836 Bolton Rd · Atlanta, GA 30331

$160,000

3 bd · 1.0 ba · 875 sqft · SingleFamily public records · 22 Days on market

Built 1960 10,497 sqft lot Est $159k · at est.

---

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 +19.5/30.0
• ARV discount +7.3/15.0
• DSCR +6.2/10.0
• 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 MLS

Newly renovated and move-in ready! This charming 3-bedroom, 1-bath home is perfect for first-time homebuyers or a smart addition to your rental portfolio. Enjoy hardwood floors throughout bright, open living spaces, perfect for relaxing or entertaining. With easy access to the airport and downtown, this home offers both comfort and convenience. Don't miss this affordable opportunity in a growing area.

Key facts

• Open living spaces
• Hardwood floors
• 0.24 acre lot

Tags

• HARDWOOD FLOORS
• OPEN LIVING SPACES
• EASY ACCESS TO AIRPORT
• EASY ACCESS TO DOWNTOWN

Property features AI

Exterior

• Parking: Carport (1 space); Drive-under main level parking
• Utilities: Public water; Public sewer; Cable available; Electricity available
• Home design: One-story home; Brick on three sides; Shingle roof; Block foundation; Resale condition
• Construction: Brick construction (three sides); Shingle roof; Block foundation
• Exterior features: Front porch; Back yard fencing; Asphalt road frontage on a city street

Interior

• Kitchen: Electric range
• Bedrooms: Three main-level bedrooms
• Flooring: Hardwood flooring
• Bathrooms: One full bathroom on the main level; Master bathroom has no special features
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Open-concept dining area; Family room
• Laundry & utility: Laundry in hall; 220-volt outlet in laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $182 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: Bolton Academy Elementary (math 22% / reading 42%, grade F, #582 of 1,228 statewide, top 50%, 553 students, 33% FRL); John Lewis Invictus Academy (math 2% / reading 2%, grade F, #470 of 470 statewide, top 100%, 825 students, 100% FRL); Frederick Douglass High School (math 24%, 1,112 students, 100% 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; 13 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 32% 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 22 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 2y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $157,600 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — 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: 7.66%
• Cash-on-cash: 4.87%
• DSCR: 1.22
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $159,250
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
805 Sandy Creek Dr NW	0.19mi	3/1.0	875 (0%)	6mo	$85,000	$97	86
1076 Fairburn Rd NW	0.40mi	3/1.0	925 (+6%)	10mo	$124,900	$135	64
3751 Amber Rd NW	0.54mi	3/1.0	825 (-6%)	2mo	$150,000	$182	63
851 Amber Pl NW	0.58mi	3/1.0	825 (-6%)	1mo	$150,000	$182	63
895 Mercury Dr NW	0.45mi	3/1.0	925 (+6%)	13mo	$210,000	$227	58
912 Fairburn Rd NW	0.12mi	3/2.0	1,000 (+14%)	13mo	$269,500	$270	56
774 Alfred Rd NW	0.61mi	3/1.0	825 (-6%)	15mo	$108,700	$132	50
679 Bolton Rd NW	0.50mi	3/1.0	1,000 (+14%)	5mo	$123,000	$123	49
812 Amber Pl NW	0.64mi	3/1.0	825 (-6%)	15mo	$200,000	$242	48
3519 Adkins Rd NW	0.46mi	3/1.0	1,000 (+14%)	8mo	$170,000	$170	48
3730 Clovis Ct NW	0.55mi	3/2.0	1,000 (+14%)	2mo	$211,999	$212	45
3731 Adkins Rd NW	0.59mi	3/1.0	1,000 (+14%)	8mo	$150,000	$150	42

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: -9.1%
• Equity multiple: 0.67×
• Total profit: $-14,910
• Equity at exit: $23,857

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-393
• Equity at exit: $13,834

Cash invested: $44,800 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,688 high
• Mortgage (P&I): −$839
• Tax from tax record: −$246 /mo · $2,949/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $182

Break-even live

Break-even rent $1,458

Max offer price $160,000

Occupancy floor 84%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
875 Fairburn Rd NW Atlanta, GA	3.0	1.0	850	$1,375	$1.62	17d	1	0.11mi
942 Fairburn Rd NW Atlanta, GA	3.0	2.0	900	$1,623	$1.80	22d	1	0.16mi
842 Bonneville Ter NW Atlanta, GA	2.0	2.0	1100	$1,855	$1.69	24d	1	0.23mi
1070 Bolton Rd NW Atlanta, GA	1.0–3.0	1.0–3.0	1094	$2,196	$2.01	2d	12	0.53mi
3774 Clovis Ct NW Atlanta, GA	3.0	1.0	1000	$1,445	$1.45	22d	1	0.53mi
1021 Harwell Rd NW Atlanta, GA	1.0–2.0	1.0–1.5	1002	$1,534	$1.53	7d	15	0.55mi
3590 Collier Dr NW Atlanta, GA	4.0	4.0	1110	$1,100	$0.99	11d	1	0.73mi
3466 Fairlane Dr NW Atlanta, GA	3.0	1.0	950	$1,495	$1.57	24d	1	0.78mi
470 Bolton Rd NW Unit D1 Atlanta, GA	2.0	1.5	1100	$1,395	$1.27	24d	1	0.90mi
3669 Martin Luther King Jr Dr SW Atlanta, GA	2.0	1.5	800	$1,300	$1.62	5d	2	1.12mi
3456 Thompson Dr NW Atlanta, GA	3.0	1.0	975	$1,750	$1.79	24d	1	1.15mi
2762 Oldknow Dr NW Atlanta, GA	2.0	1.0	880	$1,600	$1.82	24d	1	1.39mi
2740 Oldknow Dr NW Unit A Atlanta, GA	2.0	2.0	1100	$2,050	$1.86	24d	1	1.43mi

