3981 Rutgers Dr SW · Atlanta, GA 30331

$269,900

4 bd · 2.5 ba · 1,092 sqft · SingleFamily public records · 31 Days on market

Built 1964 9,347 sqft lot Est $198k · 37% over

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Why this score? — see what drove the F 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 +7.8/30.0
• Livability +4.2/5.0
• Rent growth +3.2/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• 1% rule +1.8/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

17k in closing Cost Paid - Ask About it. This home qualifies for $0 down. This stunning 4-bedroom home features new windows throughout and a finished basement, offering plenty of space for entertaining family and friends. Enjoy the fenced backyard, perfect for gatherings or pets. NO CARPET! Located in a quiet, established neighborhood that's convenient to major highways, with no HOA restrictions-ideal for homeowners or those seeking a prime Airbnb investment opportunity.

Key facts

• No carpet
• Finished basement
• No hoa restrictions

Tags

• NEW WINDOWS
• FINISHED BASEMENT
• FENCED BACKYARD
• NO CARPET
• QUIET ESTABLISHED NEIGHBORHOOD
• NO HOA RESTRICTIONS

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-303 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (19.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (31.9% below list).
• Recommended offer: $184k (31.9% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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: Michael R. Hollis Innovation Academy (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 653 students, 100% FRL); Martin L. King Jr. Middle School (math 16% / reading 23%, grade F, #356 of 470 statewide, top 78%, 818 students, 100% FRL); Maynard Jackson High School (math 30% / reading 24%, grade F, #160 of 424 statewide, top 38%, 1,474 students, 44% FRL).
• Zoned-school proficiency averages 17% at this address vs 32% district-wide (-14 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); 483 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $2k of loan paydown is wiped out by about $8k 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 31 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 9y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,767 (31.9% 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 31 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.68% ✗
• Cap rate: 4.94%
• Cash-on-cash: -4.82%
• DSCR: 0.79
• GRM: 12.2

CMA / ARV

• ARV (on-the-fly): $197,652
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
232 Whitworth Dr SW	0.09mi	4/2.0	1,075 (-2%)	11mo	$270,000	$251	82
3991 Adamsville Dr SW	0.06mi	3/2.0 (-1)	1,016 (-7%)	8mo	$190,000	$187	72
4063 Cornell Blvd SW	0.16mi	3/2.0 (-1)	1,000 (-8%)	4mo	$125,000	$125	68
4051 Ester Dr SW	0.49mi	3/1.0 (-1)	1,096 (+0%)	13mo	$180,000	$164	54
491 Bolton Rd NW	0.72mi	4/2.0	1,173 (+7%)	1mo	$129,000	$110	51
4009 Ester Dr SW	0.52mi	3/1.0 (-1)	1,056 (-3%)	11mo	$130,000	$123	50
445 Wilson Mill Rd SW	0.70mi	3/1.5 (-1)	1,053 (-4%)	4mo	$193,500	$184	49
439 Oakside Dr SW	0.35mi	3/1.0 (-1)	1,000 (-8%)	12mo	$140,000	$140	48
4077 Codel St SW	0.59mi	3/1.0 (-1)	1,050 (-4%)	9mo	$183,500	$175	48
3860 Wisteria Ln SW	0.64mi	3/1.0 (-1)	1,107 (+1%)	13mo	$200,000	$181	46
4062 Doster Dr SW	0.57mi	3/1.0 (-1)	1,000 (-8%)	10mo	$192,000	$192	40
3950 Fennel Cir SW	0.58mi	3/2.0 (-1)	1,254 (+15%)	13mo	$240,000	$191	31

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: -24.9%
• Equity multiple: 0.16×
• Total profit: $-63,781
• Equity at exit: $40,243

10-year hold

• IRR: -21.8%
• Equity multiple: -0.10×
• Total profit: $-83,360
• Equity at exit: $23,336

Cash invested: $75,572 (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: 12.2×

