4054 Princeton Pl SW · Atlanta, GA 30331

$169,900

3 bd · 1.0 ba · 1,404 sqft · SingleFamily public records · 97 Days on market

Built 1965 10,628 sqft lot $121/sqft · 23% below area Est $334k · 49% 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 +20.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +5.7/10.0
• Livability +4.2/5.0
• 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

Solid cozy single story all brick ranch home is 1404 sq ft. Has 3 bedrooms, one bath. Open back yard, ready for move in. Come make this your home. Easy to renovate and customize.

Key facts

• Open back yard
• Brick ranch home
• 0.24 acre lot

Tags

• OPEN BACK YARD
• BRICK RANCH HOME

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $155k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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; 30 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 35% 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 $5k 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 97 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (8%) 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 $154,609 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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: 1.07% ✓
• Cap rate: 7.97%
• Cash-on-cash: 5.99%
• DSCR: 1.27
• GRM: 7.8

CMA / ARV

• ARV (median comp): $333,516
• List price: $169,900
• Delta: -49.06%
• 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
3971 Cornell Blvd SW	0.27mi	3/2.0	1,480 (+5%)	18mo	$200,000	$135	59
473 Oakside Dr SW	0.52mi	3/2.0	1,362 (-3%)	12mo	$155,000	$114	56
4031 Bakers Ferry Rd SW	0.48mi	3/2.5	1,442 (+3%)	16mo	$245,000	$170	54
273 Fennel Way SW	0.52mi	4/2.0 (+1)	1,474 (+5%)	6mo	$200,000	$136	54
4023 Kenner Dr SW	0.74mi	3/2.0	1,389 (-1%)	16mo	$248,000	$179	46
354 Tarragon Way SW	0.67mi	3/2.0	1,306 (-7%)	12mo	$280,000	$214	43
3698 Fairlane Dr	0.72mi	3/2.0	1,432 (+2%)	20mo	$153,000	$107	43
3966 Kenner Dr	0.74mi	3/2.0	1,432 (+2%)	21mo	$250,000	$175	40
344 Woodstock Dr SW	0.36mi	4/3.0 (+1)	1,600 (+14%)	10mo	$305,000	$191	39
3950 Fennel Cir SW	0.66mi	3/2.0	1,254 (-11%)	13mo	$240,000	$191	37
320 Fennel Way SW	0.60mi	3/3.0	1,234 (-12%)	16mo	$220,000	$178	30
335 Tarragon Way SW	0.63mi	4/2.0 (+1)	1,555 (+11%)	19mo	$260,000	$167	28

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: -7.4%
• Equity multiple: 0.73×
• Total profit: $-13,027
• Equity at exit: $25,333

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $5,574
• Equity at exit: $14,690

Cash invested: $47,572 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,823 high
• Mortgage (P&I): −$891
• Tax from tax record: −$241 /mo · $2,891/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $238

Break-even live

Break-even rent $1,522

Max offer price $169,900

Occupancy floor 82%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
440 Dartmouth Dr SW Atlanta, GA	4.0	3.0	1148	$1,795	$1.56	21d	1	0.33mi
40 Candlelight Ln SW Apt B Atlanta, GA	3.0	3.0	1274	$1,800	$1.41	24d	1	0.45mi
40 Candlelight Ln SW Unit A Atlanta, GA	2.0	2.0	1098	$1,500	$1.37	24d	1	0.45mi
4172 Renfrew Ct SW Atlanta, GA	4.0	2.0	1136	$1,200	$1.06	8d	1	0.47mi
350 Fennel Way SW Atlanta, GA	4.0	2.0	1450	$1,500	$1.03	21d	1	0.60mi
586 Oakside Dr SW Unit B Atlanta, GA	2.0	1.0	1075	$1,065	$0.99	15d	1	0.66mi
586 Oakside Dr SW Unit A Atlanta, GA	3.0	1.0	1075	$1,325	$1.23	15d	1	0.66mi
470 Bolton Rd NW Unit D1 Atlanta, GA	2.0	1.5	1100	$1,395	$1.27	24d	1	0.69mi
3915 Basil Way SW Atlanta, GA	3.0	2.0	1287	$2,600	$2.02	24d	1	0.70mi
3919 Wisteria Ln SW Atlanta, GA	4.0	2.0	1126	$1,730	$1.54	14d	1	0.73mi
451 Fairlock Ln NW Atlanta, GA	3.0	1.0	1141	$1,450	$1.27	24d	1	0.81mi
3590 Collier Dr NW Atlanta, GA	4.0	4.0	1110	$1,100	$0.99	11d	1	0.95mi
87 Howell Dr SW Atlanta, GA	3.0	2.5	1840	$2,700	$1.47	24d	1	1.03mi
95 Howell Dr SW Atlanta, GA	3.0	2.5	1840	$1,840	$1.00	14d	1	1.03mi
3774 Clovis Ct NW Atlanta, GA	3.0	1.0	1000	$1,445	$1.45	22d	1	1.07mi
3456 Thompson Dr NW Atlanta, GA	3.0	1.0	975	$1,750	$1.79	24d	1	1.10mi
3466 Fairlane Dr NW Atlanta, GA	3.0	1.0	950	$1,495	$1.57	24d	1	1.16mi
3537 Fairburn Pl NW Atlanta, GA	2.0	1.0	1484	$2,000	$1.35	24d	1	1.19mi
3610 Bolfair Dr NW Atlanta, GA	3.0	1.5	1178	$1,900	$1.61	24d	1	1.33mi
3354 Delmar Ln NW Atlanta, GA	3.0	2.0	1170	$1,700	$1.45	24d	1	1.34mi
415 Fairburn Rd SW Atlanta, GA	1.0–3.0	1.0–2.0	890	$1,490	$1.67	2d	31	1.36mi
3566 Bolfair Dr NW Atlanta, GA	3.0	2.0	1192	$1,595	$1.34	14d	1	1.39mi
841 Ambient Way SW Atlanta, GA	2.0	2.5	1344	$1,895	$1.41	17d	1	1.43mi
494 Plainville Dr SW Atlanta, GA	3.0	2.0	1567	$2,400	$1.53	24d	1	1.44mi
832 Ambient Way SW Atlanta, GA	2.0	2.5	1500	$2,250	$1.50	24d	1	1.45mi
842 Bonneville Ter NW Atlanta, GA	2.0	2.0	1100	$1,855	$1.69	24d	1	1.45mi
900 Society Cir SW Atlanta, GA	4.0	3.5	1710	$2,500	$1.46	24d	1	1.47mi
755 Crestwell Cir SW Atlanta, GA	2.0	2.5	1546	$1,800	$1.16	24d	1	1.47mi
887 Ambient Way SW Atlanta, GA	2.0	2.5	1344	$2,250	$1.67	24d	1	1.49mi
722 Crestwell Cir #722 Atlanta, GA	2.0	3.0	1440	$2,279	$1.58	21d	1	1.50mi

