3403 Valley Ridge Ter SW · Atlanta, GA 30331

$200,000

3 bd · 2.0 ba · 1,225 sqft · SingleFamily public records · 44 Days on market

Built 1964 0.27 ac lot Est $225k · 11% 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 +14.3/30.0
• ARV discount +12.6/15.0
• DSCR +4.3/10.0
• Livability +4.2/5.0
• 1% rule +4.0/10.0
• 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

Beautiful single-family home featuring 4 bedrooms and 2 bathrooms. Situated on a spacious 0.28-acre lot, this property offers a functional layout, bright living areas, and plenty of potential to make it your own. Enjoy a quiet residential setting while being conveniently located near shopping, dining, schools, and major Atlanta highways. Great opportunity for homeowners or investors alike!

Key facts

• 0.27 acre lot
• 2 parking spots
• Built 1964

Property features AI

Finance

• Other: Directions provided to property location

Exterior

• Parking: Attached covered carport (2 spaces); Open parking available; Level driveway
• Utilities: Public water; Public sewer; 220 volts in laundry; Cable available; Electricity available; Natural gas available; Phone available; Underground utilities; Water available; Sewer available
• Home design: Multi/split levels; Shingle roof; Aluminum siding and brick on all sides; Property listed in fixer condition; Foundation: combination of concrete perimeter and slab
• Construction: Built with aluminum siding and full brick exterior; Shingle roof; Combination foundation: concrete perimeter and slab
• Exterior features: Rain gutters; Rear stairs; Storage; Covered front and rear porches; Chain link fencing; Paved city street frontage

Interior

• Kitchen: Cabinets and pantry; Dishwasher
• Bedrooms: Three bedrooms on the upper level; One bedroom on the lower level
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: Two full bathrooms (one upper level, one lower level); Master bathroom has no special features listed
• Heating & cooling: Central heating; Central air
• Interior features: Disappearing attic stairs; One fireplace with gas log; Finished basement
• Laundry & utility: Electric dryer hookup; Laundry room (lower level); Laundry area also in bathroom

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $35 ($421/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 $179k (10.3% below list).
• Recommended offer: $179k (10.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: L. O. Kimberly Elementary School (math 8% / reading 12%, grade F, #1,092 of 1,228 statewide, top 91%, 334 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 (-23 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; 28 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 34% of the median local income ($63k/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 $1k of loan paydown is wiped out by about $6k 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 44 days — a 3% lower offer ($194k) 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $179,396 (10.3% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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: 0.90% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.75%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $225,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3390 Glenview Cir SW	0.03mi	4/2.0 (+1)	1,252 (+2%)	4mo	$230,000	$184	86
3614 Ingledale Dr SW	0.32mi	3/1.5	1,222 (-0%)	1mo	$190,000	$155	82
3527 Glenview Cir SW	0.24mi	3/2.0	1,125 (-8%)	9mo	$240,000	$213	68
2120 Briar Glen Ln SW	0.49mi	3/2.5	1,250 (+2%)	6mo	$280,000	$224	66
2031 Briar Trail Ct SW	0.42mi	3/2.0	1,159 (-5%)	8mo	$234,000	$202	65
3531 Creighton Rd SW	0.36mi	3/2.0	1,332 (+9%)	9mo	$165,000	$124	61
2015 Briar Ridge Way SW	0.39mi	3/2.0	1,360 (+11%)	4mo	$258,000	$190	60
2181 Meadowlane Dr	0.49mi	3/2.0	1,338 (+9%)	3mo	$100,000	$75	60
2184 Pemberton Rd SW	0.72mi	4/2.5 (+1)	1,325 (+8%)	8mo	$252,000	$190	39
3721 Hill Acres Rd SW	0.62mi	4/1.5 (+1)	1,367 (+12%)	7mo	$195,000	$143	39
2292 Country Club Ln SW	0.72mi	3/2.0	1,377 (+12%)	10mo	$230,000	$167	38
2096 Fairburn Rd SW	0.69mi	3/1.0	1,073 (-12%)	7mo	$90,000	$84	37

