130 Stratford Dr NW · Atlanta, GA 30311

$79,999

3 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 66 Days on market

Built 1940 10,850 sqft lot $75/sqft · 62% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fire damaged home ready to be rehabbed.

Key facts

• 0.25 acre lot
• Built 1940
• Listed 66 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $787 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 18.1% 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 soft (-0.2%/yr); 245 active listings in the ZIP; 40 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 45% of the median local income ($51k/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 $553 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $146k (65%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,199 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 2.37% ✓
• Cap rate: 18.10%
• Cash-on-cash: 42.16%
• DSCR: 2.88
• GRM: 3.5

CMA / ARV

• ARV (median comp): $210,864
• List price: $79,999
• Delta: -62.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
93 Stratford Dr NW	0.08mi	3/1.0	1,040 (-2%)	18mo	$185,000	$178	77
2891 Hedgewood Dr NW	0.37mi	3/1.5	1,092 (+3%)	13mo	$205,000	$188	65
37 Delmoor Ct NW	0.21mi	4/2.0 (+1)	975 (-8%)	3mo	$212,500	$218	65
3365 Delmar Ln NW	0.56mi	3/2.0	1,000 (-6%)	8mo	$73,000	$73	54
211 Hemphill School Rd	0.69mi	3/1.0	1,107 (+4%)	11mo	$180,000	$163	52
3049 Collier Dr NW	0.37mi	2/6.5 (-1)	1,204 (+13%)	2mo	$135,000	$112	40
15 Harlan Rd SW	0.57mi	3/1.0	1,184 (+11%)	19mo	$123,500	$104	39
2694 Hedgewood Dr NW	0.73mi	3/2.0	1,160 (+9%)	16mo	$241,000	$208	34
359 Fairburn Rd NW	0.75mi	3/1.0	1,149 (+8%)	22mo	$218,900	$191	33
3395 Lake Valley Rd NW	0.70mi	2/2.0 (-1)	954 (-10%)	12mo	$185,000	$194	31
3359 Treadwell Cir SW	0.67mi	3/2.0	1,210 (+14%)	16mo	$355,000	$293	29
192 Hemphill School Rd NW	0.71mi	4/2.0 (+1)	1,216 (+14%)	20mo	$300,000	$247	18

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 35.1%
• Equity multiple: 2.42×
• Total profit: $31,736
• Equity at exit: $11,928

10-year hold

• IRR: 40.1%
• Equity multiple: 4.18×
• Total profit: $71,229
• Equity at exit: $6,917

Cash invested: $22,400 (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 30311

• Home prices YoY: -33.3%
• Rents YoY: -0.2%
• Active inventory: 245
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,895 high
• Mortgage (P&I): −$420
• Tax from tax record: −$257 /mo · $3,085/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $787

