627 Sandys Ln SE · Atlanta, GA 30354

$216,000

3 bd · 2.0 ba · 1,599 sqft · SingleFamily public records · 84 Days on market

Built 2001 5,562 sqft lot $135/sqft · 6% below area Est $230k · 6% under

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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 +19.5/30.0
• ARV discount +10.3/15.0
• DSCR +6.1/10.0
• 1% rule +5.5/10.0
• Livability +4.2/5.0
• Rent growth +3.9/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this inviting home located in the southeast Atlanta area, offering a comfortable and functional layout designed for both everyday living and entertaining. The interior features a welcoming living space that flows naturally into the dining and kitchen areas, creating an ideal setting for gatherings and daily routines. The bedrooms provide relaxing retreats, while the layout offers flexibility for guests, a home office, or additional living needs. The outdoor space provides room to enjoy fresh air, gardening, or hosting weekend get-togethers. Conveniently situated near shopping, dining, parks, and major roadways, this home provides easy access to downtown Atlanta, Hartsfield-Jackson International Airport, and surrounding areas while maintaining the charm of a residential neighborhood.

Key facts

• Outdoor space
• 5,562 sq ft lot
• Built 2001

Tags

• WELCOMING LIVING SPACE
• DINING AND KITCHEN AREAS
• OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $216k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $216k).
• Recommended offer: $203k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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 fast (+5.5%/yr); 175 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 ($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 84 days — a 6% lower offer ($203k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y ago; this cycle's ask has dropped $23k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,040 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.05% ✓
• Cap rate: 7.65%
• Cash-on-cash: 4.83%
• DSCR: 1.21
• GRM: 7.9

CMA / ARV

• ARV (median comp): $230,434
• List price: $216,000
• Delta: -6.26%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
620 Waynes Ct SE	0.11mi	3/2.5	1,623 (+2%)	9mo	$230,000	$142	83
638 Sandys Ln SE	0.06mi	4/2.0 (+1)	1,555 (-3%)	6mo	$230,000	$148	82
763 Tara Cir SE	0.25mi	3/2.5	1,620 (+1%)	12mo	$186,000	$115	74
594 Waynes Ct SE	0.05mi	4/2.5 (+1)	1,500 (-6%)	9mo	$226,500	$151	73
831 River Gardens Dr SE	0.19mi	3/2.5	1,680 (+5%)	16mo	$365,000	$217	67
712 River Gardens Dr	0.27mi	3/2.5	1,680 (+5%)	17mo	$419,990	$250	63
591 River Gardens Dr SE	0.41mi	3/2.5	1,680 (+5%)	11mo	$363,110	$216	61
816 River Gardens Dr SE	0.41mi	3/2.5	1,665 (+4%)	16mo	$359,990	$216	59
820 River Gardens Dr SE	0.41mi	3/2.5	1,680 (+5%)	15mo	$349,990	$208	58
585 River Gardens Dr SE	0.41mi	3/2.5	1,680 (+5%)	16mo	$349,990	$208	57
837 Forrest Cir SE	0.59mi	3/2.0	1,500 (-6%)	13mo	$220,000	$147	51
454 Oak Dr SE	0.61mi	4/2.0 (+1)	1,501 (-6%)	6mo	$170,000	$113	51

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 · 5.45% rent growth · sell at horizon

5-year hold

• IRR: -5.9%
• Equity multiple: 0.77×
• Total profit: $-13,716
• Equity at exit: $32,206

10-year hold

• IRR: 6.5%
• Equity multiple: 1.54×
• Total profit: $32,961
• Equity at exit: $18,676

Cash invested: $60,480 (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 30354

• Home prices YoY: -17.5%
• Rents YoY: 5.5%
• Active inventory: 175
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,264 high
• Mortgage (P&I): −$1,133
• Tax from tax record: −$323 /mo · $3,873/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $243

