3985 La Salle Way SW · Atlanta, GA 30331

$175,000

3 bd · 1.5 ba · 1,294 sqft · SingleFamily public records · 27 Days on market

Built 1964 10,693 sqft lot Est $234k · 25% 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 +20.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +5.5/10.0
• 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

LOCATION, LOCATION, LOCATION!!! Investor special or perfect starter home with fix and flip potential! Located in desirable Southwest Atlanta, just minutes away from Interstates 20 and 285, downtown Atlanta, Hartsville-Jackson Airport, MARTA HE Holmes train station and parks, with restaurants and grocery stores nearby. This home sits on a large peaceful corner lot—ideal for those seeking rental income or an affordable primary residence. Great layout! While it needs TLC, the strong bones and unbeatable location make this a prime opportunity for real estate investors, first-time buyers, or anyone looking for an affordable home in a high-demand area. Don’t miss out on this value-pac

Key facts

• Strong bones
• High-demand area
• Rental income

Tags

• CORNER LOT
• RENTAL INCOME
• AFFORDABLE PRIMARY RESIDENCE
• STRONG BONES
• HIGH-DEMAND AREA
• VALUE-PACKED PROPERTY

Property features AI

Finance

• HOA & community: Curbs; Near public transport; Street lights

Exterior

• Parking: Carport (2 spaces); Driveway parking; Open parking available
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Sewer available; Electric service (other)
• Home design: Multi/split levels; Fixer condition; Shingle roof; Slab foundation
• Construction: Brick and vinyl siding construction
• Exterior features: Awning(s); Balcony; Covered, screened patio; Back yard with chain link fencing; Shed(s)

Interior

• Kitchen: Kitchen opens to family room / view to family room
• Bedrooms: Three main-level bedrooms; One lower-level bedroom; In-law floorplan
• Flooring: Concrete; Hardwood; Tile
• Bathrooms: One full bathroom; One half bathroom (lower level); Master bath with tub/shower combo; One main-level bathroom
• Heating & cooling: Central heating; Central air and wall unit(s) for cooling
• Interior features: Dry bar; Walk-in closet(s); Other interior features; Wood window frames; One fireplace (brick) with gas starter in basement/other room; Basement is full with exterior and interior entry, walk-out access, and bath stubbed
• Laundry & utility: Laundry on lower level; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/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: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: 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; 37 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 27 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,375 (1.5% below list)

Questions for the listing agent

1. Built in 1964 — 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: 1.05% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.80%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $234,214
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
354 Tarragon Way SW	0.50mi	3/2.0	1,306 (+1%)	12mo	$280,000	$214	64
473 Oakside Dr SW	0.34mi	3/2.0	1,362 (+5%)	12mo	$155,000	$114	63
3950 Fennel Cir SW	0.50mi	3/2.0	1,254 (-3%)	13mo	$240,000	$191	59
320 Fennel Way SW	0.43mi	3/3.0	1,234 (-5%)	16mo	$220,000	$178	53
273 Fennel Way SW	0.34mi	4/2.0 (+1)	1,474 (+14%)	6mo	$200,000	$136	49
4031 Bakers Ferry Rd SW	0.35mi	3/2.5	1,442 (+11%)	16mo	$245,000	$170	47
4023 Kenner Dr SW	0.58mi	3/2.0	1,389 (+7%)	16mo	$248,000	$179	46
587 Tarragon Way SW	0.69mi	3/2.0	1,458 (+13%)	4mo	$239,000	$164	42
651 Tarragon Way SW	0.73mi	3/2.0	1,197 (-8%)	16mo	$240,000	$201	38
482 Tarragon Way SW	0.70mi	4/3.0 (+1)	1,166 (-10%)	4mo	$225,000	$193	37
3860 Wisteria Ln SW	0.60mi	3/1.0	1,107 (-14%)	13mo	$200,000	$181	35
3851 Kenner Dr SW	0.70mi	4/3.0 (+1)	1,364 (+5%)	16mo	$279,000	$205	34

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: -7.7%
• Equity multiple: 0.72×
• Total profit: $-13,927
• Equity at exit: $26,093

10-year hold

• IRR: 1.4%
• Equity multiple: 1.09×
• Total profit: $4,640
• Equity at exit: $15,131

Cash invested: $49,000 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,831 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $237

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 82%

Sensitivity live

Price	-10% $358	-5% $297	+0% $237	+5% $176	+10% $116
Rent	-10% $92	-5% $164	+0% $237	+5% $309	+10% $381
Rate	-1.0pp $325	-0.5pp $281	base $237	+0.5pp $191	+1.0pp $145