Break-even live

Break-even rent $899

Max offer price $79,999

Occupancy floor 53%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3188 Delmar Ln NW Atlanta, GA	3.0	2.0	1124	$2,400	$2.14	24d	1	0.27mi
2875 Hedgewood Dr NW Atlanta, GA	3.0	2.0	1100	$1,700	$1.55	17d	1	0.41mi
3354 Delmar Ln NW Atlanta, GA	3.0	2.0	1170	$1,700	$1.45	24d	1	0.53mi
3136 Martin Luther King Jr Dr SW Atlanta, GA	1.0–2.0	1.0–1.5	800	$1,250	$1.56	20d	5	0.63mi
3456 Thompson Dr NW Atlanta, GA	3.0	1.0	975	$1,750	$1.79	24d	1	0.70mi
3230 Cushman Cir SW Atlanta, GA	2.0	1.0	1143	$1,200	$1.05	7d	1	0.77mi
294 Brownlee Rd SW Atlanta, GA	2.0	1.5	950	$1,050	$1.11	16d	2	0.84mi
3466 Fairlane Dr NW Atlanta, GA	3.0	1.0	950	$1,495	$1.57	24d	1	0.85mi
139 Peyton Pl SW Atlanta, GA	2.0	2.0	1008	$1,150	$1.14	5d	1	0.87mi
139 Peyton Pl SW Atlanta, GA	2.0	1.5	1008	$1,150	$1.14	24d	1	0.87mi
2732 Baker Ridge Dr NW Atlanta, GA	3.0	1.5	1322	$1,750	$1.32	24d	1	0.92mi
2590 Godfrey Dr NW Atlanta, GA	3.0	2.0	1308	$1,995	$1.53	16d	1	0.95mi
3440 Boulder Park Dr SW Atlanta, GA	2.0	1.0	800	$1,050	$1.31	10d	3	0.95mi
100 Peyton Pl SW Atlanta, GA	1.0–3.0	1.0–2.0	1040	$1,799	$1.73	2d	26	0.97mi
3669 Martin Luther King Jr Dr SW Atlanta, GA	2.0	1.5	800	$1,300	$1.62	5d	2	1.04mi
2762 Oldknow Dr NW Atlanta, GA	2.0	1.0	880	$1,600	$1.82	24d	1	1.07mi
2740 Oldknow Dr NW Unit A Atlanta, GA	2.0	2.0	1100	$2,050	$1.86	24d	1	1.09mi
3590 Collier Dr NW Atlanta, GA	4.0	4.0	1110	$1,100	$0.99	11d	1	1.11mi
832 Ambient Way SW Atlanta, GA	2.0	2.5	1500	$2,250	$1.50	24d	1	1.18mi
841 Ambient Way SW Atlanta, GA	2.0	2.5	1344	$1,895	$1.41	17d	1	1.20mi
3919 Wisteria Ln SW Atlanta, GA	4.0	2.0	1126	$1,730	$1.54	14d	1	1.21mi
897 Ambient Way SW Atlanta, GA	2.0	2.5	1500	$2,155	$1.44	24d	1	1.21mi
887 Ambient Way SW Atlanta, GA	2.0	2.5	1344	$2,250	$1.67	24d	1	1.22mi
451 Fairlock Ln NW Atlanta, GA	3.0	1.0	1141	$1,450	$1.27	24d	1	1.23mi
3537 Fairburn Pl NW Atlanta, GA	2.0	1.0	1484	$2,000	$1.35	24d	1	1.23mi
460 Peyton Rd SW Unit B Atlanta, GA	2.0	2.0	1500	$2,000	$1.33	24d	1	1.24mi
708 Crestwell Cir SW Atlanta, GA	2.0	2.5	1236	$1,645	$1.33	24d	1	1.26mi
722 Crestwell Cir #722 Atlanta, GA	2.0	3.0	1440	$2,279	$1.58	20d	1	1.27mi
2662 Hood Ave NW Atlanta, GA	3.0	2.0	1450	$2,000	$1.38	24d	1	1.31mi
470 Bolton Rd NW Unit D1 Atlanta, GA	2.0	1.5	1100	$1,395	$1.27	24d	1	1.31mi
2423 M.L.K. Jr Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	1120	$1,750	$1.56	2d	19	1.32mi
624 Robert St NW Atlanta, GA	3.0	2.0	1221	$3,000	$2.46	24d	1	1.32mi
646 Robert St NW Atlanta, GA	3.0	2.0	1374	$2,400	$1.75	18d	1	1.33mi
586 Oakside Dr SW Unit A Atlanta, GA	3.0	1.0	1075	$1,325	$1.23	15d	1	1.36mi
586 Oakside Dr SW Unit B Atlanta, GA	2.0	1.0	1075	$1,065	$0.99	15d	1	1.36mi
302 Kelso Dr SW Atlanta, GA	4.0	2.0	1300	$2,200	$1.69	10d	1	1.41mi
302 Kelso Dr SW Atlanta, GA	4.0	2.0	1300	$2,200	$1.69	14d	1	1.41mi
513 Constellation Overlook SW Atlanta, GA	3.0	2.5	1446	$2,300	$1.59	24d	1	1.42mi
648 Providence Pl SW #37 Atlanta, GA	3.0	3.5	1416	$2,195	$1.55	24d	1	1.45mi
156 Fairfield Pl NW Unit B-9 Atlanta, GA	2.0	1.0	750	$1,199	$1.60	24d	1	1.47mi

