2793 Marco Dr NW · Atlanta, GA 30318

$325,000

3 bd · 1.0 ba · 1,914 sqft · SingleFamily public records · 137 Days on market

Built 1959 9,539 sqft lot $170/sqft · 26% below area Est $437k · 26% 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 +14.9/30.0
• DSCR +4.6/10.0
• Livability +4.2/5.0
• 1% rule +3.6/10.0
• 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

Completely Renovated 3BR/2BA Ranch - Move-In Ready, Prime Location Welcome home to this beautifully updated 3-bedroom, 2-bath ranch-style home where everything is brand new. From the curb to the interior, no detail was overlooked. Enjoy peace of mind with a new roof, new exterior paint, new HVAC system, and a new water heater. Inside, the home features new flooring throughout, fresh interior paint, all-new interior doors, and modern light fixtures. The fully remodeled kitchen offers new cabinets, new countertops, and brand-new appliances, making it perfect for both everyday living and entertaining. Both bathrooms have been completely renovated with new vanities, toilets, tub, tile, and updated Finishes. Ideally located just minutes from a major highway for easy commuting, this home also offers a rare backyard setting with a beautiful local park directly behind the property-providing scenic views and outdoor enjoyment right at your Doorstep. Single-level living, modern updates, and a convenient location make this home truly move-in ready. Nothing left to do but unpack and enjoy.

Key facts

• New exterior paint
• New flooring
• New water heater

Tags

• NEW ROOF
• NEW EXTERIOR PAINT
• NEW HVAC SYSTEM
• NEW WATER HEATER
• NEW FLOORING
• FRESH INTERIOR PAINT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $97 ($1k/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 $278k (14.4% below list).
• Recommended offer: $278k (14.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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 (+3.3%/yr); 722 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 40% of the median local income ($83k/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 $2k of loan paydown is wiped out by about $10k 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 137 days — a 12% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $153k; list at $325k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $278,328 (14.4% below list)

Questions for the listing agent

1. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — 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: 0.86% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.28%
• DSCR: 1.06
• GRM: 9.7

CMA / ARV

• ARV (median comp): $437,031
• List price: $325,000
• Delta: -25.63%
• 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
1441 Monteel Dr NW	0.36mi	4/3.0 (+1)	1,800 (-6%)	2mo	$265,000	$147	58
2588 Abner Pl NW	0.69mi	3/2.0	1,826 (-5%)	11mo	$485,000	$266	47
2526 Abner Pl NW	0.66mi	3/2.0	1,826 (-5%)	13mo	$499,000	$273	47
1351 Creek View Ln NW	0.48mi	3/2.5	2,129 (+11%)	18mo	$439,990	$207	38
2733 Creek View Ter NW	0.45mi	4/3.5 (+1)	2,129 (+11%)	11mo	$450,860	$212	36
1347 Creek View Ln NW	0.48mi	3/3.5	2,129 (+11%)	17mo	$450,180	$211	35
2721 Creek View Ter NW	0.47mi	4/3.5 (+1)	2,129 (+11%)	12mo	$420,000	$197	34
1474 Nash Rd NW	0.71mi	4/2.0 (+1)	1,668 (-13%)	3mo	$293,000	$176	34
2725 Creek View Ter NW	0.47mi	4/3.5 (+1)	2,129 (+11%)	13mo	$449,990	$211	34
2709 Creek View Ter NW	0.49mi	4/3.5 (+1)	2,129 (+11%)	12mo	$425,000	$200	34
2717 Creek View Ter NW	0.48mi	4/3.5 (+1)	2,129 (+11%)	13mo	$440,000	$207	33
2405 Abner Pl NW	0.70mi	4/3.5 (+1)	1,699 (-11%)	4mo	$370,000	$218	30

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 · 3.26% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.50×
• Total profit: $-45,789
• Equity at exit: $48,459

10-year hold

• IRR: -4.8%
• Equity multiple: 0.68×
• Total profit: $-29,077
• Equity at exit: $28,100

Cash invested: $91,000 (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 30318

• Rents YoY: 3.3%
• Active inventory: 722
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,783 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$262 /mo · $3,142/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$584
• Net cashflow: $97

