957 Metropolitan Pkwy SW · Atlanta, GA 30310

$245,900

4 bd · 2.5 ba · 1,800 sqft · Other · 5 Days on market

Built 1930 9,801 sqft lot

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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 +24.7/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• 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

Adair investor opportunity! Modern bungalow offering 4 bedrooms and 2.5 bathrooms, designed for comfort and style. The open-concept floor plan features a contemporary kitchen with white cabinetry, quartz countertops, and an island with breakfast bar, ideal for entertaining. A conveniently located half bath sits just off the main hallway. The spacious primary suite includes a large bathroom with a walk-in shower, double vanity, and generous walk-in closet. Three additional bedrooms are well-sized, each with ample closet space. A full bathroom and convenient laundry closet are down the hallway. Enjoy the welcoming front porch, the backyard features a deck for outdoor dining and entertaining, along with a private fenced yard offering flexible parking space for multiple vehicles. Conveniently located just minutes from shopping, the Atlanta BeltLine, trails, and parks, with easy access to downtown, nearby universities, public transit, and a variety of dining and retail options

Key facts

• Contemporary kitchen
• Quartz countertops
• Walk-in shower

Tags

• MODERN BUNGALOW
• CONTEMPORARY KITCHEN
• QUARTZ COUNTERTOPS
• BREAKFAST BAR
• SPACIOUS PRIMARY SUITE
• WALK-IN SHOWER

Property features AI

Exterior

• Parking: Six total parking spaces; Driveway; Parking lot; Parking pad; Open parking available
• Utilities: Public water; Public sewer; Other utilities
• Home design: One-level home; Wood siding construction; Resale property; Other roof
• Construction: Wood siding construction; Other roof; Resale condition
• Exterior features: Deck; Front porch; Front yard and back yard fencing; Fenced yard; Other exterior features

Interior

• Kitchen: White cabinets; Eat-in kitchen; Kitchen island; Solid surface countertops; Kitchen open to family room / view to family room
• Bedrooms: Four main-level bedrooms
• Flooring: Hardwood flooring
• Bathrooms: Two full bathrooms; One half bathroom; Two main-level full bathrooms; One main-level half bathroom; Master bath with additional/other features
• Heating & cooling: Ceiling fan(s) for cooling; Other heating; Other electric
• Interior features: One fireplace in the living room; Roommate floor plan; Other interior features
• Laundry & utility: Laundry area located in hall

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath other listed at $246k.

Deal economics

• At list price, monthly cash flow is $514 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $246k).
• Cap rate 8.8% 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: Charles L. Gideons Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 343 students, 100% FRL); Sylvan Hills Middle School (math 5% / reading 12%, grade F, #439 of 470 statewide, top 94%, 445 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 7% at this address vs 32% district-wide (-25 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 (+2.8%/yr); 460 active listings in the ZIP; 40 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).
• At $2,673/mo this rent would consume 60% of the median local household income ($53k/yr) (locally 1676% 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 13 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $245,900

Questions for the listing agent

1. Built in 1930 — 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: 1.09% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.95%
• DSCR: 1.40
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.77% rent growth · sell at horizon

5-year hold

• IRR: -3.0%
• Equity multiple: 0.89×
• Total profit: $-7,772
• Equity at exit: $36,664

10-year hold

• IRR: 6.4%
• Equity multiple: 1.48×
• Total profit: $32,747
• Equity at exit: $21,261

Cash invested: $68,852 (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 30310

• Home prices YoY: -32.8%
• Rents YoY: 2.8%
• Active inventory: 460
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,673 high
• Mortgage (P&I): −$1,290
• Tax from tax record: −$206 /mo · $2,477/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$561
• Net cashflow: $514