Monthly cashflow live

• Estimated rent: $1,838 high
• Mortgage (P&I): −$1,415
• Tax from tax record: −$227 /mo · $2,728/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $-303

Break-even live

Break-even rent $2,222

Max offer price $216,303

Occupancy floor —

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 17 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	20d	1	0.20mi
40 Candlelight Ln SW Apt B Atlanta, GA	3.0	3.0	1274	$1,800	$1.41	24d	1	0.43mi
4172 Renfrew Ct SW Atlanta, GA	4.0	2.0	1136	$1,200	$1.06	7d	1	0.43mi
350 Fennel Way SW Atlanta, GA	4.0	2.0	1450	$1,500	$1.03	20d	1	0.52mi
586 Oakside Dr SW Unit A Atlanta, GA	3.0	1.0	1075	$1,325	$1.23	14d	1	0.53mi
3919 Wisteria Ln SW Atlanta, GA	4.0	2.0	1126	$1,730	$1.54	13d	1	0.59mi
3915 Basil Way SW Atlanta, GA	3.0	2.0	1287	$2,600	$2.02	24d	1	0.61mi
451 Fairlock Ln NW Atlanta, GA	3.0	1.0	1141	$1,450	$1.27	24d	1	0.75mi
3590 Collier Dr NW Atlanta, GA	4.0	4.0	1110	$1,100	$0.99	10d	1	0.89mi
3456 Thompson Dr NW Atlanta, GA	3.0	1.0	975	$1,750	$1.79	24d	1	0.98mi
3774 Clovis Ct NW Atlanta, GA	3.0	1.0	1000	$1,445	$1.45	22d	1	1.07mi
3466 Fairlane Dr NW Atlanta, GA	3.0	1.0	950	$1,495	$1.57	24d	1	1.08mi
3354 Delmar Ln NW Atlanta, GA	3.0	2.0	1170	$1,700	$1.45	24d	1	1.21mi
415 Fairburn Rd SW Atlanta, GA	1.0–3.0	1.0–2.0	890	$1,490	$1.67	1d	31	1.26mi
3610 Bolfair Dr NW Atlanta, GA	3.0	1.5	1178	$1,900	$1.61	24d	1	1.32mi
3566 Bolfair Dr NW Atlanta, GA	3.0	2.0	1192	$1,595	$1.34	13d	1	1.37mi
648 Providence Pl SW #37 Atlanta, GA	3.0	3.5	1416	$2,195	$1.55	24d	1	1.49mi

Listing history 48 events

1. 2026-05-01
   soldstatus $268,500 Sold 476-char remark

   Show marketing remark (476 chars)

   17k in closing Cost Paid - Ask About it. This home qualifies for $0 down. This stunning 4-bedroom home features new windows throughout and a finished basement, offering plenty of space for entertaining family and friends. Enjoy the fenced backyard, perfect for gatherings or pets. NO CARPET! Located in a quiet, established neighborhood that's convenient to major highways, with no HOA restrictions-ideal for homeowners or those seeking a prime Airbnb investment opportunity.

2. 2026-04-25
   status Under Contract 476-char remark

   Show marketing remark (476 chars)

   17k in closing Cost Paid - Ask About it. This home qualifies for $0 down. This stunning 4-bedroom home features new windows throughout and a finished basement, offering plenty of space for entertaining family and friends. Enjoy the fenced backyard, perfect for gatherings or pets. NO CARPET! Located in a quiet, established neighborhood that's convenient to major highways, with no HOA restrictions-ideal for homeowners or those seeking a prime Airbnb investment opportunity.

3. 2026-04-20
   historical 476-char remark

   Show marketing remark (476 chars)

   17k in closing Cost Paid - Ask About it. This home qualifies for $0 down. This stunning 4-bedroom home features new windows throughout and a finished basement, offering plenty of space for entertaining family and friends. Enjoy the fenced backyard, perfect for gatherings or pets. NO CARPET! Located in a quiet, established neighborhood that's convenient to major highways, with no HOA restrictions-ideal for homeowners or those seeking a prime Airbnb investment opportunity.