Listing history 30 events

1. 2026-06-16
   status $79,999 Pending 66 DOM
2. 2026-06-15
   days on market $79,999 Active Under Contract 66 DOM
3. 2026-06-13
   statusdays on market $79,999 Active Under Contract 64 DOM
4. 2026-06-13
   days on market $79,999 Active 63 DOM
5. 2026-06-09
   days on market $79,999 Active 60 DOM
6. 2026-06-08
   days on market $79,999 Active 59 DOM
7. 2026-06-07
   days on market $79,999 Active 58 DOM
8. 2026-06-04
   days on market $79,999 Active 55 DOM
9. 2026-06-03
   days on market $79,999 Active 54 DOM
10. 2026-06-02
    pricedays on market $79,999 Active 53 DOM
11. 2026-06-01
    days on market $89,900 Active 52 DOM
12. 2026-05-31
    days on market $89,900 Active 51 DOM
13. 2026-05-12
    price $89,900 39-char remark

    Show marketing remark (39 chars)

    Fire damaged home ready to be rehabbed.

14. 2026-05-11
    price $89,900 39-char remark

    Show marketing remark (39 chars)

    Fire damaged home ready to be rehabbed.

15. 2026-05-04
    price $149,900 39-char remark

    Show marketing remark (39 chars)

    Fire damaged home ready to be rehabbed.

16. 2026-05-04
    price $149,900 39-char remark

    Show marketing remark (39 chars)

    Fire damaged home ready to be rehabbed.

17. 2026-04-09
    listed $225,500 New 39-char remark

    Show marketing remark (39 chars)

    Fire damaged home ready to be rehabbed.

18. 2026-04-09
    listed $225,500 Active 39-char remark

    Show marketing remark (39 chars)

    Fire damaged home ready to be rehabbed.

19. 2024-08-19
    historical $1,385
20. 2024-08-14
    listed $1,385
21. 2024-08-14
    historical $1,315
22. 2024-08-09
    price $1,315
23. 2024-07-31
    price $1,385
24. 2024-07-30
    price $1,700
25. 2024-07-18
    price $1,385
26. 2024-07-09
    price $1,410
27. 2024-06-26
    price $1,435
28. 2024-06-26
    listed $2,090
29. 2021-10-06
    soldstatus $4,200,000
30. 2019-04-08
    soldstatus $52,000

ⓘ 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: $3,085 · $257/mo
• Projected year-2 tax: $3,085 · $257/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 17 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: $22,738
• − Mortgage interest: −$4,481
• − Property taxes: −$3,085
• − Insurance: −$400
• − Repairs & maintenance: −$1,819
• − Management: −$1,819
• − Depreciation: −$2,327
• Taxable income: $8,807
• Est. tax owed @ 24.0%: −$2,114
• After-tax cash flow: $7,331/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): 34,953
• Household income: $50,649
• Rent vs Own: 57.1% rent · 42.9% own
• Severe rent burden: 2825.0

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 (89%)
• Race & ethnicity: Black 89% Hispanic / Latino 4% Two or more races 4% White 3%
• Common ancestry: Hispanic 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 3% French/Haitian/Cajun 1% Korean 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: ▼ -129.99%
• Current HPI: 259.954
• Rent YoY: ▼ -0.19%
• 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

+72.9% since first listed

18 events — show timeline

• 2026-05-12 Price Changed $89,900 FMLS
• 2026-05-11 Price Changed $89,900 GAMLS
• 2026-05-04 Price Changed $149,900 FMLS
• 2026-05-04 Price Changed $149,900 GAMLS
• 2026-04-09 Listed $225,500 FMLS
• 2026-04-09 Listed $225,500 GAMLS
• 2024-08-19 Rental Removed $1,385 RENTALBEAST
• 2024-08-14 Listed for Rent $1,385 RENTALBEAST
• 2024-08-14 Rental Removed $1,315 PROPERTYWARE
• 2024-08-09 Price Changed $1,315 PROPERTYWARE
• 2024-07-31 Price Changed $1,385 PROPERTYWARE
• 2024-07-30 Price Changed $1,700 PROPERTYWARE
• 2024-07-18 Price Changed $1,385 PROPERTYWARE
• 2024-07-09 Price Changed $1,410 PROPERTYWARE
• 2024-06-26 Price Changed $1,435 PROPERTYWARE
• 2024-06-26 Listed for Rent $2,090 PROPERTYWARE
• 2021-10-06 Sold (Public Records) $4,200,000 Public Records
• 2019-04-08 Sold (Public Records) $52,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $3,085 · -0.1% YoY. Source: county tax records.