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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-30,813
• Equity at exit: $29,821

10-year hold

• IRR: -7.6%
• Equity multiple: 0.53×
• Total profit: $-26,555
• Equity at exit: $17,292

Cash invested: $56,000 (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 30331

• Home prices YoY: -34.2%
• Rents YoY: 2.6%
• Active inventory: 483
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,794 high
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $35

Break-even live

Break-even rent $1,750

Max offer price $200,000

Occupancy floor 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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2311 Cherry Blossom Dr SW Atlanta, GA	3.0	2.0	1311	$1,750	$1.33	24d	1	0.74mi
2164 Camp Ground Rd SW Atlanta, GA	3.0	1.5	1128	$1,595	$1.41	24d	1	0.91mi
2909 Campbellton Rd SW Atlanta, GA	1.0–3.0	1.0–2.0	917	$1,299	$1.42	24d	1	0.94mi
3596 Raven Way Atlanta, GA	3.0	2.5	1421	$1,965	$1.38	24d	1	0.98mi
2900 Landrum Dr SW Atlanta, GA	2.0–3.0	2.0	1045	$1,472	$1.41	17d	6	1.00mi
2589 Coventry St SW Atlanta, GA	3.0	2.5	1421	$1,995	$1.40	24d	2	1.05mi
1736 Devon Dr SW Atlanta, GA	3.0	2.5	1354	$2,000	$1.48	24d	1	1.05mi
3901 Campbellton Rd SW Unit 3909-K01 Atlanta, GA	2.0	1.5	1093	$1,199	$1.10	24d	1	1.07mi
3901 Campbellton Rd SW Unit 3901-L04 Atlanta, GA	2.0	1.5	1093	$1,140	$1.04	24d	1	1.07mi
3901 Campbellton Rd SW Unit 3909-M06 Atlanta, GA	2.0	1.5	1093	$1,150	$1.05	24d	1	1.07mi
1928 Grant Rd SW Atlanta, GA	3.0	2.0	1160	$1,823	$1.57	22d	1	1.11mi
3488 Cardinal Dr SW Atlanta, GA	3.0	2.5	1421	$2,100	$1.48	24d	1	1.15mi
2535 Rex Ave SW Atlanta, GA	3.0	2.0	1443	$1,850	$1.28	24d	1	1.17mi
2100 Southwood Blvd SW Atlanta, GA	1.0–2.0	1.0–2.0	942	$1,537	$1.63	1d	15	1.20mi
3381 Greenbriar Pkwy SW Atlanta, GA	1.0–2.0	1.0–2.0	836	$1,416	$1.69	24d	1	1.20mi
2511 Susan Ln SW Atlanta, GA	3.0	2.0	1277	$1,695	$1.33	5d	1	1.25mi
3560 Eagle Ct SW Atlanta, GA	3.0	2.5	1480	$1,995	$1.35	7d	1	1.25mi
4043 Avalon Rd SW Atlanta, GA	4.0	3.0	1434	$2,300	$1.60	24d	1	1.28mi
4037 Braxton Pl SW Unit 4037 Atlanta, GA	4.0	3.0	1397	$2,100	$1.50	24d	1	1.30mi
1212 Utoy Springs Rd SW #38 Atlanta, GA	2.0	1.0	875	$1,400	$1.60	17d	1	1.31mi
2999 Continental Colony Pkwy SW Atlanta, GA	1.0–2.0	1.0–2.0	947	$1,429	$1.51	2d	5	1.34mi
1788 Dodson Dr SW Atlanta, GA	3.0	2.0	1212	$1,950	$1.61	13d	1	1.39mi
3638 Barrow Pl SW Atlanta, GA	3.0	2.0	1200	$1,695	$1.41	24d	1	1.39mi
2640 Campbellton Rd SW Atlanta, GA	1.0–2.0	1.0	775	$899	$1.16	7d	1	1.42mi
2211 Butner Rd SW Atlanta, GA	4.0	2.0	1336	$1,875	$1.40	24d	1	1.42mi
2111 Kimberly Rd SW Atlanta, GA	2.0	1.0	996	$1,600	$1.61	7d	1	1.46mi
4058 Blanton Ave SW Atlanta, GA	4.0	2.0	1476	$1,750	$1.19	16d	1	1.50mi
2750 Barge Rd SW Atlanta, GA	1.0–3.0	1.0–2.0	986	$2,371	$2.40	1d	52	1.50mi

