3668 Kingsboro Rd NE #4 · Atlanta, GA 30319

$134,000

1 bd · 1.0 ba · 615 sqft · Condo public records · 125 Days on market

Built 1960 $218/sqft · 41% below area Est $226k · 41% under $245/mo HOA · 13% of rent

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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 +21.9/30.0
• ARV discount +15.0/15.0
• 1% rule +8.7/10.0
• DSCR +7.0/10.0
• 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

Rare Portfolio Offering in the Heart of Buckhead- Exceptional opportunity to acquire 7 units within a 12-unit building in prime Buckhead. Seller will not divide the portfolio. Total offering two 1-bedroom units and five 2-bedroom, 1-bath units. Ideal for investors seeking stable in-town assets with strong rental demand and walkable proximity to Buckhead's top dining, shopping, and business districts. A rare chance to control the majority of a highly desirable building in one of Atlanta's most sought-after neighborhoods. Search FMLS for additional units or contact the listing agent for full details and complete rent roll.

Key facts

• $245 HOA
• Parking
• Built 1960

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $134k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $134k).
• Recommended offer: $118k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: 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 (+2.9%/yr); 384 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent is only 17% of the median local income ($131k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $926 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.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y 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 $36k; list at $134k implies a 272% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.37% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.74%
• DSCR: 1.30
• GRM: 6.1

CMA / ARV

• ARV (median comp): $226,400
• List price: $134,000
• Delta: -40.81%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.86% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.78×
• Total profit: $-8,332
• Equity at exit: $19,980

10-year hold

• IRR: 3.6%
• Equity multiple: 1.26×
• Total profit: $9,870
• Equity at exit: $11,586

Cash invested: $37,520 (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 30319

• Rents YoY: 2.9%
• Active inventory: 384
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,842 high
• Mortgage (P&I): −$703
• Tax from tax record: −$241 /mo · $2,888/yr
• Insurance: −$56
• HOA: −$245
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $211

Break-even live

Break-even rent $1,575

Max offer price $134,000

Occupancy floor 84%

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: $33,500
• Closing costs: $4,020
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1020 Lenox Park Blvd NE Atlanta, GA	1.0–3.0	1.0–2.0	1101	$1,335	$1.21	2d	54	0.37mi
3930 Peachtree Rd Brookhaven, GA	3.0	1.0–2.5	1127	$2,518	$2.23	2d	27	0.49mi
3450 Roxboro Rd NE Atlanta, GA	1.0–2.0	1.0–2.0	1053	$1,700	$1.61	1d	31	0.55mi
3480 Lakeside Dr NE Atlanta, GA	2.0	1.0–2.0	911	$2,218	$2.43	3d	15	0.57mi
1205 Standard Dr NE Unit 1 Atlanta, GA	—	1.0	578	$1,700	$2.94	4d	1	0.60mi
960 E Paces Ferry Rd NE Atlanta, GA	2.0	1.0–2.0	890	$1,848	$2.08	2d	40	0.61mi
3478 Lakeside Dr NE Atlanta, GA	1.0–3.0	1.0–2.0	1184	$1,711	$1.44	1d	22	0.61mi
4120 Peachtree Rd NE Brookhaven, GA	1.0–3.0	1.0–2.0	1088	$1,360	$1.25	2d	27	0.81mi
600 Phipps Blvd NE Atlanta, GA	3.0	1.0–3.0	1069	$1,753	$1.64	2d	59	0.84mi
3380 Peachtree Rd NE Atlanta, GA	3.0	1.0–3.0	1051	$2,143	$2.04	1d	35	0.94mi
3200 Lenox Rd NE Atlanta, GA	3.0	1.0–2.0	1047	$1,432	$1.37	1d	35	0.95mi
3372 Peachtree Rd NE Atlanta, GA	3.0	1.0–2.5	1147	$2,693	$2.35	2d	24	1.02mi
3390 Stratford Rd NE Atlanta, GA	3.0	1.0–3.0	979	$1,855	$1.89	2d	41	1.04mi
3400 Stratford Rd NE Atlanta, GA	2.0	1.0–2.0	1005	$1,832	$1.82	2d	40	1.05mi
1350 Dresden Dr NE Brookhaven, GA	2.0	1.0–2.0	855	$2,621	$3.06	3d	12	1.06mi
20 Terminus Pl NE Atlanta, GA	2.0	1.0–2.0	997	$2,040	$2.05	3d	23	1.31mi
1900 N Druid Hills Rd NE Brookhaven, GA	1.0–2.0	1.0–2.0	800	$1,319	$1.65	2d	15	1.35mi
1105 Town Blvd Atlanta, GA	1.0–2.0	1.0–2.0	1075	$1,559	$1.45	2d	21	1.37mi
3651 Lenox Rd NE Atlanta, GA	3.0	1.0–2.5	1282	$2,505	$1.95	2d	27	1.37mi
305 Brookhaven Ave Brookhaven, GA	2.0	1.0–2.0	851	$1,822	$2.14	1d	7	1.38mi
3314 Piedmont Rd Atlanta, GA	2.0	1.0–2.0	919	$2,663	$2.90	3d	18	1.40mi
3699 Lenox Rd NE Atlanta, GA	3.0	1.0–2.0	997	$2,040	$2.05	2d	28	1.40mi
3242 Peachtree Rd NE Atlanta, GA	2.0	1.0–2.5	1128	$2,865	$2.54	2d	16	1.45mi