4. 2026-04-12
   historical Active Under Contract 476-char remark

   Show marketing remark (476 chars)

   17k in closing Cost Paid - Ask About it. This home qualifies for $0 down. This stunning 4-bedroom home features new windows throughout and a finished basement, offering plenty of space for entertaining family and friends. Enjoy the fenced backyard, perfect for gatherings or pets. NO CARPET! Located in a quiet, established neighborhood that's convenient to major highways, with no HOA restrictions-ideal for homeowners or those seeking a prime Airbnb investment opportunity.

5. 2026-04-09
   status Pending
6. 2026-03-21
   price $269,900
7. 2026-03-17
   price $264,900

   Show marketing remark (476 chars)

   17k in closing Cost Paid - Ask About it. This home qualifies for $0 down. This stunning 4-bedroom home features new windows throughout and a finished basement, offering plenty of space for entertaining family and friends. Enjoy the fenced backyard, perfect for gatherings or pets. NO CARPET! Located in a quiet, established neighborhood that's convenient to major highways, with no HOA restrictions-ideal for homeowners or those seeking a prime Airbnb investment opportunity.

8. 2026-03-17
   price $269,900 476-char remark

   Show marketing remark (476 chars)

   17k in closing Cost Paid - Ask About it. This home qualifies for $0 down. This stunning 4-bedroom home features new windows throughout and a finished basement, offering plenty of space for entertaining family and friends. Enjoy the fenced backyard, perfect for gatherings or pets. NO CARPET! Located in a quiet, established neighborhood that's convenient to major highways, with no HOA restrictions-ideal for homeowners or those seeking a prime Airbnb investment opportunity.

9. 2026-03-13
   price $269,900
10. 2026-03-08
    listed $274,900 New 476-char remark

    Show marketing remark (476 chars)

    17k in closing Cost Paid - Ask About it. This home qualifies for $0 down. This stunning 4-bedroom home features new windows throughout and a finished basement, offering plenty of space for entertaining family and friends. Enjoy the fenced backyard, perfect for gatherings or pets. NO CARPET! Located in a quiet, established neighborhood that's convenient to major highways, with no HOA restrictions-ideal for homeowners or those seeking a prime Airbnb investment opportunity.

11. 2026-03-08
    listed $274,900 Active

    Show marketing remark (476 chars)

    17k in closing Cost Paid - Ask About it. This home qualifies for $0 down. This stunning 4-bedroom home features new windows throughout and a finished basement, offering plenty of space for entertaining family and friends. Enjoy the fenced backyard, perfect for gatherings or pets. NO CARPET! Located in a quiet, established neighborhood that's convenient to major highways, with no HOA restrictions-ideal for homeowners or those seeking a prime Airbnb investment opportunity.

12. 2026-02-28
    historical
13. 2026-02-28
    historical
14. 2026-02-17
    price $284,900
15. 2026-02-01
    historical $2,400
16. 2026-01-29
    listed $289,900 Active
17. 2026-01-29
    listed $289,900 New
18. 2026-01-21
    historical
19. 2026-01-18
    listed $289,000 New
20. 2026-01-09
    historical
21. 2025-12-26
    listed $2,400
22. 2025-12-21
    price $288,900
23. 2025-11-19
    listed $289,900 New
24. 2025-11-17
    historical
25. 2025-11-17
    historical
26. 2025-11-13
    price $289,900
27. 2025-11-13
    price $289,990
28. 2025-11-12
    price $298,990
29. 2025-10-27
    price $299,900
30. 2025-10-27
    price $299,990
31. 2025-10-25
    price $309,900
32. 2025-10-24
    price $312,900
33. 2025-10-10
    listed $314,900 Active
34. 2025-10-10
    listed $314,900 New
35. 2025-08-01
    historical $1,995
36. 2025-06-05
    listed $1,995
37. 2018-05-17
    soldstatus $50,000 Sold
38. 2018-05-17
    soldstatus $50,000 Sold
39. 2018-02-13
    status Under Contract
40. 2018-02-13
    status Pending
41. 2018-02-05
    status Pending Offer Approval
42. 2018-02-05
    status Pending Offer Approval
43. 2017-11-10
    status Under Contract
44. 2017-11-10
    status Pending
45. 2017-10-31
    status Pending Offer Approval
46. 2017-10-31
    status Pending Offer Approval
47. 2017-10-21
    listed $48,000 Active
48. 2017-10-21
    listed $48,000 New

