3486 Creighton Rd SW · Atlanta, GA 30331

$215,000

3 bd · 2.0 ba · 1,448 sqft · SingleFamily public records · 59 Days on market

Built 1961 0.30 ac lot $148/sqft · 21% below area Est $273k · 21% under ↓ 28% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +14.5/30.0
• DSCR +4.4/10.0
• 1% rule +4.2/10.0
• 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

3486 Creighton Rd SW is full of potential and ready for its next chapter. This 4-sided brick ranch on a basement home features 3 bedrooms, 2 bathrooms, and a generously sized lot, deck, and patio area, offering the perfect canvas for an investor or owner-occupant with vision to create something special. Conveniently located with easy access to Atlanta amenities, this property is an excellent opportunity for anyone looking for an as-is, where-is fixer-upper with solid bones, space to grow, and the chance to bring new life to a home with lasting value.

Key facts

• 4 sided brick ranch
• Generously sized lot
• Patio area

Tags

• 4 SIDED BRICK RANCH
• GENEROUSLY SIZED LOT
• DECK
• PATIO AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $48 ($577/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 $199k (7.5% below list).
• Recommended offer: $199k (7.5% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 38% 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 $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 59 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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

• Climate carrying-cost: moderate flood risk; major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,829 (7.5% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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: 0.92% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.96%
• DSCR: 1.04
• GRM: 9.0

CMA / ARV

• ARV (median comp): $272,681
• List price: $215,000
• Delta: -21.15%
• 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
2015 Briar Ridge Way SW	0.11mi	3/2.0	1,360 (-6%)	4mo	$258,000	$190	81
3531 Creighton Rd SW	0.12mi	3/2.0	1,332 (-8%)	9mo	$165,000	$124	73
3361 Glenview Cir SW	0.33mi	3/2.0	1,500 (+4%)	8mo	$215,000	$143	72
2181 Meadowlane Dr	0.39mi	3/2.0	1,338 (-8%)	3mo	$100,000	$75	67
3721 Hill Acres Rd SW	0.41mi	4/1.5 (+1)	1,367 (-6%)	7mo	$195,000	$143	59
2120 Briar Glen Ln SW	0.27mi	3/2.5	1,250 (-14%)	6mo	$280,000	$224	57
2292 Country Club Ln SW	0.62mi	3/2.0	1,377 (-5%)	10mo	$230,000	$167	55
3390 Glenview Cir SW	0.33mi	4/2.0 (+1)	1,252 (-14%)	4mo	$230,000	$184	54
2184 Pemberton Rd SW	0.42mi	4/2.5 (+1)	1,325 (-8%)	8mo	$252,000	$190	53
3611 SW Heritage Valley Rd	0.51mi	3/3.0	1,576 (+9%)	8mo	$237,500	$151	51
1819 King Alfred Dr SW	0.68mi	3/2.0	1,553 (+7%)	10mo	$240,000	$155	48
3195 SW Panther Trl SW	0.67mi	3/2.0	1,300 (-10%)	10mo	$300,000	$231	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 · 2.63% rent growth · sell at horizon

5-year hold

• IRR: -15.2%
• Equity multiple: 0.46×
• Total profit: $-32,461
• Equity at exit: $32,057

10-year hold

• IRR: -7.2%
• Equity multiple: 0.55×
• Total profit: $-27,112
• Equity at exit: $18,589

Cash invested: $60,200 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,988 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$306 /mo · $3,667/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $48

