2285 Deerwood Dr SW · Atlanta, GA 30331

$220,000

3 bd · 2.5 ba · 1,470 sqft · Townhouse public records · 108 Days on market

Built 2006 740 sqft lot $150/sqft · at area comps Est $229k · at est. $125/mo HOA · 6% of rent

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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 +11.1/30.0
• ARV discount +9.2/15.0
• 1% rule +4.2/10.0
• Livability +4.2/5.0
• DSCR +3.2/10.0
• 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

Welcome to this beautifully refreshed townhome in the highly desirable Camp Creek area of Atlanta. Ideally positioned just 15 minutes from Hartsfield-Jackson Atlanta International Airport and less than five minutes from Camp Creek Marketplace, this home offers exceptional convenience to premier shopping, dining, and everyday essentials. Step inside to an inviting open-concept main level with hardwood flooring, creating seamless space for both entertaining and daily living. The kitchen includes newly installed quartz countertops, offering a sleek and modern touch, while brand-new carpet upstairs enhances comfort in the private living quarters. Fresh interior paint throughout provides a clean, move-in-ready canvas awaiting your personal style. Updated with a brand-new HVAC system, this home delivers peace of mind and year-round efficiency. Two assigned parking spaces are conveniently located directly in front of the unit for easy access. In the rear, partial privacy fencing creates a sense of separation from neighboring homes-ideal for quiet relaxation or outdoor enjoyment. Blending modern updates, practical amenities, and an unbeatable location, this townhome presents a wonderful opportunity to enjoy comfort and convenience in one of Atlanta's most sought-after corridors.

Key facts

• Fresh interior paint
• $125 HOA
• 2 parking spots

Tags

• OPEN-CONCEPT MAIN LEVEL
• BRAND-NEW CARPET UPSTAIRS
• FRESH INTERIOR PAINT
• BRAND-NEW HVAC SYSTEM
• PARTIAL PRIVACY FENCING
• TWO ASSIGNED PARKING SPACES

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $220k.

Deal economics

• At list price, monthly cash flow is $-90 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (7.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (8.5% below list).
• Recommended offer: $200k (9.0% below list) — sets the bar for market timing.
• Cap rate 5.8% 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: 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 (+2.6%/yr); 483 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 39% 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 $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 108 days — a 9% lower offer ($200k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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 $90k; list at $220k implies a 143% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,200 (9.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 0.92% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.75%
• DSCR: 0.92
• GRM: 9.1

CMA / ARV

• ARV (median comp): $228,707
• List price: $220,000
• Delta: -3.81%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3028 Deerborne Ct SW	0.04mi	3/2.5	1,470 (0%)	5mo	$210,000	$143	94
2877 Deerwood Dr SW	0.02mi	3/2.5	1,470 (0%)	12mo	$218,000	$148	89
3034 Deerborne Ct SW	0.03mi	3/2.5	1,554 (+6%)	2mo	$205,268	$132	87
3006 Deerborne Ct	0.10mi	3/2.0	1,460 (-1%)	15mo	$212,500	$146	80
2718 Deerwood Ln SW	0.15mi	3/2.5	1,470 (0%)	18mo	$246,500	$168	78
2812 Deerwood Ln SW	0.10mi	3/2.5	1,512 (+3%)	15mo	$240,000	$159	78
2743 Deerwood Ln SW	0.11mi	3/2.5	1,470 (0%)	23mo	$233,000	$159	76
2751 Deerwood Ln SW	0.09mi	3/2.5	1,575 (+7%)	24mo	$254,900	$162	64
3928 Princeton Lakes Way SW	0.75mi	2/2.5 (-1)	1,550 (+5%)	14mo	$200,000	$129	39

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: -19.6%
• Equity multiple: 0.32×
• Total profit: $-41,998
• Equity at exit: $32,803

10-year hold

• IRR: -13.1%
• Equity multiple: 0.25×
• Total profit: $-46,468
• 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 30331

• Home prices YoY: -34.2%
• Rents YoY: 2.6%
• Active inventory: 483
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,014 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$310 /mo · $3,726/yr
• Insurance: −$92
• HOA: −$125
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $-90