HOA detail condo

• Monthly dues: $245 · $2,940/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-18
   days on market $134,000 Active 125 DOM
2. 2026-06-17
   days on market $134,000 Active 124 DOM
3. 2026-06-16
   days on market $134,000 Active 123 DOM
4. 2026-06-15
   days on market $134,000 Active 122 DOM
5. 2026-06-13
   days on market $134,000 Active 120 DOM
6. 2026-06-13
   days on market $134,000 Active 119 DOM
7. 2026-06-09
   days on market $134,000 Active 116 DOM
8. 2026-06-08
   days on market $134,000 Active 115 DOM
9. 2026-06-07
   days on market $134,000 Active 114 DOM
10. 2026-06-04
    days on market $134,000 Active 111 DOM
11. 2026-06-03
    days on market $134,000 Active 110 DOM
12. 2026-06-02
    days on market $134,000 Active 109 DOM
13. 2026-06-01
    days on market $134,000 Active 108 DOM
14. 2026-05-31
    days on market $134,000 Active 107 DOM
15. 2026-05-04
    status Back On Market 628-char remark

    Show marketing remark (628 chars)

    Rare Portfolio Offering in the Heart of Buckhead- Exceptional opportunity to acquire 7 units within a 12-unit building in prime Buckhead. Seller will not divide the portfolio. Total offering two 1-bedroom units and five 2-bedroom, 1-bath units. Ideal for investors seeking stable in-town assets with strong rental demand and walkable proximity to Buckhead's top dining, shopping, and business districts. A rare chance to control the majority of a highly desirable building in one of Atlanta's most sought-after neighborhoods. Search FMLS for additional units or contact the listing agent for full details and complete rent roll.

16. 2026-05-04
    status Active 628-char remark

    Show marketing remark (628 chars)

    Rare Portfolio Offering in the Heart of Buckhead- Exceptional opportunity to acquire 7 units within a 12-unit building in prime Buckhead. Seller will not divide the portfolio. Total offering two 1-bedroom units and five 2-bedroom, 1-bath units. Ideal for investors seeking stable in-town assets with strong rental demand and walkable proximity to Buckhead's top dining, shopping, and business districts. A rare chance to control the majority of a highly desirable building in one of Atlanta's most sought-after neighborhoods. Search FMLS for additional units or contact the listing agent for full details and complete rent roll.

17. 2026-04-27
    status Pending 628-char remark

    Show marketing remark (628 chars)

    Rare Portfolio Offering in the Heart of Buckhead- Exceptional opportunity to acquire 7 units within a 12-unit building in prime Buckhead. Seller will not divide the portfolio. Total offering two 1-bedroom units and five 2-bedroom, 1-bath units. Ideal for investors seeking stable in-town assets with strong rental demand and walkable proximity to Buckhead's top dining, shopping, and business districts. A rare chance to control the majority of a highly desirable building in one of Atlanta's most sought-after neighborhoods. Search FMLS for additional units or contact the listing agent for full details and complete rent roll.

18. 2026-04-01
    historical Active Under Contract 628-char remark

    Show marketing remark (628 chars)

    Rare Portfolio Offering in the Heart of Buckhead- Exceptional opportunity to acquire 7 units within a 12-unit building in prime Buckhead. Seller will not divide the portfolio. Total offering two 1-bedroom units and five 2-bedroom, 1-bath units. Ideal for investors seeking stable in-town assets with strong rental demand and walkable proximity to Buckhead's top dining, shopping, and business districts. A rare chance to control the majority of a highly desirable building in one of Atlanta's most sought-after neighborhoods. Search FMLS for additional units or contact the listing agent for full details and complete rent roll.

19. 2026-03-31
    historical Active Under Contract 628-char remark

    Show marketing remark (628 chars)

    Rare Portfolio Offering in the Heart of Buckhead- Exceptional opportunity to acquire 7 units within a 12-unit building in prime Buckhead. Seller will not divide the portfolio. Total offering two 1-bedroom units and five 2-bedroom, 1-bath units. Ideal for investors seeking stable in-town assets with strong rental demand and walkable proximity to Buckhead's top dining, shopping, and business districts. A rare chance to control the majority of a highly desirable building in one of Atlanta's most sought-after neighborhoods. Search FMLS for additional units or contact the listing agent for full details and complete rent roll.