Listing history 18 events

1. 2026-06-13
   statusdays on market $169,900 Under Contract 97 DOM
2. 2026-06-09
   days on market $169,900 Active 95 DOM
3. 2026-06-08
   days on market $169,900 Active 94 DOM
4. 2026-06-07
   days on market $169,900 Active 93 DOM
5. 2026-06-04
   days on market $169,900 Active 90 DOM
6. 2026-06-03
   days on market $169,900 Active 89 DOM
7. 2026-06-02
   days on market $169,900 Active 88 DOM
8. 2026-06-01
   days on market $169,900 Active 87 DOM
9. 2026-05-31
   days on market $169,900 Active 86 DOM
10. 2026-05-19
    status Back On Market 178-char remark

    Show marketing remark (178 chars)

    Solid cozy single story all brick ranch home is 1404 sq ft. Has 3 bedrooms, one bath. Open back yard, ready for move in. Come make this your home. Easy to renovate and customize.

11. 2026-05-15
    historical Active Under Contract 178-char remark

    Show marketing remark (178 chars)

    Solid cozy single story all brick ranch home is 1404 sq ft. Has 3 bedrooms, one bath. Open back yard, ready for move in. Come make this your home. Easy to renovate and customize.

12. 2026-05-09
    price $169,900 178-char remark

    Show marketing remark (178 chars)

    Solid cozy single story all brick ranch home is 1404 sq ft. Has 3 bedrooms, one bath. Open back yard, ready for move in. Come make this your home. Easy to renovate and customize.

13. 2026-04-25
    price $174,900 178-char remark

    Show marketing remark (178 chars)

    Solid cozy single story all brick ranch home is 1404 sq ft. Has 3 bedrooms, one bath. Open back yard, ready for move in. Come make this your home. Easy to renovate and customize.

14. 2026-04-17
    price $179,900 178-char remark

    Show marketing remark (178 chars)

    Solid cozy single story all brick ranch home is 1404 sq ft. Has 3 bedrooms, one bath. Open back yard, ready for move in. Come make this your home. Easy to renovate and customize.

15. 2026-03-06
    listed $184,900 New 178-char remark

    Show marketing remark (178 chars)

    Solid cozy single story all brick ranch home is 1404 sq ft. Has 3 bedrooms, one bath. Open back yard, ready for move in. Come make this your home. Easy to renovate and customize.

16. 2022-04-27
    soldstatus $172,000
17. 2004-07-19
    soldstatus $108,000
18. 2002-03-19
    soldstatus $77,500

ⓘ 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: $2,891 · $241/mo
• Projected year-2 tax: $2,891 · $241/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 ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,879
• − Mortgage interest: −$9,517
• − Property taxes: −$2,891
• − Insurance: −$850
• − Repairs & maintenance: −$1,750
• − Management: −$1,750
• − Depreciation: −$4,943
• Taxable income: $178
• Est. tax owed @ 24.0%: −$43
• After-tax cash flow: $2,809/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

+119.2% since first listed

9 events — show timeline

• 2026-05-19 Relisted — GAMLS
• 2026-05-15 Contingent — GAMLS
• 2026-05-09 Price Changed $169,900 GAMLS
• 2026-04-25 Price Changed $174,900 GAMLS
• 2026-04-17 Price Changed $179,900 GAMLS
• 2026-03-06 Listed $184,900 GAMLS
• 2022-04-27 Sold (Public Records) $172,000 Public Records
• 2004-07-19 Sold (Public Records) $108,000 Public Records
• 2002-03-19 Sold (Public Records) $77,500 Public Records

Property tax history

+3.5%/yr

Latest (2025): $2,891 · -9.4% YoY. Source: county tax records.