2059 Barge Rd SW · Atlanta, GA 30331

$169,990

3 bd · 2.0 ba · 1,376 sqft · SingleFamily public records · 3 Days on market

Built 1958 0.47 ac lot Est $213k · 20% 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 +24.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +6.4/10.0
• 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

Investors, Investors, Investors. Don't miss an opportunity to transform this well-maintained home! Whether you're planning a full flip, a rental, or a personal renovation, 2059 Barge Road offers the space, location, and bones to support a wide range of possibilities.  Excellent opportunity for savvy investors ready to bring this 4-bedroom, 1-bath single-family home back to life. Larger than the tax records state and sitting on a sizable lot, this property offers ample space to expand or reimagine your dream project. With a newer HVAC system, newer siding, newer walk-in shower, waterproofed crawlspace and original hardwood floors throughout,  the path is clear: renovate smart,

Key facts

• Well maintained home
• Sizable lot
• Walk in shower

Tags

• WELL MAINTAINED HOME
• SIZABLE LOT
• NEWER HVAC SYSTEM
• WALK IN SHOWER
• HARDWOOD FLOORS
• PROXIMITY TO MAJOR EMPLOYERS

Property features AI

Exterior

• Parking: Carport (1 space); Covered parking; On-street parking; Open parking available
• Utilities: Public water; Public sewer; Cable available; Electricity available; Natural gas available; Water available; Sewer available
• Home design: One-level home; Resale property
• Construction: Brick construction; Composition roof; Combination foundation
• Exterior features: Patio

Interior

• Kitchen: Stained cabinets; Other surface countertops
• Bedrooms: 4 bedrooms on the main level; Master bedroom on main
• Flooring: Hardwood flooring
• Bathrooms: 1 full bathroom; Master bathroom with shower only
• Heating & cooling: Central heating (natural gas); Central air conditioning (gas)
• Interior features: No common walls; Other interior features
• Laundry & utility: Other laundry features

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $352 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 8.8% 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: Ralph Bunche Middle School (math 2% / reading 12%, grade F, #449 of 470 statewide, top 97%, 824 students, 100% FRL); D. M. Therrell High School (math 5% / reading 10%, grade F, #378 of 424 statewide, top 91%, 973 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 (+2.6%/yr); 487 active listings in the ZIP; 34 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 37% 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $43k; list at $170k implies a 295% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,990

Questions for the listing agent

1. Built in 1958 — 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: 1.14% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.87%
• DSCR: 1.39
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $213,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2015 Briar Ridge Way SW	0.24mi	3/2.0	1,360 (-1%)	4mo	$258,000	$190	83
3531 Creighton Rd SW	0.17mi	3/2.0	1,332 (-3%)	9mo	$165,000	$124	79
3721 Hill Acres Rd SW	0.23mi	4/1.5 (+1)	1,367 (-1%)	7mo	$195,000	$143	76
2184 Pemberton Rd SW	0.25mi	4/2.5 (+1)	1,325 (-4%)	8mo	$252,000	$190	69
2181 Meadowlane Dr	0.56mi	3/2.0	1,338 (-3%)	3mo	$100,000	$75	67
2120 Briar Glen Ln SW	0.37mi	3/2.5	1,250 (-9%)	7mo	$280,000	$224	60
3614 Ingledale Dr SW	0.46mi	3/1.5	1,222 (-11%)	1mo	$190,000	$155	57
2292 Country Club Ln SW	0.75mi	3/2.0	1,377 (+0%)	10mo	$230,000	$167	57
3361 Glenview Cir SW	0.57mi	3/2.0	1,500 (+9%)	8mo	$215,000	$143	52
3390 Glenview Cir SW	0.55mi	4/2.0 (+1)	1,252 (-9%)	4mo	$230,000	$184	51
1819 King Alfred Dr SW	0.57mi	3/2.0	1,553 (+13%)	10mo	$240,000	$155	44
3611 SW Heritage Valley Rd	0.55mi	3/3.0	1,576 (+14%)	8mo	$237,500	$151	39

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: -3.3%
• Equity multiple: 0.88×
• Total profit: $-5,821
• Equity at exit: $25,346

10-year hold

• IRR: 6.0%
• Equity multiple: 1.44×
• Total profit: $20,989
• Equity at exit: $14,698

Cash invested: $47,597 (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: 487
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,932 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $352

Break-even live

Break-even rent $1,487

Max offer price $169,990

Occupancy floor 77%

Sensitivity live

Price	-10% $469	-5% $411	+0% $352	+5% $293	+10% $234
Rent	-10% $199	-5% $276	+0% $352	+5% $428	+10% $505
Rate	-1.0pp $437	-0.5pp $395	base $352	+0.5pp $308	+1.0pp $263

