4225 Bakers Ferry Rd · Atlanta, GA 30331

$150,000

2 bd · 1.5 ba · 1,056 sqft · SingleFamily public records · 10 Days on market

Built 1963 0.79 ac lot Est $185k · 19% 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 +23.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +5.8/10.0
• 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

Serious investors take note-this is a full project with real upside. 2 bedroom, 1.5 bath, 1,056 sq ft. four-sided brick ranch with a partial basement on approximately 0.8 acres. Property is in poor condition and requires extensive repairs throughout. Likely cash or renovation financing only. Suitable for full renovation or possible tear-down. Sold as-is. Buyer representation required and a signed disclosure must be in place prior to showing. NO BLIND OFFERS WILL BE CONSIDERED..

Key facts

• 0.79 acre lot
• Parking
• Built 1963

Property features AI

Exterior

• Parking: Carport (one covered space) and one total parking space
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: One-level home; Fee simple ownership
• Construction: Brick construction (brick 4 sides); Composition roof; Block foundation; Property listed in fixer condition; Built area above grade provided
• Exterior features: Chain link fencing; City street frontage; Asphalt road access

Interior

• Kitchen: No kitchen features listed
• Bedrooms: Two bedrooms on the main level; Primary bedroom on the main level
• Flooring: Flooring listed as 'Other'
• Bathrooms: One full bathroom; One half bathroom (main level)
• Interior features: No shared/common walls; Partial, unfinished basement with exterior entry
• Laundry & utility: Appliances listed as 'Other'

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 8.4% 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: Miles Elementary School (math 17% / reading 12%, grade F, #996 of 1,228 statewide, top 83%, 516 students, 100% FRL); Jean Childs Young Middle School (math 2% / reading 12%, grade F, #449 of 470 statewide, top 97%, 747 students, 100% FRL); Benjamin E. Mays High School (math 22% / reading 15%, grade F, #254 of 424 statewide, top 61%, 1,337 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 13% at this address vs 32% district-wide (-18 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; 28 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 31% 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 $4k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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: extreme-heat days projected 5→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,000

Questions for the listing agent

1. Built in 1963 — 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: 1.08% ✓
• Cap rate: 8.42%
• Cash-on-cash: 7.59%
• DSCR: 1.34
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $184,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4225 Bakers Ferry Rd	0.00mi	2/1.5	1,056 (0%)	1mo	$77,500	$73	100
4077 Codel St SW	0.25mi	3/1.0 (+1)	1,050 (-1%)	9mo	$183,500	$175	73
4009 Ester Dr SW	0.38mi	3/1.0 (+1)	1,056 (0%)	11mo	$130,000	$123	66
445 Wilson Mill Rd SW	0.56mi	3/1.5 (+1)	1,053 (-0%)	4mo	$193,500	$184	65
4062 Doster Dr SW	0.28mi	3/1.0 (+1)	1,000 (-5%)	10mo	$192,000	$192	63
4051 Ester Dr SW	0.30mi	3/1.0 (+1)	1,096 (+4%)	13mo	$180,000	$164	62
4245 Utoy Ct SW	0.56mi	3/1.5 (+1)	1,000 (-5%)	0mo	$98,000	$98	60
4063 Cornell Blvd SW	0.51mi	3/2.0 (+1)	1,000 (-5%)	4mo	$125,000	$125	57
673 Utoy Cir SW	0.71mi	3/1.5 (+1)	1,125 (+6%)	2mo	$185,000	$164	49
3991 Adamsville Dr SW	0.67mi	3/2.0 (+1)	1,016 (-4%)	8mo	$190,000	$187	49
404 Utoy Cir SW	0.72mi	3/1.0 (+1)	1,025 (-3%)	12mo	$200,000	$195	44
4520 Clement Dr SW	0.50mi	3/2.0 (+1)	1,177 (+12%)	12mo	$310,000	$263	41

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: -5.1%
• Equity multiple: 0.81×
• Total profit: $-7,973
• Equity at exit: $22,365

10-year hold

• IRR: 4.1%
• Equity multiple: 1.30×
• Total profit: $12,446
• Equity at exit: $12,969

