2139 Briar Glen Ln SW · Atlanta, GA 30331

$239,900

3 bd · 2.0 ba · 1,363 sqft · SingleFamily public records · 50 Days on market

Built 1992 0.72 ac lot $176/sqft · 13% below area Est $275k · 13% 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).

• ARV discount +13.2/15.0
• Cash flow +10.4/30.0
• Livability +4.2/5.0
• Rent growth +3.2/5.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is it!!!!! You must see this property for yourself. Located in such a desirable area of Southwest Atlanta. It's in a well-established neighborhood that is minutes from the airport, shopping, restaurants, schools and the expressway. The living room has a wood burning fireplace to keep you warm on those cold winter nights. The master has a trey ceiling and a large walk-in closet. The split floor plan is perfect for family life. The property has a new HVAC system, new gutters and the roof is approximately 2 years old. So many additional features there are too many to mention. The property is vacant so please contact the listing agent for questions or additional information.

Key facts

• Split floor plan
• New gutters
• Large walk-in closet

Tags

• WOOD BURNING FIREPLACE
• NEW HVAC SYSTEM
• NEW GUTTERS
• LARGE WALK-IN CLOSET
• SPLIT FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-126 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $218k (9.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (19.0% below list).
• Recommended offer: $194k (19.0% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: Kipp Ways Primary Charter School (math 5% / reading 5%, grade F, #1,160 of 1,228 statewide, top 98%, 477 students, 100% FRL, charter); Ralph Bunche Middle School (math 2% / reading 12%, grade F, #449 of 470 statewide, top 97%, 824 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 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 (+2.6%/yr); 485 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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 37% 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 50 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 12y 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 $105k; list at $240k implies a 128% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $194,203 (19.0% 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 50 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
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: 0.81% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.25%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

• ARV (median comp): $274,924
• List price: $239,900
• Delta: -12.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2015 Briar Ridge Way SW	0.20mi	3/2.0	1,360 (-0%)	4mo	$258,000	$190	87
2181 Meadowlane Dr	0.31mi	3/2.0	1,338 (-2%)	3mo	$100,000	$75	80
2120 Briar Glen Ln SW	0.12mi	3/2.5	1,250 (-8%)	7mo	$280,000	$224	73
3531 Creighton Rd SW	0.36mi	3/2.0	1,332 (-2%)	9mo	$165,000	$124	72
2292 Country Club Ln SW	0.45mi	3/2.0	1,377 (+1%)	10mo	$230,000	$167	69
2184 Pemberton Rd SW	0.27mi	4/2.5 (+1)	1,325 (-3%)	8mo	$252,000	$190	69
3721 Hill Acres Rd SW	0.55mi	4/1.5 (+1)	1,367 (+0%)	7mo	$195,000	$143	61
2031 Briar Trail Ct SW	0.15mi	3/2.0	1,159 (-15%)	8mo	$234,000	$202	61
3390 Glenview Cir SW	0.60mi	4/2.0 (+1)	1,252 (-8%)	4mo	$230,000	$184	50
3361 Glenview Cir SW	0.59mi	3/2.0	1,500 (+10%)	8mo	$215,000	$143	49
3614 Ingledale Dr SW	0.67mi	3/1.5	1,222 (-10%)	1mo	$190,000	$155	48
2292 Camp Ground Rd SW	0.62mi	3/1.0	1,162 (-15%)	4mo	$202,000	$174	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: -20.4%
• Equity multiple: 0.29×
• Total profit: $-47,597
• Equity at exit: $35,770

10-year hold

• IRR: -14.4%
• Equity multiple: 0.19×
• Total profit: $-54,600
• Equity at exit: $20,742

Cash invested: $67,172 (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: 485
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,942 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$302 /mo · $3,628/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $-126

Break-even live

Break-even rent $2,102

Max offer price $217,618

Occupancy floor —

Sensitivity live

Price	-10% $10	-5% $-58	+0% $-126	+5% $-194	+10% $-262
Rent	-10% $-280	-5% $-203	+0% $-126	+5% $-49	+10% $27
Rate	-1.0pp $-5	-0.5pp $-65	base $-126	+0.5pp $-188	+1.0pp $-252

