3727 Bakers Ferry Rd SW · Atlanta, GA 30331

$123,000

2 bd · 1.0 ba · 808 sqft · SingleFamily public records · 224 Days on market

Built 1954 0.41 ac lot $152/sqft · 25% below area Est $208k · 41% 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 +25.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +6.9/10.0
• 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 MLS

Excellent in-town home that is nearly rent ready for an investor or first time buyer. This home sits on a nearly half-acre lot with a large flat backyard. Conveniently located near I-285, this home features great access to all parts of Atlanta.

Key facts

• Half-acre lot
• Large flat backyard
• 0.41 acre lot

Tags

• HALF-ACRE LOT
• LARGE FLAT BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $123k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $123k).
• Recommended offer: $108k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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); 483 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $850 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.

Negotiation context

• It's been on market 224 days — a 12% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $123k implies a 107% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 224 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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. 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.
6. 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.
7. 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: 1.19% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.76%
• DSCR: 1.43
• GRM: 7.0

CMA / ARV

• ARV (median comp): $208,311
• List price: $123,000
• Delta: -40.95%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3828 Collier Dr	0.62mi	2/1.0	800 (-1%)	2mo	$90,000	$113	68
3683 Fairlane Dr NW	0.45mi	3/1.0 (+1)	875 (+8%)	1mo	$120,000	$137	59
170 NW Hemphill School Rd	0.61mi	2/1.0	812 (+0%)	16mo	$108,000	$133	57
474 Fairlock Ln NW	0.54mi	3/1.0 (+1)	875 (+8%)	13mo	$224,000	$256	45
3512 Fairlane Dr NW	0.68mi	3/1.0 (+1)	875 (+8%)	10mo	$224,500	$257	42
3560 Fairlane Dr NW	0.59mi	3/1.0 (+1)	875 (+8%)	16mo	$162,000	$185	40

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: -2.0%
• Equity multiple: 0.92×
• Total profit: $-2,587
• Equity at exit: $18,340

10-year hold

• IRR: 7.3%
• Equity multiple: 1.54×
• Total profit: $18,673
• Equity at exit: $10,635

Cash invested: $34,440 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,460 high
• Mortgage (P&I): −$645
• Tax from tax record: −$177 /mo · $2,122/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $280

Break-even live

Break-even rent $1,105

Max offer price $123,000

Occupancy floor 76%

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: $30,750
• Closing costs: $3,690
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3669 Martin Luther King Jr Dr SW Atlanta, GA	2.0	1.5	800	$1,300	$1.62	5d	2	0.33mi
586 Oakside Dr SW Unit A Atlanta, GA	3.0	1.0	1075	$1,325	$1.23	14d	1	0.41mi
586 Oakside Dr SW Unit B Atlanta, GA	2.0	1.0	1075	$1,065	$0.99	14d	1	0.41mi
470 Bolton Rd NW Unit D1 Atlanta, GA	2.0	1.5	1100	$1,395	$1.27	24d	1	0.44mi
3456 Thompson Dr NW Atlanta, GA	3.0	1.0	975	$1,750	$1.79	24d	1	0.64mi
40 Candlelight Ln SW Unit A Atlanta, GA	2.0	2.0	1098	$1,500	$1.37	24d	1	0.67mi
3466 Fairlane Dr NW Atlanta, GA	3.0	1.0	950	$1,495	$1.57	24d	1	0.77mi
3774 Clovis Ct NW Atlanta, GA	3.0	1.0	1000	$1,445	$1.45	21d	1	0.95mi
3440 Boulder Park Dr SW Atlanta, GA	2.0	1.0	800	$1,050	$1.31	10d	3	1.04mi
415 Fairburn Rd SW Atlanta, GA	1.0–3.0	1.0–2.0	890	$1,258	$1.41	1d	31	1.22mi
3188 Delmar Ln NW Atlanta, GA	3.0	2.0	1124	$2,400	$2.14	24d	1	1.22mi
294 Brownlee Rd SW Atlanta, GA	2.0	1.5	950	$1,050	$1.11	16d	2	1.25mi
842 Bonneville Ter NW Atlanta, GA	2.0	2.0	1100	$1,855	$1.69	24d	1	1.29mi
942 Fairburn Rd NW Atlanta, GA	3.0	2.0	900	$1,623	$1.80	21d	1	1.38mi
875 Fairburn Rd NW Atlanta, GA	3.0	1.0	850	$1,375	$1.62	16d	1	1.44mi

