3533 Garfield Way SE · Atlanta, GA 30354

$105,000

3 bd · 1.0 ba · 600 sqft · SingleFamily public records · 13 Days on market

Built 1967 9,801 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Back On the Market. No Fault to Seller. If you missed it before, now maybe your last opportunity to secure this property for your portfolio. Investor opportunity in a convenient Atlanta location. This 3-bedroom, 1-bath home offers approximately 804 square feet, hardwood floors and strong potential for renovation. Ideal for fix-and-flip investors, buy-and-hold landlords, or owner-occupants looking to customize a home to their taste. A Small footprint but lots of potential. Minutes from the airport and Downtown Atlanta, this property offers excellent access and long-term appeal for resale or rental strategies. Bring your vision and unlock the value this home has to offer. Property is offered AS IS, WHERE IS

Key facts

• Excellent access
• Hardwood floors
• 9,801 sq ft lot

Tags

• CONVENIENT ATLANTA LOCATION
• HARDWOOD FLOORS
• EXCELLENT ACCESS

Property features AI

Exterior

• Parking: Driveway parking; Open parking available; Total of 1 parking space
• Utilities: Public water; Public sewer; 220 volt electric service; Cable available; Electricity available; Natural gas available; Phone available; Sewer available; Water available
• Home design: One-level home; Brick 4 sides construction; Composition roof; Slab foundation; Property listed as fixer
• Construction: Brick 4 sides construction; Composition roof; Slab foundation
• Exterior features: Private yard; Storage; Back yard fencing (chain link)

Interior

• Kitchen: Electric range; Refrigerator; No additional kitchen features listed
• Bedrooms: Three main-level bedrooms
• Flooring: Hardwood floors; Laminate floors
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fan(s)
• Interior features: No shared/common walls; Other interior features
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $540 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Cap rate 12.5% 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: Heritage Academy Elementary School (math 5% / reading 8%, grade F, #1,153 of 1,228 statewide, top 94%, 398 students, 100% FRL); Crawford Long Middle School (math 2% / reading 8%, grade F, #462 of 470 statewide, top 99%, 705 students, 100% FRL); South Atlanta High School (math 2% / reading 12%, grade F, #385 of 424 statewide, top 92%, 928 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 6% 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 fast (+5.5%/yr); 175 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 32% 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 $726 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 5.5% rent growth), your $29k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 19y ago; this cycle's ask has dropped $30k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% 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 $105,000

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.61% ✓
• Cap rate: 12.46%
• Cash-on-cash: 22.02%
• DSCR: 1.98
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.45% rent growth · sell at horizon

5-year hold

• IRR: 17.7%
• Equity multiple: 1.74×
• Total profit: $21,682
• Equity at exit: $15,656

10-year hold

• IRR: 27.9%
• Equity multiple: 3.78×
• Total profit: $81,808
• Equity at exit: $9,078

Cash invested: $29,400 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,689 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$200 /mo · $2,404/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $540

Break-even live

Break-even rent $1,006

Max offer price $105,000

Occupancy floor 63%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	24d	11	0.21mi

Listing history 17 events

1. 2026-05-22
   soldstatus $105,000 Sold 720-char remark

   Show marketing remark (720 chars)

   Back On the Market. No Fault to Seller. If you missed it before, now maybe your last opportunity to secure this property for your portfolio. Investor opportunity in a convenient Atlanta location. This 3-bedroom, 1-bath home offers approximately 804 square feet, hardwood floors and strong potential for renovation. Ideal for fix-and-flip investors, buy-and-hold landlords, or owner-occupants looking to customize a home to their taste. A Small footprint but lots of potential. Minutes from the airport and Downtown Atlanta, this property offers excellent access and long-term appeal for resale or rental strategies. Bring your vision and unlock the value this home has to offer. Property is offered AS IS, WHERE IS

2. 2026-05-06
   status Under Contract 720-char remark

   Show marketing remark (720 chars)

   Back On the Market. No Fault to Seller. If you missed it before, now maybe your last opportunity to secure this property for your portfolio. Investor opportunity in a convenient Atlanta location. This 3-bedroom, 1-bath home offers approximately 804 square feet, hardwood floors and strong potential for renovation. Ideal for fix-and-flip investors, buy-and-hold landlords, or owner-occupants looking to customize a home to their taste. A Small footprint but lots of potential. Minutes from the airport and Downtown Atlanta, this property offers excellent access and long-term appeal for resale or rental strategies. Bring your vision and unlock the value this home has to offer. Property is offered AS IS, WHERE IS

3. 2026-05-06
   status Pending

   Show marketing remark (720 chars)

