2235 Burroughs Ave · Atlanta, GA 30315

$124,900

3 bd · 1.0 ba · 954 sqft · SingleFamily public records · 113 Days on market

Built 1950 0.25 ac lot Est $221k · 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

This home is nestled in an established neighborhood just minutes from downtown, the location offers easy access to everything that makes intown living so desirable. Enjoy nearby shopping, dining, and entertainment in the lively East Atlanta Village, explore outdoor recreation along the Atlanta BeltLine. Commuters will appreciate the quick drive to major highways, Hartsfield-Jackson, and the employment hubs of Atlanta. Whether you're looking for your next renovation project, rental investment, or future primary residence, this home presents a rare chance to buy in a sought-after area at a great price point. Don't miss the potential to transform this SE Atlanta gem into something exceptional.

Key facts

• 0.25 acre lot
• Built 1950
• Listed 112 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $482 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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; 20 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).
• This rent runs 44% 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 $864 of loan paydown is wiped out by about $4k 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 + 3.2% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $125k implies a 509% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1950 — 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 $113,659 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 1.50% ✓
• Cap rate: 10.92%
• Cash-on-cash: 16.53%
• DSCR: 1.74
• GRM: 5.5

CMA / ARV

• ARV (median comp): $221,269
• List price: $124,900
• Delta: -43.55%
• 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
2286 Carey Dr SE	0.14mi	3/1.0	1,048 (+10%)	1mo	$102,500	$98	76
445 Carey Dr SE	0.17mi	3/2.0	1,064 (+12%)	0mo	$234,000	$220	68
2172 Jernigan Dr SE	0.13mi	2/1.0 (-1)	879 (-8%)	11mo	$115,000	$131	67
305 Banberry Dr SE	0.61mi	3/1.0	1,000 (+5%)	3mo	$135,000	$135	61
847 Midway St SE	0.60mi	3/1.0	1,014 (+6%)	8mo	$110,000	$108	55
287 Banberry Dr	0.63mi	3/2.0	1,025 (+7%)	0mo	$225,000	$220	54
172 Meador Way SE	0.72mi	3/2.0	1,000 (+5%)	3mo	$138,900	$139	52
2294 Forrest Park Rd SE	0.68mi	3/2.0	1,008 (+6%)	9mo	$175,000	$174	47
209 Harper Rd SE	0.64mi	3/2.0	1,059 (+11%)	2mo	$253,000	$239	46
233 Banberry Dr SE	0.71mi	3/2.0	1,025 (+7%)	5mo	$185,000	$180	46
2412 Forrest Park Rd SE	0.74mi	3/1.0	1,025 (+7%)	10mo	$135,000	$132	44
2016 Conrad Ave SE	0.70mi	2/1.0 (-1)	878 (-8%)	6mo	$107,500	$122	44

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: 8.0%
• Equity multiple: 1.31×
• Total profit: $10,990
• Equity at exit: $18,623

10-year hold

• IRR: 17.5%
• Equity multiple: 2.47×
• Total profit: $51,330
• Equity at exit: $10,799

Cash invested: $34,972 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,876 high
• Mortgage (P&I): −$655
• Tax from tax record: −$293 /mo · $3,521/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $482