Break-even live

Break-even rent $2,023

Max offer price $245,900

Occupancy floor 76%

Sensitivity live

Price	-10% $653	-5% $583	+0% $514	+5% $444	+10% $374
Rent	-10% $302	-5% $408	+0% $514	+5% $619	+10% $725
Rate	-1.0pp $637	-0.5pp $576	base $514	+0.5pp $450	+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: $61,475
• Closing costs: $7,377
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
875 Beryl St SW Atlanta, GA	3.0	2.5	2060	$2,850	$1.38	15d	1	0.15mi
1063 Metropolitan Pkwy SW Atlanta, GA	4.0	2.0	1700	$1,700	$1.00	25d	1	0.22mi
610 Fletcher St SW Atlanta, GA	3.0	2.5	1550	$2,100	$1.35	25d	1	0.24mi
706 Catherine St SW Atlanta, GA	3.0	2.0	1352	$2,200	$1.63	8d	1	0.28mi
706 Catherine St SW Atlanta, GA	3.0	2.0	1352	$2,200	$1.63	0d	1	0.28mi
798 Bender St SW Unit 1075536P Atlanta, GA	4.0	3.5	2292	$6,989	$3.05	6d	1	0.29mi
906 Allene Ave SW Atlanta, GA	3.0	2.0	1500	$3,500	$2.33	23d	1	0.33mi
776 Metropolitan Pkwy SW Atlanta, GA	2.0–3.0	2.0–3.0	1212	$2,410	$1.99	0d	5	0.34mi
1089 Coleman St SW Atlanta, GA	4.0	3.0	2500	$4,500	$1.80	25d	1	0.34mi
802 Lowndes Ave SW Atlanta, GA	3.0	2.0	1872	$2,550	$1.36	23d	1	0.34mi
827 Elbert St SW Atlanta, GA	3.0	2.0	1300	$2,900	$2.23	25d	1	0.39mi
1135 Coleman St SW Atlanta, GA	3.0	2.5	1353	$1,795	$1.33	25d	1	0.41mi
1135 Coleman St SW Atlanta, GA	3.0	2.5	1353	$1,795	$1.33	0d	1	0.41mi
1040 Smith St SW Atlanta, GA	3.0	2.5	1500	$1,595	$1.06	25d	1	0.47mi
504 Dunbar St SW Atlanta, GA	3.0	2.5	1728	$1,625	$0.94	25d	1	0.49mi
504 Dunbar St SW Atlanta, GA	3.0	2.5	1728	$1,625	$0.94	0d	1	0.49mi
1151 Smith St SW Atlanta, GA	3.0	2.5	1728	$1,100	$0.64	25d	1	0.55mi
1153 Smith St SW Atlanta, GA	3.0	2.5	1728	$2,023	$1.17	13d	1	0.55mi
903 Beecher St SW Unit 905 Beecher Atlanta, GA	3.0	2.0	1500	$4,000	$2.67	23d	1	0.62mi
903 Beecher St SW Atlanta, GA	3.0	2.0	1500	$7,500	$5.00	25d	1	0.62mi
907 Beecher St SW Atlanta, GA	4.0	2.0	1890	$6,500	$3.44	23d	1	0.64mi
1175 Garibaldi St SW Atlanta, GA	3.0	2.5	1364	$2,295	$1.68	0d	1	0.65mi
547 Erin Ave SW Atlanta, GA	3.0	2.0	1400	$5,000	$3.57	3d	1	0.65mi
547 Erin Ave SW Atlanta, GA	3.0	2.0	1394	$2,600	$1.87	25d	1	0.65mi
746 Joseph E Lowery Blvd SW Atlanta, GA	3.0	2.5	1940	$2,550	$1.31	25d	1	0.67mi
685 Garibaldi St SW Atlanta, GA	3.0	2.5	1868	$1,900	$1.02	19d	1	0.70mi
1141 Moton Ave SW Atlanta, GA	3.0	3.0	1584	$2,800	$1.77	25d	1	0.73mi
931 Oglethorpe Ave SW Atlanta, GA	3.0	2.0	1700	$2,800	$1.65	0d	1	0.76mi
1017 Sparks St SW Atlanta, GA	4.0	2.5	1950	$2,475	$1.27	25d	1	0.76mi
821 Erin Ave SW Atlanta, GA	3.0	2.0	1535	$2,195	$1.43	25d	1	0.77mi
1264 Hartford Ave SW Atlanta, GA	3.0	2.0	1290	$1,989	$1.54	25d	1	0.77mi
496 Shannon Dr SW Atlanta, GA	3.0	2.0	1658	$2,900	$1.75	3d	1	0.89mi
496 Shannon Dr SW Atlanta, GA	3.0	2.0	1658	$3,250	$1.96	4d	1	0.89mi
551 Lynnhaven Dr SW Atlanta, GA	4.0	2.0	1597	$2,450	$1.53	25d	1	0.89mi
697 Pryor St SW Unit 697 Atlanta, GA	3.0	5.0	2000	$4,250	$2.12	6d	1	0.90mi
1412 Allene Ave SW Atlanta, GA	3.0	2.0	1705	$2,500	$1.47	25d	1	0.91mi
444 Shannon Dr SW Atlanta, GA	3.0	2.0	1600	$2,450	$1.53	25d	1	0.92mi
1443 Metropolitan Pkwy SW Atlanta, GA	3.0	2.0	1518	$2,200	$1.45	25d	1	0.94mi
490 Lynnhaven Dr SW Atlanta, GA	3.0	2.0	1289	$2,395	$1.86	5d	1	0.95mi
1449 Beatie Ave SW Atlanta, GA	3.0	2.0	1628	$2,481	$1.52	23d	1	0.96mi