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: $42,498
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2164 Camp Ground Rd SW Atlanta, GA	3.0	1.5	1128	$1,595	$1.41	25d	1	0.43mi
2311 Cherry Blossom Dr SW Atlanta, GA	3.0	2.0	1311	$1,750	$1.33	25d	1	0.48mi
3503 Parc Cir SW Atlanta, GA	3.0	2.5	1742	$1,850	$1.06	25d	1	0.56mi
3901 Campbellton Rd SW Unit 3901-L04 Atlanta, GA	2.0	1.5	1093	$1,140	$1.04	25d	1	0.58mi
3901 Campbellton Rd SW Unit 3909-K01 Atlanta, GA	2.0	1.5	1093	$1,199	$1.10	25d	1	0.58mi
3901 Campbellton Rd SW Unit 3909-M06 Atlanta, GA	2.0	1.5	1093	$1,150	$1.05	25d	1	0.58mi
3333 Cascade Parc Blvd SW Atlanta, GA	3.0	2.5	1830	$2,800	$1.53	25d	1	0.62mi
3146 Parc Ct SW Unit 3146 Atlanta, GA	2.0	2.5	1800	$2,400	$1.33	15d	1	0.64mi
3596 Raven Way Atlanta, GA	3.0	2.5	1421	$1,965	$1.38	25d	1	0.71mi
2100 Southwood Blvd SW Atlanta, GA	1.0–2.0	1.0–2.0	942	$1,537	$1.63	2d	15	0.73mi
1928 Grant Rd SW Atlanta, GA	3.0	2.0	1160	$1,823	$1.57	23d	1	0.74mi
3433 Cascade Parc Blvd SW Atlanta, GA	3.0	2.5	1682	$2,500	$1.49	25d	1	0.78mi
2589 Coventry St SW Atlanta, GA	3.0	2.5	1421	$1,995	$1.40	25d	2	0.79mi
4043 Avalon Rd SW Atlanta, GA	4.0	3.0	1434	$2,300	$1.60	25d	1	0.81mi
4037 Braxton Pl SW Unit 4037 Atlanta, GA	4.0	3.0	1397	$2,100	$1.50	25d	1	0.82mi
2535 Rex Ave SW Atlanta, GA	3.0	2.0	1443	$1,850	$1.28	25d	1	0.85mi
2511 Susan Ln SW Atlanta, GA	3.0	2.0	1277	$1,695	$1.33	6d	1	0.88mi
3488 Cardinal Dr SW Atlanta, GA	3.0	2.5	1421	$2,100	$1.48	25d	1	0.93mi
2211 Butner Rd SW Atlanta, GA	4.0	2.0	1336	$1,875	$1.40	25d	1	0.94mi
3381 Greenbriar Pkwy SW Atlanta, GA	1.0–2.0	1.0–2.0	836	$1,416	$1.69	25d	1	0.97mi
2684 Toucan Way SW Atlanta, GA	3.0	2.5	1652	$2,350	$1.42	25d	1	0.99mi
2243 Butner Rd Unit NA Atlanta, GA	4.0	2.5	1518	$2,350	$1.55	25d	1	0.99mi
1960 W Kimberly Rd SW Atlanta, GA	3.0	2.5	1852	$2,105	$1.14	25d	1	1.00mi
3560 Eagle Ct SW Atlanta, GA	3.0	2.5	1480	$1,995	$1.35	8d	1	1.00mi
4058 Blanton Ave SW Atlanta, GA	4.0	2.0	1476	$1,750	$1.19	17d	1	1.01mi
2111 Kimberly Rd SW Atlanta, GA	2.0	1.0	996	$1,600	$1.61	8d	1	1.01mi
3638 Barrow Pl SW Atlanta, GA	3.0	2.0	1200	$1,695	$1.41	25d	1	1.04mi
4211 Campbellton Rd SW Atlanta, GA	3.0	2.0	1384	$2,050	$1.48	23d	1	1.11mi
2750 Barge Rd SW Atlanta, GA	1.0–3.0	1.0–2.0	986	$2,371	$2.40	2d	52	1.21mi
2999 Continental Colony Pkwy SW Atlanta, GA	1.0–2.0	1.0–2.0	947	$1,429	$1.51	3d	5	1.27mi
2909 Campbellton Rd SW Atlanta, GA	1.0–3.0	1.0–2.0	917	$1,299	$1.42	25d	1	1.32mi
1580 Childress Dr SW Atlanta, GA	4.0	2.0	1746	$2,250	$1.29	14d	1	1.36mi
3596 Indian Rock Rd SW Atlanta, GA	3.0	1.5	1198	$2,000	$1.67	4d	1	1.36mi
2900 Landrum Dr SW Atlanta, GA	2.0–3.0	2.0	1045	$1,472	$1.41	18d	6	1.45mi

Listing history 4 events

1. 2026-06-21
   remarks 684-char remark
2. 2026-06-21
   days on market $169,990 Active 3 DOM
3. 2026-06-18
   remarks 679-char remark
4. 2026-06-18
   listed $169,990 Active 1 DOM

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,190
• − Mortgage interest: −$9,522
• − Property taxes: −$2,550
• − Insurance: −$850
• − Repairs & maintenance: −$1,855
• − Management: −$1,855
• − Depreciation: −$4,945
• Taxable income: $1,612
• Est. tax owed @ 24.0%: −$387
• After-tax cash flow: $3,836/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

+582.7% since first listed

4 events — show timeline

• 2026-06-18 Listed $169,990 FMLS
• 1989-08-02 Sold (Public Records) $66,050 Public Records
• 1989-08-02 Sold (Public Records) $43,000 Public Records
• 1977-03-01 Sold (Public Records) $24,900 Public Records

Property tax history

-0.3%/yr

Latest (2025): $37 · -54.8% YoY. Source: county tax records.