Break-even live

Break-even rent $2,128

Max offer price $204,105

Occupancy floor 99%

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 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2787 Deerwood Ln SW Atlanta, GA	3.0	2.5	1460	$1,900	$1.30	24d	1	0.06mi
2800 Alexandria Dr SW Atlanta, GA	3.0	2.0	1208	$1,674	$1.39	14d	1	0.48mi
3261 Saville St SW Atlanta, GA	3.0	2.5	1376	$2,100	$1.53	2d	1	0.51mi
3596 Indian Rock Rd SW Atlanta, GA	3.0	1.5	1198	$2,000	$1.67	4d	1	0.77mi
3540 N Camp Creek Pkwy SW Atlanta, GA	1.0–5.0	1.0–2.0	1100	$1,425	$1.30	24d	1	0.89mi
2750 Barge Rd SW Atlanta, GA	1.0–3.0	1.0–2.0	986	$2,371	$2.40	2d	52	0.94mi
3638 Barrow Pl SW Atlanta, GA	3.0	2.0	1200	$1,695	$1.41	24d	1	0.99mi
2511 Susan Ln SW Atlanta, GA	3.0	2.0	1277	$1,695	$1.33	5d	1	1.12mi
3507 Redwine Rd Atlanta, GA	1.0–2.0	1.0–2.5	960	$1,745	$1.82	1d	8	1.13mi
3560 Eagle Ct SW Atlanta, GA	3.0	2.5	1480	$1,995	$1.35	8d	1	1.20mi
2535 Rex Ave SW Atlanta, GA	3.0	2.0	1443	$1,850	$1.28	24d	1	1.21mi
2684 Toucan Way SW Atlanta, GA	3.0	2.5	1652	$2,350	$1.42	24d	1	1.22mi
3181 Meadowstone Ln SW Atlanta, GA	3.0	2.5	1536	$2,300	$1.50	19d	1	1.23mi
3381 Greenbriar Pkwy SW Atlanta, GA	1.0–2.0	1.0–2.0	836	$1,416	$1.69	24d	1	1.27mi
2886 Ridgeview Dr SW Atlanta, GA	3.0	2.5	1792	$2,175	$1.21	3d	1	1.30mi
3122 Meadowstone Ln SW Atlanta, GA	3.0	2.5	1336	$2,540	$1.90	24d	1	1.30mi
3122 Meadowstone Ln SW Atlanta, GA	3.0	2.5	1336	$2,440	$1.83	18d	1	1.30mi
2801 Ridgeview Dr SW Atlanta, GA	3.0	3.0	1588	$2,500	$1.57	19d	1	1.30mi
3488 Cardinal Dr SW Atlanta, GA	3.0	2.5	1421	$2,100	$1.48	24d	1	1.30mi
2589 Coventry St SW Atlanta, GA	3.0	2.5	1421	$1,995	$1.40	24d	2	1.36mi
4058 Blanton Ave SW Atlanta, GA	4.0	2.0	1476	$1,750	$1.19	17d	1	1.40mi
3596 Raven Way Atlanta, GA	3.0	2.5	1421	$1,965	$1.38	24d	1	1.41mi
2243 Butner Rd Unit NA Atlanta, GA	4.0	2.5	1518	$2,350	$1.55	24d	1	1.47mi

HOA detail

• Monthly dues: $125 · $1,500/yr
• Likely covers: parking

Listing history 24 events

1. 2026-06-18
   days on market $220,000 Active 108 DOM
2. 2026-06-17
   days on market $220,000 Active 107 DOM
3. 2026-06-16
   days on market $220,000 Active 106 DOM
4. 2026-06-15
   days on market $220,000 Active 105 DOM
5. 2026-06-13
   days on market $220,000 Active 103 DOM
6. 2026-06-13
   days on market $220,000 Active 102 DOM
7. 2026-06-09
   days on market $220,000 Active 99 DOM
8. 2026-06-08
   days on market $220,000 Active 98 DOM
9. 2026-06-07
   days on market $220,000 Active 97 DOM
10. 2026-06-04
    days on market $220,000 Active 94 DOM
11. 2026-06-03
    days on market $220,000 Active 93 DOM
12. 2026-06-02
    days on market $220,000 Active 92 DOM
13. 2026-06-02
    price $220,000 Active 91 DOM
14. 2026-06-01
    days on market $230,000 Active 91 DOM
15. 2026-05-31
    days on market $230,000 Active 90 DOM
16. 2026-03-02
    listed $230,000 New 1291-char remark

