2298 Swallow Cir SE · Atlanta, GA 30315

$220,000

3 bd · 1.0 ba · 750 sqft · SingleFamily public records · 37 Days on market

Built 1960 8,751 sqft lot $293/sqft · 22% above area Est $241k · 9% under

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Why this score? — see what drove the D+ 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 +13.9/30.0
• ARV discount +11.4/15.0
• DSCR +4.2/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• 1% rule +3.2/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss out on this beautifully remodeled, move-in ready ranch home!! This property features extensive, high-quality renovations, including new quartz countertops, stainless steel appliances, custom cabinets and backsplash in the kitchen; a completely updated bathroom with new designer tile, vanity, and toilet; and freshly painted inside and out. This is truly a must-see property. This home is located in a quiet friendly neighborhood, close to Downtown Atlanta, Hartsfield-Jackson International Airport, Cinespace, and Tyler Perry Studios. Convenient to major highways.

Key facts

• Quartz countertops
• Custom cabinets
• Remodeled ranch home

Tags

• REMODELED RANCH HOME
• HIGH QUALITY RENOVATIONS
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• CUSTOM CABINETS
• UPDATED BATHROOM

Property features AI

Exterior

• Parking: Driveway parking; 2 total parking spaces; Open parking available
• Utilities: Public water; Public sewer; 110-volt electric; Cable available; Electricity available; Sewer available; Water available
• Home design: One-level home; Cement siding; Composition roof; Entry level: main
• Construction: Cement siding construction; Composition roof; Foundation details: see remarks
• Exterior features: Private entrance; Private yard; Deck

Interior

• Kitchen: Breakfast bar; Cabinets; Eat-in kitchen; Solid surface counters; Dishwasher; Microwave
• Bedrooms: 3 bedrooms on the main level; Primary bedroom is on the main level
• Flooring: Ceramic tile; Hardwood
• Bathrooms: 2 full bathrooms; Primary bathroom with tub/shower combo
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: 9-foot ceilings on main level; Insulated windows; No shared/common walls; Resale condition
• Laundry & utility: Laundry features (details not specified)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $22 ($270/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 $180k (18.2% below list).
• Recommended offer: $180k (18.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: John Wesley Dobbs Elementary School (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 354 students, 100% FRL); Crawford Long Middle School (math 2% / reading 8%, grade F, #462 of 470 statewide, top 99%, 705 students, 100% FRL); South Atlanta High School (math 2% / reading 12%, grade F, #385 of 424 statewide, top 92%, 928 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 5% at this address vs 32% district-wide (-27 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 (+3.2%/yr); 391 active listings in the ZIP; 32 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).
• This rent runs 43% of the median local income ($51k/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 $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 37 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 4 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 $107k; list at $220k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% 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 $180,043 (18.2% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 18% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.82% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.44%
• DSCR: 1.02
• GRM: 10.2

CMA / ARV

• ARV (median comp): $240,616
• List price: $220,000
• Delta: -8.57%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2235 Pryor Rd SW	0.65mi	3/1.0	842 (+12%)	3mo	$95,000	$113	47
108 Hillside Ave SE	0.71mi	2/1.0 (-1)	796 (+6%)	14mo	$130,000	$163	40

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: -15.4%
• Equity multiple: 0.45×
• Total profit: $-33,848
• Equity at exit: $32,803

10-year hold

• IRR: -6.6%
• Equity multiple: 0.58×
• Total profit: $-26,100
• Equity at exit: $19,022

Cash invested: $61,600 (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: 391
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,800 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$154 /mo · $1,854/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $22

Break-even live

Break-even rent $1,772

Max offer price $220,000

Occupancy floor 94%

Sensitivity live

Price	-10% $147	-5% $85	+0% $22	+5% $-40	+10% $-102
Rent	-10% $-120	-5% $-49	+0% $22	+5% $94	+10% $165
Rate	-1.0pp $133	-0.5pp $78	base $22	+0.5pp $-35	+1.0pp $-93

