2019 Grant Rd SW · Atlanta, GA 30331

$189,000

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 65 Days on market

Built 1950 0.99 ac lot $232/sqft · at area comps Est $180k · at est.

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Why this score? — see what drove the D- 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 +13.9/30.0
• ARV discount +5.3/15.0
• DSCR +4.2/10.0
• Livability +4.2/5.0
• Rent growth +3.2/5.0
• 1% rule +2.9/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely remodeled Home on almost an acre lot (0.98). Interior updates include a fully upgraded kitchen with modern finishes and thoughtful layout, plus refreshed baths and new flooring throughout. Large, level backyard provides excellent outdoor living, gardening, or expansion potential. Ideal for investors or buyers seeking a move-in ready home with rental income potential. Home is currently leased for $1,880/month; tenant occupied.

Key facts

• New flooring
• Refreshed baths
• Large level backyard

Tags

• REMODELED HOME
• FULLY UPGRADED KITCHEN
• REFRESHED BATHS
• NEW FLOORING
• LARGE LEVEL BACKYARD
• OUTDOOR LIVING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $21 ($256/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (21.2% below list).
• Recommended offer: $149k (21.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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 (+2.6%/yr); 487 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 65 days — a 6% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 16y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,944 (21.2% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.79% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.48%
• DSCR: 1.02
• GRM: 10.6

CMA / ARV

• ARV (median comp): $180,273
• List price: $189,000
• Delta: 4.84%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2293 Ewing St SW	0.52mi	2/1.0	696 (-15%)	2mo	$52,500	$75	50

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: -15.9%
• Equity multiple: 0.44×
• Total profit: $-29,890
• Equity at exit: $28,181

10-year hold

• IRR: -8.2%
• Equity multiple: 0.49×
• Total profit: $-26,814
• Equity at exit: $16,341

Cash invested: $52,920 (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: 10.6×

Monthly cashflow live

• Estimated rent: $1,489 high
• Mortgage (P&I): −$991
• Tax from tax record: −$85 /mo · $1,025/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $21

Break-even live

Break-even rent $1,462

Max offer price $189,000

Occupancy floor 94%

Sensitivity live

Price	-10% $128	-5% $75	+0% $21	+5% $-32	+10% $-86
Rent	-10% $-96	-5% $-38	+0% $21	+5% $80	+10% $139
Rate	-1.0pp $117	-0.5pp $69	base $21	+0.5pp $-28	+1.0pp $-77

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2100 Southwood Blvd SW Atlanta, GA	1.0–2.0	1.0–2.0	942	$1,537	$1.63	0d	16	0.25mi
2111 Kimberly Rd SW Atlanta, GA	2.0	1.0	996	$1,600	$1.61	8d	1	0.33mi
3901 Campbellton Rd SW Unit 3909-K01 Atlanta, GA	2.0	1.5	1093	$1,199	$1.10	25d	1	0.48mi
3901 Campbellton Rd SW Unit 3901-L04 Atlanta, GA	2.0	1.5	1093	$1,140	$1.04	25d	1	0.48mi
3901 Campbellton Rd SW Unit 3909-M06 Atlanta, GA	2.0	1.5	1093	$1,150	$1.05	25d	1	0.48mi
1371 Kimberly Way SW Atlanta, GA	1.0–3.0	1.0–2.0	1007	$1,117	$1.11	0d	20	1.34mi
2111 Sandtree Ct SW Unit 2 Atlanta, GA	2.0	1.0	1100	$1,500	$1.36	25d	1	1.36mi
4545 Sahara Dr SW Atlanta, GA	3.0	2.0	1075	$1,665	$1.55	6d	1	1.37mi
3381 Greenbriar Pkwy SW Atlanta, GA	1.0–2.0	1.0–2.0	836	$1,416	$1.69	25d	1	1.45mi

Listing history 39 events

1. 2026-06-21
   days on market $189,000 Active 65 DOM
2. 2026-06-18
   days on market $189,000 Active 62 DOM
3. 2026-06-17
   days on market $189,000 Active 61 DOM
4. 2026-06-16
   days on market $189,000 Active 60 DOM
5. 2026-06-15
   days on market $189,000 Active 59 DOM
6. 2026-06-13
   days on market $189,000 Active 57 DOM
7. 2026-06-13
   days on market $189,000 Active 56 DOM
8. 2026-06-09
   days on market $189,000 Active 53 DOM
9. 2026-06-08
   days on market $189,000 Active 52 DOM
10. 2026-06-07
    days on market $189,000 Active 51 DOM
11. 2026-06-04
    days on market $189,000 Active 48 DOM
12. 2026-06-03
    days on market $189,000 Active 47 DOM
13. 2026-06-02
    days on market $189,000 Active 46 DOM
14. 2026-06-01
    days on market $189,000 Active 45 DOM
15. 2026-05-31
    days on market $189,000 Active 44 DOM
16. 2026-04-17
    listed $189,000 New 440-char remark