    Show marketing remark (1309 chars)

    Welcome to this beautifully refreshed townhome in the highly desirable Camp Creek area of Atlanta. Ideally positioned just 15 minutes from Hartsfield–Jackson Atlanta International Airport and less than five minutes from Camp Creek Marketplace, this home offers exceptional convenience to premier shopping, dining, and everyday essentials. Step inside to an inviting open-concept main level with hardwood flooring, creating seamless space for both entertaining and daily living. The kitchen includes newly installed quartz countertops, offering a sleek and modern touch, while brand-new carpet upstairs enhances comfort in the private living quarters. Fresh interior paint throughout provides a clean, move-in-ready canvas awaiting your personal style. Updated with a brand-new HVAC system, this home delivers peace of mind and year-round efficiency. Two assigned parking spaces are conveniently located directly in front of the unit for easy access. In the rear, partial privacy fencing creates a sense of separation from neighboring homes—ideal for quiet relaxation or outdoor enjoyment. Blending modern updates, practical amenities, and an unbeatable location, this townhome presents a wonderful opportunity to enjoy comfort and convenience in one of Atlanta’s most sought-after corridors.

17. 2026-03-02
    listed $230,000 Active 1309-char remark

    Show marketing remark (1309 chars)

    Welcome to this beautifully refreshed townhome in the highly desirable Camp Creek area of Atlanta. Ideally positioned just 15 minutes from Hartsfield–Jackson Atlanta International Airport and less than five minutes from Camp Creek Marketplace, this home offers exceptional convenience to premier shopping, dining, and everyday essentials. Step inside to an inviting open-concept main level with hardwood flooring, creating seamless space for both entertaining and daily living. The kitchen includes newly installed quartz countertops, offering a sleek and modern touch, while brand-new carpet upstairs enhances comfort in the private living quarters. Fresh interior paint throughout provides a clean, move-in-ready canvas awaiting your personal style. Updated with a brand-new HVAC system, this home delivers peace of mind and year-round efficiency. Two assigned parking spaces are conveniently located directly in front of the unit for easy access. In the rear, partial privacy fencing creates a sense of separation from neighboring homes—ideal for quiet relaxation or outdoor enjoyment. Blending modern updates, practical amenities, and an unbeatable location, this townhome presents a wonderful opportunity to enjoy comfort and convenience in one of Atlanta’s most sought-after corridors.

18. 2017-01-30
    soldstatus $90,500
19. 2017-01-09
    soldstatus $90,500 Sold
20. 2017-01-06
    soldstatus $90,500 Sold
21. 2016-12-08
    historical Contingent - Due Diligence
22. 2016-12-04
    status Under Contract
23. 2016-11-08
    listed $94,900 New
24. 2016-11-08
    listed $94,900 Active

ⓘ 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: $3,726 · $310/mo
• Projected year-2 tax: $3,726 · $310/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $24,165
• − Mortgage interest: −$12,323
• − Property taxes: −$3,726
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,933
• − Management: −$1,933
• − HOA: −$1,500
• − Depreciation: −$6,400
• Taxable loss: −$4,750
• Est. tax savings @ 24.0%: +$1,140
• After-tax cash flow: $60/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

+142.4% since first listed

9 events — show timeline

• 2026-03-02 Listed $230,000 FMLS
• 2026-03-02 Listed $230,000 GAMLS
• 2017-01-30 Sold (Public Records) $90,500 Public Records
• 2017-01-09 Sold (MLS) $90,500 FMLS
• 2017-01-06 Sold (MLS) $90,500 GAMLS
• 2016-12-08 Contingent — FMLS
• 2016-12-04 Pending — GAMLS
• 2016-11-08 Listed $94,900 GAMLS
• 2016-11-08 Listed $94,900 FMLS

Property tax history

+4.4%/yr

Latest (2025): $3,726 · -1.9% YoY. Source: county tax records.