4268 Kimball Rd SW · Atlanta, GA 30331

$129,900

3 bd · 2.5 ba · 1,212 sqft · SingleFamily public records · 20 Days on market

Built 1968 0.30 ac lot Est $177k · 27% under

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Why this score? — see what drove the B+ 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 +29.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Livability +4.2/5.0
• Rent growth +3.2/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all investors and visionary homeowners! This property presents a premier opportunity to build sweat equity or add a high-potential asset to your rental portfolio. Featuring a functional layout and a spacious lot, this home is a true blank canvas awaiting your custom finishes and modern updates. Whether you are looking for your next fix-and-flip project or a primary residence you can tailor to your exact taste, the possibilities here are endless. Being sold as-is-bring your contractor and your imagination to unlock the full value of this diamond in the rough.

Key facts

• 0.3 acre lot
• Garage
• Built 1968

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $453 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.5% 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: 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: Deerwood Academy (math 8% / reading 17%, grade F, #1,032 of 1,228 statewide, top 85%, 512 students, 100% FRL); Ralph Bunche Middle School (math 2% / reading 12%, grade F, #449 of 470 statewide, top 97%, 824 students, 100% FRL); D. M. Therrell High School (math 5% / reading 10%, grade F, #378 of 424 statewide, top 91%, 973 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 9% at this address vs 32% district-wide (-22 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 (+2.6%/yr); 483 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 2.6% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 3 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 $70k; list at $130k implies a 86% 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→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,951 (1.5% below list)

Questions for the listing agent

1. Built in 1968 — 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. 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.
4. 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.
5. 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: 1.36% ✓
• Cap rate: 10.48%
• Cash-on-cash: 14.95%
• DSCR: 1.67
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $176,952
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4268 Kimball Rd SW	0.00mi	4/2.5 (+1)	1,212 (0%)	1mo	$115,000	$95	94
4595 Sahara Dr SW	0.37mi	3/2.0	1,191 (-2%)	8mo	$137,000	$115	71
4369 Kimball Rd SW	0.15mi	3/1.5	1,125 (-7%)	8mo	$215,000	$191	70
4442 Creek Valley Ct SW	0.20mi	3/1.5	1,058 (-13%)	6mo	$127,000	$120	61
2364 El Paso Rd SW	0.53mi	3/2.5	1,265 (+4%)	9mo	$25,000	$20	61
4503 Rio Grande Rd SW	0.39mi	3/2.0	1,075 (-11%)	2mo	$194,000	$180	59
2494 Fairway Cir SW	0.40mi	3/2.0	1,368 (+13%)	0mo	$234,999	$172	58
4728 Apache Trl SW	0.64mi	3/1.5	1,269 (+5%)	5mo	$185,000	$146	54
4748 Carson Pass SW	0.67mi	3/1.5	1,269 (+5%)	8mo	$195,000	$154	51
4732 Carson Pass SW	0.64mi	4/1.5 (+1)	1,269 (+5%)	4mo	$192,000	$151	50
2285 Butner Rd SW	0.62mi	3/2.0	1,309 (+8%)	9mo	$160,000	$122	49
2392 Ozark Trl SW	0.71mi	3/2.5	1,356 (+12%)	3mo	$170,000	$125	45

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 · 2.63% rent growth · sell at horizon

5-year hold

• IRR: 5.1%
• Equity multiple: 1.20×
• Total profit: $7,207
• Equity at exit: $19,369

10-year hold

• IRR: 14.2%
• Equity multiple: 2.13×
• Total profit: $40,987
• Equity at exit: $11,231

Cash invested: $36,372 (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 30331

• Home prices YoY: -34.2%
• Rents YoY: 2.6%
• Active inventory: 483
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,772 high
• Mortgage (P&I): −$681
• Tax from tax record: −$211 /mo · $2,533/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $453

Break-even live

Break-even rent $1,198

Max offer price $129,900

Occupancy floor 69%

Sensitivity live

Price	-10% $527	-5% $490	+0% $453	+5% $416	+10% $380
Rent	-10% $313	-5% $383	+0% $453	+5% $523	+10% $593
Rate	-1.0pp $518	-0.5pp $486	base $453	+0.5pp $419	+1.0pp $385

