1032 Valley View Rd · Atlanta, GA 30315

$170,100

3 bd · 1.0 ba · 1,375 sqft · SingleFamily public records · 24 Days on market

Built 1959 0.42 ac lot Est $302k · 44% 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 +23.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +6.5/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Not move in ready, bank owned. Great investment opportunity for the savvy investor! Home is ready for remodeling. Three bedrooms and 1 full bath, the possibilities are endless! Sold as-is, no disclosures, cash only

Key facts

• Added bedroom
• Original bathroom
• Second bathroom

Tags

• EXPANDED FLOOR PLAN
• ADDITIONAL LIVING SPACE
• ADDED BEDROOM
• SECOND BATHROOM
• UPDATES IN KITCHEN
• ORIGINAL BATHROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $168k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: schools C-, 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.
• Market conditions: Rents rising (+3.2%/yr); 378 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• At $1,952/mo this rent would consume 46% of the median local household income ($51k/yr) (locally 2962% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 24 days — a 2% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask has dropped $55k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $170k implies a 1601% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $167,548 (1.5% below list)

Questions for the listing agent

1. Built in 1959 — 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: 1.15% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.03%
• DSCR: 1.36
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $302,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1974 Thomasville Estates Dr SE	0.17mi	3/2.0	1,299 (-6%)	2mo	$286,000	$220	77
1026 Valley View Rd	0.01mi	4/2.0 (+1)	1,314 (-4%)	11mo	$165,000	$126	74
947 Rebel Forest Dr	0.36mi	3/2.0	1,400 (+2%)	11mo	$295,000	$211	67
2413 Rose Palm Pl	0.67mi	3/2.5	1,364 (-1%)	2mo	$317,000	$232	60
926 Natham Dr	0.31mi	3/2.0	1,230 (-10%)	9mo	$280,000	$228	56
2166 Ohara Pl SE	0.20mi	4/2.5 (+1)	1,500 (+9%)	14mo	$340,000	$227	53
776 Norwood Rd SE	0.69mi	3/2.5	1,444 (+5%)	2mo	$270,000	$187	52
1065 Kipling St SE	0.75mi	3/2.0	1,450 (+6%)	2mo	$339,000	$234	50
2366 Forrest Park Rd SE	0.35mi	3/2.0	1,176 (-14%)	12mo	$194,000	$165	45
1135 Dobbs Dr	0.67mi	3/2.0	1,272 (-8%)	10mo	$170,000	$134	44
1930 Phillips Dr SE	0.67mi	3/2.0	1,540 (+12%)	6mo	$245,000	$159	40
692 Rose Palm Ln	0.72mi	3/2.5	1,470 (+7%)	13mo	$365,000	$248	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 · 3.23% rent growth · sell at horizon

5-year hold

• IRR: -3.8%
• Equity multiple: 0.86×
• Total profit: $-6,751
• Equity at exit: $25,362

10-year hold

• IRR: 6.2%
• Equity multiple: 1.47×
• Total profit: $22,368
• Equity at exit: $14,707

Cash invested: $47,628 (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 30315

• Rents YoY: 3.2%
• Active inventory: 378
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,952 high
• Mortgage (P&I): −$892
• Tax from tax record: −$260 /mo · $3,125/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $319

Break-even live

Break-even rent $1,549

Max offer price $170,100

Occupancy floor 79%

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: $42,525
• Closing costs: $5,103
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1144 Regis Rd SE Atlanta, GA	3.0	1.0	1430	$1,725	$1.21	24d	1	0.16mi
1317 Redford Dr SE Atlanta, GA	3.0	2.0	1137	$2,100	$1.85	24d	1	0.24mi
1037 Rebel Forest Dr SE Atlanta, GA	3.0	2.0	1075	$1,750	$1.63	24d	1	0.34mi
871 Hargis St SE Atlanta, GA	2.0	2.0	1040	$1,800	$1.73	24d	1	0.49mi
976 McKay Dr SE Atlanta, GA	3.0	1.0	1200	$1,695	$1.41	3d	1	0.59mi
585 McWilliams Rd SE #2402 Atlanta, GA	2.0	2.5	1548	$2,200	$1.42	3d	1	0.88mi
585 McWilliams Rd SE #104 Atlanta, GA	2.0	3.0	1500	$2,078	$1.39	20d	1	0.91mi
585 McWilliams Rd SE #1406 Atlanta, GA	3.0	2.5	1742	$2,400	$1.38	24d	1	0.98mi
972 Welch St SE Atlanta, GA	3.0	2.0	1100	$900	$0.82	5d	1	1.20mi
386 Lindsey Dr SE Atlanta, GA	3.0	1.0	1040	$1,808	$1.74	15d	1	1.32mi
837 Forrest Cir SE Atlanta, GA	3.0	2.0	1500	$1,845	$1.23	24d	1	1.35mi
2087 Lakewood Trl SE Atlanta, GA	3.0	2.5	1056	$2,256	$2.14	24d	1	1.36mi
3080 Forrest Park Rd SE Atlanta, GA	3.0	2.0	1828	$1,950	$1.07	24d	1	1.44mi
831 River Gardens Dr Atlanta, GA	3.0	2.5	1680	$2,800	$1.67	24d	1	1.46mi
752 McDonough Blvd SE Atlanta, GA	3.0	2.0	1120	$1,895	$1.69	24d	1	1.46mi