Break-even live

Break-even rent $2,660

Max offer price $325,000

Occupancy floor 92%

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1647 Bridgeport Dr NW Atlanta, GA	4.0	2.0	1250	$2,100	$1.68	4d	1	0.11mi
1673 Jackson Sq NW Atlanta, GA	3.0	3.0	2088	$2,300	$1.10	7d	1	0.22mi
1422 Creekside Cir NW Unit 211 Atlanta, GA	2.0	2.5	1573	$2,500	$1.59	3d	1	0.41mi
1315 Northwest Dr NW Atlanta, GA	3.0	1.0–2.0	908	$2,415	$2.66	2d	36	0.44mi
1445 Creekside Cir NW Atlanta, GA	4.0	3.5	2425	$6,500	$2.68	4d	1	0.46mi
1445 Creekside Cir NW Atlanta, GA	4.0	3.5	2425	$6,500	$2.68	5d	1	0.46mi
1359 Creek View Ln NW Atlanta, GA	3.0	2.5	2129	$3,000	$1.41	24d	1	0.46mi
1409 Northwest Dr NW Unit 1 Atlanta, GA	4.0	2.5	2500	$2,599	$1.04	3d	1	0.46mi
1409 Northwest Dr NW Atlanta, GA	4.0	2.5	2000	$2,998	$1.50	24d	1	0.46mi
2635 Creekside Dr NW Atlanta, GA	2.0	2.5	1573	$2,635	$1.68	2d	1	0.47mi
2713 Creek View Ter NW Atlanta, GA	4.0	3.5	2129	$2,999	$1.41	7d	1	0.48mi
1740 Bolton Rd NW Atlanta, GA	3.0	3.0	2208	$2,900	$1.31	24d	1	0.48mi
1400 Northwest Dr NW Unit A Atlanta, GA	3.0	2.0	1228	$2,600	$2.12	24d	1	0.49mi
2676 Creek View Ter NW Atlanta, GA	3.0	2.5	2383	$3,100	$1.30	4d	1	0.55mi
1725 Church St NW Atlanta, GA	4.0	2.0	1274	$2,053	$1.61	20d	1	0.62mi
2591 Ocean Walk Dr NW Atlanta, GA	2.0	3.5	1998	$2,650	$1.33	24d	1	0.84mi
1120 Wedgewood Dr NW Atlanta, GA	4.0	2.5	1904	$3,100	$1.63	7d	1	0.92mi
2585 Ocean Dr NW Atlanta, GA	2.0	3.5	1998	$2,550	$1.28	24d	1	0.92mi
2456 Spring St NW Apt A Atlanta, GA	4.0	2.5	1650	$1,450	$0.88	24d	1	0.96mi
2493 Sycamore Rd NW #4 Atlanta, GA	3.0	3.5	1848	$3,400	$1.84	7d	1	1.01mi
2011 Oak Ln NW Atlanta, GA	3.0	3.5	1848	$3,200	$1.73	18d	1	1.08mi
1127 2nd NW Atlanta, GA	4.0	2.5	2000	$3,240	$1.62	24d	1	1.08mi
1127 2nd NW Atlanta, GA	4.0	2.5	2000	$3,240	$1.62	15d	1	1.08mi
1006 Hightower Rd NW Atlanta, GA	3.0	2.0	1320	$2,065	$1.56	14d	1	1.15mi
2367 Summit Ave NW Atlanta, GA	4.0	2.5	1887	$2,800	$1.48	2d	1	1.26mi
2011 Springfield Rd Atlanta, GA	3.0	2.5	1528	$3,000	$1.96	5d	1	1.40mi
1071 Bolton Rd NW Atlanta, GA	3.0	2.0–2.5	1358	$2,388	$1.76	5d	2	1.40mi
991 Ada Ave NW Atlanta, GA	4.0	2.0	1458	$2,450	$1.68	24d	1	1.41mi
6255 Riverview Rd SE Mableton, GA	1.0–3.0	1.0–2.0	1033	$2,364	$2.29	2d	22	1.43mi
1763 Stone Hedge Dr NW Atlanta, GA	3.0	2.5	2108	$3,173	$1.51	24d	1	1.47mi
1070 Bolton Rd NW Atlanta, GA	1.0–3.0	1.0–3.0	1094	$2,196	$2.01	2d	12	1.48mi
1769 Sanford Dr NW Atlanta, GA	3.0	2.5	2200	$3,200	$1.45	24d	1	1.50mi