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4515 Doral Dr SW Atlanta, GA	3.0	1.5	1184	$1,700	$1.44	15d	1	0.23mi
4545 Sahara Dr SW Atlanta, GA	3.0	2.0	1075	$1,665	$1.55	6d	1	0.28mi
2356 County Line Rd SW Atlanta, GA	3.0	1.0	1360	$1,695	$1.25	25d	1	0.32mi
4596 Sahara Dr SW Atlanta, GA	4.0	1.5	1475	$1,200	$0.81	25d	1	0.39mi
4596 Sahara Dr SW Atlanta, GA	4.0	1.5	1375	$1,500	$1.09	4d	1	0.39mi
4058 Blanton Ave SW Atlanta, GA	4.0	2.0	1476	$1,750	$1.19	17d	1	0.66mi
4211 Campbellton Rd SW Atlanta, GA	3.0	2.0	1384	$2,050	$1.48	22d	1	0.70mi
2211 Butner Rd SW Atlanta, GA	4.0	2.0	1336	$1,875	$1.40	25d	1	0.72mi
2111 Kimberly Rd SW Atlanta, GA	2.0	1.0	996	$1,600	$1.61	8d	1	0.82mi
4037 Braxton Pl SW Unit 4037 Atlanta, GA	4.0	3.0	1397	$2,100	$1.50	25d	1	0.86mi
4043 Avalon Rd SW Atlanta, GA	4.0	3.0	1434	$2,300	$1.60	25d	1	0.89mi
2100 Southwood Blvd SW Atlanta, GA	1.0–2.0	1.0–2.0	942	$1,537	$1.63	2d	15	0.98mi
3901 Campbellton Rd SW Unit 3901-L04 Atlanta, GA	2.0	1.5	1093	$1,140	$1.04	25d	1	1.08mi
3901 Campbellton Rd SW Unit 3909-M06 Atlanta, GA	2.0	1.5	1093	$1,150	$1.05	25d	1	1.08mi
3901 Campbellton Rd SW Unit 3909-K01 Atlanta, GA	2.0	1.5	1093	$1,199	$1.10	25d	1	1.08mi
2800 Alexandria Dr SW Atlanta, GA	3.0	2.0	1208	$1,674	$1.39	14d	1	1.23mi
2164 Camp Ground Rd SW Atlanta, GA	3.0	1.5	1128	$1,595	$1.41	25d	1	1.24mi
4720 Edwina Ln SW Atlanta, GA	4.0	2.0	1400	$1,873	$1.34	2d	1	1.25mi
4610 Greenbriar Trl SW Unit 204 Atlanta, GA	3.0	2.0	1206	$1,950	$1.62	13d	1	1.25mi
1928 Grant Rd SW Atlanta, GA	3.0	2.0	1160	$1,823	$1.57	22d	1	1.27mi
2111 Sandtree Ct SW Unit 2 Atlanta, GA	2.0	1.0	1100	$1,500	$1.36	25d	1	1.34mi
2511 Susan Ln SW Atlanta, GA	3.0	2.0	1277	$1,695	$1.33	6d	1	1.38mi
3638 Barrow Pl SW Atlanta, GA	3.0	2.0	1200	$1,695	$1.41	25d	1	1.43mi
2787 Deerwood Ln SW Atlanta, GA	3.0	2.5	1460	$1,900	$1.30	25d	1	1.46mi
4687 Camp Creek Pkwy SW Atlanta, GA	1.0–3.0	1.0–2.0	1235	$1,958	$1.59	2d	18	1.49mi

Listing history 10 events

1. 2026-05-07
   status Under Contract 572-char remark

   Show marketing remark (572 chars)

   Calling all investors and visionary homeowners! This property presents a premier opportunity to build sweat equity or add a high-potential asset to your rental portfolio. Featuring a functional layout and a spacious lot, this home is a true blank canvas awaiting your custom finishes and modern updates. Whether you are looking for your next fix-and-flip project or a primary residence you can tailor to your exact taste, the possibilities here are endless. Being sold as-is-bring your contractor and your imagination to unlock the full value of this diamond in the rough.

2. 2026-05-07
   listed $129,900 Active 572-char remark

   Show marketing remark (572 chars)

   Calling all investors and visionary homeowners! This property presents a premier opportunity to build sweat equity or add a high-potential asset to your rental portfolio. Featuring a functional layout and a spacious lot, this home is a true blank canvas awaiting your custom finishes and modern updates. Whether you are looking for your next fix-and-flip project or a primary residence you can tailor to your exact taste, the possibilities here are endless. Being sold as-is-bring your contractor and your imagination to unlock the full value of this diamond in the rough.

