2719 Dearwood Dr SW · Atlanta, GA 30315

$210,000

3 bd · 1.5 ba · 1,352 sqft · SingleFamily public records · 120 Days on market

Built 1963 8,276 sqft lot $155/sqft · at area comps Est $293k · 28% 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).

• ARV discount +15.0/15.0
• Cash flow +14.2/30.0
• DSCR +4.3/10.0
• 1% rule +4.2/10.0
• 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

Price Refreshed! Ready for a home with serious potential? This well-built 4-sided brick house comes with a finished basement, offering extra living space perfect for a home office, rec room, or even a guest suite. Plus, the large, private yard gives you plenty of room to stretch out and enjoy outdoor activities. The best part? You're just a stone's throw from all the local restaurants, shops, and public transportation, making life here both convenient and comfortable. This home is a solid choice for anyone looking to add some personal touches and build equity over time. With great bones and a layout that flows, it's the perfect spot for someone who wants to create their dream space while building value.

Key facts

• Finished basement
• Private yard
• Local restaurants

Tags

• FINISHED BASEMENT
• PRIVATE YARD
• LOCAL RESTAURANTS
• PUBLIC TRANSPORTATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $33 ($401/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 $194k (7.6% below list).
• Recommended offer: $191k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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: schools C-, 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.
• Market conditions: Rents rising (+3.2%/yr); 378 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• At $1,940/mo this rent would consume 46% of the median local household income ($51k/yr) (locally 2962% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($191k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $210k implies a 200% 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 $191,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — 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. 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.
6. 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.
7. 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: 0.92% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.68%
• DSCR: 1.03
• GRM: 9.0

CMA / ARV

• ARV (median comp): $292,801
• List price: $210,000
• Delta: -28.28%
• 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
2894 3rd Ave SW	0.34mi	3/1.0	1,250 (-8%)	9mo	$115,900	$93	62
2582 Springdale Rd SW	0.60mi	3/2.0	1,352 (0%)	10mo	$170,000	$126	62
272 Mount Zion Rd	0.57mi	3/1.0	1,320 (-2%)	16mo	$220,000	$167	54
2996 1st Ave SW	0.50mi	3/2.0	1,294 (-4%)	17mo	$224,000	$173	54
733 Pegg Rd SW	0.73mi	3/2.0	1,429 (+6%)	3mo	$280,000	$196	52
523 Mount Zion	0.52mi	3/2.0	1,234 (-9%)	11mo	$255,000	$207	50
2462 Perkerson Rd SW	0.54mi	3/2.0	1,426 (+6%)	17mo	$274,150	$192	50
338 Mount Zion Rd	0.55mi	3/2.0	1,189 (-12%)	12mo	$210,500	$177	43
752 Jefferson Ave SW	0.56mi	4/2.0 (+1)	1,552 (+15%)	1mo	$205,000	$132	42
766 Pegg Rd SW	0.75mi	3/2.0	1,176 (-13%)	0mo	$268,900	$229	41
190 Judy Ln SW	0.70mi	3/2.0	1,176 (-13%)	6mo	$217,000	$185	38
3024 Wanda Cir	0.64mi	3/1.0	1,169 (-14%)	15mo	$175,000	$150	33

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: -14.9%
• Equity multiple: 0.47×
• Total profit: $-31,390
• Equity at exit: $31,312

10-year hold

• IRR: -5.8%
• Equity multiple: 0.62×
• Total profit: $-22,497
• Equity at exit: $18,157

Cash invested: $58,800 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,940 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$310 /mo · $3,723/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $33

Break-even live

Break-even rent $1,897

Max offer price $210,000

Occupancy floor 93%

Sensitivity live

Price	-10% $152	-5% $93	+0% $33	+5% $-26	+10% $-85
Rent	-10% $-120	-5% $-43	+0% $33	+5% $110	+10% $187
Rate	-1.0pp $139	-0.5pp $87	base $33	+0.5pp $-21	+1.0pp $-76