Listing history 13 events

1. 2026-06-07
   days on market $325,000 Active 137 DOM
2. 2026-06-04
   days on market $325,000 Active 134 DOM
3. 2026-06-03
   days on market $325,000 Active 133 DOM
4. 2026-06-02
   days on market $325,000 Active 132 DOM
5. 2026-06-01
   days on market $325,000 Active 131 DOM
6. 2026-05-31
   days on market $325,000 Active 130 DOM
7. 2026-01-21
   listed $325,000 New 1094-char remark

   Show marketing remark (1106 chars)

   Completely Renovated 3BR/2BA Ranch — Move-In Ready, Prime Location Welcome home to this beautifully updated 3-bedroom, 2-bath ranch-style home where everything is brand new. From the curb to the interior, no detail was overlooked. Enjoy peace of mind with a new roof, new exterior paint, new HVAC system, and a new water heater. Inside, the home features new flooring throughout, fresh interior paint, all-new interior doors, and modern light fixtures. The fully remodeled kitchen offers new cabinets, new countertops, and brand-new appliances, making it perfect for both everyday living and entertaining. Both bathrooms have been completely renovated with new vanities, toilets, tub, tile, and updated Finishes. Ideally located just minutes from a major highway for easy commuting, this home also offers a rare backyard setting with a beautiful local park directly behind the property—providing scenic views and outdoor enjoyment right at your Doorstep. Single-level living, modern updates, and a convenient location make this home truly move-in ready. Nothing left to do but unpack and enjoy.

8. 2026-01-21
   listed $325,000 Active 1106-char remark

   Show marketing remark (1106 chars)

   Completely Renovated 3BR/2BA Ranch — Move-In Ready, Prime Location Welcome home to this beautifully updated 3-bedroom, 2-bath ranch-style home where everything is brand new. From the curb to the interior, no detail was overlooked. Enjoy peace of mind with a new roof, new exterior paint, new HVAC system, and a new water heater. Inside, the home features new flooring throughout, fresh interior paint, all-new interior doors, and modern light fixtures. The fully remodeled kitchen offers new cabinets, new countertops, and brand-new appliances, making it perfect for both everyday living and entertaining. Both bathrooms have been completely renovated with new vanities, toilets, tub, tile, and updated Finishes. Ideally located just minutes from a major highway for easy commuting, this home also offers a rare backyard setting with a beautiful local park directly behind the property—providing scenic views and outdoor enjoyment right at your Doorstep. Single-level living, modern updates, and a convenient location make this home truly move-in ready. Nothing left to do but unpack and enjoy.

9. 2025-09-26
   soldstatus $153,000
10. 2024-04-18
    soldstatus $125,000
11. 2009-12-30
    historical
12. 2009-12-18
    soldstatus $8,000 Sold
13. 1996-06-26
    soldstatus $23,000

ⓘ 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: $3,142 · $262/mo
• Projected year-2 tax: $3,142 · $262/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,399
• − Mortgage interest: −$18,205
• − Property taxes: −$3,142
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,672
• − Management: −$2,672
• − Depreciation: −$9,455
• Taxable loss: −$4,371
• Est. tax savings @ 24.0%: +$1,049
• After-tax cash flow: $2,216/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): 59,609
• Household income: $83,116
• Rent vs Own: 58.6% rent · 41.4% own
• Severe rent burden: 4182.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Black 49% White 35% Hispanic / Latino 7% Two or more races 6% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 1%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 88% English-only · Spanish 4% Other Indo-European 2% Other Asian/Pacific 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: ▼ -470.82%
• Current HPI: 224.1493
• Rent YoY: ▲ 3.26%
• 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

+1313.0% since first listed

7 events — show timeline

• 2026-01-21 Listed $325,000 FMLS
• 2026-01-21 Listed $325,000 GAMLS
• 2025-09-26 Sold (Public Records) $153,000 Public Records
• 2024-04-18 Sold (Public Records) $125,000 Public Records
• 2009-12-30 Listing Removed — FMLS
• 2009-12-18 Sold (MLS) $8,000 FMLS
• 1996-06-26 Sold (Public Records) $23,000 Public Records

Property tax history

+8.3%/yr

Latest (2025): $3,142 · -11.3% YoY. Source: county tax records.