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 37 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	26d	1	0.16mi
3596 Raven Way Atlanta, GA	3.0	2.5	1421	$1,965	$1.38	26d	1	0.41mi
3503 Parc Cir SW Atlanta, GA	3.0	2.5	1742	$1,850	$1.06	26d	1	0.41mi
3146 Parc Ct SW Unit 3146 Atlanta, GA	2.0	2.5	1800	$2,400	$1.33	17d	1	0.48mi
2589 Coventry St SW Atlanta, GA	3.0	2.5	1421	$1,995	$1.40	26d	2	0.48mi
2164 Camp Ground Rd SW Atlanta, GA	3.0	1.5	1128	$1,595	$1.41	26d	1	0.57mi
2535 Rex Ave SW Atlanta, GA	3.0	2.0	1443	$1,850	$1.28	26d	1	0.59mi
3488 Cardinal Dr SW Atlanta, GA	3.0	2.5	1421	$2,100	$1.48	26d	1	0.60mi
3333 Cascade Parc Blvd SW Atlanta, GA	3.0	2.5	1830	$2,800	$1.53	26d	1	0.62mi
3381 Greenbriar Pkwy SW Atlanta, GA	1.0–2.0	1.0–2.0	836	$1,416	$1.69	26d	1	0.65mi
2511 Susan Ln SW Atlanta, GA	3.0	2.0	1277	$1,550	$1.21	0d	1	0.67mi
2684 Toucan Way SW Atlanta, GA	3.0	2.5	1652	$2,350	$1.42	26d	1	0.68mi
3560 Eagle Ct SW Atlanta, GA	3.0	2.5	1480	$1,995	$1.35	9d	1	0.69mi
3901 Campbellton Rd SW Unit 3901-L04 Atlanta, GA	2.0	1.5	1093	$1,140	$1.04	26d	1	0.71mi
3901 Campbellton Rd SW Unit 3909-K01 Atlanta, GA	2.0	1.5	1093	$1,199	$1.10	26d	1	0.71mi
3901 Campbellton Rd SW Unit 3909-M06 Atlanta, GA	2.0	1.5	1093	$1,150	$1.05	26d	1	0.71mi
3638 Barrow Pl SW Atlanta, GA	3.0	2.0	1200	$1,695	$1.41	26d	1	0.81mi
3433 Cascade Parc Blvd SW Atlanta, GA	3.0	2.5	1682	$2,500	$1.49	26d	1	0.84mi
2999 Continental Colony Pkwy SW Atlanta, GA	1.0–2.0	1.0–2.0	947	$1,429	$1.51	5d	5	0.91mi
2750 Barge Rd SW Atlanta, GA	1.0–3.0	1.0–2.0	986	$2,371	$2.40	1d	51	0.93mi
2100 Southwood Blvd SW Atlanta, GA	1.0–2.0	1.0–2.0	942	$1,537	$1.63	0d	16	0.94mi
4037 Braxton Pl SW Unit 4037 Atlanta, GA	4.0	3.0	1397	$2,100	$1.50	26d	1	1.00mi
4043 Avalon Rd SW Atlanta, GA	4.0	3.0	1434	$2,300	$1.60	26d	1	1.00mi
1928 Grant Rd SW Atlanta, GA	3.0	2.0	1160	$1,823	$1.57	24d	1	1.06mi
2211 Butner Rd SW Atlanta, GA	4.0	2.0	1336	$1,875	$1.40	26d	1	1.06mi
3596 Indian Rock Rd SW Atlanta, GA	3.0	1.5	1198	$2,000	$1.67	6d	1	1.09mi
4058 Blanton Ave SW Atlanta, GA	4.0	2.0	1476	$1,750	$1.19	19d	1	1.10mi
2243 Butner Rd Unit NA Atlanta, GA	4.0	2.5	1518	$2,350	$1.55	26d	1	1.11mi
2909 Campbellton Rd SW Atlanta, GA	1.0–3.0	1.0–2.0	917	$1,299	$1.42	26d	1	1.14mi
2111 Kimberly Rd SW Atlanta, GA	2.0	1.0	996	$1,600	$1.61	9d	1	1.24mi
1960 W Kimberly Rd SW Atlanta, GA	3.0	2.5	1852	$2,105	$1.14	26d	1	1.30mi
4211 Campbellton Rd SW Atlanta, GA	3.0	2.0	1384	$2,050	$1.48	24d	1	1.32mi
2800 Alexandria Dr SW Atlanta, GA	3.0	2.0	1208	$1,674	$1.39	16d	1	1.33mi
2900 Landrum Dr SW Atlanta, GA	2.0–3.0	2.0	1045	$1,472	$1.41	20d	6	1.33mi
2840 Alexandria Dr SW Atlanta, GA	4.0	2.0	1209	$2,500	$2.07	1d	1	1.40mi
1580 Childress Dr SW Atlanta, GA	4.0	2.0	1746	$2,250	$1.29	16d	1	1.43mi
1736 Devon Dr SW Atlanta, GA	3.0	2.5	1354	$2,000	$1.48	26d	1	1.49mi