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2783 Grand Ave SW Atlanta, GA	4.0	2.0	1644	$2,600	$1.58	25d	1	0.30mi
2875 3rd Ave SW Unit A Atlanta, GA	2.0	1.0	900	$1,245	$1.38	2d	1	0.31mi
488 Pomona Cir SW Atlanta, GA	3.0	1.0	1000	$1,800	$1.80	25d	1	0.37mi
486 Pegg Rd SW Atlanta, GA	4.0	1.5	1750	$2,000	$1.14	25d	1	0.53mi
2959 Forrest Hills Dr SW Atlanta, GA	1.0–2.0	1.0–1.5	925	$1,250	$1.35	17d	2	0.57mi
2959 Forrest Hills Dr SW Atlanta, GA	1.0–2.0	1.0–1.5	925	$1,250	$1.35	14d	1	0.57mi
45 Baker Dr SW Atlanta, GA	3.0	2.0	1056	$1,600	$1.52	25d	1	0.58mi
278 Moreland Way Atlanta, GA	3.0	2.0	1000	$1,945	$1.95	25d	1	0.64mi
2745 Old Hapeville Rd SW Atlanta, GA	2.0–3.0	2.0	1007	$1,375	$1.36	16d	1	0.66mi
231 Maple St Atlanta, GA	3.0	2.0	1068	$1,645	$1.54	44d	1	0.73mi
2786 Old Hapeville Rd SW Atlanta, GA	2.0	1.5	1050	$1,150	$1.10	25d	1	0.73mi
2456 Harwood Dr Atlanta, GA	2.0	2.0	1176	$1,995	$1.70	44d	1	0.83mi
3116 Jackson St Atlanta, GA	2.0	2.0	1016	$1,900	$1.87	44d	1	0.83mi
3054 Waters Rd SW Atlanta, GA	3.0	1.0	891	$1,800	$2.02	8d	1	0.84mi
3066 Waters Rd SW Atlanta, GA	3.0	1.0	1144	$1,395	$1.22	20d	1	0.85mi
2533 Sylvan Rd Atlanta, GA	3.0	2.0	1692	$1,995	$1.18	25d	1	0.86mi
3160 Lake Ave Unit NA Hapeville, GA	4.0	1.5	1680	$2,095	$1.25	25d	1	0.87mi
745 Yale Pl SW Atlanta, GA	3.0	1.0	1048	$2,200	$2.10	25d	1	0.87mi
2801 Palm Dr Atlanta, GA	3.0	1.0	1064	$1,550	$1.46	13d	1	0.88mi
751 Yale Pl SW Atlanta, GA	3.0	2.0	1230	$1,499	$1.22	25d	1	0.88mi
735 Oak Dr Hapeville, GA	2.0	1.0	1053	$1,550	$1.47	22d	1	0.89mi
3166 Jackson St Atlanta, GA	3.0	2.0	1650	$1,595	$0.97	25d	1	0.94mi
2932 Palm Dr Atlanta, GA	3.0	2.5	1589	$3,200	$2.01	5d	1	0.94mi
436 Grady Pl Atlanta, GA	3.0	2.0	1425	$2,100	$1.47	16d	1	0.96mi
2952 Palm Dr Atlanta, GA	3.0	2.0	1120	$1,875	$1.67	6d	1	0.96mi
3162 Oakdale Rd Atlanta, GA	3.0	1.0	1040	$3,200	$3.08	44d	1	0.96mi
535 Lake Dr Atlanta, GA	3.0	2.0	1080	$2,275	$2.11	44d	1	0.96mi
2636 Acadia St Atlanta, GA	3.0	2.0	1300	$1,800	$1.38	25d	1	1.00mi
2268 Polar Rock Pl SW Atlanta, GA	3.0	1.0	925	$1,575	$1.70	25d	1	1.01mi
2874 Blount St Atlanta, GA	3.0	1.0	1190	$1,750	$1.47	6d	1	1.03mi
643 Langston Dr SW Atlanta, GA	3.0	2.0	1180	$2,000	$1.69	25d	1	1.04mi
2626 Blount St Atlanta, GA	2.0	1.0	1314	$1,460	$1.11	25d	1	1.04mi
2748 Blount St Atlanta, GA	3.0	1.0	1068	$1,850	$1.73	44d	1	1.05mi
2663 Blount St Atlanta, GA	3.0	2.0	1168	$1,650	$1.41	17d	1	1.08mi
518 North Ave Atlanta, GA	2.0	1.5	1096	$2,150	$1.96	11d	1	1.10mi
3301 Old Jonesboro Rd Atlanta, GA	2.0	1.0	899	$2,250	$2.50	6d	1	1.11mi
2197 Polar Rock Pl SW Atlanta, GA	3.0	2.5	1000	$2,700	$2.70	21d	1	1.13mi
136 Hillsdale Dr SE Atlanta, GA	3.0	2.0	1075	$1,995	$1.86	25d	1	1.20mi
3335 Dogwood Dr Hapeville, GA	3.0	3.5	1670	$3,020	$1.81	13d	1	1.23mi
2332 Baywood Dr SE Atlanta, GA	3.0	2.0	1100	$1,400	$1.27	18d	1	1.26mi

