd SE Atlanta, GA	3.0	1.0	1080	$1,623	$1.50	24d	1	0.27mi
73 Polar Rock Rd SW Atlanta, GA	3.0	1.0	1098	$1,850	$1.68	10d	1	0.29mi
2332 Baywood Dr SE Atlanta, GA	3.0	2.0	1100	$1,400	$1.27	18d	1	0.32mi
2197 Polar Rock Pl SW Atlanta, GA	3.0	2.5	1000	$2,700	$2.70	21d	1	0.46mi
2268 Polar Rock Pl SW Atlanta, GA	3.0	1.0	925	$1,575	$1.70	24d	1	0.52mi
1875 Conrad Ave SE Atlanta, GA	3.0	2.0	1088	$1,803	$1.66	22d	1	0.54mi
136 Hillsdale Dr SE Atlanta, GA	3.0	2.0	1075	$1,995	$1.86	24d	1	0.54mi
386 Lindsey Dr SE Atlanta, GA	3.0	1.0	1040	$1,808	$1.74	15d	1	0.56mi
340 Adelle St SE Atlanta, GA	3.0	1.0	1122	$1,500	$1.34	3d	1	0.59mi
2087 Lakewood Trl SE Atlanta, GA	3.0	2.5	1056	$2,256	$2.14	24d	1	0.63mi
52 Claire Dr SE Atlanta, GA	2.0	2.0	800	$1,750	$2.19	19d	1	0.64mi
2019 Pryor Rd SW Atlanta, GA	2.0	2.5	1449	$2,600	$1.79	24d	1	0.79mi
250 Amal Dr SW #7009 Atlanta, GA	3.0	2.5	1440	$1,850	$1.28	8d	1	0.86mi
245 Amal Dr SW #3004 Atlanta, GA	2.0	2.0	1402	$1,800	$1.28	22d	1	0.92mi
1770 Richmond Cir SE Unit 500F Atlanta, GA	2.0	2.0	1200	$1,750	$1.46	24d	1	0.96mi
1770 Richmond Cir SE Unit 1000E Atlanta, GA	2.0	2.0	1200	$1,365	$1.14	24d	1	0.96mi
200 Guerin Rd Holly Springs, NC	2.0–3.0	1.0–1.5	947	$1,349	$1.42	22d	1	0.97mi
1754 Richmond Cir SE Atlanta, GA	2.0	2.0	1200	$1,750	$1.46	8d	2	0.99mi
41 Meldon Ave SE Atlanta, GA	4.0	1.5	1323	$1,495	$1.13	17d	1	1.07mi
2694 Fairlane Dr SE Atlanta, GA	4.0	2.0	1372	$2,800	$2.04	24d	1	1.07mi
585 McWilliams Rd SE #104 Atlanta, GA	2.0	3.0	1500	$2,078	$1.39	20d	1	1.09mi
1515 Jonesboro Rd SE Atlanta, GA	3.0	2.0	1360	$2,300	$1.69	13d	1	1.19mi
2745 Old Hapeville Rd SW Atlanta, GA	2.0–3.0	2.0	1007	$1,375	$1.36	15d	1	1.19mi
2000 Rambling Ln Atlanta, GA	1.0–3.0	1.0–2.0	1082	$1,514	$1.40	1d	8	1.22mi
2786 Old Hapeville Rd SW Atlanta, GA	2.0	1.5	1050	$1,150	$1.10	24d	1	1.24mi
1777 Bond Dr SW Atlanta, GA	4.0	1.5	1043	$1,999	$1.92	24d	1	1.25mi
445 Cleveland Ave SE Atlanta, GA	2.0–3.0	1.0–2.0	1014	$1,591	$1.57	2d	13	1.26mi
91 Thirkield Ave SE Atlanta, GA	2.0	1.0	1092	$1,995	$1.83	24d	1	1.27mi
95 Thirkield Ave SE Atlanta, GA	3.0	2.0	1096	$1,850	$1.69	16d	1	1.27mi
488 Pomona Cir SW Atlanta, GA	3.0	1.0	1000	$1,800	$1.80	24d	1	1.29mi
1455 Jonesboro Rd SE Atlanta, GA	2.0	1.0	700	$2,000	$2.86	24d	1	1.30mi
117 Thayer Ave SE Atlanta, GA	3.0	1.0	1241	$1,666	$1.34	14d	1	1.35mi
643 Langston Dr SW Atlanta, GA	3.0	2.0	1180	$2,000	$1.69	24d	1	1.35mi
174 Moury Ave SW Atlanta, GA	1.0–3.0	1.0–2.0	926	$1,728	$1.87	3d	6	1.41mi
1483 Arthur Langford Jr Pl SW Atlanta, GA	1.0–2.0	1.0	825	$900	$1.09	24d	7	1.42mi
45 Baker Dr SW Atlanta, GA	3.0	2.0	1056	$1,600	$1.52	24d	1	1.43mi
402 McDonough Blvd SE Atlanta, GA	3.0	3.5	1270	$2,350	$1.85	24d	1	1.46mi

