2875 Oldknow Dr NW · Atlanta, GA 30318

$229,900

4 bd · 1.5 ba · 2,388 sqft · SingleFamily public records · 133 Days on market

Built 1962 0.26 ac lot $96/sqft · 27% below area Est $315k · 27% under

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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 +28.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.6/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated ranch in the desirable Collier Heights neighborhood with convenient access to major freeways, shopping, parks, and Downtown Atlanta. This spacious home features a large family room with hardwood floors and abundant natural light from oversized picture windows. Just around the corner, the formal dining room offers an inviting space for gatherings and entertaining. The kitchen is equipped with wood cabinetry, granite countertops, and stainless-steel appliances. Adjacent to the kitchen is a generous bonus room with a fireplace—well suited for a home office, den, or additional living area. Toward the rear of the home, the primary suite stands out with a private sitting area and a spa-style bathroom featuring a walk-in shower with custom tile. Three additional bedrooms and two updated bathrooms complete the main level. Downstairs, the full unfinished basement offers over 10-foot ceilings and custom wood paneling, providing excellent potential for a theater room, recreation space, studio, or future expansion. Exceptional opportunity in an established neighborhood—review area values to fully appreciate the potential. No FHA or VA financing due to some work needed.

Key facts

• Generous bonus room
• Private sitting area
• Wood cabinetry

Tags

• ABUNDANT NATURAL LIGHT
• WOOD CABINETRY
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• GENEROUS BONUS ROOM
• PRIVATE SITTING AREA

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $753 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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 (+3.3%/yr); 722 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 39% of the median local income ($83k/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.
• At projected returns (-3.0% appreciation + 3.3% rent growth), your $64k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $150k; list at $230k implies a 53% gain — meaningful room to come down on a strong offer.

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 $202,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — 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: 1.16% ✓
• Cap rate: 10.22%
• Cash-on-cash: 14.03%
• DSCR: 1.62
• GRM: 7.2

CMA / ARV

• ARV (median comp): $315,065
• List price: $229,900
• Delta: -27.03%
• 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
479 Larchmont Cir NW	0.32mi	4/2.0	2,200 (-8%)	5mo	$275,000	$125	66
2833 Oldknow Dr NW	0.08mi	5/3.0 (+1)	2,560 (+7%)	10mo	$318,000	$124	65
2994 Baker Ridge Dr NW	0.52mi	4/2.5	2,267 (-5%)	6mo	$475,000	$210	58
595 Collier Ridge Dr NW	0.34mi	3/3.0 (-1)	2,260 (-5%)	9mo	$399,000	$177	57
2791 Allegro Dr NW	0.24mi	4/3.0	2,184 (-8%)	15mo	$230,000	$105	56
719 Indigo Ln NW	0.15mi	5/3.0 (+1)	2,034 (-15%)	3mo	$352,000	$173	55
875 Eleanor Ct NW	0.55mi	4/2.0	2,332 (-2%)	17mo	$315,000	$135	54
2911 Allegro Dr NW	0.21mi	5/3.0 (+1)	2,117 (-11%)	12mo	$320,000	$151	50
2983 Peek Rd NW	0.29mi	4/3.0	2,714 (+14%)	9mo	$287,500	$106	50
2882 Peek Rd NW	0.24mi	3/2.5 (-1)	2,072 (-13%)	11mo	$185,000	$89	49
927 Magna Carta Dr NW	0.37mi	4/4.0	2,093 (-12%)	7mo	$259,900	$124	46
3035 Mclendon Cir NW	0.61mi	5/2.0 (+1)	2,557 (+7%)	8mo	$272,900	$107	46

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 · 3.26% rent growth · sell at horizon

5-year hold

• IRR: 4.5%
• Equity multiple: 1.18×
• Total profit: $11,277
• Equity at exit: $34,279

10-year hold

• IRR: 14.2%
• Equity multiple: 2.15×
• Total profit: $74,009
• Equity at exit: $19,878

Cash invested: $64,372 (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 30318

• Rents YoY: 3.3%
• Active inventory: 722
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,668 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$54 /mo · $644/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$560
• Net cashflow: $753