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 37 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	0.15mi
4172 Renfrew Ct SW Atlanta, GA	4.0	2.0	1136	$1,200	$1.06	8d	1	0.37mi
40 Candlelight Ln SW Unit A Atlanta, GA	2.0	2.0	1098	$1,500	$1.37	24d	1	0.37mi
40 Candlelight Ln SW Apt B Atlanta, GA	3.0	3.0	1274	$1,800	$1.41	24d	1	0.37mi
350 Fennel Way SW Atlanta, GA	4.0	2.0	1450	$1,500	$1.03	21d	1	0.45mi
586 Oakside Dr SW Unit A Atlanta, GA	3.0	1.0	1075	$1,325	$1.23	15d	1	0.48mi
586 Oakside Dr SW Unit B Atlanta, GA	2.0	1.0	1075	$1,065	$0.99	15d	1	0.48mi
3915 Basil Way SW Atlanta, GA	3.0	2.0	1287	$2,600	$2.02	24d	1	0.54mi
3919 Wisteria Ln SW Atlanta, GA	4.0	2.0	1126	$1,730	$1.54	14d	1	0.55mi
470 Bolton Rd NW Unit D1 Atlanta, GA	2.0	1.5	1100	$1,395	$1.27	24d	1	0.69mi
451 Fairlock Ln NW Atlanta, GA	3.0	1.0	1141	$1,450	$1.27	24d	1	0.79mi
87 Howell Dr SW Atlanta, GA	3.0	2.5	1840	$2,700	$1.47	24d	1	0.87mi
95 Howell Dr SW Atlanta, GA	3.0	2.5	1840	$1,840	$1.00	14d	1	0.87mi
3590 Collier Dr NW Atlanta, GA	4.0	4.0	1110	$1,100	$0.99	11d	1	0.93mi
3456 Thompson Dr NW Atlanta, GA	3.0	1.0	975	$1,750	$1.79	24d	1	0.99mi
3466 Fairlane Dr NW Atlanta, GA	3.0	1.0	950	$1,495	$1.57	24d	1	1.10mi
3774 Clovis Ct NW Atlanta, GA	3.0	1.0	1000	$1,445	$1.45	22d	1	1.13mi
3537 Fairburn Pl NW Atlanta, GA	2.0	1.0	1484	$2,000	$1.35	24d	1	1.19mi
415 Fairburn Rd SW Atlanta, GA	1.0–3.0	1.0–2.0	890	$1,490	$1.67	2d	31	1.19mi
3354 Delmar Ln NW Atlanta, GA	3.0	2.0	1170	$1,700	$1.45	24d	1	1.20mi
841 Ambient Way SW Atlanta, GA	2.0	2.5	1344	$1,895	$1.41	17d	1	1.25mi
832 Ambient Way SW Atlanta, GA	2.0	2.5	1500	$2,250	$1.50	24d	1	1.27mi
900 Society Cir SW Atlanta, GA	4.0	3.5	1710	$2,500	$1.46	24d	1	1.29mi
755 Crestwell Cir SW Atlanta, GA	2.0	2.5	1546	$1,800	$1.16	24d	1	1.29mi
494 Plainville Dr SW Atlanta, GA	3.0	2.0	1567	$2,400	$1.53	24d	1	1.30mi
887 Ambient Way SW Atlanta, GA	2.0	2.5	1344	$2,250	$1.67	24d	1	1.31mi
722 Crestwell Cir #722 Atlanta, GA	2.0	3.0	1440	$2,279	$1.58	21d	1	1.32mi
897 Ambient Way SW Atlanta, GA	2.0	2.5	1500	$2,155	$1.44	24d	1	1.33mi
708 Crestwell Cir SW Atlanta, GA	2.0	2.5	1236	$1,645	$1.33	24d	1	1.34mi
3610 Bolfair Dr NW Atlanta, GA	3.0	1.5	1178	$1,900	$1.61	24d	1	1.38mi
975 Society Cir SW Atlanta, GA	4.0	3.5	1700	$2,350	$1.38	2d	1	1.41mi
3566 Bolfair Dr NW Atlanta, GA	3.0	2.0	1192	$1,595	$1.34	14d	1	1.43mi
778 Nehemiah Ln SW Atlanta, GA	2.0	2.5	1576	$1,950	$1.24	24d	1	1.43mi
648 Providence Pl SW #37 Atlanta, GA	3.0	3.5	1416	$2,195	$1.55	24d	1	1.43mi
658 Providence Pl SW Atlanta, GA	3.0	3.5	1571	$2,100	$1.34	24d	1	1.45mi
294 Brownlee Rd SW Atlanta, GA	2.0	1.5	950	$1,050	$1.11	17d	2	1.48mi
842 Bonneville Ter NW Atlanta, GA	2.0	2.0	1100	$1,855	$1.69	24d	1	1.50mi

Listing history 16 events

1. 2026-06-18
   status $175,000 Pending 27 DOM
2. 2026-06-17
   days on market $175,000 Active Under Contract 27 DOM
3. 2026-06-16
   days on market $175,000 Active Under Contract 26 DOM
4. 2026-06-15
   days on market $175,000 Active Under Contract 25 DOM
5. 2026-06-13
   days on market $175,000 Active Under Contract 23 DOM
6. 2026-06-13
   days on market $175,000 Active Under Contract 22 DOM
7. 2026-06-10
   status $175,000 Active Under Contract 19 DOM
8. 2026-06-09
   days on market $175,000 Active 19 DOM
9. 2026-06-08
   days on market $175,000 Active 18 DOM
10. 2026-06-07
    days on market $175,000 Active 17 DOM
11. 2026-06-04
    days on market $175,000 Active 14 DOM
12. 2026-06-03
    days on market $175,000 Active 13 DOM
13. 2026-06-02
    days on market $175,000 Active 12 DOM
14. 2026-06-01
    days on market $175,000 Active 11 DOM
15. 2026-05-31
    days on market $175,000 Active 10 DOM
16. 2026-05-18
    listed $175,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 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: $21,967
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,757
• − Management: −$1,757
• − Depreciation: −$5,091
• Taxable income: $59
• Est. tax owed @ 24.0%: −$14
• After-tax cash flow: $2,827/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: 127,674
• 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

1 event — show timeline

• 2026-05-18 Listed $175,000 FMLS

Property tax history

-8.1%/yr

Latest (2025): $37 · -91.1% YoY. Source: county tax records.