Listing history 2 events

1. 2026-06-18
   remarks 644-char remark
2. 2026-06-18
   listed $182,198 Active 1 DOM

ⓘ 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: $3,746 · $312/mo
• Projected year-2 tax: $3,746 · $312/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 5/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $22,455
• − Mortgage interest: −$10,206
• − Property taxes: −$3,746
• − Insurance: −$911
• − Repairs & maintenance: −$1,796
• − Management: −$1,796
• − Depreciation: −$5,300
• Taxable loss: −$1,300
• Est. tax savings @ 24.0%: +$312
• After-tax cash flow: $1,930/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: Atlanta Public Schools
• NCES district ID: 1300120
• Math proficiency: 28% ▼ -6.00%
• Reading proficiency: 35% ▼ -2.00%
• Median HH income: $48,306
• Composite: 27.27/100
• National rank: #7006
• State rank: #80 of 174 in GA

Livability — Atlanta

• Score: 83/100
• State rank: #6
• US rank: #919

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Atlanta, GA
• County: Fulton County · 1,094,430 people
• City population: 629,525
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 34,264
• Household income: $50,822
• Rent vs Own: 56.7% rent · 43.3% own
• Severe rent burden: 2962.0

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 1,203,707 people
• By 2030: 1,299,706 · +8.0%
• By 2040: 1,488,256 · +23.6%
• By 2050: 1,664,580 · +38.3%
• By 2075: 2,036,072 · +69.2%
• By 2100: 2,222,402 · +84.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (72%)
• Race & ethnicity: Black 72% White 14% Hispanic / Latino 10% Two or more races 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 1% Italian 1% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 90% English-only · Spanish 9% French/Haitian/Cajun 1%

Political lean MEDSL · Fulton

• 2024 margin: Solid D (+44.9) · D 71.9% · R 27.0% · Other 1.1%
• 2008→2024 swing: +9.8pp toward D · 2008: 35.0pp · 2024: 44.9pp
• All cycles: 2024: D+44.9 2020: D+46.4 2016: D+42.1 2012: D+29.6 2008: D+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -281.87%
• Current HPI: 176.673
• Rent YoY: ▲ 3.23%
• 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

+906.6% since first listed

7 events — show timeline

• 2026-06-17 Listed $182,198 FMLS
• 2026-06-17 Listed $182,198 GAMLS
• 2019-08-21 Sold (Public Records) $81,000 Public Records
• 2009-03-26 Sold (MLS) $14,000 FMLS
• 2009-02-05 Listed $13,900 FMLS
• 2007-06-07 Sold (Public Records) $135,000 Public Records
• 1979-02-27 Sold (Public Records) $18,100 Public Records

Property tax history

+7.5%/yr

Latest (2025): $3,746 · -11.6% YoY. Source: county tax records.