   Back On the Market. No Fault to Seller. If you missed it before, now maybe your last opportunity to secure this property for your portfolio. Investor opportunity in a convenient Atlanta location. This 3-bedroom, 1-bath home offers approximately 804 square feet, hardwood floors and strong potential for renovation. Ideal for fix-and-flip investors, buy-and-hold landlords, or owner-occupants looking to customize a home to their taste. A Small footprint but lots of potential. Minutes from the airport and Downtown Atlanta, this property offers excellent access and long-term appeal for resale or rental strategies. Bring your vision and unlock the value this home has to offer. Property is offered AS IS, WHERE IS

4. 2026-04-29
   status Active

   Show marketing remark (720 chars)

   Back On the Market. No Fault to Seller. If you missed it before, now maybe your last opportunity to secure this property for your portfolio. Investor opportunity in a convenient Atlanta location. This 3-bedroom, 1-bath home offers approximately 804 square feet, hardwood floors and strong potential for renovation. Ideal for fix-and-flip investors, buy-and-hold landlords, or owner-occupants looking to customize a home to their taste. A Small footprint but lots of potential. Minutes from the airport and Downtown Atlanta, this property offers excellent access and long-term appeal for resale or rental strategies. Bring your vision and unlock the value this home has to offer. Property is offered AS IS, WHERE IS

5. 2026-04-29
   status Back On Market 720-char remark

   Show marketing remark (720 chars)

   Back On the Market. No Fault to Seller. If you missed it before, now maybe your last opportunity to secure this property for your portfolio. Investor opportunity in a convenient Atlanta location. This 3-bedroom, 1-bath home offers approximately 804 square feet, hardwood floors and strong potential for renovation. Ideal for fix-and-flip investors, buy-and-hold landlords, or owner-occupants looking to customize a home to their taste. A Small footprint but lots of potential. Minutes from the airport and Downtown Atlanta, this property offers excellent access and long-term appeal for resale or rental strategies. Bring your vision and unlock the value this home has to offer. Property is offered AS IS, WHERE IS

6. 2026-04-26
   status Under Contract 720-char remark

   Show marketing remark (720 chars)

   Back On the Market. No Fault to Seller. If you missed it before, now maybe your last opportunity to secure this property for your portfolio. Investor opportunity in a convenient Atlanta location. This 3-bedroom, 1-bath home offers approximately 804 square feet, hardwood floors and strong potential for renovation. Ideal for fix-and-flip investors, buy-and-hold landlords, or owner-occupants looking to customize a home to their taste. A Small footprint but lots of potential. Minutes from the airport and Downtown Atlanta, this property offers excellent access and long-term appeal for resale or rental strategies. Bring your vision and unlock the value this home has to offer. Property is offered AS IS, WHERE IS

7. 2026-04-26
   status Pending

   Show marketing remark (720 chars)

   Back On the Market. No Fault to Seller. If you missed it before, now maybe your last opportunity to secure this property for your portfolio. Investor opportunity in a convenient Atlanta location. This 3-bedroom, 1-bath home offers approximately 804 square feet, hardwood floors and strong potential for renovation. Ideal for fix-and-flip investors, buy-and-hold landlords, or owner-occupants looking to customize a home to their taste. A Small footprint but lots of potential. Minutes from the airport and Downtown Atlanta, this property offers excellent access and long-term appeal for resale or rental strategies. Bring your vision and unlock the value this home has to offer. Property is offered AS IS, WHERE IS

8. 2026-04-21
   price $105,000

   Show marketing remark (720 chars)

   Back On the Market. No Fault to Seller. If you missed it before, now maybe your last opportunity to secure this property for your portfolio. Investor opportunity in a convenient Atlanta location. This 3-bedroom, 1-bath home offers approximately 804 square feet, hardwood floors and strong potential for renovation. Ideal for fix-and-flip investors, buy-and-hold landlords, or owner-occupants looking to customize a home to their taste. A Small footprint but lots of potential. Minutes from the airport and Downtown Atlanta, this property offers excellent access and long-term appeal for resale or rental strategies. Bring your vision and unlock the value this home has to offer. Property is offered AS IS, WHERE IS

9. 2026-04-21
   price $105,000 720-char remark

   Show marketing remark (720 chars)