Listing history 27 events

1. 2026-06-18
   days on market $123,000 Active 224 DOM
2. 2026-06-17
   days on market $123,000 Active 223 DOM
3. 2026-06-16
   days on market $123,000 Active 222 DOM
4. 2026-06-15
   days on market $123,000 Active 221 DOM
5. 2026-06-13
   days on market $123,000 Active 219 DOM
6. 2026-06-13
   days on market $123,000 Active 218 DOM
7. 2026-06-09
   days on market $123,000 Active 215 DOM
8. 2026-06-08
   days on market $123,000 Active 214 DOM
9. 2026-06-07
   days on market $123,000 Active 213 DOM
10. 2026-06-04
    days on market $123,000 Active 210 DOM
11. 2026-06-03
    days on market $123,000 Active 209 DOM
12. 2026-06-02
    days on market $123,000 Active 208 DOM
13. 2026-06-01
    days on market $123,000 Active 207 DOM
14. 2026-05-31
    days on market $123,000 Active 206 DOM
15. 2026-04-16
    price $123,000 244-char remark

    Show marketing remark (244 chars)

    Excellent in-town home that is nearly rent ready for an investor or first time buyer. This home sits on a nearly half-acre lot with a large flat backyard. Conveniently located near I-285, this home features great access to all parts of Atlanta.

16. 2026-03-11
    price $127,000 244-char remark

    Show marketing remark (244 chars)

    Excellent in-town home that is nearly rent ready for an investor or first time buyer. This home sits on a nearly half-acre lot with a large flat backyard. Conveniently located near I-285, this home features great access to all parts of Atlanta.

17. 2026-01-13
    price $132,000 244-char remark

    Show marketing remark (244 chars)

    Excellent in-town home that is nearly rent ready for an investor or first time buyer. This home sits on a nearly half-acre lot with a large flat backyard. Conveniently located near I-285, this home features great access to all parts of Atlanta.

18. 2025-12-05
    price $137,000 244-char remark

    Show marketing remark (244 chars)

    Excellent in-town home that is nearly rent ready for an investor or first time buyer. This home sits on a nearly half-acre lot with a large flat backyard. Conveniently located near I-285, this home features great access to all parts of Atlanta.

19. 2025-11-06
    listed $142,500 New 244-char remark

    Show marketing remark (244 chars)

    Excellent in-town home that is nearly rent ready for an investor or first time buyer. This home sits on a nearly half-acre lot with a large flat backyard. Conveniently located near I-285, this home features great access to all parts of Atlanta.

20. 2019-07-10
    soldstatus $59,500
21. 2019-06-28
    status Pending 285-char remark

    Show marketing remark (285 chars)

    Located in the Wisteria Gardens/Adamsville neighborhood of Atlanta, this traditional ranch is ready for your upgrades. Enter to find an open floor-plan great for roommates. This home features a central mantel and large fenced-in back yard. Easy access to 285 and public transportation.

22. 2019-06-25
    soldstatus $59,500 Closed 285-char remark

    Show marketing remark (285 chars)

    Located in the Wisteria Gardens/Adamsville neighborhood of Atlanta, this traditional ranch is ready for your upgrades. Enter to find an open floor-plan great for roommates. This home features a central mantel and large fenced-in back yard. Easy access to 285 and public transportation.

23. 2019-05-23
    listed $67,000 Active 285-char remark

    Show marketing remark (285 chars)

    Located in the Wisteria Gardens/Adamsville neighborhood of Atlanta, this traditional ranch is ready for your upgrades. Enter to find an open floor-plan great for roommates. This home features a central mantel and large fenced-in back yard. Easy access to 285 and public transportation.

24. 1995-07-03
    soldstatus $37,000
25. 1990-12-29
    soldstatus $5,000
26. 1990-11-09
    soldstatus $39,400
27. 1990-10-22
    soldstatus $39,400

ⓘ 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: $2,122 · $177/mo
• Projected year-2 tax: $2,122 · $177/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 6 d/yr ≥103°F today · 16 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: $17,520
• − Mortgage interest: −$6,890
• − Property taxes: −$2,122
• − Insurance: −$615
• − Repairs & maintenance: −$1,402
• − Management: −$1,402
• − Depreciation: −$3,578
• Taxable income: $1,511
• Est. tax owed @ 24.0%: −$363
• After-tax cash flow: $3,000/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

+212.2% since first listed

13 events — show timeline

• 2026-04-16 Price Changed $123,000 GAMLS
• 2026-03-11 Price Changed $127,000 GAMLS
• 2026-01-13 Price Changed $132,000 GAMLS
• 2025-12-05 Price Changed $137,000 GAMLS
• 2025-11-06 Listed $142,500 GAMLS
• 2019-07-10 Sold (Public Records) $59,500 Public Records
• 2019-06-28 Pending — FMLS
• 2019-06-25 Sold (MLS) $59,500 FMLS
• 2019-05-23 Listed $67,000 FMLS
• 1995-07-03 Sold (Public Records) $37,000 Public Records
• 1990-12-29 Sold (Public Records) $5,000 Public Records
• 1990-11-09 Sold (Public Records) $39,400 Public Records
• 1990-10-22 Sold (Public Records) $39,400 Public Records

Property tax history

+10.0%/yr

Latest (2025): $2,122 · -7.7% YoY. Source: county tax records.