2366 Country Club Dr · Atlanta, GA 30311

$235,000

4 bd · 2.0 ba · 1,550 sqft · SingleFamily public records · 143 Days on market

Built 1957 0.77 ac lot $152/sqft · 11% below area Est $263k · 11% under ↓ 6% since listing

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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 +22.6/30.0
• ARV discount +12.3/15.0
• DSCR +7.3/10.0
• 1% rule +5.1/10.0
• Livability +4.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 4 sided brick home in Southwest Atlanta featuring 4 bedrooms and 2 full baths with a split-level floor plan and basement. The versatile fourth bedroom - previously used as an entertainment space with a custom, movable bar - can easily be converted back to a bedroom, home office, or flex space. Original hardwood floors add timeless character throughout. Nestled in a stable, established neighborhood with convenient access to shopping and major highways, including Hwy 166, I-285 and I-75/85.

Key facts

• Fourth bedroom
• 0.77 acre lot
• Built 1957

Tags

• FOURTH BEDROOM
• SPLIT-LEVEL FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $235k).
• Recommended offer: $207k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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 soft (-0.2%/yr); 245 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $2,362/mo this rent would consume 56% of the median local household income ($51k/yr) (locally 2825% 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 $2k of loan paydown is wiped out by about $7k 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 143 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $206,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — 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: 1.01% ✓
• Cap rate: 8.34%
• Cash-on-cash: 7.33%
• DSCR: 1.33
• GRM: 8.3

CMA / ARV

• ARV (median comp): $262,915
• List price: $235,000
• Delta: -10.62%
• 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
2292 Country Club Ln SW	0.15mi	3/2.0 (-1)	1,377 (-11%)	10mo	$230,000	$167	61
2216 Golden Dawn Dr SW	0.39mi	4/2.5	1,462 (-6%)	14mo	$297,000	$203	59
2170 Golden Dawn Dr SW	0.47mi	3/2.0 (-1)	1,524 (-2%)	17mo	$238,000	$156	56
3462 Creighton Rd SW	0.73mi	4/2.0	1,517 (-2%)	12mo	$274,900	$181	52
2181 Meadowlane Dr	0.38mi	3/2.0 (-1)	1,338 (-14%)	3mo	$100,000	$75	52
2950 Heather Dr	0.61mi	3/2.5 (-1)	1,603 (+3%)	22mo	$280,000	$175	40
2015 Briar Ridge Way SW	0.68mi	3/2.0 (-1)	1,360 (-12%)	4mo	$258,000	$190	39
2519 Rex Ave	0.70mi	3/2.0 (-1)	1,644 (+6%)	18mo	$315,000	$192	37
2133 Briar Glen Ln SW	0.53mi	3/2.0 (-1)	1,383 (-11%)	23mo	$300,000	$217	33
2062 Pine Cone Dr SW	0.65mi	3/2.0 (-1)	1,353 (-13%)	19mo	$279,900	$207	28
3479 Parc Dr SW	0.61mi	3/2.5 (-1)	1,742 (+12%)	20mo	$237,500	$136	27
2277 Maxwell Dr SW	0.65mi	3/3.0 (-1)	1,319 (-15%)	17mo	$169,500	$129	22

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: -8.3%
• Equity multiple: 0.70×
• Total profit: $-19,473
• Equity at exit: $35,039

10-year hold

• IRR: -2.8%
• Equity multiple: 0.83×
• Total profit: $-11,008
• Equity at exit: $20,319

Cash invested: $65,800 (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 30311

• Home prices YoY: -33.3%
• Rents YoY: -0.2%
• Active inventory: 245
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,362 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$134 /mo · $1,607/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $402