   Back On the Market. No Fault to Seller. If you missed it before, now maybe your last opportunity to secure this property for your portfolio. Investor opportunity in a convenient Atlanta location. This 3-bedroom, 1-bath home offers approximately 804 square feet, hardwood floors and strong potential for renovation. Ideal for fix-and-flip investors, buy-and-hold landlords, or owner-occupants looking to customize a home to their taste. A Small footprint but lots of potential. Minutes from the airport and Downtown Atlanta, this property offers excellent access and long-term appeal for resale or rental strategies. Bring your vision and unlock the value this home has to offer. Property is offered AS IS, WHERE IS

10. 2026-04-19
    listed $135,000 New 720-char remark

    Show marketing remark (720 chars)

    Back On the Market. No Fault to Seller. If you missed it before, now maybe your last opportunity to secure this property for your portfolio. Investor opportunity in a convenient Atlanta location. This 3-bedroom, 1-bath home offers approximately 804 square feet, hardwood floors and strong potential for renovation. Ideal for fix-and-flip investors, buy-and-hold landlords, or owner-occupants looking to customize a home to their taste. A Small footprint but lots of potential. Minutes from the airport and Downtown Atlanta, this property offers excellent access and long-term appeal for resale or rental strategies. Bring your vision and unlock the value this home has to offer. Property is offered AS IS, WHERE IS

11. 2026-04-19
    listed $135,000 Active

    Show marketing remark (720 chars)

    Back On the Market. No Fault to Seller. If you missed it before, now maybe your last opportunity to secure this property for your portfolio. Investor opportunity in a convenient Atlanta location. This 3-bedroom, 1-bath home offers approximately 804 square feet, hardwood floors and strong potential for renovation. Ideal for fix-and-flip investors, buy-and-hold landlords, or owner-occupants looking to customize a home to their taste. A Small footprint but lots of potential. Minutes from the airport and Downtown Atlanta, this property offers excellent access and long-term appeal for resale or rental strategies. Bring your vision and unlock the value this home has to offer. Property is offered AS IS, WHERE IS

12. 2007-06-13
    soldstatus $60,000
13. 2007-06-12
    soldstatus $60,000 213-char remark

    Show marketing remark (213 chars)

    BRICK HOME NEAR I-285, I-675, ATL AIRPORT SOLD AS-IS, NO TERMITE, NO DISCLOSURES, SEND COPY OF EM CHECK, $1000 OR 2% OF PURCH. PRICE AND A PRE-QUAL OF PROOF OF FUNDS W/ OFFER. SELLER TO CHOOSE ATTY, NO EXCEPTIONS.

14. 2007-05-07
    listed $69,500 213-char remark

    Show marketing remark (213 chars)

    BRICK HOME NEAR I-285, I-675, ATL AIRPORT SOLD AS-IS, NO TERMITE, NO DISCLOSURES, SEND COPY OF EM CHECK, $1000 OR 2% OF PURCH. PRICE AND A PRE-QUAL OF PROOF OF FUNDS W/ OFFER. SELLER TO CHOOSE ATTY, NO EXCEPTIONS.

15. 2006-05-08
    soldstatus $138,000
16. 1989-10-09
    soldstatus $51,000
17. 1980-11-06
    soldstatus $28,590

ⓘ 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: $2,404 · $200/mo
• Projected year-2 tax: $2,404 · $200/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 · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $20,267
• − Mortgage interest: −$5,882
• − Property taxes: −$2,404
• − Insurance: −$525
• − Repairs & maintenance: −$1,621
• − Management: −$1,621
• − Depreciation: −$3,055
• Taxable income: $5,159
• Est. tax owed @ 24.0%: −$1,238
• After-tax cash flow: $5,236/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

+267.3% since first listed

17 events — show timeline

• 2026-05-22 Sold (MLS) $105,000 GAMLS
• 2026-05-06 Pending — GAMLS
• 2026-05-06 Pending — FMLS
• 2026-04-29 Relisted — FMLS
• 2026-04-29 Relisted — GAMLS
• 2026-04-26 Pending — GAMLS
• 2026-04-26 Pending — FMLS
• 2026-04-21 Price Changed $105,000 FMLS
• 2026-04-21 Price Changed $105,000 GAMLS
• 2026-04-19 Listed $135,000 FMLS
• 2026-04-19 Listed $135,000 GAMLS
• 2007-06-13 Sold (Public Records) $60,000 Public Records
• 2007-06-12 Sold (MLS) $60,000 FMLS
• 2007-05-07 Listed $69,500 FMLS
• 2006-05-08 Sold (Public Records) $138,000 Public Records
• 1989-10-09 Sold (Public Records) $51,000 Public Records
• 1980-11-06 Sold (Public Records) $28,590 Public Records

Property tax history

+4.3%/yr

Latest (2025): $2,404 · -2.5% YoY. Source: county tax records.