ⓘ 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: $2,728 · $227/mo
• Projected year-2 tax: $2,728 · $227/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 5/10 Major 6 d/yr ≥103°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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,052
• − Mortgage interest: −$15,119
• − Property taxes: −$2,728
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,764
• − Management: −$1,764
• − Depreciation: −$7,852
• Taxable loss: −$8,524
• Est. tax savings @ 24.0%: +$2,046
• After-tax cash flow: $-1,595/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

+459.4% since first listed

48 events — show timeline

• 2026-05-01 Sold (MLS) $268,500 GAMLS
• 2026-04-25 Pending — GAMLS
• 2026-04-20 Listing Removed — GAMLS
• 2026-04-12 Contingent — GAMLS
• 2026-04-09 Pending — FMLS
• 2026-03-21 Price Changed $269,900 FMLS
• 2026-03-17 Price Changed $264,900 FMLS
• 2026-03-17 Price Changed $269,900 GAMLS
• 2026-03-13 Price Changed $269,900 FMLS
• 2026-03-08 Listed $274,900 FMLS
• 2026-03-08 Listed $274,900 GAMLS
• 2026-02-28 Listing Removed — GAMLS
• 2026-02-28 Listing Removed — FMLS
• 2026-02-17 Price Changed $284,900 FMLS
• 2026-02-01 Rental Removed $2,400 FMLS
• 2026-01-29 Listed $289,900 GAMLS
• 2026-01-29 Listed $289,900 FMLS
• 2026-01-21 Listing Removed — GAMLS
• 2026-01-18 Listed $289,000 GAMLS
• 2026-01-09 Listing Removed — GAMLS
• 2025-12-26 Listed for Rent $2,400 FMLS
• 2025-12-21 Price Changed $288,900 GAMLS
• 2025-11-19 Listed $289,900 GAMLS
• 2025-11-17 Listing Removed — GAMLS
• 2025-11-17 Listing Removed — FMLS
• 2025-11-13 Price Changed $289,900 GAMLS
• 2025-11-13 Price Changed $289,990 FMLS
• 2025-11-12 Price Changed $298,990 FMLS
• 2025-10-27 Price Changed $299,900 GAMLS
• 2025-10-27 Price Changed $299,990 FMLS
• 2025-10-25 Price Changed $309,900 FMLS
• 2025-10-24 Price Changed $312,900 FMLS
• 2025-10-10 Listed $314,900 GAMLS
• 2025-10-10 Listed $314,900 FMLS
• 2025-08-01 Rental Removed $1,995 FMLS
• 2025-06-05 Listed for Rent $1,995 FMLS
• 2018-05-17 Sold (MLS) $50,000 GAMLS
• 2018-05-17 Sold (MLS) $50,000 FMLS
• 2018-02-13 Pending — GAMLS
• 2018-02-13 Pending — FMLS
• 2018-02-05 Pending — GAMLS
• 2018-02-05 Pending — FMLS
• 2017-11-10 Pending — GAMLS
• 2017-11-10 Pending — FMLS
• 2017-10-31 Pending — GAMLS
• 2017-10-31 Pending — FMLS
• 2017-10-21 Listed $48,000 FMLS
• 2017-10-21 Listed $48,000 GAMLS

Property tax history

+29.2%/yr

Latest (2025): $2,728 · -15.5% YoY. Source: county tax records.