1081 Forest Valley Dr SE · Atlanta, GA 30354

$189,900

3 bd · 1.5 ba · 1,401 sqft · SingleFamily public records · 62 Days on market

Built 1970 0.39 ac lot $136/sqft · 25% below area Est $252k · 25% 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 +17.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• Livability +4.2/5.0
• Rent growth +3.9/5.0
• 1% rule +3.3/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Once In A Lifetime Opportunity. You can build equity very quickly in this 4 side brick Ranch Home. Just feet away is a brand new subdivision "Forest Valley" from DR Horton, the nations largest Home Builder. The price of the new subdivision is not yet published but I can assure you this soon to be gem of a home is likely close to $1800k under and similar in size. DR Horton does not build on basements ;-), A solid 3 bedroom 1 full and 2 half baths home that needs your renovation and updating. This home is being sold "AS IS" and is a Probate Sale. Super convenient location to Atlanta Metro and Heartsfield Jackson Airport. The basement with several windows has a framed out bathroom, so the space has room for 2 bedrooms and an additional family room and has a separate entrance. Easy rental income or in-law suite. Perfect "Sweat Equity" project or perfect for a Veteran Renovation loan (no down oayment) or FHA 203K Renovation Loan, and it would qualify!!! An Investors dream because DR Horton has done the reasearch and you get the benefit.

Key facts

• Separate entrance
• Framed out bathroom
• 0.39 acre lot

Tags

• 4 SIDE BRICK RANCH HOME
• BRAND NEW SUBDIVISION
• BASEMENT WITH SEVERAL WINDOWS
• FRAMED OUT BATHROOM
• SEPARATE ENTRANCE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $129 ($2k/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 $158k (16.6% below list).
• Recommended offer: $158k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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); 179 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 30% 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 62 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 21 sale attempts since 4y ago; this cycle's ask has dropped $19k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $29k; list at $190k implies a 555% 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→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,310 (16.6% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.83% ✗
• Cap rate: 7.11%
• Cash-on-cash: 2.91%
• DSCR: 1.13
• GRM: 10.0

CMA / ARV

• ARV (median comp): $251,871
• List price: $189,900
• Delta: -24.60%
• 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
996 Forest Valley Dr SE	0.15mi	3/2.0	1,460 (+4%)	1mo	$170,000	$116	83
3881 Bonnie Ln SE	0.22mi	4/2.0 (+1)	1,350 (-4%)	5mo	$192,000	$142	73
3970 Joanne Ct	0.29mi	4/1.5 (+1)	1,475 (+5%)	2mo	$150,000	$102	71
3893 Bonnie Ln SE	0.21mi	4/2.0 (+1)	1,350 (-4%)	11mo	$230,000	$170	68
1072 Vincent Dr	0.37mi	4/3.0 (+1)	1,435 (+2%)	14mo	$244,500	$170	56
3971 David Dr	0.31mi	3/1.0	1,274 (-9%)	18mo	$137,000	$108	54
1114 Holly Cir	0.53mi	3/2.0	1,347 (-4%)	17mo	$161,000	$120	53
3575 Pine Forest Dr SE	0.47mi	3/1.0	1,275 (-9%)	14mo	$147,000	$115	49
1085 Hendon Rd SE	0.38mi	3/2.0	1,260 (-10%)	18mo	$252,000	$200	49
993 Roosevelt Dr SE	0.50mi	4/2.0 (+1)	1,240 (-12%)	9mo	$229,000	$185	43
3514 Pine Forest Dr SE	0.59mi	4/2.0 (+1)	1,260 (-10%)	19mo	$215,000	$171	33
1035 Little Hampton Ct SE	0.60mi	3/2.0	1,600 (+14%)	16mo	$335,000	$209	32

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: -9.4%
• Equity multiple: 0.65×
• Total profit: $-18,645
• Equity at exit: $28,315

10-year hold

• IRR: 2.7%
• Equity multiple: 1.21×
• Total profit: $11,223
• Equity at exit: $16,419

Cash invested: $53,172 (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 30354

• Home prices YoY: -17.5%
• Rents YoY: 5.5%
• Active inventory: 179
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,583 high
• Mortgage (P&I): −$996
• Tax from tax record: −$47 /mo · $559/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $129

Break-even live

Break-even rent $1,420

Max offer price $189,900

Occupancy floor 87%

Sensitivity live

Price	-10% $237	-5% $183	+0% $129	+5% $75	+10% $22
Rent	-10% $4	-5% $67	+0% $129	+5% $192	+10% $254
Rate	-1.0pp $225	-0.5pp $177	base $129	+0.5pp $80	+1.0pp $30