Listing history 41 events

1. 2026-06-18
   price $160,000 Active 22 DOM
2. 2026-06-18
   days on market $174,950 Active 22 DOM
3. 2026-06-17
   days on market $174,950 Active 21 DOM
4. 2026-06-16
   days on market $174,950 Active 20 DOM
5. 2026-06-15
   days on market $174,950 Active 19 DOM
6. 2026-06-13
   days on market $174,950 Active 17 DOM
7. 2026-06-13
   days on market $174,950 Active 16 DOM
8. 2026-06-09
   days on market $174,950 Active 13 DOM
9. 2026-06-08
   days on market $174,950 Active 12 DOM
10. 2026-06-07
    days on market $174,950 Active 11 DOM
11. 2026-06-04
    days on market $174,950 Active 8 DOM
12. 2026-06-03
    days on market $174,950 Active 7 DOM
13. 2026-06-02
    days on market $174,950 Active 6 DOM
14. 2026-06-01
    days on market $174,950 Active 5 DOM
15. 2026-05-31
    days on market $174,950 Active 4 DOM
16. 2026-05-27
    listed $174,950 Active

    Show marketing remark (404 chars)

    Newly renovated and move-in ready! This charming 3-bedroom, 1-bath home is perfect for first-time homebuyers or a smart addition to your rental portfolio. Enjoy hardwood floors throughout bright, open living spaces, perfect for relaxing or entertaining. With easy access to the airport and downtown, this home offers both comfort and convenience. Don't miss this affordable opportunity in a growing area.

17. 2026-05-27
    listed $174,950 New 404-char remark

    Show marketing remark (404 chars)

    Newly renovated and move-in ready! This charming 3-bedroom, 1-bath home is perfect for first-time homebuyers or a smart addition to your rental portfolio. Enjoy hardwood floors throughout bright, open living spaces, perfect for relaxing or entertaining. With easy access to the airport and downtown, this home offers both comfort and convenience. Don't miss this affordable opportunity in a growing area.

18. 2026-05-20
    historical $1,500
19. 2026-04-26
    price $1,500
20. 2026-02-25
    listed $1,575
21. 2025-12-10
    historical
22. 2025-12-10
    historical
23. 2025-10-06
    price $185,000
24. 2025-10-06
    price $185,000
25. 2025-09-20
    listed $188,000 New
26. 2025-09-20
    listed $188,000 Active
27. 2025-09-18
    historical
28. 2025-09-18
    historical
29. 2025-08-05
    price $188,000
30. 2025-08-05
    price $188,000
31. 2025-07-12
    price $199,000
32. 2025-07-12
    price $199,000
33. 2025-07-03
    listed $211,000 New
34. 2025-07-03
    listed $211,000 Active
35. 2024-12-10
    soldstatus $141,500
36. 2024-11-13
    historical $1,600
37. 2024-11-08
    listed $1,600
38. 2024-10-21
    historical $1,600
39. 2024-10-17
    listed $1,600
40. 2017-12-28
    soldstatus $26,000
41. 1987-05-04
    soldstatus $40,950

ⓘ 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: $2,949 · $246/mo
• Projected year-2 tax: $2,949 · $246/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 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $20,254
• − Mortgage interest: −$8,962
• − Property taxes: −$2,949
• − Insurance: −$800
• − Repairs & maintenance: −$1,620
• − Management: −$1,620
• − Depreciation: −$4,655
• Taxable loss: −$352
• Est. tax savings @ 24.0%: +$85
• After-tax cash flow: $2,268/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

+327.2% since first listed

26 events — show timeline

• 2026-05-27 Listed $174,950 GAMLS
• 2026-05-27 Listed $174,950 FMLS
• 2026-05-20 Rental Removed $1,500 FMLS
• 2026-04-26 Price Changed $1,500 FMLS
• 2026-02-25 Listed for Rent $1,575 FMLS
• 2025-12-10 Listing Removed — FMLS
• 2025-12-10 Listing Removed — GAMLS
• 2025-10-06 Price Changed $185,000 FMLS
• 2025-10-06 Price Changed $185,000 GAMLS
• 2025-09-20 Listed $188,000 FMLS
• 2025-09-20 Listed $188,000 GAMLS
• 2025-09-18 Listing Removed — FMLS
• 2025-09-18 Listing Removed — GAMLS
• 2025-08-05 Price Changed $188,000 FMLS
• 2025-08-05 Price Changed $188,000 GAMLS
• 2025-07-12 Price Changed $199,000 GAMLS
• 2025-07-12 Price Changed $199,000 FMLS
• 2025-07-03 Listed $211,000 FMLS
• 2025-07-03 Listed $211,000 GAMLS
• 2024-12-10 Sold (Public Records) $141,500 Public Records
• 2024-11-13 Rental Removed $1,600 RENTALBEAST
• 2024-11-08 Listed for Rent $1,600 RENTALBEAST
• 2024-10-21 Rental Removed $1,600 RENTALBEAST
• 2024-10-17 Listed for Rent $1,600 RENTALBEAST
• 2017-12-28 Sold (Public Records) $26,000 Public Records
• 1987-05-04 Sold (Public Records) $40,950 Public Records

Property tax history

+5.8%/yr

Latest (2025): $2,949 · +43.4% YoY. Source: county tax records.