Break-even live

Break-even rent $1,715

Max offer price $229,900

Occupancy floor 67%

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
506 Waterford Rd NW Atlanta, GA	5.0	3.0	2500	$2,500	$1.00	24d	1	0.26mi
438 Hamilton E Holmes Dr NW Atlanta, GA	4.0	3.0	2200	$5,500	$2.50	24d	1	0.70mi
2507 Dale Creek Dr NW Atlanta, GA	3.0	1.0	1795	$1,900	$1.06	24d	1	0.72mi
2507 Ryne St NW Atlanta, GA	3.0	2.0	2399	$2,200	$0.92	24d	1	0.79mi
738 Prince Pl NW Atlanta, GA	4.0	2.5	1903	$2,250	$1.18	24d	1	0.91mi
740 Prince Pl NW Atlanta, GA	4.0	2.0	1903	$2,200	$1.16	24d	1	0.91mi
841 Ridge Ave NW Atlanta, GA	5.0	3.0	2196	$2,423	$1.10	21d	1	0.91mi
739 Prince Pl NW Atlanta, GA	4.0	2.0	1903	$2,200	$1.16	24d	1	0.93mi
751 Prince Pl NW Atlanta, GA	4.0	2.0	1785	$2,200	$1.23	24d	1	0.93mi
753 Prince Pl NW Atlanta, GA	4.0	2.0	1785	$2,200	$1.23	24d	1	0.93mi
1120 Wedgewood Dr NW Atlanta, GA	4.0	2.5	1904	$3,100	$1.63	8d	1	1.00mi
3051 Delmar Ln NW Atlanta, GA	3.0	2.0	1971	$2,500	$1.27	24d	1	1.15mi
562 Gary Rd NW Atlanta, GA	4.0	2.0	1700	$2,400	$1.41	24d	1	1.19mi
2367 Summit Ave NW Atlanta, GA	4.0	2.5	1887	$2,800	$1.48	2d	1	1.25mi
1127 2nd NW Atlanta, GA	4.0	2.5	2000	$3,240	$1.62	24d	1	1.25mi
1127 2nd NW Atlanta, GA	4.0	2.5	2000	$3,240	$1.62	15d	1	1.25mi
206 Harwell Rd NW Atlanta, GA	4.0	2.0	2000	$2,023	$1.01	21d	1	1.27mi
2456 Spring St NW Apt A Atlanta, GA	4.0	2.5	1650	$1,450	$0.88	24d	1	1.31mi
2676 Creek View Ter NW Atlanta, GA	3.0	2.5	2383	$3,100	$1.30	4d	1	1.38mi
2713 Creek View Ter NW Atlanta, GA	4.0	3.5	2129	$2,999	$1.41	8d	1	1.42mi
1359 Creek View Ln NW Atlanta, GA	3.0	2.5	2129	$3,000	$1.41	24d	1	1.47mi
1445 Creekside Cir NW Atlanta, GA	4.0	3.5	2425	$6,500	$2.68	5d	1	1.50mi
1445 Creekside Cir NW Atlanta, GA	4.0	3.5	2425	$6,500	$2.68	4d	1	1.50mi

Listing history 17 events

1. 2026-05-01
   price $229,900 1198-char remark

   Show marketing remark (1186 chars)

   Updated ranch in the desirable Collier Heights neighborhood with convenient access to major freeways, shopping, parks, and Downtown Atlanta. This spacious home features a large family room with hardwood floors and abundant natural light from oversized picture windows. Just around the corner, the formal dining room offers an inviting space for gatherings and entertaining. The kitchen is equipped with wood cabinetry, granite countertops, and stainless-steel appliances. Adjacent to the kitchen is a generous bonus room with a fireplace-well suited for a home office, den, or additional living area. Toward the rear of the home, the primary suite stands out with a private sitting area and a spa-style bathroom featuring a walk-in shower with custom tile. Three additional bedrooms and two updated bathrooms complete the main level. Downstairs, the full unfinished basement offers over 10-foot ceilings and custom wood paneling, providing excellent potential for a theater room, recreation space, studio, or future expansion. Exceptional opportunity in an established neighborhood-review area values to fully appreciate the potential. No FHA or VA financing due to some work needed.

2. 2026-05-01
   price $229,900 1186-char remark

   Show marketing remark (1186 chars)

   Updated ranch in the desirable Collier Heights neighborhood with convenient access to major freeways, shopping, parks, and Downtown Atlanta. This spacious home features a large family room with hardwood floors and abundant natural light from oversized picture windows. Just around the corner, the formal dining room offers an inviting space for gatherings and entertaining. The kitchen is equipped with wood cabinetry, granite countertops, and stainless-steel appliances. Adjacent to the kitchen is a generous bonus room with a fireplace-well suited for a home office, den, or additional living area. Toward the rear of the home, the primary suite stands out with a private sitting area and a spa-style bathroom featuring a walk-in shower with custom tile. Three additional bedrooms and two updated bathrooms complete the main level. Downstairs, the full unfinished basement offers over 10-foot ceilings and custom wood paneling, providing excellent potential for a theater room, recreation space, studio, or future expansion. Exceptional opportunity in an established neighborhood-review area values to fully appreciate the potential. No FHA or VA financing due to some work needed.