Break-even live

Break-even rent $1,927

Max offer price $215,000

Occupancy floor 93%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3503 Parc Cir SW Atlanta, GA	3.0	2.5	1742	$1,850	$1.06	24d	1	0.34mi
3333 Cascade Parc Blvd SW Atlanta, GA	3.0	2.5	1830	$2,800	$1.53	24d	1	0.38mi
3146 Parc Ct SW Unit 3146 Atlanta, GA	2.0	2.5	1800	$2,400	$1.33	15d	1	0.41mi
2311 Cherry Blossom Dr SW Atlanta, GA	3.0	2.0	1311	$1,750	$1.33	24d	1	0.50mi
3433 Cascade Parc Blvd SW Atlanta, GA	3.0	2.5	1682	$2,500	$1.49	24d	1	0.56mi
2164 Camp Ground Rd SW Atlanta, GA	3.0	1.5	1128	$1,595	$1.41	24d	1	0.66mi
3596 Raven Way Atlanta, GA	3.0	2.5	1421	$1,965	$1.38	24d	1	0.75mi
3901 Campbellton Rd SW Unit 3909-K01 Atlanta, GA	2.0	1.5	1093	$1,199	$1.10	24d	1	0.82mi
3901 Campbellton Rd SW Unit 3901-L04 Atlanta, GA	2.0	1.5	1093	$1,140	$1.04	24d	1	0.82mi
3901 Campbellton Rd SW Unit 3909-M06 Atlanta, GA	2.0	1.5	1093	$1,150	$1.05	24d	1	0.82mi
2589 Coventry St SW Atlanta, GA	3.0	2.5	1421	$1,995	$1.40	24d	2	0.82mi
2535 Rex Ave SW Atlanta, GA	3.0	2.0	1443	$1,850	$1.28	24d	1	0.93mi
3488 Cardinal Dr SW Atlanta, GA	3.0	2.5	1421	$2,100	$1.48	24d	1	0.95mi
1928 Grant Rd SW Atlanta, GA	3.0	2.0	1160	$1,823	$1.57	22d	1	0.95mi
2100 Southwood Blvd SW Atlanta, GA	1.0–2.0	1.0–2.0	942	$1,537	$1.63	1d	15	0.97mi
2511 Susan Ln SW Atlanta, GA	3.0	2.0	1277	$1,695	$1.33	5d	1	0.99mi
3381 Greenbriar Pkwy SW Atlanta, GA	1.0–2.0	1.0–2.0	836	$1,416	$1.69	24d	1	0.99mi
2684 Toucan Way SW Atlanta, GA	3.0	2.5	1652	$2,350	$1.42	24d	1	1.02mi
3560 Eagle Ct SW Atlanta, GA	3.0	2.5	1480	$1,995	$1.35	8d	1	1.04mi
4043 Avalon Rd SW Atlanta, GA	4.0	3.0	1434	$2,300	$1.60	24d	1	1.05mi
4037 Braxton Pl SW Unit 4037 Atlanta, GA	4.0	3.0	1397	$2,100	$1.50	24d	1	1.06mi
2909 Campbellton Rd SW Atlanta, GA	1.0–3.0	1.0–2.0	917	$1,299	$1.42	24d	1	1.09mi
3638 Barrow Pl SW Atlanta, GA	3.0	2.0	1200	$1,695	$1.41	24d	1	1.14mi
1580 Childress Dr SW Atlanta, GA	4.0	2.0	1746	$2,250	$1.29	14d	1	1.15mi
2211 Butner Rd SW Atlanta, GA	4.0	2.0	1336	$1,875	$1.40	24d	1	1.17mi
2900 Landrum Dr SW Atlanta, GA	2.0–3.0	2.0	1045	$1,472	$1.41	18d	6	1.21mi
2999 Continental Colony Pkwy SW Atlanta, GA	1.0–2.0	1.0–2.0	947	$1,429	$1.51	3d	5	1.21mi
1960 W Kimberly Rd SW Atlanta, GA	3.0	2.5	1852	$2,105	$1.14	24d	1	1.22mi
2243 Butner Rd Unit NA Atlanta, GA	4.0	2.5	1518	$2,350	$1.55	24d	1	1.23mi
4058 Blanton Ave SW Atlanta, GA	4.0	2.0	1476	$1,750	$1.19	17d	1	1.24mi
2111 Kimberly Rd SW Atlanta, GA	2.0	1.0	996	$1,600	$1.61	8d	1	1.25mi
2750 Barge Rd SW Atlanta, GA	1.0–3.0	1.0–2.0	986	$2,371	$2.40	2d	52	1.27mi
1736 Devon Dr SW Atlanta, GA	3.0	2.5	1354	$2,000	$1.48	24d	1	1.29mi
4211 Campbellton Rd SW Atlanta, GA	3.0	2.0	1384	$2,050	$1.48	22d	1	1.35mi
3596 Indian Rock Rd SW Atlanta, GA	3.0	1.5	1198	$2,000	$1.67	4d	1	1.44mi
1212 Utoy Springs Rd SW #38 Atlanta, GA	2.0	1.0	875	$1,400	$1.60	17d	1	1.47mi