Listing history 12 events

1. 2026-06-07
   days on market $210,000 Active 120 DOM
2. 2026-06-04
   days on market $210,000 Active 117 DOM
3. 2026-06-03
   days on market $210,000 Active 116 DOM
4. 2026-06-02
   days on market $210,000 Active 115 DOM
5. 2026-06-01
   days on market $210,000 Active 114 DOM
6. 2026-05-31
   days on market $210,000 Active 113 DOM
7. 2026-04-10
   price $210,000 714-char remark

   Show marketing remark (714 chars)

   Price Refreshed! Ready for a home with serious potential? This well-built 4-sided brick house comes with a finished basement, offering extra living space perfect for a home office, rec room, or even a guest suite. Plus, the large, private yard gives you plenty of room to stretch out and enjoy outdoor activities. The best part? You're just a stone's throw from all the local restaurants, shops, and public transportation, making life here both convenient and comfortable. This home is a solid choice for anyone looking to add some personal touches and build equity over time. With great bones and a layout that flows, it's the perfect spot for someone who wants to create their dream space while building value.

8. 2026-01-27
   historical
9. 2026-01-06
   listed $240,000 New
10. 2026-01-06
    historical
11. 2025-10-15
    listed $240,000 New 714-char remark

    Show marketing remark (714 chars)

    Price Refreshed! Ready for a home with serious potential? This well-built 4-sided brick house comes with a finished basement, offering extra living space perfect for a home office, rec room, or even a guest suite. Plus, the large, private yard gives you plenty of room to stretch out and enjoy outdoor activities. The best part? You're just a stone's throw from all the local restaurants, shops, and public transportation, making life here both convenient and comfortable. This home is a solid choice for anyone looking to add some personal touches and build equity over time. With great bones and a layout that flows, it's the perfect spot for someone who wants to create their dream space while building value.

12. 1994-07-21
    soldstatus $70,000

ⓘ 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: $3,723 · $310/mo
• Projected year-2 tax: $3,723 · $310/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 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: $23,278
• − Mortgage interest: −$11,763
• − Property taxes: −$3,723
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,862
• − Management: −$1,862
• − Depreciation: −$6,109
• Taxable loss: −$3,092
• Est. tax savings @ 24.0%: +$742
• After-tax cash flow: $1,143/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

+200.0% since first listed

6 events — show timeline

• 2026-04-10 Price Changed $210,000 GAMLS
• 2026-01-27 Listing Removed — GAMLS
• 2026-01-06 Listed $240,000 GAMLS
• 2026-01-06 Coming Soon — GAMLS
• 2025-10-15 Listed $240,000 GAMLS
• 1994-07-21 Sold (Public Records) $70,000 Public Records

Property tax history

+6.4%/yr

Latest (2025): $3,723 · +501.3% YoY. Source: county tax records.