Listing history 7 events

1. 2026-05-10
   status Pending
2. 2026-03-27
   historical Active Under Contract

   Show marketing remark (392 chars)

   Beautiful single-family home featuring 4 bedrooms and 2 bathrooms. Situated on a spacious 0.28-acre lot, this property offers a functional layout, bright living areas, and plenty of potential to make it your own. Enjoy a quiet residential setting while being conveniently located near shopping, dining, schools, and major Atlanta highways. Great opportunity for homeowners or investors alike!

3. 2026-03-27
   status Under Contract 392-char remark

   Show marketing remark (392 chars)

   Beautiful single-family home featuring 4 bedrooms and 2 bathrooms. Situated on a spacious 0.28-acre lot, this property offers a functional layout, bright living areas, and plenty of potential to make it your own. Enjoy a quiet residential setting while being conveniently located near shopping, dining, schools, and major Atlanta highways. Great opportunity for homeowners or investors alike!

4. 2026-03-26
   listed $200,000 New 392-char remark

   Show marketing remark (392 chars)

   Beautiful single-family home featuring 4 bedrooms and 2 bathrooms. Situated on a spacious 0.28-acre lot, this property offers a functional layout, bright living areas, and plenty of potential to make it your own. Enjoy a quiet residential setting while being conveniently located near shopping, dining, schools, and major Atlanta highways. Great opportunity for homeowners or investors alike!

5. 2026-03-26
   listed $200,000 Active

   Show marketing remark (392 chars)

   Beautiful single-family home featuring 4 bedrooms and 2 bathrooms. Situated on a spacious 0.28-acre lot, this property offers a functional layout, bright living areas, and plenty of potential to make it your own. Enjoy a quiet residential setting while being conveniently located near shopping, dining, schools, and major Atlanta highways. Great opportunity for homeowners or investors alike!

6. 2026-03-23
   historical $200,000 392-char remark

   Show marketing remark (392 chars)

   Beautiful single-family home featuring 4 bedrooms and 2 bathrooms. Situated on a spacious 0.28-acre lot, this property offers a functional layout, bright living areas, and plenty of potential to make it your own. Enjoy a quiet residential setting while being conveniently located near shopping, dining, schools, and major Atlanta highways. Great opportunity for homeowners or investors alike!

7. 2026-03-23
   historical $200,000

   Show marketing remark (392 chars)

   Beautiful single-family home featuring 4 bedrooms and 2 bathrooms. Situated on a spacious 0.28-acre lot, this property offers a functional layout, bright living areas, and plenty of potential to make it your own. Enjoy a quiet residential setting while being conveniently located near shopping, dining, schools, and major Atlanta highways. Great opportunity for homeowners or investors alike!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $21,528
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,722
• − Management: −$1,722
• − Depreciation: −$5,818
• Taxable loss: −$2,938
• Est. tax savings @ 24.0%: +$705
• After-tax cash flow: $1,126/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

+0.0% since first listed

7 events — show timeline

• 2026-05-10 Pending — FMLS
• 2026-03-27 Contingent — FMLS
• 2026-03-27 Pending — GAMLS
• 2026-03-26 Listed $200,000 GAMLS
• 2026-03-26 Listed $200,000 FMLS
• 2026-03-23 Coming Soon $200,000 GAMLS
• 2026-03-23 Coming Soon $200,000 FMLS

Property tax history

-5.8%/yr

Latest (2025): $298 · -31.3% YoY. Source: county tax records.