2604 Campbellton Rd SW Unit 3C · Atlanta, GA 30311

$139,900

2 bd · 2.0 ba · 1,728 sqft · Townhouse public records · 35 Days on market

Built 1967 1,089 sqft lot $81/sqft · 21% below area Est $178k · 21% under ↓ 33% since listing

---

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 +26.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +7.7/10.0
• Livability +4.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the gated Enclave at Campbellton community in Atlanta, this 2-bedroom, 2.5-bath townhome offers a comfortable layout and a great opportunity for the right buyer. The living spaces are functional and ready for your personal touch, making this an accessible entry point into Atlanta homeownership. Situated approximately seven miles southwest of Downtown Atlanta, residents enjoy easy access to I-20, I-85, and I-285, making commutes a breeze. Shopping, dining, and entertainment - including the Mall West End and Mercedes-Benz Stadium - are all within a short drive. Cascade Springs Nature Preserve and the Atlanta Belt Line trail system are nearby for outdoor recreation. Served by Atlanta Public Schools and close to the Andrew and Walter Young Family YMCA, this location suits a variety of lifestyles. Don't miss this opportunity to own in one of Atlanta's well-connected southwest communities. This unit is 1 of 10 Townhomes that can be sold together.

Key facts

• Gated community
• Near dining
• Near shopping

Tags

• GATED COMMUNITY
• EASY ACCESS TO I-20
• EASY ACCESS TO I-85
• EASY ACCESS TO I-285
• NEAR SHOPPING
• NEAR DINING

Property features AI

Finance

• Other: Tax/legal description: LOT 2 C E
• Financial info: No specific financial details listed
• HOA & community: Community contains 46 units

Exterior

• Parking: No parking information listed
• Security: No security features listed
• Utilities: Other water source; Other sewer
• Home design: Two-story property; Fee simple ownership; Resale condition
• Construction: Other construction materials; Slab foundation; Other roof
• Exterior features: Other exterior features; Back yard fencing

Interior

• Kitchen: No kitchen features listed
• Bedrooms: Two bedrooms on the upper level; No special bedroom features listed
• Flooring: Other flooring
• Bathrooms: Two full bathrooms; One half bathroom (main level)
• Heating & cooling: No heating or cooling information listed
• Interior features: Two-plus shared/common walls; Other interior features
• Laundry & utility: No laundry or utility features listed

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $140k.

Deal economics

• At list price, monthly cash flow is $385 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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: 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.
• Zoned schools: L. O. Kimberly Elementary School (math 8% / reading 12%, grade F, #1,092 of 1,228 statewide, top 91%, 334 students, 100% FRL); Ralph Bunche Middle School (math 2% / reading 12%, grade F, #449 of 470 statewide, top 97%, 824 students, 100% FRL); D. M. Therrell High School (math 5% / reading 10%, grade F, #378 of 424 statewide, top 91%, 973 students, 100% FRL) — zoned schools average 100% FRL vs 71% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 8% at this address vs 32% district-wide (-23 pts) — the specific schools serving this property underperform the Atlanta Public Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.2%/yr); 245 active listings in the ZIP; 34 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).
• This rent runs 42% 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 $967 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 35 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 wind risk, 25% 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 $135,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1967 — 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: 1.27% ✓
• Cap rate: 9.59%
• Cash-on-cash: 11.79%
• DSCR: 1.52
• GRM: 6.5

CMA / ARV

• ARV (median comp): $177,972
• List price: $139,900
• Delta: -21.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2106 Childress Dr SW	0.73mi	3/2.5 (+1)	1,600 (-7%)	16mo	$215,000	$134	33

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -2.3%
• Equity multiple: 0.91×
• Total profit: $-3,331
• Equity at exit: $20,860

10-year hold

• IRR: 3.6%
• Equity multiple: 1.22×
• Total profit: $8,705
• Equity at exit: $12,096

Cash invested: $39,172 (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 30311

• Home prices YoY: -33.3%
• Rents YoY: -0.2%
• Active inventory: 245
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,783 high
• Mortgage (P&I): −$734
• Tax from tax record: −$232 /mo · $2,787/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $385