Break-even live

Break-even rent $1,266

Max offer price $124,900

Occupancy floor 69%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
386 Lindsey Dr SE Atlanta, GA	3.0	1.0	1040	$1,808	$1.74	14d	1	0.34mi
2087 Lakewood Trl SE Atlanta, GA	3.0	2.5	1056	$2,256	$2.14	24d	1	0.49mi
76 Schell Rd SE Atlanta, GA	3.0	1.0	1080	$1,623	$1.50	24d	1	0.63mi
340 Adelle St SE Atlanta, GA	3.0	1.0	1122	$1,500	$1.34	2d	1	0.68mi
871 Hargis St SE Atlanta, GA	2.0	2.0	1040	$1,800	$1.73	24d	1	0.70mi
172 Meador Way SE Atlanta, GA	3.0	2.0	1100	$1,950	$1.77	24d	1	0.75mi
1037 Rebel Forest Dr SE Atlanta, GA	3.0	2.0	1075	$1,750	$1.63	24d	1	0.88mi
2332 Baywood Dr SE Atlanta, GA	3.0	2.0	1100	$1,400	$1.27	17d	1	0.92mi
136 Hillsdale Dr SE Atlanta, GA	3.0	2.0	1075	$1,995	$1.86	24d	1	0.93mi
1875 Conrad Ave SE Atlanta, GA	3.0	2.0	1088	$1,803	$1.66	21d	1	0.93mi
445 Cleveland Ave SE Atlanta, GA	2.0–3.0	1.0–2.0	1014	$1,591	$1.57	1d	13	0.97mi
1979 Turner Rd SE Atlanta, GA	3.0	1.0	808	$1,595	$1.97	10d	1	1.01mi
2145 Macon Dr SW Atlanta, GA	3.0	1.0	1059	$1,450	$1.37	24d	1	1.11mi
73 Polar Rock Rd SW Atlanta, GA	3.0	1.0	1098	$1,850	$1.68	10d	1	1.17mi
52 Claire Dr SE Atlanta, GA	2.0	2.0	800	$1,750	$2.19	18d	1	1.23mi
2197 Polar Rock Pl SW Atlanta, GA	3.0	2.5	1000	$2,700	$2.70	20d	1	1.32mi
2268 Polar Rock Pl SW Atlanta, GA	3.0	1.0	925	$1,575	$1.70	24d	1	1.32mi
972 Welch St SE Atlanta, GA	3.0	2.0	1100	$900	$0.82	5d	1	1.32mi
752 McDonough Blvd SE Atlanta, GA	3.0	2.0	1120	$1,895	$1.69	24d	1	1.34mi
1940 Fisher Rd SE Atlanta, GA	2.0	1.0	760	$1,300	$1.71	24d	1	1.46mi

Listing history 36 events

1. 2026-06-15
   days on market $124,900 Active 113 DOM
2. 2026-06-13
   days on market $124,900 Active 111 DOM
3. 2026-06-13
   days on market $124,900 Active 110 DOM
4. 2026-06-09
   days on market $124,900 Active 107 DOM
5. 2026-06-08
   days on market $124,900 Active 106 DOM
6. 2026-06-07
   days on market $124,900 Active 105 DOM
7. 2026-06-04
   pricedays on marketlisting id $124,900 Active 102 DOM
8. 2026-05-31
   days on market $134,900 Active 105 DOM
9. 2026-05-13
   status Active 703-char remark

   Show marketing remark (703 chars)

   This home is nestled in an established neighborhood just minutes from downtown, the location offers easy access to everything that makes intown living so desirable. Enjoy nearby shopping, dining, and entertainment in the lively East Atlanta Village, explore outdoor recreation along the Atlanta BeltLine. Commuters will appreciate the quick drive to major highways, Hartsfield-Jackson, and the employment hubs of Atlanta. Whether you're looking for your next renovation project, rental investment, or future primary residence, this home presents a rare chance to buy in a sought-after area at a great price point. Don't miss the potential to transform this SE Atlanta gem into something exceptional.

10. 2026-05-11
    historical 703-char remark

    Show marketing remark (703 chars)

    This home is nestled in an established neighborhood just minutes from downtown, the location offers easy access to everything that makes intown living so desirable. Enjoy nearby shopping, dining, and entertainment in the lively East Atlanta Village, explore outdoor recreation along the Atlanta BeltLine. Commuters will appreciate the quick drive to major highways, Hartsfield-Jackson, and the employment hubs of Atlanta. Whether you're looking for your next renovation project, rental investment, or future primary residence, this home presents a rare chance to buy in a sought-after area at a great price point. Don't miss the potential to transform this SE Atlanta gem into something exceptional.

11. 2026-02-12
    listed $134,900 Active 703-char remark

    Show marketing remark (703 chars)

    This home is nestled in an established neighborhood just minutes from downtown, the location offers easy access to everything that makes intown living so desirable. Enjoy nearby shopping, dining, and entertainment in the lively East Atlanta Village, explore outdoor recreation along the Atlanta BeltLine. Commuters will appreciate the quick drive to major highways, Hartsfield-Jackson, and the employment hubs of Atlanta. Whether you're looking for your next renovation project, rental investment, or future primary residence, this home presents a rare chance to buy in a sought-after area at a great price point. Don't miss the potential to transform this SE Atlanta gem into something exceptional.