    Show marketing remark (440 chars)

    Completely remodeled Home on almost an acre lot (0.98). Interior updates include a fully upgraded kitchen with modern finishes and thoughtful layout, plus refreshed baths and new flooring throughout. Large, level backyard provides excellent outdoor living, gardening, or expansion potential. Ideal for investors or buyers seeking a move-in ready home with rental income potential. Home is currently leased for $1,880/month; tenant occupied.

17. 2026-04-17
    listed $189,000 Active 440-char remark

    Show marketing remark (440 chars)

    Completely remodeled Home on almost an acre lot (0.98). Interior updates include a fully upgraded kitchen with modern finishes and thoughtful layout, plus refreshed baths and new flooring throughout. Large, level backyard provides excellent outdoor living, gardening, or expansion potential. Ideal for investors or buyers seeking a move-in ready home with rental income potential. Home is currently leased for $1,880/month; tenant occupied.

18. 2026-04-10
    historical
19. 2026-03-20
    price $195,500
20. 2026-01-14
    price $209,900
21. 2025-11-07
    listed $215,000 Active
22. 2021-09-21
    soldstatus $169,900
23. 2021-09-16
    soldstatus $169,900 Closed
24. 2021-09-16
    soldstatus $169,900 Sold
25. 2021-09-10
    status Under Contract
26. 2021-09-10
    status Pending
27. 2021-08-20
    listed $169,900 Active
28. 2021-08-20
    listed $169,900 New
29. 2010-06-10
    historical
30. 2010-06-03
    soldstatus $12,500 Sold
31. 2010-02-20
    status Pending
32. 2010-02-17
    status Active
33. 2010-01-19
    historical
34. 2009-12-31
    historical Contingent - Other
35. 2009-12-22
    price $12,500 Under Contract
36. 2009-12-21
    historical
37. 2007-01-12
    soldstatus $95,900
38. 1995-04-18
    soldstatus $35,500
39. 1990-10-06
    soldstatus $26,400

ⓘ 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: $1,025 · $85/mo
• Projected year-2 tax: $1,739 · $145/mo
• Expected delta: +$714/yr (+$59/mo · 69.6%)

ⓘ 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 6 d/yr ≥103°F today · 16 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: $17,873
• − Mortgage interest: −$10,587
• − Property taxes: −$1,025
• − Insurance: −$945
• − Repairs & maintenance: −$1,430
• − Management: −$1,430
• − Depreciation: −$5,498
• Taxable loss: −$3,042
• Est. tax savings @ 24.0%: +$730
• After-tax cash flow: $986/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

+615.9% since first listed

24 events — show timeline

• 2026-04-17 Listed $189,000 FMLS
• 2026-04-17 Listed $189,000 GAMLS
• 2026-04-10 Listing Removed — FMLS
• 2026-03-20 Price Changed $195,500 FMLS
• 2026-01-14 Price Changed $209,900 FMLS
• 2025-11-07 Listed $215,000 FMLS
• 2021-09-21 Sold (Public Records) $169,900 Public Records
• 2021-09-16 Sold (MLS) $169,900 GAMLS
• 2021-09-16 Sold (MLS) $169,900 FMLS
• 2021-09-10 Pending — GAMLS
• 2021-09-10 Pending — FMLS
• 2021-08-20 Listed $169,900 GAMLS
• 2021-08-20 Listed $169,900 FMLS
• 2010-06-10 Listing Removed — FMLS
• 2010-06-03 Sold (MLS) $12,500 FMLS
• 2010-02-20 Pending — FMLS
• 2010-02-17 Relisted — FMLS
• 2010-01-19 Listing Removed — FMLS
• 2009-12-31 Contingent — FMLS
• 2009-12-22 Price Changed $12,500 GAMLS
• 2009-12-21 Listing Removed — FMLS
• 2007-01-12 Sold (Public Records) $95,900 Public Records
• 1995-04-18 Sold (Public Records) $35,500 Public Records
• 1990-10-06 Sold (Public Records) $26,400 Public Records

Property tax history

-0.6%/yr

Latest (2025): $1,025 · +1.0% YoY. Source: county tax records.