3003 Forrest Park Rd SE · Atlanta, GA 30354

$174,900

3 bd · 2.0 ba · 1,296 sqft · SingleFamily public records · 41 Days on market

Built 1960 0.48 ac lot $135/sqft · 22% below area Est $225k · 22% 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 +24.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +6.5/10.0
• 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

3-bedroom, 2-bathroom brick ranch located in the established Mt. Manor Estates of South River Gardens. Sitting on a generous 0.48-acre level lot, this 1,296 sq. ft. home offers a classic floor plan featuring an entry foyer, bright living spaces, and original hardwood potential. The exterior boasts durable brick masonry, a covered front porch, and a rear patio overlooking a private, wooded backyard. Practical features include a large attached carport, central cooling, and forced-air heating. Perfectly positioned for convenience, you are minutes from Hartsfield-Jackson Airport, South Atlanta High, and downtown, with the Lake Charlotte Nature Preserve just steps away.

Key facts

• Covered front porch
• Central cooling
• Rear patio

Tags

• BRICK RANCH
• COVERED FRONT PORCH
• REAR PATIO
• PRIVATE WOODED BACKYARD
• LARGE ATTACHED CARPORT
• CENTRAL COOLING

Property features AI

Finance

• Other: Lot approximately 0.477 acre
• HOA & community: No HOA

Exterior

• Parking: Carport (2 parking spaces)
• Utilities: Public water; Public sewer; Other utilities
• Home design: Single-family residence (house); Resale property; Built in 1960
• Construction: Brick construction; Composition roof; Slab foundation
• Exterior features: Level lot

Interior

• Kitchen: Dishwasher
• Bedrooms: Three bedrooms on the main level
• Flooring: Hardwood floors; Carpet
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: One-level living; Family room; No common walls; Other interior features
• Laundry & utility: Laundry area (other)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $353 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: Joseph Humphries Elementary School (math 5% / reading 15%, grade F, #1,076 of 1,228 statewide, top 89%, 262 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 7% at this address vs 32% district-wide (-24 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; 19 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 38% 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.
• At projected returns (-3.0% appreciation + 5.5% rent growth), your $49k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $48k; list at $175k implies a 261% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.15% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.64%
• DSCR: 1.38
• GRM: 7.2

CMA / ARV

• ARV (median comp): $225,231
• List price: $174,900
• Delta: -22.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
886 Forrest Cir SE	0.17mi	4/2.0 (+1)	1,300 (+0%)	20mo	$255,000	$196	70
3130 Forrest Park Rd SE	0.23mi	3/2.0	1,330 (+3%)	21mo	$180,000	$135	67
982 Forrest Dr	0.10mi	3/2.0	1,400 (+8%)	18mo	$265,000	$189	66
633 Sandys Ln SE	0.67mi	3/2.0	1,314 (+1%)	12mo	$200,000	$152	57
3267 Donnebrook Ln	0.73mi	3/2.0	1,326 (+2%)	7mo	$258,800	$195	56
881 Forrest Cir SE	0.19mi	4/2.0 (+1)	1,398 (+8%)	22mo	$269,000	$192	55
607 Waynes Ct	0.70mi	3/2.0	1,379 (+6%)	23mo	$229,700	$167	38

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: -0.4%
• Equity multiple: 0.99×
• Total profit: $-726
• Equity at exit: $26,078

10-year hold

• IRR: 11.7%
• Equity multiple: 2.03×
• Total profit: $50,512
• Equity at exit: $15,122

Cash invested: $48,972 (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: 7.2×

Monthly cashflow live

• Estimated rent: $2,020 high
• Mortgage (P&I): −$917
• Tax from tax record: −$253 /mo · $3,035/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $353

Break-even live

Break-even rent $1,573

Max offer price $174,900

Occupancy floor 78%

Sensitivity live

Price	-10% $452	-5% $402	+0% $353	+5% $303	+10% $254
Rent	-10% $193	-5% $273	+0% $353	+5% $432	+10% $512
Rate	-1.0pp $441	-0.5pp $397	base $353	+0.5pp $307	+1.0pp $261