Listing history 30 events

1. 2026-06-15
   statusdays on market $170,100 Pending 24 DOM
2. 2026-06-13
   days on market $170,100 Active Under Contract 23 DOM
3. 2026-06-13
   days on market $170,100 Active Under Contract 22 DOM
4. 2026-06-10
   status $170,100 Active Under Contract 19 DOM
5. 2026-06-09
   days on market $170,100 Active 19 DOM
6. 2026-06-08
   days on market $170,100 Active 18 DOM
7. 2026-06-07
   days on market $170,100 Active 17 DOM
8. 2026-06-04
   days on market $170,100 Active 14 DOM
9. 2026-06-03
   days on market $170,100 Active 13 DOM
10. 2026-06-02
    days on market $170,100 Active 12 DOM
11. 2026-06-01
    days on market $170,100 Active 11 DOM
12. 2026-05-31
    days on market $170,100 Active 10 DOM
13. 2026-05-18
    historical
14. 2026-04-20
    price $179,900
15. 2026-04-02
    status Back On Market
16. 2026-03-18
    historical
17. 2026-02-19
    price $194,900
18. 2026-02-02
    price $214,900
19. 2025-12-19
    listed $224,900 New
20. 2024-07-31
    soldstatus $10,000
21. 2023-08-02
    soldstatus $372,644
22. 2018-02-12
    soldstatus $32,000 Sold 214-char remark

    Show marketing remark (214 chars)

    Not move in ready, bank owned. Great investment opportunity for the savvy investor! Home is ready for remodeling. Three bedrooms and 1 full bath, the possibilities are endless! Sold as-is, no disclosures, cash only

23. 2018-02-12
    soldstatus $32,000 Sold

    Show marketing remark (214 chars)

    Not move in ready, bank owned. Great investment opportunity for the savvy investor! Home is ready for remodeling. Three bedrooms and 1 full bath, the possibilities are endless! Sold as-is, no disclosures, cash only

24. 2018-01-31
    status Pending 214-char remark

    Show marketing remark (214 chars)

    Not move in ready, bank owned. Great investment opportunity for the savvy investor! Home is ready for remodeling. Three bedrooms and 1 full bath, the possibilities are endless! Sold as-is, no disclosures, cash only

25. 2018-01-31
    status Under Contract

    Show marketing remark (214 chars)

    Not move in ready, bank owned. Great investment opportunity for the savvy investor! Home is ready for remodeling. Three bedrooms and 1 full bath, the possibilities are endless! Sold as-is, no disclosures, cash only

26. 2017-10-07
    listed $35,000 Active 214-char remark

    Show marketing remark (214 chars)

    Not move in ready, bank owned. Great investment opportunity for the savvy investor! Home is ready for remodeling. Three bedrooms and 1 full bath, the possibilities are endless! Sold as-is, no disclosures, cash only

27. 2017-10-07
    listed $35,000 New

    Show marketing remark (214 chars)

    Not move in ready, bank owned. Great investment opportunity for the savvy investor! Home is ready for remodeling. Three bedrooms and 1 full bath, the possibilities are endless! Sold as-is, no disclosures, cash only

28. 2003-10-17
    soldstatus $69,500
29. 2002-05-07
    soldstatus $63,000
30. 1984-04-24
    soldstatus $31,900

ⓘ 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: $3,125 · $260/mo
• Projected year-2 tax: $3,125 · $260/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 · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $23,424
• − Mortgage interest: −$9,528
• − Property taxes: −$3,125
• − Insurance: −$850
• − Repairs & maintenance: −$1,874
• − Management: −$1,874
• − Depreciation: −$4,948
• Taxable income: $1,224
• Est. tax owed @ 24.0%: −$294
• After-tax cash flow: $3,531/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): 34,264
• Household income: $50,822
• Rent vs Own: 56.7% rent · 43.3% own
• Severe rent burden: 2962.0

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 (72%)
• Race & ethnicity: Black 72% White 14% Hispanic / Latino 10% Two or more races 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 1% Italian 1% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 90% English-only · Spanish 9% 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: ▼ -281.87%
• Current HPI: 176.673
• Rent YoY: ▲ 3.23%
• 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

+463.9% since first listed

18 events — show timeline

• 2026-05-18 Listing Removed — GAMLS
• 2026-04-20 Price Changed $179,900 GAMLS
• 2026-04-02 Relisted — GAMLS
• 2026-03-18 Listing Removed — GAMLS
• 2026-02-19 Price Changed $194,900 GAMLS
• 2026-02-02 Price Changed $214,900 GAMLS
• 2025-12-19 Listed $224,900 GAMLS
• 2024-07-31 Sold (Public Records) $10,000 Public Records
• 2023-08-02 Sold (Public Records) $372,644 Public Records
• 2018-02-12 Sold (MLS) $32,000 GAMLS
• 2018-02-12 Sold (MLS) $32,000 FMLS
• 2018-01-31 Pending — FMLS
• 2018-01-31 Pending — GAMLS
• 2017-10-07 Listed $35,000 FMLS
• 2017-10-07 Listed $35,000 GAMLS
• 2003-10-17 Sold (Public Records) $69,500 Public Records
• 2002-05-07 Sold (Public Records) $63,000 Public Records
• 1984-04-24 Sold (Public Records) $31,900 Public Records

Property tax history

+6.3%/yr

Latest (2025): $3,125 · -21.7% YoY. Source: county tax records.