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3450 Forrest Park Rd SE Atlanta, GA	1.0–3.0	1.0–2.0	1002	$1,537	$1.53	25d	11	0.68mi
729 Blueridge Dr Forest Park, GA	3.0	1.0	1150	$1,505	$1.31	6d	1	0.99mi
1381 Oakview Cir Forest Park, GA	3.0	1.0	1028	$1,500	$1.46	44d	1	1.00mi
1381 Oakview Cir Forest Park, GA	3.0	1.0	1028	$1,500	$1.46	25d	1	1.00mi
1131 Stoneybrook Rd Forest Park, GA	3.0	1.0	1053	$3,400	$3.23	44d	1	1.09mi
4168 Tara Dr Forest Park, GA	3.0	1.0	975	$1,299	$1.33	44d	1	1.10mi
1006 Hutchens Rd SE Atlanta, GA	3.0	2.0	881	$2,800	$3.18	25d	1	1.11mi
1540 Greenwillow Dr Conley, GA	4.0	2.0	1564	$1,895	$1.21	25d	1	1.16mi
4309 Gilbert Pl Forest Park, GA	4.0	2.0	1660	$1,981	$1.19	5d	1	1.25mi
4522 Ridge Dr Forest Park, GA	3.0	2.0	1176	$1,450	$1.23	5d	1	1.30mi
1409 Rock Cut Rd Forest Park, GA	1.0–2.0	1.0	875	$1,100	$1.26	44d	1	1.31mi
1409 Rock Cut Rd Forest Park, GA	2.0	1.0	960	$900	$0.94	12d	1	1.31mi
4404 Currie Ct Forest Park, GA	3.0	2.0	1188	$1,595	$1.34	44d	1	1.32mi
1409 Rock Cut Rd Forest Park, GA	2.0	1.0	960	$900	$0.94	0d	1	1.32mi
1409 Rock Cut Rd Forest Park, GA	2.0	1.0	960	$900	$0.94	3d	1	1.32mi
4241 Hendrix Dr Forest Park, GA	2.0	1.5	1050	$1,224	$1.17	3d	5	1.33mi
4548 Pine Dr Forest Park, GA	3.0	1.0	963	$1,250	$1.30	13d	1	1.35mi
575 Springwood Dr Forest Park, GA	2.0	1.0	1100	$1,550	$1.41	44d	1	1.35mi
3080 Forrest Park Rd SE Atlanta, GA	3.0	2.0	1828	$1,950	$1.07	25d	1	1.40mi
573 Evergreen Ter Unit 2 Forest Park, GA	2.0	1.0	900	$1,150	$1.28	45d	1	1.42mi
4522 Ridge Dr Forest Park, GA	3.0	2.0	1176	$1,450	$1.23	44d	1	1.45mi
1678 Bagpipe Pl Conley, GA	3.0	2.0	1450	$1,300	$0.90	44d	1	1.46mi

Listing history 50 events

1. 2026-06-21
   days on market $189,900 Active 62 DOM
2. 2026-06-18
   days on market $189,900 Active 59 DOM
3. 2026-06-17
   days on market $189,900 Active 58 DOM
4. 2026-06-16
   days on market $189,900 Active 57 DOM
5. 2026-06-15
   days on market $189,900 Active 56 DOM
6. 2026-06-13
   days on market $189,900 Active 54 DOM
7. 2026-06-13
   days on market $189,900 Active 53 DOM
8. 2026-06-09
   days on market $189,900 Active 50 DOM
9. 2026-06-08
   days on market $189,900 Active 49 DOM
10. 2026-06-07
    days on market $189,900 Active 48 DOM
11. 2026-06-04
    days on market $189,900 Active 45 DOM
12. 2026-06-03
    days on market $189,900 Active 44 DOM
13. 2026-06-02
    days on market $189,900 Active 43 DOM
14. 2026-06-01
    days on market $189,900 Active 42 DOM
15. 2026-05-31
    days on market $189,900 Active 41 DOM
16. 2026-05-04
    price $189,900 1082-char remark

    Show marketing remark (1082 chars)

    Once In A Lifetime Opportunity. You can build equity very quickly in this 4 side brick Ranch Home. Just feet away is a brand new subdivision "Forest Valley" from DR Horton, the nations largest Home Builder. The price of the new subdivision is not yet published but I can assure you this soon to be gem of a home is likely close to $1800k under and similar in size. DR Horton does not build on basements ;-), A solid 3 bedroom 1 full and 2 half baths home that needs your renovation and updating. This home is being sold "AS IS" and is a Probate Sale. Super convenient location to Atlanta Metro and Heartsfield Jackson Airport. The basement with several windows has a framed out bathroom, so the space has room for 2 bedrooms and an additional family room and has a separate entrance. Easy rental income or in-law suite. Perfect "Sweat Equity" project or perfect for a Veteran Renovation loan (no down oayment) or FHA 203K Renovation Loan, and it would qualify!!! An Investors dream because DR Horton has done the reasearch and you get the benefit.

