2333 Omaha Rd SW · Atlanta, GA 30331

$174,900

3 bd · 1.5 ba · 1,292 sqft · SingleFamily public records · 58 Days on market

Built 1960 10,062 sqft lot $135/sqft · 18% below area Est $213k · 18% under

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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 +20.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• 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

This charming 3-bedroom classic home features a blend of traditional elements and modern comforts. The spacious living room welcomes you with and a cozy home feeling, while large windows allow natural light to fill the space. The adjacent dining area flows into a well-appointed kitchen. Each bedroom offers ample closet space, with the primary suite boasting direct access to a shared bathroom featuring a vanity and tub/shower combo. A convenient half bathroom serves guests and adds functionality to the living space. The outdoor area includes a spacious lawn and a deck, perfect for entertaining or enjoying quiet evenings.

Key facts

• Large windows
• Ample closet space
• Spacious lawn

Tags

• SPACIOUS LIVING ROOM
• LARGE WINDOWS
• WELL-APPOINTED KITCHEN
• AMPLE CLOSET SPACE
• SPACIOUS LAWN
• DECK

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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; 22 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 34% 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 58 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $169,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 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 1960 — 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: 1.03% ✓
• Cap rate: 7.77%
• Cash-on-cash: 5.28%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

• ARV (median comp): $212,979
• List price: $174,900
• Delta: -17.88%
• 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
2364 El Paso Rd SW	0.11mi	3/2.5	1,265 (-2%)	9mo	$25,000	$20	80
2494 Fairway Cir SW	0.32mi	3/2.0	1,368 (+6%)	0mo	$234,999	$172	73
2356 County Line Rd SW	0.22mi	3/1.0	1,360 (+5%)	10mo	$112,551	$83	71
4728 Apache Trl SW	0.51mi	3/1.5	1,269 (-2%)	5mo	$185,000	$146	69
4748 Carson Pass SW	0.49mi	3/1.5	1,269 (-2%)	7mo	$195,000	$154	68
2392 Ozark Trl SW	0.38mi	3/2.5	1,356 (+5%)	3mo	$170,000	$125	68
4732 Carson Pass SW	0.47mi	4/1.5 (+1)	1,269 (-2%)	4mo	$192,000	$151	67
4572 Sahara Dr SW	0.42mi	3/2.0	1,328 (+3%)	9mo	$220,000	$166	66
4595 Sahara Dr SW	0.39mi	3/2.0	1,191 (-8%)	8mo	$137,000	$115	60
4268 Kimball Rd SW	0.44mi	4/2.5 (+1)	1,212 (-6%)	1mo	$115,000	$95	59
4601 Wilson James Rd SW	0.43mi	3/1.0	1,200 (-7%)	9mo	$70,000	$58	59
4369 Kimball Rd SW	0.44mi	3/1.5	1,125 (-13%)	8mo	$215,000	$191	51

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: -8.5%
• Equity multiple: 0.69×
• Total profit: $-15,253
• Equity at exit: $26,078

10-year hold

• IRR: 0.5%
• Equity multiple: 1.04×
• Total profit: $1,782
• Equity at exit: $15,122

Cash invested: $48,972 (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 30331

• Home prices YoY: -34.2%
• Rents YoY: 2.6%
• Active inventory: 483
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,798 high
• Mortgage (P&I): −$917
• Tax from tax record: −$214 /mo · $2,574/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $216

Break-even live

Break-even rent $1,525

Max offer price $174,900

Occupancy floor 83%

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2356 County Line Rd SW Atlanta, GA	3.0	1.0	1360	$1,695	$1.25	24d	1	0.23mi
4515 Doral Dr SW Atlanta, GA	3.0	1.5	1184	$1,700	$1.44	15d	1	0.30mi
4545 Sahara Dr SW Atlanta, GA	3.0	2.0	1075	$1,665	$1.55	5d	1	0.43mi
4596 Sahara Dr SW Atlanta, GA	4.0	1.5	1475	$1,200	$0.81	24d	1	0.45mi
4596 Sahara Dr SW Atlanta, GA	4.0	1.5	1375	$1,500	$1.09	4d	1	0.45mi
4211 Campbellton Rd SW Atlanta, GA	3.0	2.0	1384	$2,050	$1.48	22d	1	0.75mi
4720 Edwina Ln SW Atlanta, GA	4.0	2.0	1400	$1,873	$1.34	2d	1	0.80mi
4610 Greenbriar Trl SW Unit 204 Atlanta, GA	3.0	2.0	1206	$1,950	$1.62	12d	1	0.86mi
2111 Kimberly Rd SW Atlanta, GA	2.0	1.0	996	$1,600	$1.61	7d	1	0.86mi
2111 Sandtree Ct SW Unit 2 Atlanta, GA	2.0	1.0	1100	$1,500	$1.36	24d	1	0.88mi
2243 Butner Rd Unit NA Atlanta, GA	4.0	2.5	1518	$2,350	$1.55	24d	1	0.93mi
4058 Blanton Ave SW Atlanta, GA	4.0	2.0	1476	$1,750	$1.19	17d	1	0.97mi
2211 Butner Rd SW Atlanta, GA	4.0	2.0	1336	$1,875	$1.40	24d	1	0.97mi
4037 Braxton Pl SW Unit 4037 Atlanta, GA	4.0	3.0	1397	$2,100	$1.50	24d	1	1.04mi
4043 Avalon Rd SW Atlanta, GA	4.0	3.0	1434	$2,300	$1.60	24d	1	1.04mi
1960 W Kimberly Rd SW Atlanta, GA	3.0	2.5	1852	$2,105	$1.14	24d	1	1.05mi
2100 Southwood Blvd SW Atlanta, GA	1.0–2.0	1.0–2.0	942	$1,537	$1.63	1d	15	1.12mi
1928 Grant Rd SW Atlanta, GA	3.0	2.0	1160	$1,823	$1.57	22d	1	1.28mi
3901 Campbellton Rd SW Unit 3909-K01 Atlanta, GA	2.0	1.5	1093	$1,199	$1.10	24d	1	1.31mi
3901 Campbellton Rd SW Unit 3909-M06 Atlanta, GA	2.0	1.5	1093	$1,150	$1.05	24d	1	1.31mi
3901 Campbellton Rd SW Unit 3901-L04 Atlanta, GA	2.0	1.5	1093	$1,140	$1.04	24d	1	1.31mi
2164 Camp Ground Rd SW Atlanta, GA	3.0	1.5	1128	$1,595	$1.41	24d	1	1.46mi