Break-even live

Break-even rent $1,853

Max offer price $235,000

Occupancy floor 78%

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2275 Country Club Ln SW Atlanta, GA	5.0	3.0	2198	$3,100	$1.41	18d	1	0.20mi
3369 Dale Ln SW Atlanta, GA	5.0	3.0	1400	$2,400	$1.71	21d	1	0.34mi
3477 Meadowlane Pl SW Atlanta, GA	3.0	2.0	2182	$2,350	$1.08	24d	1	0.44mi
3488 Cardinal Dr SW Atlanta, GA	3.0	2.5	1421	$2,100	$1.48	24d	1	0.50mi
2311 Cherry Blossom Dr SW Atlanta, GA	3.0	2.0	1311	$1,750	$1.33	24d	1	0.50mi
2589 Coventry St SW Atlanta, GA	3.0	2.5	1421	$1,995	$1.40	24d	2	0.51mi
3596 Raven Way Atlanta, GA	3.0	2.5	1421	$1,965	$1.38	24d	1	0.51mi
3503 Parc Cir SW Atlanta, GA	3.0	2.5	1742	$1,850	$1.06	24d	1	0.54mi
2684 Toucan Way SW Atlanta, GA	3.0	2.5	1652	$2,350	$1.42	24d	1	0.58mi
3138 Imperial Cir SW Atlanta, GA	3.0	3.0	2210	$2,250	$1.02	24d	1	0.58mi
3560 Eagle Ct SW Atlanta, GA	3.0	2.5	1480	$1,995	$1.35	7d	1	0.60mi
2535 Rex Ave SW Atlanta, GA	3.0	2.0	1443	$1,850	$1.28	24d	1	0.67mi
3333 Cascade Parc Blvd SW Atlanta, GA	3.0	2.5	1830	$2,800	$1.53	24d	1	0.80mi
2511 Susan Ln SW Atlanta, GA	3.0	2.0	1277	$1,695	$1.33	5d	1	0.82mi
2750 Barge Rd SW Atlanta, GA	1.0–3.0	1.0–2.0	986	$2,371	$2.40	1d	52	0.85mi
3638 Barrow Pl SW Atlanta, GA	3.0	2.0	1200	$1,695	$1.41	24d	1	0.87mi
2909 Campbellton Rd SW Atlanta, GA	1.0–3.0	1.0–2.0	917	$1,299	$1.42	24d	1	0.89mi
3596 Indian Rock Rd SW Atlanta, GA	3.0	1.5	1198	$2,000	$1.67	3d	1	1.02mi
3433 Cascade Parc Blvd SW Atlanta, GA	3.0	2.5	1682	$2,500	$1.49	24d	1	1.02mi
2164 Camp Ground Rd SW Atlanta, GA	3.0	1.5	1128	$1,595	$1.41	24d	1	1.07mi
2675 Headland Dr Atlanta, GA	3.0	2.0	1408	$1,600	$1.14	17d	1	1.08mi
2900 Landrum Dr SW Atlanta, GA	2.0–3.0	2.0	1045	$1,472	$1.41	17d	6	1.15mi
2250 Dodson Dr Atlanta, GA	4.0	2.0	1522	$4,200	$2.76	43d	1	1.24mi
1736 Devon Dr SW Atlanta, GA	3.0	2.5	1354	$2,000	$1.48	24d	1	1.40mi
2800 Alexandria Dr SW Atlanta, GA	3.0	2.0	1208	$1,674	$1.39	13d	1	1.40mi
4037 Braxton Pl SW Unit 4037 Atlanta, GA	4.0	3.0	1397	$2,100	$1.50	24d	1	1.48mi
4043 Avalon Rd SW Atlanta, GA	4.0	3.0	1434	$2,300	$1.60	24d	1	1.49mi