17. 2026-04-06
    listed $208,999 Active 1082-char remark

    Show marketing remark (1082 chars)

    Once In A Lifetime Opportunity. You can build equity very quickly in this 4 side brick Ranch Home. Just feet away is a brand new subdivision "Forest Valley" from DR Horton, the nations largest Home Builder. The price of the new subdivision is not yet published but I can assure you this soon to be gem of a home is likely close to $1800k under and similar in size. DR Horton does not build on basements ;-), A solid 3 bedroom 1 full and 2 half baths home that needs your renovation and updating. This home is being sold "AS IS" and is a Probate Sale. Super convenient location to Atlanta Metro and Heartsfield Jackson Airport. The basement with several windows has a framed out bathroom, so the space has room for 2 bedrooms and an additional family room and has a separate entrance. Easy rental income or in-law suite. Perfect "Sweat Equity" project or perfect for a Veteran Renovation loan (no down oayment) or FHA 203K Renovation Loan, and it would qualify!!! An Investors dream because DR Horton has done the reasearch and you get the benefit.

18. 2026-03-06
    historical
19. 2026-03-05
    historical
20. 2026-03-03
    status Back On Market
21. 2026-01-31
    status Under Contract
22. 2026-01-14
    listed $215,000 Active
23. 2026-01-14
    listed $215,000 New
24. 2025-03-24
    historical
25. 2025-03-24
    status Active
26. 2025-02-21
    historical
27. 2025-02-21
    status Active
28. 2025-02-20
    status Back On Market
29. 2025-01-21
    historical On Hold
30. 2024-12-05
    status Back On Market
31. 2024-12-05
    status Active
32. 2024-11-05
    historical On Hold
33. 2024-10-03
    listed $199,000 Active
34. 2024-10-03
    listed $199,000 New
35. 2024-09-19
    historical
36. 2024-09-19
    historical
37. 2024-09-12
    status Back On Market
38. 2024-09-12
    status Active
39. 2024-09-03
    status Under Contract
40. 2024-09-03
    status Pending
41. 2024-08-22
    status Back On Market
42. 2024-08-22
    status Active
43. 2024-08-19
    status Under Contract
44. 2024-08-19
    status Pending
45. 2024-07-01
    listed $215,000 Active
46. 2024-07-01
    listed $215,000 New
47. 2024-05-05
    historical
48. 2024-05-05
    historical
49. 2023-12-16
    status Back On Market
50. 2023-12-10
    status Under Contract

ⓘ 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: $559 · $47/mo
• Projected year-2 tax: $1,747 · $146/mo
• Expected delta: +$1,188/yr (+$99/mo · 212.6%)

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $18,997
• − Mortgage interest: −$10,637
• − Property taxes: −$559
• − Insurance: −$950
• − Repairs & maintenance: −$1,520
• − Management: −$1,520
• − Depreciation: −$5,524
• Taxable loss: −$1,712
• Est. tax savings @ 24.0%: +$411
• After-tax cash flow: $1,960/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

+554.8% since first listed

40 events — show timeline

• 2026-05-04 Price Changed $189,900 FMLS
• 2026-04-06 Listed $208,999 FMLS
• 2026-03-06 Listing Removed — FMLS
• 2026-03-05 Listing Removed — GAMLS
• 2026-03-03 Relisted — GAMLS
• 2026-01-31 Pending — GAMLS
• 2026-01-14 Listed $215,000 GAMLS
• 2026-01-14 Listed $215,000 FMLS
• 2025-03-24 Listing Removed — FMLS
• 2025-03-24 Relisted — FMLS
• 2025-02-21 Listing Removed — GAMLS
• 2025-02-21 Relisted — FMLS
• 2025-02-20 Relisted — GAMLS
• 2025-01-21 Delisted — GAMLS
• 2024-12-05 Relisted — GAMLS
• 2024-12-05 Relisted — FMLS
• 2024-11-05 Delisted — GAMLS
• 2024-10-03 Listed $199,000 GAMLS
• 2024-10-03 Listed $199,000 FMLS
• 2024-09-19 Listing Removed — GAMLS
• 2024-09-19 Listing Removed — FMLS
• 2024-09-12 Relisted — GAMLS
• 2024-09-12 Relisted — FMLS
• 2024-09-03 Pending — GAMLS
• 2024-09-03 Pending — FMLS
• 2024-08-22 Relisted — GAMLS
• 2024-08-22 Relisted — FMLS
• 2024-08-19 Pending — GAMLS
• 2024-08-19 Pending — FMLS
• 2024-07-01 Listed $215,000 GAMLS
• 2024-07-01 Listed $215,000 FMLS
• 2024-05-05 Listing Removed — FMLS
• 2024-05-05 Listing Removed — GAMLS
• 2023-12-16 Relisted — GAMLS
• 2023-12-10 Pending — GAMLS
• 2023-08-13 Listed $215,000 FMLS
• 2023-08-13 Listed $215,000 GAMLS
• 2023-05-01 Listing Removed — GAMLS
• 2022-12-02 Listed $225,000 GAMLS
• 1976-11-01 Sold (Public Records) $29,000 Public Records

Property tax history

+16.8%/yr

Latest (2025): $559 · -4.8% YoY. Source: county tax records.