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2145 Macon Dr SW Atlanta, GA	3.0	1.0	1059	$1,450	$1.37	26d	1	0.16mi
2332 Baywood Dr SE Atlanta, GA	3.0	2.0	1100	$1,400	$1.27	20d	1	0.19mi
73 Polar Rock Rd SW Atlanta, GA	3.0	1.0	1098	$1,850	$1.68	12d	1	0.24mi
2197 Polar Rock Pl SW Atlanta, GA	3.0	2.5	1000	$2,700	$2.70	22d	1	0.33mi
2268 Polar Rock Pl SW Atlanta, GA	3.0	1.0	925	$1,575	$1.70	26d	1	0.36mi
76 Schell Rd SE Atlanta, GA	3.0	1.0	1080	$1,623	$1.50	26d	1	0.39mi
136 Hillsdale Dr SE Atlanta, GA	3.0	2.0	1075	$1,995	$1.86	26d	1	0.41mi
172 Meador Way SE Atlanta, GA	3.0	2.0	1100	$1,950	$1.77	26d	1	0.43mi
386 Lindsey Dr SE Atlanta, GA	3.0	1.0	1040	$1,793	$1.72	1d	1	0.67mi
305 Banberry Dr SE Atlanta, GA	3.0	1.0	1000	$1,550	$1.55	1d	1	0.68mi
1875 Conrad Ave SE Atlanta, GA	3.0	2.0	1088	$1,768	$1.62	1d	1	0.71mi
340 Adelle St SE Atlanta, GA	3.0	1.0	1122	$1,500	$1.34	5d	1	0.76mi
52 Claire Dr SE Atlanta, GA	2.0	2.0	800	$1,750	$2.19	21d	1	0.78mi
2087 Lakewood Trl SE Atlanta, GA	3.0	2.5	1056	$2,256	$2.14	26d	1	0.78mi
200 Guerin Rd Holly Springs, NC	2.0–3.0	1.0–1.5	947	$1,349	$1.42	24d	1	1.01mi
2745 Old Hapeville Rd SW Atlanta, GA	2.0–3.0	2.0	1007	$1,375	$1.36	17d	1	1.02mi
2786 Old Hapeville Rd SW Atlanta, GA	2.0	1.5	1050	$1,150	$1.10	26d	1	1.07mi
488 Pomona Cir SW Atlanta, GA	3.0	1.0	1000	$1,800	$1.80	26d	1	1.12mi
2000 Rambling Ln Atlanta, GA	1.0–3.0	1.0–2.0	1082	$1,514	$1.40	1d	9	1.15mi
445 Cleveland Ave SE Atlanta, GA	2.0–3.0	1.0–2.0	1014	$1,591	$1.57	3d	13	1.20mi
45 Baker Dr SW Atlanta, GA	3.0	2.0	1056	$1,600	$1.52	26d	1	1.26mi
1777 Bond Dr SW Atlanta, GA	4.0	1.5	1043	$1,999	$1.92	26d	1	1.26mi
2800 Grand Ave SW Atlanta, GA	3.0	1.0	1052	$1,600	$1.52	1d	1	1.27mi
532 Cleveland Ave SW Atlanta, GA	2.0	1.0	836	$925	$1.11	24d	1	1.38mi
532 Cleveland Ave SW Atlanta, GA	2.0	1.0	836	$950	$1.14	17d	1	1.38mi
2857 1st Ave SW Atlanta, GA	3.0	2.0	696	$1,899	$2.73	26d	1	1.38mi
91 Thirkield Ave SE Atlanta, GA	2.0	1.0	1092	$1,995	$1.83	26d	1	1.42mi
95 Thirkield Ave SE Atlanta, GA	3.0	2.0	1096	$1,850	$1.69	1d	1	1.42mi
95 Thirkield Ave SE Atlanta, GA	3.0	2.0	1096	$1,850	$1.69	18d	1	1.42mi
745 Yale Pl SW Atlanta, GA	3.0	1.0	1048	$2,200	$2.10	26d	1	1.46mi
1455 Jonesboro Rd SE Atlanta, GA	2.0	1.0	700	$2,000	$2.86	26d	1	1.46mi
1483 Arthur Langford Jr Pl SW Atlanta, GA	1.0–2.0	1.0	825	$900	$1.09	26d	7	1.49mi

Listing history 32 events

1. 2026-06-21
   days on market $220,000 Active 37 DOM
2. 2026-06-18
   days on market $220,000 Active 34 DOM
3. 2026-06-17
   days on market $220,000 Active 33 DOM
4. 2026-06-16
   days on market $220,000 Active 32 DOM
5. 2026-06-15
   days on market $220,000 Active 31 DOM
6. 2026-06-13
   days on market $220,000 Active 29 DOM
7. 2026-06-13
   days on market $220,000 Active 28 DOM
8. 2026-06-09
   days on market $220,000 Active 25 DOM
9. 2026-06-08
   days on market $220,000 Active 24 DOM
10. 2026-06-07
    days on market $220,000 Active 23 DOM
11. 2026-06-04
    days on market $220,000 Active 20 DOM
12. 2026-06-03
    days on market $220,000 Active 19 DOM
13. 2026-06-02
    days on market $220,000 Active 18 DOM
14. 2026-06-01
    days on market $220,000 Active 17 DOM
15. 2026-05-31
    days on market $220,000 Active 16 DOM
16. 2026-05-15
    listed $220,000 New 576-char remark

    Show marketing remark (576 chars)

    Don't miss out on this beautifully remodeled, move-in ready ranch home!! This property features extensive, high-quality renovations, including new quartz countertops, stainless steel appliances, custom cabinets and backsplash in the kitchen; a completely updated bathroom with new designer tile, vanity, and toilet; and freshly painted inside and out. This is truly a must-see property. This home is located in a quiet friendly neighborhood, close to Downtown Atlanta, Hartsfield-Jackson International Airport, Cinespace, and Tyler Perry Studios. Convenient to major highways.