12. 2026-02-12
    listed $134,900 New 703-char remark

    Show marketing remark (703 chars)

    This home is nestled in an established neighborhood just minutes from downtown, the location offers easy access to everything that makes intown living so desirable. Enjoy nearby shopping, dining, and entertainment in the lively East Atlanta Village, explore outdoor recreation along the Atlanta BeltLine. Commuters will appreciate the quick drive to major highways, Hartsfield-Jackson, and the employment hubs of Atlanta. Whether you're looking for your next renovation project, rental investment, or future primary residence, this home presents a rare chance to buy in a sought-after area at a great price point. Don't miss the potential to transform this SE Atlanta gem into something exceptional.

13. 2014-01-17
    price $20,500
14. 2014-01-17
    price $20,500
15. 2014-01-17
    historical
16. 2013-12-23
    soldstatus $20,500 Sold
17. 2013-12-23
    soldstatus $20,500 Sold
18. 2013-12-23
    price $26,000
19. 2013-12-18
    status Under Contract
20. 2013-12-18
    status Pending
21. 2013-11-01
    price $26,000
22. 2013-10-25
    price $26,000 Reduced
23. 2013-10-25
    price $26,000
24. 2013-08-02
    price $39,000 Reduced
25. 2013-08-02
    price $39,000
26. 2013-07-13
    listed $50,000 Active
27. 2013-07-13
    listed $50,000 New
28. 2008-12-08
    soldstatus $125,000
29. 2008-05-30
    soldstatus $25,000
30. 2007-09-17
    listed $32,000
31. 2005-05-27
    soldstatus $140,000
32. 2005-01-05
    soldstatus $70,000
33. 2002-08-14
    soldstatus $81,250
34. 2001-08-27
    soldstatus $63,500
35. 1984-05-29
    soldstatus $30,000
36. 1977-03-01
    soldstatus $8,747

ⓘ 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: $3,521 · $293/mo
• Projected year-2 tax: $3,521 · $293/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 ≥105°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: $22,515
• − Mortgage interest: −$6,996
• − Property taxes: −$3,521
• − Insurance: −$624
• − Repairs & maintenance: −$1,801
• − Management: −$1,801
• − Depreciation: −$3,633
• Taxable income: $4,137
• Est. tax owed @ 24.0%: −$993
• After-tax cash flow: $4,788/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

+1442.2% since first listed

28 events — show timeline

• 2026-05-13 Relisted — FMLS
• 2026-05-11 Listing Removed — FMLS
• 2026-02-12 Listed $134,900 GAMLS
• 2026-02-12 Listed $134,900 FMLS
• 2014-01-17 Price Changed $20,500 FMLS
• 2014-01-17 Price Changed $20,500 GAMLS
• 2014-01-17 Listing Removed — FMLS
• 2013-12-23 Sold (MLS) $20,500 GAMLS
• 2013-12-23 Price Changed $26,000 FMLS
• 2013-12-23 Sold (MLS) $20,500 FMLS
• 2013-12-18 Pending — GAMLS
• 2013-12-18 Pending — FMLS
• 2013-11-01 Price Changed $26,000 GAMLS
• 2013-10-25 Price Changed $26,000 GAMLS
• 2013-10-25 Price Changed $26,000 FMLS
• 2013-08-02 Price Changed $39,000 GAMLS
• 2013-08-02 Price Changed $39,000 FMLS
• 2013-07-13 Listed $50,000 FMLS
• 2013-07-13 Listed $50,000 GAMLS
• 2008-12-08 Sold (Public Records) $125,000 Public Records
• 2008-05-30 Sold (MLS) $25,000 FMLS
• 2007-09-17 Listed $32,000 FMLS
• 2005-05-27 Sold (Public Records) $140,000 Public Records
• 2005-01-05 Sold (Public Records) $70,000 Public Records
• 2002-08-14 Sold (Public Records) $81,250 Public Records
• 2001-08-27 Sold (Public Records) $63,500 Public Records
• 1984-05-29 Sold (Public Records) $30,000 Public Records
• 1977-03-01 Sold (Public Records) $8,747 Public Records

Property tax history

+4.8%/yr

Latest (2025): $3,521 · -16.0% YoY. Source: county tax records.