Break-even live

Break-even rent $1,296

Max offer price $139,900

Occupancy floor 73%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1821 Sandringham Dr SW Atlanta, GA	3.0	2.0	1540	$2,100	$1.36	19d	1	0.25mi
1788 Dodson Dr SW Atlanta, GA	3.0	2.0	1212	$1,950	$1.61	14d	1	0.34mi
1994 Bent Creek Way SW Atlanta, GA	1.0–3.0	1.0–2.0	1041	$1,202	$1.16	8d	1	0.46mi
2400 Campbellton Rd SW Atlanta, GA	1.0–3.0	1.0–2.5	1350	$1,350	$1.00	8d	2	0.47mi
2400 Campbellton Rd SW Atlanta, GA	2.0	2.0	1125	$1,250	$1.11	24d	1	0.47mi
2400 Campbellton Rd SW Atlanta, GA	2.0–3.0	1.5–2.5	1237	$1,250	$1.01	17d	3	0.47mi
2467 Calvin Ave Atlanta, GA	3.0	2.0	1200	$1,950	$1.62	24d	1	0.52mi
1735 Willis Mill Rd SW Atlanta, GA	3.0	2.0	1461	$2,173	$1.49	17d	1	0.52mi
2900 Landrum Dr SW Atlanta, GA	2.0–3.0	2.0	1045	$1,337	$1.28	18d	6	0.52mi
2039 Bent Creek Way SW Atlanta, GA	1.0–2.0	1.0	898	$1,200	$1.34	8d	1	0.54mi
2328 Campbellton Rd SW Atlanta, GA	1.0–3.0	1.0–2.0	1014	$1,225	$1.21	24d	9	0.56mi
2909 Campbellton Rd SW Atlanta, GA	1.0–3.0	1.0–2.0	917	$1,099	$1.20	24d	1	0.60mi
1668 Laurelwood Dr SW Atlanta, GA	3.0	2.0	2019	$2,000	$0.99	21d	1	0.67mi
1736 Devon Dr SW Atlanta, GA	3.0	2.5	1354	$2,000	$1.48	24d	1	0.70mi
2675 Headland Dr Atlanta, GA	3.0	2.0	1408	$1,600	$1.14	18d	1	0.74mi
2284 Headland Dr Atlanta, GA	3.0	3.5	1117	$1,502	$1.34	13d	1	1.03mi
1867 Myrtle Dr SW #24 Atlanta, GA	3.0	2.5	1400	$1,400	$1.00	19d	1	1.06mi
1867 Myrtle Dr SW Atlanta, GA	3.0	2.5	1400	$1,400	$1.00	24d	1	1.09mi
1717 Centra Villa Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	1033	$1,400	$1.35	24d	1	1.12mi
1870 Myrtle Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	900	$1,212	$1.35	22d	26	1.14mi
3138 Imperial Cir SW Atlanta, GA	3.0	3.0	2210	$2,250	$1.02	24d	1	1.18mi
2287 Mulberry St Unit B Atlanta, GA	3.0	1.0	1700	$2,500	$1.47	24d	1	1.20mi
1988 Plaza Ln SW Atlanta, GA	1.0–3.0	1.0–2.0	990	$1,174	$1.19	2d	13	1.21mi
1988 Plaza Ln SW Atlanta, GA	1.0–3.0	1.0–2.0	990	$1,174	$1.19	11d	13	1.21mi
2079 Honeysuckle Ln SW Atlanta, GA	3.0	2.0	1500	$1,900	$1.27	24d	1	1.21mi
2610 Harmony Way Atlanta, GA	3.0	1.0	1100	$1,095	$1.00	24d	1	1.26mi
3146 Parc Ct SW Unit 3146 Atlanta, GA	2.0	2.5	1800	$2,400	$1.33	15d	1	1.29mi
3433 Cascade Parc Blvd SW Atlanta, GA	3.0	2.5	1682	$2,500	$1.49	24d	1	1.31mi
3333 Cascade Parc Blvd SW Atlanta, GA	3.0	2.5	1830	$2,800	$1.53	24d	1	1.33mi
3503 Parc Cir SW Atlanta, GA	3.0	2.5	1742	$1,850	$1.06	24d	1	1.36mi
2287 Boulevard Granada SW Atlanta, GA	3.0	2.0	1496	$2,050	$1.37	22d	1	1.38mi
1917 Connally Dr Atlanta, GA	3.0	2.0	1534	$1,850	$1.21	13d	1	1.45mi
2367 Cascade Rd Unit G27 Atlanta, GA	2.0	1.0	1815	$1,300	$0.72	24d	1	1.46mi
2523 Ben Hill Rd Atlanta, GA	3.0	1.5	1412	$3,000	$2.12	22d	1	1.46mi

Listing history 27 events

1. 2026-06-18
   days on market $139,900 Active 35 DOM
2. 2026-06-17
   days on market $139,900 Active 34 DOM
3. 2026-06-16
   days on market $139,900 Active 33 DOM
4. 2026-06-15
   days on market $139,900 Active 32 DOM
5. 2026-06-13
   days on market $139,900 Active 30 DOM
6. 2026-06-13
   days on market $139,900 Active 29 DOM
7. 2026-06-09
   days on market $139,900 Active 26 DOM
8. 2026-06-08
   days on market $139,900 Active 25 DOM
9. 2026-06-07
   days on market $139,900 Active 24 DOM
10. 2026-06-04
    days on market $139,900 Active 21 DOM
11. 2026-06-03
    days on market $139,900 Active 20 DOM
12. 2026-06-02
    days on market $139,900 Active 19 DOM
13. 2026-06-01
    days on market $139,900 Active 18 DOM
14. 2026-05-31
    days on market $139,900 Active 17 DOM
15. 2026-05-13
    listed $139,900 New 965-char remark