Listing history 18 events

1. 2026-06-18
   days on market $235,000 Active 143 DOM
2. 2026-06-17
   days on market $235,000 Active 142 DOM
3. 2026-06-16
   days on market $235,000 Active 141 DOM
4. 2026-06-15
   days on market $235,000 Active 140 DOM
5. 2026-06-13
   days on market $235,000 Active 138 DOM
6. 2026-06-13
   days on market $235,000 Active 137 DOM
7. 2026-06-09
   days on market $235,000 Active 134 DOM
8. 2026-06-08
   days on market $235,000 Active 133 DOM
9. 2026-06-07
   days on market $235,000 Active 132 DOM
10. 2026-06-04
    days on market $235,000 Active 129 DOM
11. 2026-06-03
    days on market $235,000 Active 128 DOM
12. 2026-06-02
    days on market $235,000 Active 127 DOM
13. 2026-06-01
    days on market $235,000 Active 126 DOM
14. 2026-05-31
    days on market $235,000 Active 125 DOM
15. 2026-03-16
    price $235,000 504-char remark

    Show marketing remark (504 chars)

    Spacious 4 sided brick home in Southwest Atlanta featuring 4 bedrooms and 2 full baths with a split-level floor plan and basement. The versatile fourth bedroom - previously used as an entertainment space with a custom, movable bar - can easily be converted back to a bedroom, home office, or flex space. Original hardwood floors add timeless character throughout. Nestled in a stable, established neighborhood with convenient access to shopping and major highways, including Hwy 166, I-285 and I-75/85.

16. 2026-03-11
    price $235,000 504-char remark

    Show marketing remark (504 chars)

    Spacious 4 sided brick home in Southwest Atlanta featuring 4 bedrooms and 2 full baths with a split-level floor plan and basement. The versatile fourth bedroom - previously used as an entertainment space with a custom, movable bar - can easily be converted back to a bedroom, home office, or flex space. Original hardwood floors add timeless character throughout. Nestled in a stable, established neighborhood with convenient access to shopping and major highways, including Hwy 166, I-285 and I-75/85.

17. 2026-01-13
    listed $250,000 Active 504-char remark

    Show marketing remark (504 chars)

    Spacious 4 sided brick home in Southwest Atlanta featuring 4 bedrooms and 2 full baths with a split-level floor plan and basement. The versatile fourth bedroom - previously used as an entertainment space with a custom, movable bar - can easily be converted back to a bedroom, home office, or flex space. Original hardwood floors add timeless character throughout. Nestled in a stable, established neighborhood with convenient access to shopping and major highways, including Hwy 166, I-285 and I-75/85.

18. 2026-01-13
    listed $250,000 New 504-char remark

    Show marketing remark (504 chars)

    Spacious 4 sided brick home in Southwest Atlanta featuring 4 bedrooms and 2 full baths with a split-level floor plan and basement. The versatile fourth bedroom - previously used as an entertainment space with a custom, movable bar - can easily be converted back to a bedroom, home office, or flex space. Original hardwood floors add timeless character throughout. Nestled in a stable, established neighborhood with convenient access to shopping and major highways, including Hwy 166, I-285 and I-75/85.

ⓘ 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: $1,607 · $134/mo
• Projected year-2 tax: $2,162 · $180/mo
• Expected delta: +$555/yr (+$46/mo · 34.5%)

ⓘ 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 ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,345
• − Mortgage interest: −$13,164
• − Property taxes: −$1,607
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,268
• − Management: −$2,268
• − Depreciation: −$6,836
• Taxable income: $1,027
• Est. tax owed @ 24.0%: −$247
• After-tax cash flow: $4,575/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): 34,953
• Household income: $50,649
• Rent vs Own: 57.1% rent · 42.9% own
• Severe rent burden: 2825.0

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 (89%)
• Race & ethnicity: Black 89% Hispanic / Latino 4% Two or more races 4% White 3%
• Common ancestry: Hispanic 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 3% French/Haitian/Cajun 1% Korean 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: ▼ -129.99%
• Current HPI: 259.954
• Rent YoY: ▼ -0.19%
• 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

-6.0% since first listed

4 events — show timeline

• 2026-03-16 Price Changed $235,000 FMLS
• 2026-03-11 Price Changed $235,000 GAMLS
• 2026-01-13 Listed $250,000 GAMLS
• 2026-01-13 Listed $250,000 FMLS

Property tax history

+1.7%/yr

Latest (2025): $1,607 · +39.6% YoY. Source: county tax records.