3. 2026-04-10
   status Pending
4. 2026-04-06
   soldstatus Sold 572-char remark

   Show marketing remark (572 chars)

   Calling all investors and visionary homeowners! This property presents a premier opportunity to build sweat equity or add a high-potential asset to your rental portfolio. Featuring a functional layout and a spacious lot, this home is a true blank canvas awaiting your custom finishes and modern updates. Whether you are looking for your next fix-and-flip project or a primary residence you can tailor to your exact taste, the possibilities here are endless. Being sold as-is-bring your contractor and your imagination to unlock the full value of this diamond in the rough.

5. 2026-04-06
   soldstatus Closed

   Show marketing remark (572 chars)

   Calling all investors and visionary homeowners! This property presents a premier opportunity to build sweat equity or add a high-potential asset to your rental portfolio. Featuring a functional layout and a spacious lot, this home is a true blank canvas awaiting your custom finishes and modern updates. Whether you are looking for your next fix-and-flip project or a primary residence you can tailor to your exact taste, the possibilities here are endless. Being sold as-is-bring your contractor and your imagination to unlock the full value of this diamond in the rough.

6. 2026-03-16
   status Under Contract 572-char remark

   Show marketing remark (572 chars)

   Calling all investors and visionary homeowners! This property presents a premier opportunity to build sweat equity or add a high-potential asset to your rental portfolio. Featuring a functional layout and a spacious lot, this home is a true blank canvas awaiting your custom finishes and modern updates. Whether you are looking for your next fix-and-flip project or a primary residence you can tailor to your exact taste, the possibilities here are endless. Being sold as-is-bring your contractor and your imagination to unlock the full value of this diamond in the rough.

7. 2026-03-16
   status Pending

   Show marketing remark (572 chars)

   Calling all investors and visionary homeowners! This property presents a premier opportunity to build sweat equity or add a high-potential asset to your rental portfolio. Featuring a functional layout and a spacious lot, this home is a true blank canvas awaiting your custom finishes and modern updates. Whether you are looking for your next fix-and-flip project or a primary residence you can tailor to your exact taste, the possibilities here are endless. Being sold as-is-bring your contractor and your imagination to unlock the full value of this diamond in the rough.

8. 2026-02-23
   listed $129,900 New 572-char remark

   Show marketing remark (572 chars)

   Calling all investors and visionary homeowners! This property presents a premier opportunity to build sweat equity or add a high-potential asset to your rental portfolio. Featuring a functional layout and a spacious lot, this home is a true blank canvas awaiting your custom finishes and modern updates. Whether you are looking for your next fix-and-flip project or a primary residence you can tailor to your exact taste, the possibilities here are endless. Being sold as-is-bring your contractor and your imagination to unlock the full value of this diamond in the rough.

9. 2026-02-23
   listed $129,900 Active

   Show marketing remark (572 chars)

   Calling all investors and visionary homeowners! This property presents a premier opportunity to build sweat equity or add a high-potential asset to your rental portfolio. Featuring a functional layout and a spacious lot, this home is a true blank canvas awaiting your custom finishes and modern updates. Whether you are looking for your next fix-and-flip project or a primary residence you can tailor to your exact taste, the possibilities here are endless. Being sold as-is-bring your contractor and your imagination to unlock the full value of this diamond in the rough.

10. 2020-09-30
    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: $2,533 · $211/mo
• Projected year-2 tax: $2,533 · $211/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $21,258
• − Mortgage interest: −$7,276
• − Property taxes: −$2,533
• − Insurance: −$650
• − Repairs & maintenance: −$1,701
• − Management: −$1,701
• − Depreciation: −$3,779
• Taxable income: $3,619
• Est. tax owed @ 24.0%: −$869
• After-tax cash flow: $4,568/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): 62,567
• Household income: $62,623
• Rent vs Own: 46.8% rent · 53.2% own
• Severe rent burden: 3748.0

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 (94%)
• Race & ethnicity: Black 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Hispanic 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 1% 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: ▼ -106.38%
• Current HPI: 204.5402
• Rent YoY: ▲ 2.63%
• 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

+85.6% since first listed

10 events — show timeline

• 2026-05-07 Pending — GAMLS
• 2026-05-07 Listed $129,900 GAMLS
• 2026-04-10 Pending — FMLS
• 2026-04-06 Sold (MLS) — FMLS
• 2026-04-06 Sold (MLS) — GAMLS
• 2026-03-16 Pending — GAMLS
• 2026-03-16 Pending — FMLS
• 2026-02-23 Listed $129,900 FMLS
• 2026-02-23 Listed $129,900 GAMLS
• 2020-09-30 Sold (Public Records) $70,000 Public Records

Property tax history

+8.1%/yr

Latest (2025): $2,533 · +4.0% YoY. Source: county tax records.