20. 2026-02-05
    listed $134,000 New 628-char remark

    Show marketing remark (628 chars)

    Rare Portfolio Offering in the Heart of Buckhead- Exceptional opportunity to acquire 7 units within a 12-unit building in prime Buckhead. Seller will not divide the portfolio. Total offering two 1-bedroom units and five 2-bedroom, 1-bath units. Ideal for investors seeking stable in-town assets with strong rental demand and walkable proximity to Buckhead's top dining, shopping, and business districts. A rare chance to control the majority of a highly desirable building in one of Atlanta's most sought-after neighborhoods. Search FMLS for additional units or contact the listing agent for full details and complete rent roll.

21. 2026-02-05
    listed $134,000 Active 628-char remark

    Show marketing remark (628 chars)

    Rare Portfolio Offering in the Heart of Buckhead- Exceptional opportunity to acquire 7 units within a 12-unit building in prime Buckhead. Seller will not divide the portfolio. Total offering two 1-bedroom units and five 2-bedroom, 1-bath units. Ideal for investors seeking stable in-town assets with strong rental demand and walkable proximity to Buckhead's top dining, shopping, and business districts. A rare chance to control the majority of a highly desirable building in one of Atlanta's most sought-after neighborhoods. Search FMLS for additional units or contact the listing agent for full details and complete rent roll.

22. 2026-02-05
    historical

    Show marketing remark (628 chars)

    Rare Portfolio Offering in the Heart of Buckhead- Exceptional opportunity to acquire 7 units within a 12-unit building in prime Buckhead. Seller will not divide the portfolio. Total offering two 1-bedroom units and five 2-bedroom, 1-bath units. Ideal for investors seeking stable in-town assets with strong rental demand and walkable proximity to Buckhead's top dining, shopping, and business districts. A rare chance to control the majority of a highly desirable building in one of Atlanta's most sought-after neighborhoods. Search FMLS for additional units or contact the listing agent for full details and complete rent roll.

23. 2025-12-08
    listed $180,000 New
24. 2011-11-14
    soldstatus $36,000 Sold
25. 2011-11-12
    historical
26. 2011-09-28
    price $39,900
27. 2011-09-27
    price $39,900
28. 2011-08-27
    price $44,900
29. 2011-08-26
    price $44,900
30. 2011-07-27
    listed $49,900 Active
31. 2006-02-02
    soldstatus $88,500
32. 2006-02-02
    soldstatus $88,500
33. 1998-03-27
    soldstatus $58,500

ⓘ 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: $2,888 · $241/mo
• Projected year-2 tax: $2,888 · $241/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 6 d/yr ≥104°F today · 14 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,100
• − Mortgage interest: −$7,506
• − Property taxes: −$2,888
• − Insurance: −$670
• − Repairs & maintenance: −$1,768
• − Management: −$1,768
• − HOA: −$2,940
• − Depreciation: −$3,898
• Taxable income: $661
• Est. tax owed @ 24.0%: −$159
• After-tax cash flow: $2,369/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: Dekalb County · 782,738 people
• City population: 629,525
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 45,985
• Household income: $130,648
• Rent vs Own: 44.5% rent · 55.5% own
• Severe rent burden: 1879.0

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 0.57)
• Race & ethnicity: White 62% Black 13% Hispanic / Latino 12% Two or more races 11% Asian 8% Native American 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 3% Slovak 2% Romanian 2%
• Foreign-born: 17% · Canada, China, Dominican Republic
• Languages at home: 78% English-only · Spanish 10% Other Indo-European 4% Russian/Polish/Slavic 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: ▼ -511.51%
• Current HPI: 247.1961
• Rent YoY: ▲ 2.86%
• 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

+129.1% since first listed

19 events — show timeline

• 2026-05-04 Relisted — GAMLS
• 2026-05-04 Relisted — FMLS
• 2026-04-27 Pending — FMLS
• 2026-04-01 Contingent — GAMLS
• 2026-03-31 Contingent — FMLS
• 2026-02-05 Listing Removed — GAMLS
• 2026-02-05 Listed $134,000 FMLS
• 2026-02-05 Listed $134,000 GAMLS
• 2025-12-08 Listed $180,000 GAMLS
• 2011-11-14 Sold (MLS) $36,000 FMLS
• 2011-11-12 Listing Removed — FMLS
• 2011-09-28 Price Changed $39,900 GAMLS
• 2011-09-27 Price Changed $39,900 FMLS
• 2011-08-27 Price Changed $44,900 GAMLS
• 2011-08-26 Price Changed $44,900 FMLS
• 2011-07-27 Listed $49,900 FMLS
• 2006-02-02 Sold (Public Records) $88,500 Public Records
• 2006-02-02 Sold (Public Records) $88,500 Public Records
• 1998-03-27 Sold (Public Records) $58,500 Public Records

Property tax history

+3.5%/yr

Latest (2025): $2,888 · +53.1% YoY. Source: county tax records.