Listing history 26 events

1. 2026-06-18
   days on market $215,000 Active 59 DOM
2. 2026-06-17
   days on market $215,000 Active 58 DOM
3. 2026-06-16
   days on market $215,000 Active 57 DOM
4. 2026-06-15
   days on market $215,000 Active 56 DOM
5. 2026-06-13
   days on market $215,000 Active 54 DOM
6. 2026-06-13
   days on market $215,000 Active 53 DOM
7. 2026-06-09
   days on market $215,000 Active 50 DOM
8. 2026-06-08
   days on market $215,000 Active 49 DOM
9. 2026-06-07
   days on market $215,000 Active 48 DOM
10. 2026-06-04
    days on market $215,000 Active 45 DOM
11. 2026-06-03
    days on market $215,000 Active 44 DOM
12. 2026-06-02
    days on market $215,000 Active 43 DOM
13. 2026-06-01
    days on market $215,000 Active 42 DOM
14. 2026-05-31
    days on market $215,000 Active 41 DOM
15. 2026-04-20
    listed $215,000 New 557-char remark

    Show marketing remark (557 chars)

    3486 Creighton Rd SW is full of potential and ready for its next chapter. This 4-sided brick ranch on a basement home features 3 bedrooms, 2 bathrooms, and a generously sized lot, deck, and patio area, offering the perfect canvas for an investor or owner-occupant with vision to create something special. Conveniently located with easy access to Atlanta amenities, this property is an excellent opportunity for anyone looking for an as-is, where-is fixer-upper with solid bones, space to grow, and the chance to bring new life to a home with lasting value.

16. 2026-04-20
    listed $215,000 Active 557-char remark

    Show marketing remark (557 chars)

    3486 Creighton Rd SW is full of potential and ready for its next chapter. This 4-sided brick ranch on a basement home features 3 bedrooms, 2 bathrooms, and a generously sized lot, deck, and patio area, offering the perfect canvas for an investor or owner-occupant with vision to create something special. Conveniently located with easy access to Atlanta amenities, this property is an excellent opportunity for anyone looking for an as-is, where-is fixer-upper with solid bones, space to grow, and the chance to bring new life to a home with lasting value.

17. 2024-10-22
    status Under Contract
18. 2024-10-22
    status Pending
19. 2024-10-13
    historical
20. 2024-10-13
    historical
21. 2024-08-30
    price $225,000
22. 2024-08-30
    price $225,000
23. 2024-07-22
    price $280,000
24. 2024-07-22
    price $280,000
25. 2024-07-01
    listed $300,000 Active
26. 2024-07-01
    listed $300,000 Active

ⓘ 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: $3,667 · $306/mo
• Projected year-2 tax: $3,667 · $306/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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 19 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: $23,859
• − Mortgage interest: −$12,043
• − Property taxes: −$3,667
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,909
• − Management: −$1,909
• − Depreciation: −$6,255
• Taxable loss: −$2,998
• Est. tax savings @ 24.0%: +$720
• After-tax cash flow: $1,297/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

-28.3% since first listed

12 events — show timeline

• 2026-04-20 Listed $215,000 FMLS
• 2026-04-20 Listed $215,000 GAMLS
• 2024-10-22 Pending — GAMLS
• 2024-10-22 Pending — FMLS
• 2024-10-13 Listing Removed — FMLS
• 2024-10-13 Listing Removed — GAMLS
• 2024-08-30 Price Changed $225,000 GAMLS
• 2024-08-30 Price Changed $225,000 FMLS
• 2024-07-22 Price Changed $280,000 GAMLS
• 2024-07-22 Price Changed $280,000 FMLS
• 2024-07-01 Listed $300,000 FMLS
• 2024-07-01 Listed $300,000 GAMLS

Property tax history

+4.8%/yr

Latest (2025): $3,667 · -4.8% YoY. Source: county tax records.