Break-even live

Break-even rent $1,956

Max offer price $216,000

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: $54,000
• Closing costs: $6,480
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
633 Sandys Ln SE Atlanta, GA	3.0	2.0	1314	$1,950	$1.48	5d	1	0.04mi
500 Hutchens Rd SE Atlanta, GA	4.0	2.0	1248	$2,400	$1.92	17d	1	0.15mi
831 River Gardens Dr Atlanta, GA	3.0	2.5	1680	$2,800	$1.67	24d	1	0.18mi
725 River Gardens Dr Atlanta, GA	4.0	2.5	2235	$3,100	$1.39	24d	1	0.23mi
837 Forrest Cir SE Atlanta, GA	3.0	2.0	1500	$1,845	$1.23	24d	1	0.60mi
454 Oak Dr SE Atlanta, GA	4.0	3.0	1501	$2,300	$1.53	22d	1	0.61mi
445 Cleveland Ave SE Atlanta, GA	2.0–3.0	1.0–2.0	1014	$1,591	$1.57	1d	13	0.73mi
3080 Forrest Park Rd SE Atlanta, GA	3.0	2.0	1828	$1,950	$1.07	24d	1	0.73mi
537 Jefferson Chase St SE Atlanta, GA	3.0	2.5	1891	$2,450	$1.30	24d	1	0.79mi
402 Mulberry Row SE Atlanta, GA	3.0	2.5	2032	$2,500	$1.23	18d	1	0.89mi
473 Mulberry Row SE Atlanta, GA	3.0	2.5	2096	$2,400	$1.15	19d	1	0.89mi
2694 Fairlane Dr SE Atlanta, GA	4.0	2.0	1372	$2,800	$2.04	24d	1	0.95mi
167 Alyson Ct SE Atlanta, GA	4.0	2.0	1344	$1,825	$1.36	24d	1	0.95mi
585 McWilliams Rd SE #1406 Atlanta, GA	3.0	2.5	1742	$2,400	$1.38	24d	1	1.03mi
210 Oak Dr SE Atlanta, GA	3.0	2.0	1330	$1,400	$1.05	24d	1	1.03mi
3450 Forrest Park Rd SE Atlanta, GA	1.0–3.0	1.0–2.0	1002	$1,537	$1.53	24d	11	1.11mi
131 Oak Dr SE Atlanta, GA	3.0	2.0	1848	$1,750	$0.95	24d	1	1.13mi
153 Werner Brook Way SW Atlanta, GA	4.0	3.5	1940	$2,750	$1.42	4d	1	1.15mi
585 McWilliams Rd SE #2402 Atlanta, GA	2.0	2.5	1548	$2,200	$1.42	3d	1	1.17mi
152 Ruzelle Dr SE Atlanta, GA	4.0	1.5	1511	$1,595	$1.06	14d	1	1.18mi
78 Werner Brook Way SW Atlanta, GA	3.0	2.5	1941	$2,300	$1.18	24d	1	1.20mi
585 McWilliams Rd SE #104 Atlanta, GA	2.0	3.0	1500	$2,078	$1.39	20d	1	1.20mi
3203 Bateman DR SE Hapeville, GA	4.0	3.5	1941	$2,700	$1.39	3d	1	1.24mi
1037 Rebel Forest Dr SE Atlanta, GA	3.0	2.0	1075	$1,750	$1.63	24d	1	1.29mi
88 Werner Brook Way SW Unit 29 Atlanta, GA	4.0	3.5	1941	$3,100	$1.60	7d	1	1.30mi
1317 Redford Dr SE Atlanta, GA	3.0	2.0	1137	$2,100	$1.85	24d	1	1.41mi
2786 Old Hapeville Rd SW Atlanta, GA	2.0	1.5	1050	$1,150	$1.10	24d	1	1.46mi
185 Glenrose Cir SW Atlanta, GA	3.0	2.0	2000	$2,150	$1.07	24d	1	1.49mi