Listing history 26 events

1. 2026-06-18
   days on market $174,900 Active 58 DOM
2. 2026-06-17
   days on market $174,900 Active 57 DOM
3. 2026-06-16
   days on market $174,900 Active 56 DOM
4. 2026-06-15
   days on market $174,900 Active 55 DOM
5. 2026-06-13
   days on market $174,900 Active 53 DOM
6. 2026-06-13
   days on market $174,900 Active 52 DOM
7. 2026-06-09
   statusdays on market $174,900 Active 49 DOM
8. 2026-06-08
   days on market $174,900 Price Change 48 DOM
9. 2026-06-07
   pricestatusdays on market $174,900 Price Change 47 DOM
10. 2026-06-04
    days on market $184,900 Active 44 DOM
11. 2026-06-03
    days on market $184,900 Active 43 DOM
12. 2026-06-02
    days on market $184,900 Active 42 DOM
13. 2026-06-01
    days on market $184,900 Active 41 DOM
14. 2026-05-31
    days on market $184,900 Active 40 DOM
15. 2026-04-21
    listed $184,900 New 627-char remark

    Show marketing remark (627 chars)

    This charming 3-bedroom classic home features a blend of traditional elements and modern comforts. The spacious living room welcomes you with and a cozy home feeling, while large windows allow natural light to fill the space. The adjacent dining area flows into a well-appointed kitchen. Each bedroom offers ample closet space, with the primary suite boasting direct access to a shared bathroom featuring a vanity and tub/shower combo. A convenient half bathroom serves guests and adds functionality to the living space. The outdoor area includes a spacious lawn and a deck, perfect for entertaining or enjoying quiet evenings.

16. 2022-02-16
    soldstatus $342,500
17. 2022-02-03
    price $1,225
18. 2013-08-02
    soldstatus $33,000 Sold 41-char remark

    Show marketing remark (41 chars)

    Short Sale. Great area. Motivated Seller.

19. 2013-07-01
    historical 41-char remark

    Show marketing remark (41 chars)

    Short Sale. Great area. Motivated Seller.

20. 2013-06-21
    price $33,000 41-char remark

    Show marketing remark (41 chars)

    Short Sale. Great area. Motivated Seller.

21. 2013-04-24
    status Active 41-char remark

    Show marketing remark (41 chars)

    Short Sale. Great area. Motivated Seller.

22. 2013-04-23
    price $39,000 41-char remark

    Show marketing remark (41 chars)

    Short Sale. Great area. Motivated Seller.

23. 2013-04-16
    status Pending 41-char remark

    Show marketing remark (41 chars)

    Short Sale. Great area. Motivated Seller.

24. 2013-03-29
    listed $59,900 Active 41-char remark

    Show marketing remark (41 chars)

    Short Sale. Great area. Motivated Seller.

25. 1991-07-31
    soldstatus $57,000
26. 1983-05-13
    soldstatus $43,750

ⓘ 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: $2,574 · $214/mo
• Projected year-2 tax: $2,574 · $214/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 · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $21,572
• − Mortgage interest: −$9,797
• − Property taxes: −$2,574
• − Insurance: −$874
• − Repairs & maintenance: −$1,726
• − Management: −$1,726
• − Depreciation: −$5,088
• Taxable loss: −$213
• Est. tax savings @ 24.0%: +$51
• After-tax cash flow: $2,638/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

+322.6% since first listed

12 events — show timeline

• 2026-04-21 Listed $184,900 GAMLS
• 2022-02-16 Sold (Public Records) $342,500 Public Records
• 2022-02-03 Price Changed $1,225 RENT.
• 2013-08-02 Sold (MLS) $33,000 FMLS
• 2013-07-01 Listing Removed — FMLS
• 2013-06-21 Price Changed $33,000 FMLS
• 2013-04-24 Relisted — FMLS
• 2013-04-23 Price Changed $39,000 FMLS
• 2013-04-16 Pending — FMLS
• 2013-03-29 Listed $59,900 FMLS
• 1991-07-31 Sold (Public Records) $57,000 Public Records
• 1983-05-13 Sold (Public Records) $43,750 Public Records

Property tax history

+6.4%/yr

Latest (2025): $2,574 · -0.1% YoY. Source: county tax records.