Cash invested: $42,000 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,624 high
• Mortgage (P&I): −$787
• Tax from tax record: −$168 /mo · $2,016/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $266

Break-even live

Break-even rent $1,287

Max offer price $150,000

Occupancy floor 79%

Sensitivity live

Price	-10% $351	-5% $308	+0% $266	+5% $223	+10% $181
Rent	-10% $137	-5% $202	+0% $266	+5% $330	+10% $394
Rate	-1.0pp $341	-0.5pp $304	base $266	+0.5pp $227	+1.0pp $187

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
40 Candlelight Ln SW Apt B Atlanta, GA	3.0	3.0	1274	$1,800	$1.41	24d	1	0.22mi
40 Candlelight Ln SW Unit A Atlanta, GA	2.0	2.0	1098	$1,500	$1.37	24d	1	0.22mi
110 Candlelight Ln SW Atlanta, GA	1.0	1.0	1300	$634	$0.49	17d	1	0.37mi
3915 Basil Way SW Atlanta, GA	3.0	2.0	1287	$2,600	$2.02	24d	1	0.47mi
586 Oakside Dr SW Unit B Atlanta, GA	2.0	1.0	1075	$1,065	$0.99	15d	1	0.74mi
586 Oakside Dr SW Unit A Atlanta, GA	3.0	1.0	1075	$1,325	$1.23	15d	1	0.74mi
415 Fairburn Rd SW Atlanta, GA	1.0–3.0	1.0–2.0	890	$1,258	$1.41	2d	31	1.03mi
3669 Martin Luther King Jr Dr SW Atlanta, GA	2.0	1.5	800	$1,300	$1.62	5d	2	1.21mi
470 Bolton Rd NW Unit D1 Atlanta, GA	2.0	1.5	1100	$1,395	$1.27	24d	1	1.26mi
4341 Cascade Rd SW Atlanta, GA	1.0–3.0	1.0–2.0	959	$1,340	$1.40	44d	1	1.28mi
4355 Cascade Rd SW Atlanta, GA	2.0	2.0	1152	$1,190	$1.03	2d	7	1.29mi
4375 Cascade Rd Unit l155 Atlanta, GA	2.0	1.0	805	$1,025	$1.27	17d	1	1.30mi
4375 Cascade Rd Apt B12 Atlanta, GA	3.0	2.0	1017	$1,295	$1.27	24d	1	1.30mi
4375 Cascade Rd Apt N181 Atlanta, GA	2.0	1.0	805	$1,100	$1.37	5d	1	1.30mi
4375 Cascade Rd Unit r239 Atlanta, GA	3.0	2.0	1017	$1,395	$1.37	24d	1	1.30mi
4375 Cascade Rd Unit n186 Atlanta, GA	2.0	1.0	805	$1,100	$1.37	15d	1	1.30mi
4375 Cascade Rd Unit n184 Atlanta, GA	2.0	1.0	805	$1,150	$1.43	24d	1	1.30mi
841 Ambient Way SW Atlanta, GA	2.0	2.5	1344	$1,895	$1.41	17d	1	1.34mi
451 Fairlock Ln NW Atlanta, GA	3.0	1.0	1141	$1,450	$1.27	24d	1	1.37mi
832 Ambient Way SW Atlanta, GA	2.0	2.5	1500	$2,250	$1.50	24d	1	1.37mi
722 Crestwell Cir #722 Atlanta, GA	2.0	3.0	1440	$2,279	$1.58	21d	1	1.38mi
887 Ambient Way SW Atlanta, GA	2.0	2.5	1344	$2,250	$1.67	24d	1	1.39mi
897 Ambient Way SW Atlanta, GA	2.0	2.5	1500	$2,155	$1.44	24d	1	1.41mi
708 Crestwell Cir SW Atlanta, GA	2.0	2.5	1236	$1,645	$1.33	24d	1	1.41mi
648 Providence Pl SW #37 Atlanta, GA	3.0	3.5	1416	$2,195	$1.55	24d	1	1.41mi
3440 Boulder Park Dr SW Atlanta, GA	2.0	1.0	800	$1,050	$1.31	11d	3	1.43mi
3456 Thompson Dr NW Atlanta, GA	3.0	1.0	975	$1,750	$1.79	24d	1	1.47mi
3616 Utoy Dr SW Atlanta, GA	3.0	3.5	1496	$1,950	$1.30	44d	1	1.50mi