Listing history 27 events

1. 2026-06-18
   days on market $216,000 Active 84 DOM
2. 2026-06-17
   days on market $216,000 Active 83 DOM
3. 2026-06-16
   days on market $216,000 Active 82 DOM
4. 2026-06-15
   days on market $216,000 Active 81 DOM
5. 2026-06-13
   days on market $216,000 Active 79 DOM
6. 2026-06-13
   pricedays on market $216,000 Active 78 DOM
7. 2026-06-09
   days on market $225,000 Active 75 DOM
8. 2026-06-08
   days on market $225,000 Active 74 DOM
9. 2026-06-07
   days on market $225,000 Active 73 DOM
10. 2026-06-04
    days on market $225,000 Active 70 DOM
11. 2026-06-03
    days on market $225,000 Active 69 DOM
12. 2026-06-02
    days on market $225,000 Active 68 DOM
13. 2026-06-01
    days on market $225,000 Active 67 DOM
14. 2026-05-31
    days on market $225,000 Active 66 DOM
15. 2026-05-15
    price $225,000 804-char remark

    Show marketing remark (804 chars)

    Welcome to this inviting home located in the southeast Atlanta area, offering a comfortable and functional layout designed for both everyday living and entertaining. The interior features a welcoming living space that flows naturally into the dining and kitchen areas, creating an ideal setting for gatherings and daily routines. The bedrooms provide relaxing retreats, while the layout offers flexibility for guests, a home office, or additional living needs. The outdoor space provides room to enjoy fresh air, gardening, or hosting weekend get-togethers. Conveniently situated near shopping, dining, parks, and major roadways, this home provides easy access to downtown Atlanta, Hartsfield-Jackson International Airport, and surrounding areas while maintaining the charm of a residential neighborhood.

16. 2026-05-15
    price $225,000 804-char remark

    Show marketing remark (804 chars)

    Welcome to this inviting home located in the southeast Atlanta area, offering a comfortable and functional layout designed for both everyday living and entertaining. The interior features a welcoming living space that flows naturally into the dining and kitchen areas, creating an ideal setting for gatherings and daily routines. The bedrooms provide relaxing retreats, while the layout offers flexibility for guests, a home office, or additional living needs. The outdoor space provides room to enjoy fresh air, gardening, or hosting weekend get-togethers. Conveniently situated near shopping, dining, parks, and major roadways, this home provides easy access to downtown Atlanta, Hartsfield-Jackson International Airport, and surrounding areas while maintaining the charm of a residential neighborhood.

17. 2026-04-17
    price $232,000 804-char remark

    Show marketing remark (804 chars)

    Welcome to this inviting home located in the southeast Atlanta area, offering a comfortable and functional layout designed for both everyday living and entertaining. The interior features a welcoming living space that flows naturally into the dining and kitchen areas, creating an ideal setting for gatherings and daily routines. The bedrooms provide relaxing retreats, while the layout offers flexibility for guests, a home office, or additional living needs. The outdoor space provides room to enjoy fresh air, gardening, or hosting weekend get-togethers. Conveniently situated near shopping, dining, parks, and major roadways, this home provides easy access to downtown Atlanta, Hartsfield-Jackson International Airport, and surrounding areas while maintaining the charm of a residential neighborhood.

18. 2026-04-17
    price $232,000 804-char remark

    Show marketing remark (804 chars)

    Welcome to this inviting home located in the southeast Atlanta area, offering a comfortable and functional layout designed for both everyday living and entertaining. The interior features a welcoming living space that flows naturally into the dining and kitchen areas, creating an ideal setting for gatherings and daily routines. The bedrooms provide relaxing retreats, while the layout offers flexibility for guests, a home office, or additional living needs. The outdoor space provides room to enjoy fresh air, gardening, or hosting weekend get-togethers. Conveniently situated near shopping, dining, parks, and major roadways, this home provides easy access to downtown Atlanta, Hartsfield-Jackson International Airport, and surrounding areas while maintaining the charm of a residential neighborhood.