    Show marketing remark (965 chars)

    Located in the gated Enclave at Campbellton community in Atlanta, this 2-bedroom, 2.5-bath townhome offers a comfortable layout and a great opportunity for the right buyer. The living spaces are functional and ready for your personal touch, making this an accessible entry point into Atlanta homeownership. Situated approximately seven miles southwest of Downtown Atlanta, residents enjoy easy access to I-20, I-85, and I-285, making commutes a breeze. Shopping, dining, and entertainment - including the Mall West End and Mercedes-Benz Stadium - are all within a short drive. Cascade Springs Nature Preserve and the Atlanta Belt Line trail system are nearby for outdoor recreation. Served by Atlanta Public Schools and close to the Andrew and Walter Young Family YMCA, this location suits a variety of lifestyles. Don't miss this opportunity to own in one of Atlanta's well-connected southwest communities. This unit is 1 of 10 Townhomes that can be sold together.

16. 2026-05-13
    listed $139,900 Active 977-char remark

    Show marketing remark (965 chars)

    Located in the gated Enclave at Campbellton community in Atlanta, this 2-bedroom, 2.5-bath townhome offers a comfortable layout and a great opportunity for the right buyer. The living spaces are functional and ready for your personal touch, making this an accessible entry point into Atlanta homeownership. Situated approximately seven miles southwest of Downtown Atlanta, residents enjoy easy access to I-20, I-85, and I-285, making commutes a breeze. Shopping, dining, and entertainment - including the Mall West End and Mercedes-Benz Stadium - are all within a short drive. Cascade Springs Nature Preserve and the Atlanta Belt Line trail system are nearby for outdoor recreation. Served by Atlanta Public Schools and close to the Andrew and Walter Young Family YMCA, this location suits a variety of lifestyles. Don't miss this opportunity to own in one of Atlanta's well-connected southwest communities. This unit is 1 of 10 Townhomes that can be sold together.

17. 2025-12-29
    soldstatus $1,360,000
18. 2025-03-24
    soldstatus $170,000
19. 2019-07-03
    soldstatus $1,968,750
20. 2017-05-17
    status Under Contract
21. 2017-05-17
    listed $105,000 New
22. 2017-05-17
    historical
23. 2010-06-10
    historical
24. 2009-11-30
    soldstatus $6,100 Sold
25. 2008-01-29
    soldstatus $1,260,000
26. 2007-08-09
    soldstatus $1,082,123
27. 2005-05-27
    soldstatus $208,900

ⓘ 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: $2,787 · $232/mo
• Projected year-2 tax: $2,787 · $232/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 19 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: $21,401
• − Mortgage interest: −$7,837
• − Property taxes: −$2,787
• − Insurance: −$700
• − Repairs & maintenance: −$1,712
• − Management: −$1,712
• − Depreciation: −$4,070
• Taxable income: $2,584
• Est. tax owed @ 24.0%: −$620
• After-tax cash flow: $3,996/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): 34,953
• Household income: $50,649
• Rent vs Own: 57.1% rent · 42.9% own
• Severe rent burden: 2825.0

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 (89%)
• Race & ethnicity: Black 89% Hispanic / Latino 4% Two or more races 4% White 3%
• Common ancestry: Hispanic 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 3% French/Haitian/Cajun 1% Korean 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: ▼ -129.99%
• Current HPI: 259.954
• Rent YoY: ▼ -0.19%
• 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

-33.0% since first listed

13 events — show timeline

• 2026-05-13 Listed $139,900 FMLS
• 2026-05-13 Listed $139,900 GAMLS
• 2025-12-29 Sold (Public Records) $1,360,000 Public Records
• 2025-03-24 Sold (Public Records) $170,000 Public Records
• 2019-07-03 Sold (Public Records) $1,968,750 Public Records
• 2017-05-17 Pending — GAMLS
• 2017-05-17 Listed $105,000 GAMLS
• 2017-05-17 Listing Removed — GAMLS
• 2010-06-10 Listing Removed — FMLS
• 2009-11-30 Sold (MLS) $6,100 FMLS
• 2008-01-29 Sold (Public Records) $1,260,000 Public Records
• 2007-08-09 Sold (Public Records) $1,082,123 Public Records
• 2005-05-27 Sold (Public Records) $208,900 Public Records

Property tax history

+16.0%/yr

Latest (2025): $2,787 · +64.3% YoY. Source: county tax records.