Listing history 27 events

1. 2026-04-02
   listed $239,900 New 690-char remark

   Show marketing remark (690 chars)

   This is it!!!!! You must see this property for yourself. Located in such a desirable area of Southwest Atlanta. It's in a well-established neighborhood that is minutes from the airport, shopping, restaurants, schools and the expressway. The living room has a wood burning fireplace to keep you warm on those cold winter nights. The master has a trey ceiling and a large walk-in closet. The split floor plan is perfect for family life. The property has a new HVAC system, new gutters and the roof is approximately 2 years old. So many additional features there are too many to mention. The property is vacant so please contact the listing agent for questions or additional information.

2. 2025-09-08
   historical
3. 2025-09-08
   historical
4. 2025-09-08
   historical
5. 2025-07-24
   listed $274,900 New
6. 2025-07-24
   listed $274,900 New
7. 2025-07-24
   listed $274,900 Active
8. 2025-07-11
   historical
9. 2025-07-11
   historical
10. 2025-04-11
    listed $289,900 New
11. 2025-04-11
    listed $289,900 Active
12. 2014-12-01
    soldstatus $105,000
13. 2014-11-29
    price $105,000
14. 2014-11-14
    price $105,000
15. 2014-11-14
    historical
16. 2014-11-14
    soldstatus $105,000 Sold
17. 2014-11-14
    price $109,532
18. 2014-11-14
    soldstatus $105,000 Sold
19. 2014-10-20
    status Under Contract
20. 2014-10-13
    status Pending
21. 2014-10-09
    price $105,900
22. 2014-09-15
    price $105,900 Reduced
23. 2014-07-29
    listed $109,532 Active
24. 2014-07-29
    listed $109,532 New
25. 2009-06-23
    soldstatus $81,000
26. 1992-03-01
    soldstatus $91,400
27. 1992-03-01
    soldstatus $91,400

ⓘ 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: $3,628 · $302/mo
• Projected year-2 tax: $3,628 · $302/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 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: $23,304
• − Mortgage interest: −$13,438
• − Property taxes: −$3,628
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,864
• − Management: −$1,864
• − Depreciation: −$6,979
• Taxable loss: −$5,669
• Est. tax savings @ 24.0%: +$1,360
• After-tax cash flow: $-153/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

+162.5% since first listed

27 events — show timeline

• 2026-04-02 Listed $239,900 GAMLS
• 2025-09-08 Listing Removed — FMLS
• 2025-09-08 Listing Removed — GAMLS
• 2025-09-08 Listing Removed — GAMLS
• 2025-07-24 Listed $274,900 FMLS
• 2025-07-24 Listed $274,900 GAMLS
• 2025-07-24 Listed $274,900 GAMLS
• 2025-07-11 Listing Removed — FMLS
• 2025-07-11 Listing Removed — GAMLS
• 2025-04-11 Listed $289,900 FMLS
• 2025-04-11 Listed $289,900 GAMLS
• 2014-12-01 Sold (Public Records) $105,000 Public Records
• 2014-11-29 Price Changed $105,000 GAMLS
• 2014-11-14 Price Changed $105,000 FMLS
• 2014-11-14 Listing Removed — FMLS
• 2014-11-14 Sold (MLS) $105,000 GAMLS
• 2014-11-14 Sold (MLS) $105,000 FMLS
• 2014-11-14 Price Changed $109,532 FMLS
• 2014-10-20 Pending — GAMLS
• 2014-10-13 Pending — FMLS
• 2014-10-09 Price Changed $105,900 GAMLS
• 2014-09-15 Price Changed $105,900 GAMLS
• 2014-07-29 Listed $109,532 FMLS
• 2014-07-29 Listed $109,532 GAMLS
• 2009-06-23 Sold (Public Records) $81,000 Public Records
• 1992-03-01 Sold (Public Records) $91,400 Public Records
• 1992-03-01 Sold (Public Records) $91,400 Public Records

Property tax history

+6.4%/yr

Latest (2025): $3,628 · -0.1% YoY. Source: county tax records.