19. 2026-03-26
    listed $239,000 New 804-char remark

    Show marketing remark (804 chars)

    Welcome to this inviting home located in the southeast Atlanta area, offering a comfortable and functional layout designed for both everyday living and entertaining. The interior features a welcoming living space that flows naturally into the dining and kitchen areas, creating an ideal setting for gatherings and daily routines. The bedrooms provide relaxing retreats, while the layout offers flexibility for guests, a home office, or additional living needs. The outdoor space provides room to enjoy fresh air, gardening, or hosting weekend get-togethers. Conveniently situated near shopping, dining, parks, and major roadways, this home provides easy access to downtown Atlanta, Hartsfield-Jackson International Airport, and surrounding areas while maintaining the charm of a residential neighborhood.

20. 2026-03-26
    listed $239,000 Active 804-char remark

    Show marketing remark (804 chars)

    Welcome to this inviting home located in the southeast Atlanta area, offering a comfortable and functional layout designed for both everyday living and entertaining. The interior features a welcoming living space that flows naturally into the dining and kitchen areas, creating an ideal setting for gatherings and daily routines. The bedrooms provide relaxing retreats, while the layout offers flexibility for guests, a home office, or additional living needs. The outdoor space provides room to enjoy fresh air, gardening, or hosting weekend get-togethers. Conveniently situated near shopping, dining, parks, and major roadways, this home provides easy access to downtown Atlanta, Hartsfield-Jackson International Airport, and surrounding areas while maintaining the charm of a residential neighborhood.

21. 2025-10-04
    historical $2,090
22. 2025-08-10
    listed $2,090
23. 2021-06-16
    soldstatus $7,627,325
24. 2014-06-17
    soldstatus $52,000
25. 2009-04-30
    soldstatus $25,000
26. 2009-02-27
    listed $22,900
27. 2002-02-25
    soldstatus $115,000

ⓘ 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: $3,873 · $323/mo
• Projected year-2 tax: $3,873 · $323/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $27,173
• − Mortgage interest: −$12,099
• − Property taxes: −$3,873
• − Insurance: −$1,080
• − Repairs & maintenance: −$2,174
• − Management: −$2,174
• − Depreciation: −$6,284
• Taxable loss: −$511
• Est. tax savings @ 24.0%: +$123
• After-tax cash flow: $3,043/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): 16,182
• Household income: $63,189
• Rent vs Own: 49.8% rent · 50.2% own
• Severe rent burden: 930.0

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 (68%)
• Race & ethnicity: Black 68% Hispanic / Latino 16% White 10% Two or more races 9% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Italian 2% Romanian 1% Swedish 1%
• Foreign-born: 11% · Canada, Vietnam, Guatemala
• Languages at home: 81% English-only · Spanish 15% German/W. Germanic 1% Vietnamese 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: ▼ -67.78%
• Current HPI: 320.1111
• Rent YoY: ▲ 5.45%
• 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

+95.7% since first listed

13 events — show timeline

• 2026-05-15 Price Changed $225,000 GAMLS
• 2026-05-15 Price Changed $225,000 FMLS
• 2026-04-17 Price Changed $232,000 GAMLS
• 2026-04-17 Price Changed $232,000 FMLS
• 2026-03-26 Listed $239,000 FMLS
• 2026-03-26 Listed $239,000 GAMLS
• 2025-10-04 Rental Removed $2,090 RENTLY
• 2025-08-10 Listed for Rent $2,090 RENTLY
• 2021-06-16 Sold (Public Records) $7,627,325 Public Records
• 2014-06-17 Sold (Public Records) $52,000 Public Records
• 2009-04-30 Sold (MLS) $25,000 FMLS
• 2009-02-27 Listed $22,900 FMLS
• 2002-02-25 Sold (Public Records) $115,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $3,873 · -0.1% YoY. Source: county tax records.