Listing history 6 events

1. 2026-05-19
   status Under Contract 483-char remark

   Show marketing remark (483 chars)

   Serious investors take note-this is a full project with real upside. 2 bedroom, 1.5 bath, 1,056 sq ft. four-sided brick ranch with a partial basement on approximately 0.8 acres. Property is in poor condition and requires extensive repairs throughout. Likely cash or renovation financing only. Suitable for full renovation or possible tear-down. Sold as-is. Buyer representation required and a signed disclosure must be in place prior to showing. NO BLIND OFFERS WILL BE CONSIDERED..

2. 2026-05-09
   status Pending
3. 2026-05-06
   historical Active Under Contract 483-char remark

   Show marketing remark (483 chars)

   Serious investors take note-this is a full project with real upside. 2 bedroom, 1.5 bath, 1,056 sq ft. four-sided brick ranch with a partial basement on approximately 0.8 acres. Property is in poor condition and requires extensive repairs throughout. Likely cash or renovation financing only. Suitable for full renovation or possible tear-down. Sold as-is. Buyer representation required and a signed disclosure must be in place prior to showing. NO BLIND OFFERS WILL BE CONSIDERED..

4. 2026-05-06
   historical Active Under Contract

   Show marketing remark (483 chars)

   Serious investors take note-this is a full project with real upside. 2 bedroom, 1.5 bath, 1,056 sq ft. four-sided brick ranch with a partial basement on approximately 0.8 acres. Property is in poor condition and requires extensive repairs throughout. Likely cash or renovation financing only. Suitable for full renovation or possible tear-down. Sold as-is. Buyer representation required and a signed disclosure must be in place prior to showing. NO BLIND OFFERS WILL BE CONSIDERED..

5. 2026-04-26
   listed $150,000 New 483-char remark

   Show marketing remark (483 chars)

   Serious investors take note-this is a full project with real upside. 2 bedroom, 1.5 bath, 1,056 sq ft. four-sided brick ranch with a partial basement on approximately 0.8 acres. Property is in poor condition and requires extensive repairs throughout. Likely cash or renovation financing only. Suitable for full renovation or possible tear-down. Sold as-is. Buyer representation required and a signed disclosure must be in place prior to showing. NO BLIND OFFERS WILL BE CONSIDERED..

6. 2026-04-26
   listed $150,000 Active

   Show marketing remark (483 chars)

   Serious investors take note-this is a full project with real upside. 2 bedroom, 1.5 bath, 1,056 sq ft. four-sided brick ranch with a partial basement on approximately 0.8 acres. Property is in poor condition and requires extensive repairs throughout. Likely cash or renovation financing only. Suitable for full renovation or possible tear-down. Sold as-is. Buyer representation required and a signed disclosure must be in place prior to showing. NO BLIND OFFERS WILL BE CONSIDERED..

ⓘ 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: $2,016 · $168/mo
• Projected year-2 tax: $2,016 · $168/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 5 d/yr ≥103°F today · 13 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $19,486
• − Mortgage interest: −$8,402
• − Property taxes: −$2,016
• − Insurance: −$750
• − Repairs & maintenance: −$1,559
• − Management: −$1,559
• − Depreciation: −$4,364
• Taxable income: $836
• Est. tax owed @ 24.0%: −$201
• After-tax cash flow: $2,988/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

+0.0% since first listed

6 events — show timeline

• 2026-05-19 Pending — GAMLS
• 2026-05-09 Pending — FMLS
• 2026-05-06 Contingent — GAMLS
• 2026-05-06 Contingent — FMLS
• 2026-04-26 Listed $150,000 FMLS
• 2026-04-26 Listed $150,000 GAMLS

Property tax history

+2.3%/yr

Latest (2025): $2,016 · -10.5% YoY. Source: county tax records.