Listing history 4 events

1. 2026-06-21
   days on market $245,900 Active 5 DOM
2. 2026-06-18
   days on market $245,900 Active 2 DOM
3. 2026-06-17
   remarks 689-char remark
4. 2026-06-17
   listed $245,900 Active 1 DOM

ⓘ 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: $2,477 · $206/mo
• Projected year-2 tax: $2,477 · $206/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 7 d/yr ≥104°F today · 17 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: $32,081
• − Mortgage interest: −$13,774
• − Property taxes: −$2,477
• − Insurance: −$1,230
• − Repairs & maintenance: −$2,567
• − Management: −$2,567
• − Depreciation: −$7,153
• Taxable income: $2,314
• Est. tax owed @ 24.0%: −$555
• After-tax cash flow: $5,608/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): 27,186
• Household income: $53,037
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 1676.0

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 (76%)
• Race & ethnicity: Black 76% White 14% Two or more races 4% Hispanic / Latino 4% Asian 2%
• Common ancestry: Lithuanian 1% Slovak 1% Serbian 0%
• Foreign-born: 5% · Canada, South Korea, Vietnam
• Languages at home: 92% English-only · Spanish 4% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -204.00%
• Current HPI: 418.7297
• Rent YoY: ▲ 2.77%
• 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

+6205.1% since first listed

24 events — show timeline

• 2026-06-16 Listed $245,900 GAMLS
• 2026-06-16 Listed $245,900 FMLS
• 2024-09-20 Listing Removed — FMLS
• 2024-09-03 Listing Removed — GAMLS
• 2024-08-30 Relisted — GAMLS
• 2024-08-17 Relisted — FMLS
• 2024-08-03 Relisted — FMLS
• 2024-07-31 Delisted — GAMLS
• 2024-07-02 Listed $475,000 GAMLS
• 2024-07-02 Listed $475,000 FMLS
• 2024-02-24 Rental Removed $3,400 FMLS
• 2024-02-08 Listed for Rent $3,400 FMLS
• 2024-02-01 Rental Removed $3,400 FMLS
• 2024-01-13 Listed for Rent $3,400 FMLS
• 2024-01-12 Rental Removed $3,400 GAMLS
• 2023-12-11 Price Changed $3,400 GAMLS
• 2023-11-29 Listed for Rent $3,700 GAMLS
• 2023-11-29 Rental Removed $3,700 FMLS
• 2023-11-29 Price Changed $3,700 FMLS
• 2023-11-25 Listed for Rent $3,900 FMLS
• 2023-11-18 Rental Removed $3,900 GAMLS
• 2023-10-28 Listed for Rent $3,900 GAMLS
• 2023-10-28 Rental Removed $3,900 FMLS
• 2023-10-13 Listed for Rent $3,900 FMLS