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
837 Forrest Cir SE Atlanta, GA	3.0	2.0	1500	$1,845	$1.23	24d	1	0.10mi
3080 Forrest Park Rd SE Atlanta, GA	3.0	2.0	1828	$1,950	$1.07	24d	1	0.13mi
1006 Hutchens Rd SE Atlanta, GA	3.0	2.0	881	$2,800	$3.18	24d	1	0.41mi
831 River Gardens Dr Atlanta, GA	3.0	2.5	1680	$2,800	$1.67	24d	1	0.55mi
633 Sandys Ln SE Atlanta, GA	3.0	2.0	1314	$1,950	$1.48	5d	1	0.66mi
500 Hutchens Rd SE Atlanta, GA	4.0	2.0	1248	$2,400	$1.92	17d	1	0.83mi
3450 Forrest Park Rd SE Atlanta, GA	1.0–3.0	1.0–2.0	1002	$1,537	$1.53	24d	11	0.84mi
1037 Rebel Forest Dr SE Atlanta, GA	3.0	2.0	1075	$1,750	$1.63	24d	1	1.03mi
871 Hargis St SE Atlanta, GA	2.0	2.0	1040	$1,800	$1.73	24d	1	1.07mi
1317 Redford Dr SE Atlanta, GA	3.0	2.0	1137	$2,100	$1.85	24d	1	1.08mi
585 McWilliams Rd SE #1406 Atlanta, GA	3.0	2.5	1742	$2,400	$1.38	24d	1	1.21mi
445 Cleveland Ave SE Atlanta, GA	2.0–3.0	1.0–2.0	1014	$1,591	$1.57	2d	13	1.23mi
454 Oak Dr SE Atlanta, GA	4.0	3.0	1501	$2,300	$1.53	22d	1	1.29mi
585 McWilliams Rd SE #2402 Atlanta, GA	2.0	2.5	1548	$2,200	$1.42	3d	1	1.30mi
1144 Regis Rd SE Atlanta, GA	3.0	1.0	1430	$1,725	$1.21	24d	1	1.32mi
585 McWilliams Rd SE #104 Atlanta, GA	2.0	3.0	1500	$2,078	$1.39	20d	1	1.34mi
324 Macedonia Rd SE Atlanta, GA	3.0	1.0	1000	$1,295	$1.29	8d	1	1.40mi
331 Simca St SE Atlanta, GA	3.0	1.0	1000	$1,700	$1.70	3d	1	1.46mi
2694 Fairlane Dr SE Atlanta, GA	4.0	2.0	1372	$2,800	$2.04	24d	1	1.48mi

Listing history 17 events

1. 2026-06-18
   days on market $174,900 Active 41 DOM
2. 2026-06-17
   days on market $174,900 Active 40 DOM
3. 2026-06-16
   days on market $174,900 Active 39 DOM
4. 2026-06-15
   days on market $174,900 Active 38 DOM
5. 2026-06-13
   days on market $174,900 Active 36 DOM
6. 2026-06-13
   statusdays on market $174,900 Active 35 DOM
7. 2026-06-09
   days on market $174,900 Price Change 32 DOM
8. 2026-06-08
   days on market $174,900 Price Change 31 DOM
9. 2026-06-08
   pricestatus $174,900 Price Change 30 DOM
10. 2026-06-07
    days on market $179,900 Active 30 DOM
11. 2026-06-04
    days on market $179,900 Active 27 DOM
12. 2026-06-03
    days on market $179,900 Active 26 DOM
13. 2026-06-02
    days on market $179,900 Active 25 DOM
14. 2026-06-01
    days on market $179,900 Active 24 DOM
15. 2026-05-31
    days on market $179,900 Active 23 DOM
16. 2026-05-08
    listed $179,900 New 673-char remark
17. 1982-08-11
    soldstatus $48,400

ⓘ 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: $3,035 · $253/mo
• Projected year-2 tax: $3,035 · $253/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 · 17 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: $24,239
• − Mortgage interest: −$9,797
• − Property taxes: −$3,035
• − Insurance: −$874
• − Repairs & maintenance: −$1,939
• − Management: −$1,939
• − Depreciation: −$5,088
• Taxable income: $1,565
• Est. tax owed @ 24.0%: −$376
• After-tax cash flow: $3,857/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

+261.4% since first listed

3 events — show timeline

• 2026-06-08 Price Changed $174,900 GAMLS
• 2026-05-08 Listed $179,900 GAMLS
• 1982-08-11 Sold (Public Records) $48,400 Public Records

Property tax history

+4.1%/yr

Latest (2025): $3,035 · -17.8% YoY. Source: county tax records.