17. 2026-05-15
    listed $220,000 Active 576-char remark

    Show marketing remark (576 chars)

    Don't miss out on this beautifully remodeled, move-in ready ranch home!! This property features extensive, high-quality renovations, including new quartz countertops, stainless steel appliances, custom cabinets and backsplash in the kitchen; a completely updated bathroom with new designer tile, vanity, and toilet; and freshly painted inside and out. This is truly a must-see property. This home is located in a quiet friendly neighborhood, close to Downtown Atlanta, Hartsfield-Jackson International Airport, Cinespace, and Tyler Perry Studios. Convenient to major highways.

18. 2025-04-23
    soldstatus $107,000
19. 2025-04-08
    soldstatus $107,000 Closed

    Show marketing remark (434 chars)

    This 3-bedroom, 2-bathroom detached home is the perfect canvas for your dream residence. With plumbing and electrical rough-ins already completed, this property offers a head start on your customizations and personal finishes. Sold "as-is" with no seller disclosures, it presents a unique opportunity for those ready to bring their vision to life. Don't miss your chance to transform this space into something truly special.

20. 2025-04-08
    soldstatus $107,000 Sold

    Show marketing remark (434 chars)

    This 3-bedroom, 2-bathroom detached home is the perfect canvas for your dream residence. With plumbing and electrical rough-ins already completed, this property offers a head start on your customizations and personal finishes. Sold "as-is" with no seller disclosures, it presents a unique opportunity for those ready to bring their vision to life. Don't miss your chance to transform this space into something truly special.

21. 2025-04-07
    status Under Contract
22. 2025-03-27
    listed $120,000 New
23. 2025-03-13
    listed $120,000 Active

    Show marketing remark (434 chars)

    This 3-bedroom, 2-bathroom detached home is the perfect canvas for your dream residence. With plumbing and electrical rough-ins already completed, this property offers a head start on your customizations and personal finishes. Sold "as-is" with no seller disclosures, it presents a unique opportunity for those ready to bring their vision to life. Don't miss your chance to transform this space into something truly special.

24. 2003-04-09
    soldstatus $98,000
25. 2003-01-23
    soldstatus $65,500
26. 1995-12-04
    soldstatus $67,000
27. 1995-11-10
    soldstatus $30,000
28. 1995-06-08
    soldstatus $56,400
29. 1992-06-15
    soldstatus $52,700
30. 1991-07-09
    soldstatus $46,000
31. 1991-04-26
    soldstatus $55,500
32. 1989-09-21
    soldstatus $45,000

ⓘ 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: $1,854 · $154/mo
• Projected year-2 tax: $2,024 · $169/mo
• Expected delta: +$170/yr (+$14/mo · 9.2%)

ⓘ 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 (shaded) · 21% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $21,605
• − Mortgage interest: −$12,323
• − Property taxes: −$1,854
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$6,400
• Taxable loss: −$3,529
• Est. tax savings @ 24.0%: +$847
• After-tax cash flow: $1,117/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

+388.9% since first listed

17 events — show timeline

• 2026-05-15 Listed $220,000 FMLS
• 2026-05-15 Listed $220,000 GAMLS
• 2025-04-23 Sold (Public Records) $107,000 Public Records
• 2025-04-08 Sold (MLS) $107,000 GAMLS
• 2025-04-08 Sold (MLS) $107,000 FMLS
• 2025-04-07 Pending — GAMLS
• 2025-03-27 Listed $120,000 GAMLS
• 2025-03-13 Listed $120,000 FMLS
• 2003-04-09 Sold (Public Records) $98,000 Public Records
• 2003-01-23 Sold (Public Records) $65,500 Public Records
• 1995-12-04 Sold (Public Records) $67,000 Public Records
• 1995-11-10 Sold (Public Records) $30,000 Public Records
• 1995-06-08 Sold (Public Records) $56,400 Public Records
• 1992-06-15 Sold (Public Records) $52,700 Public Records
• 1991-07-09 Sold (Public Records) $46,000 Public Records
• 1991-04-26 Sold (Public Records) $55,500 Public Records
• 1989-09-21 Sold (Public Records) $45,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,854 · -35.8% YoY. Source: county tax records.