3. 2026-01-14
   listed $249,900 New 1186-char remark

   Show marketing remark (1198 chars)

   Updated ranch in the desirable Collier Heights neighborhood with convenient access to major freeways, shopping, parks, and Downtown Atlanta. This spacious home features a large family room with hardwood floors and abundant natural light from oversized picture windows. Just around the corner, the formal dining room offers an inviting space for gatherings and entertaining. The kitchen is equipped with wood cabinetry, granite countertops, and stainless-steel appliances. Adjacent to the kitchen is a generous bonus room with a fireplace—well suited for a home office, den, or additional living area. Toward the rear of the home, the primary suite stands out with a private sitting area and a spa-style bathroom featuring a walk-in shower with custom tile. Three additional bedrooms and two updated bathrooms complete the main level. Downstairs, the full unfinished basement offers over 10-foot ceilings and custom wood paneling, providing excellent potential for a theater room, recreation space, studio, or future expansion. Exceptional opportunity in an established neighborhood—review area values to fully appreciate the potential. No FHA or VA financing due to some work needed.

4. 2026-01-14
   listed $249,900 Active 1198-char remark

   Show marketing remark (1198 chars)

   Updated ranch in the desirable Collier Heights neighborhood with convenient access to major freeways, shopping, parks, and Downtown Atlanta. This spacious home features a large family room with hardwood floors and abundant natural light from oversized picture windows. Just around the corner, the formal dining room offers an inviting space for gatherings and entertaining. The kitchen is equipped with wood cabinetry, granite countertops, and stainless-steel appliances. Adjacent to the kitchen is a generous bonus room with a fireplace—well suited for a home office, den, or additional living area. Toward the rear of the home, the primary suite stands out with a private sitting area and a spa-style bathroom featuring a walk-in shower with custom tile. Three additional bedrooms and two updated bathrooms complete the main level. Downstairs, the full unfinished basement offers over 10-foot ceilings and custom wood paneling, providing excellent potential for a theater room, recreation space, studio, or future expansion. Exceptional opportunity in an established neighborhood—review area values to fully appreciate the potential. No FHA or VA financing due to some work needed.

5. 2025-10-31
   historical
6. 2025-10-31
   historical
7. 2025-08-26
   price $325,000
8. 2025-08-26
   price $325,000
9. 2025-08-13
   status Back On Market
10. 2025-08-13
    status Active
11. 2025-08-12
    historical
12. 2025-08-12
    historical
13. 2025-06-10
    price $385,000
14. 2025-06-10
    price $385,000
15. 2025-04-02
    listed $450,000 New
16. 2025-04-02
    listed $450,000 Active
17. 2024-05-09
    soldstatus $150,000

ⓘ 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: $644 · $54/mo
• Projected year-2 tax: $2,115 · $176/mo
• Expected delta: +$1,472/yr (+$123/mo · 228.6%)

ⓘ 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 1/10 Low
• 🌡 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: $32,015
• − Mortgage interest: −$12,878
• − Property taxes: −$644
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,561
• − Management: −$2,561
• − Depreciation: −$6,688
• Taxable income: $5,534
• Est. tax owed @ 24.0%: −$1,328
• After-tax cash flow: $7,703/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): 59,609
• Household income: $83,116
• Rent vs Own: 58.6% rent · 41.4% own
• Severe rent burden: 4182.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Black 49% White 35% Hispanic / Latino 7% Two or more races 6% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 1%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 88% English-only · Spanish 4% Other Indo-European 2% Other Asian/Pacific 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: ▼ -470.82%
• Current HPI: 224.1493
• Rent YoY: ▲ 3.26%
• 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

+53.3% since first listed

17 events — show timeline

• 2026-05-01 Price Changed $229,900 FMLS
• 2026-05-01 Price Changed $229,900 GAMLS
• 2026-01-14 Listed $249,900 FMLS
• 2026-01-14 Listed $249,900 GAMLS
• 2025-10-31 Listing Removed — FMLS
• 2025-10-31 Listing Removed — GAMLS
• 2025-08-26 Price Changed $325,000 GAMLS
• 2025-08-26 Price Changed $325,000 FMLS
• 2025-08-13 Relisted — GAMLS
• 2025-08-13 Relisted — FMLS
• 2025-08-12 Listing Removed — FMLS
• 2025-08-12 Listing Removed — GAMLS
• 2025-06-10 Price Changed $385,000 GAMLS
• 2025-06-10 Price Changed $385,000 FMLS
• 2025-04-02 Listed $450,000 FMLS
• 2025-04-02 Listed $450,000 GAMLS
• 2024-05-09 Sold (Public Records) $150,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $644 · -37.0% YoY. Source: county tax records.