851 Amber Pl NW · Atlanta, GA 30331

$155,000

3 bd · 1.0 ba · 825 sqft · SingleFamily public records · 42 Days on market

Built 1958 9,099 sqft lot Est $148k · 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 +21.9/30.0
• DSCR +7.0/10.0
• 1% rule +5.7/10.0
• ARV discount +5.3/15.0
• 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

Charming 3-bedroom, 1 bath bungalow with a great layout and thoughtful updates throughout. The home features all new LVP flooring, painted throughout inside, and a nicely renovated bathroom with a walk-in shower. The kitchen has been refreshed with white cabinets, granite countertops, and new stainless appliances including a refrigerator, range hood, and gas range. Outside you’ll find a carport for covered parking and a nice spacious fenced backyard with plenty of space to enjoy. Just minutes from UPS service center. This is a solid, established residential pocket with dine in, takeout and fast-food restaurants and coffee shops, everyday essentials ie Publix, Walmart Supercenter, Casc

Key facts

• Renovated bathroom
• White cabinets
• Stainless appliances

Tags

• LVP FLOORING
• RENOVATED BATHROOM
• WALK-IN SHOWER
• WHITE CABINETS
• GRANITE COUNTERTOPS
• STAINLESS APPLIANCES

Property features AI

Finance

• Other: GPS-friendly directions; Located in Fulton County, GA
• HOA & community: Association fees billed annually

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; 110-volt electric; Cable available; Electricity available; Natural gas available; Phone available; Sewer available
• Home design: Single-story (one level); Brick and frame construction; Composition roof; Resale property; Block foundation
• Construction: Brick and frame construction; Composition roof; Block foundation
• Exterior features: Back yard with chain-link fence; Other exterior features; Asphalt road frontage on a city street

Interior

• Kitchen: White cabinets; Stone countertops; Gas range; Range hood; Refrigerator
• Bedrooms: Master on main; 3 main-level bedrooms
• Flooring: Luxury vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: No common walls; Other interior features
• Laundry & utility: Electric dryer hookup; Laundry located in bathroom

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: William M.Boyd Elementary School (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 503 students, 100% 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 schools average 100% FRL vs 71% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 2% at this address vs 32% district-wide (-29 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 42 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.07% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.76%
• DSCR: 1.30
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $147,675
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
851 Amber Pl NW	0.00mi	3/1.0	825 (0%)	1mo	$150,000	$182	99
3751 Amber Rd NW	0.08mi	3/1.0	825 (0%)	2mo	$150,000	$182	94
812 Amber Pl NW	0.07mi	3/1.0	825 (0%)	15mo	$200,000	$242	84
774 Alfred Rd NW	0.11mi	3/1.0	825 (0%)	15mo	$108,700	$132	82
852 Alfred Rd NW	0.04mi	4/2.0 (+1)	854 (+4%)	16mo	$153,000	$179	70
805 Sandy Creek Dr NW	0.39mi	3/1.0	875 (+6%)	6mo	$85,000	$97	66
3828 Collier Dr	0.51mi	2/1.0 (-1)	800 (-3%)	2mo	$90,000	$113	64
895 Mercury Dr NW	0.16mi	3/1.0	925 (+12%)	14mo	$210,000	$227	61
1076 Fairburn Rd NW	0.24mi	3/1.0	925 (+12%)	10mo	$124,900	$135	60
3683 Fairlane Dr NW	0.74mi	3/1.0	875 (+6%)	1mo	$120,000	$137	54
474 Fairlock Ln NW	0.64mi	3/1.0	875 (+6%)	13mo	$224,000	$256	49

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: -6.3%
• Equity multiple: 0.77×
• Total profit: $-10,145
• Equity at exit: $23,111

10-year hold

• IRR: 2.9%
• Equity multiple: 1.20×
• Total profit: $8,793
• Equity at exit: $13,402

Cash invested: $43,400 (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 30331

• Home prices YoY: -34.2%
• Rents YoY: 2.6%
• Active inventory: 483
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,665 high
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $244

Break-even live

Break-even rent $1,356

Max offer price $155,000

Occupancy floor 80%

Sensitivity live

Price	-10% $351	-5% $298	+0% $244	+5% $191	+10% $137
Rent	-10% $113	-5% $179	+0% $244	+5% $310	+10% $376
Rate	-1.0pp $322	-0.5pp $284	base $244	+0.5pp $204	+1.0pp $163

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3774 Clovis Ct NW Atlanta, GA	3.0	1.0	1000	$1,445	$1.45	22d	1	0.19mi
842 Bonneville Ter NW Atlanta, GA	2.0	2.0	1100	$1,855	$1.69	25d	1	0.37mi
942 Fairburn Rd NW Atlanta, GA	3.0	2.0	900	$1,623	$1.80	22d	1	0.49mi
875 Fairburn Rd NW Atlanta, GA	3.0	1.0	850	$1,375	$1.62	17d	1	0.62mi
470 Bolton Rd NW Unit D1 Atlanta, GA	2.0	1.5	1100	$1,395	$1.27	25d	1	0.69mi
3590 Collier Dr NW Atlanta, GA	4.0	4.0	1110	$1,100	$0.99	11d	1	0.71mi
3466 Fairlane Dr NW Atlanta, GA	3.0	1.0	950	$1,495	$1.57	25d	1	0.93mi
1070 Bolton Rd NW Atlanta, GA	1.0–3.0	1.0–3.0	1094	$2,196	$2.01	3d	12	0.95mi
3669 Martin Luther King Jr Dr SW Atlanta, GA	2.0	1.5	800	$1,300	$1.62	6d	2	1.03mi
1021 Harwell Rd NW Atlanta, GA	1.0–2.0	1.0–1.5	1002	$1,534	$1.53	8d	15	1.11mi
3456 Thompson Dr NW Atlanta, GA	3.0	1.0	975	$1,750	$1.79	25d	1	1.23mi

Listing history 3 events

1. 2026-04-30
   status Pending
2. 2026-04-23
   historical Active Under Contract
3. 2026-03-16
   listed $155,000 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $19,983
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$1,599
• − Management: −$1,599
• − Depreciation: −$4,509
• Taxable income: $494
• Est. tax owed @ 24.0%: −$119
• After-tax cash flow: $2,814/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

3 events — show timeline

• 2026-04-30 Pending — FMLS
• 2026-04-23 Contingent — FMLS
• 2026-03-16 Listed $155,000 FMLS

Property tax history

-2.0%/yr

Latest (2025): $22 · -54.8% YoY. Source: county tax records.