1605 Jackson Trace Ct · Atlanta, GA 30318

$265,000

3 bd · 2.5 ba · 1,594 sqft · Townhouse public records · 30 Days on market

Built 2002 1,742 sqft lot $166/sqft · 15% below area Est $313k · 15% under $250/mo HOA · 10% of rent ↓ 7% since listing

---

Why this score? — see what drove the D+ 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 +14.4/15.0
• Cash flow +14.2/30.0
• DSCR +4.3/10.0
• 1% rule +4.2/10.0
• 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

Welcome home to this beautifully maintained end-unit townhome tucked away in a quiet cul-de-sac! This spacious 2-bedroom, 2.5-bath home offers an ideal layout with each bedroom featuring its own private full bath, perfect for roommates, guests, or flexible living. The oversized primary suite features an updated spa-like bathroom with double vanity, soaking tub, separate glass shower, walk-in closet, and an additional closet for extra storage. Bamboo flooring throughout the main level adds warmth and style, while LED lighting throughout the home provides modern efficiency. Enjoy the inviting fireside living area and an eat-in kitchen complete with breakfast bar, ample cabinet space, and great flow for entertaining. Upstairs laundry offers everyday convenience, along with a large linen closet and additional storage space under the stairs. Major updates include a roof replaced in late 2025 and a dual-zone HVAC system serviced every 6 months through an active service agreement. Additional features include a one-car garage, storage under the stairs, and low-maintenance living in a desirable corner/end-unit location. The HOA maintains the exterior, landscaping, pest control, and termite coverage, making ownership even easier. Conveniently located near shopping, dining, and commuter routes, this move-in ready home combines comfort, functionality, and value!

Key facts

• $250 HOA
• Garage
• Built 2002

Property features AI

Finance

• Other: Paved county road frontage; subdivision directions available
• HOA & community: Community with 96 units; Monthly association fee of $250; Association covers grounds and structure maintenance, pest control/termite service, and trash

Exterior

• Parking: Attached garage (1 garage space); Two total parking spaces
• Utilities: Public water; Public sewer; 220 volt electric; Cable, electricity, natural gas, phone available
• Home design: Two levels; End unit townhouse/condo style; Fee simple ownership; Slab foundation; Composition roof
• Construction: Vinyl siding and other exterior materials; Built as resale property
• Exterior features: Private entrance; Covered rear porch and patio

Interior

• Kitchen: Kitchen island and breakfast bar; Eat-in kitchen with pantry; Cabinets and open view to family room; Dishwasher; Disposal; Gas range; Microwave
• Bedrooms: Oversized primary bedroom; Two upper-level bedrooms
• Flooring: Bamboo; Carpet; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom (main level); Master bath with double vanity, separate tub and shower, and soaking tub
• Heating & cooling: Zoned heating (natural gas); Zoned electric cooling with ceiling fans
• Interior features: One gas-started fireplace in the living room; His and hers closets and walk-in closet(s); Double vanity in master bath; Double pane windows; End unit with no one above or below; Resale condition
• Laundry & utility: Laundry closet in hall; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $265k.

Deal economics

• At list price, monthly cash flow is $42 ($504/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 $243k (8.3% below list).
• Recommended offer: $243k (8.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: William J. Scott Elementary School (math 5% / reading 5%, grade F, #1,160 of 1,228 statewide, top 98%, 289 students, 100% FRL); John Lewis Invictus Academy (math 2% / reading 2%, grade F, #470 of 470 statewide, top 100%, 825 students, 100% FRL); Frederick Douglass High School (math 24%, 1,112 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 4% at this address vs 32% district-wide (-28 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 rising (+3.3%/yr); 722 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 35% of the median local income ($83k/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 $2k of loan paydown is wiped out by about $8k 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 30 days — a 2% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $243,088 (8.3% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 6.48%
• Cash-on-cash: 0.68%
• DSCR: 1.03
• GRM: 9.1

CMA / ARV

• ARV (median comp): $312,833
• List price: $265,000
• Delta: -15.29%
• 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
1434 Creekside Cir NW	0.46mi	2/3.0 (-1)	1,573 (-1%)	6mo	$299,990	$191	65
1436 Creekside Cir NW	0.46mi	2/3.0 (-1)	1,573 (-1%)	6mo	$336,390	$214	64
1442 Creekside Cir NW	0.46mi	2/3.0 (-1)	1,573 (-1%)	6mo	$339,550	$216	64
1438 Creekside Cir NW	0.46mi	2/3.0 (-1)	1,573 (-1%)	6mo	$309,777	$197	64
1422 Creekside Cir NW	0.46mi	2/3.0 (-1)	1,573 (-1%)	6mo	$324,390	$206	64
1414 Creekside Cir NW	0.46mi	2/3.0 (-1)	1,573 (-1%)	7mo	$329,390	$209	64
1412 Creekside Cir NW	0.46mi	2/3.0 (-1)	1,573 (-1%)	7mo	$346,445	$220	64
1426 Creekside Cir NW	0.46mi	2/3.0 (-1)	1,573 (-1%)	7mo	$346,990	$221	64
1418 Creekside Cir NW	0.46mi	2/3.0 (-1)	1,573 (-1%)	7mo	$299,990	$191	64
2631 Creekside Dr NW	0.50mi	2/3.0 (-1)	1,660 (+4%)	2mo	$340,000	$205	61
2821 Georgia Aster Way NW #46	0.62mi	3/2.5	1,418 (-11%)	3mo	$339,990	$240	50
2816 Georgia Aster Way #08	0.62mi	3/2.5	1,418 (-11%)	4mo	$351,755	$248	50

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 · 3.26% rent growth · sell at horizon

5-year hold

• IRR: -14.9%
• Equity multiple: 0.47×
• Total profit: $-39,564
• Equity at exit: $39,512

10-year hold

• IRR: -5.8%
• Equity multiple: 0.62×
• Total profit: $-28,111
• Equity at exit: $22,912

Cash invested: $74,200 (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 30318

• Rents YoY: 3.3%
• Active inventory: 722
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,431 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$128 /mo · $1,540/yr
• Insurance: −$110
• HOA: −$250
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $42

Break-even live

Break-even rent $2,378

Max offer price $265,000

Occupancy floor 93%

Sensitivity live

Price	-10% $192	-5% $117	+0% $42	+5% $-33	+10% $-108
Rent	-10% $-150	-5% $-54	+0% $42	+5% $138	+10% $234
Rate	-1.0pp $175	-0.5pp $109	base $42	+0.5pp $-27	+1.0pp $-97

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1647 Bridgeport Dr NW Atlanta, GA	4.0	2.0	1250	$2,100	$1.68	4d	1	0.03mi
1673 Jackson Sq NW Atlanta, GA	3.0	3.0	2088	$2,300	$1.10	8d	1	0.23mi
1422 Creekside Cir NW Unit 211 Atlanta, GA	2.0	2.5	1573	$2,500	$1.59	3d	1	0.45mi
1725 Church St NW Atlanta, GA	4.0	2.0	1274	$2,053	$1.61	21d	1	0.48mi
2635 Creekside Dr NW Atlanta, GA	2.0	2.5	1573	$2,635	$1.68	2d	1	0.50mi
1359 Creek View Ln NW Atlanta, GA	3.0	2.5	2129	$3,000	$1.41	25d	1	0.50mi
1315 Northwest Dr NW Atlanta, GA	3.0	1.0–2.0	908	$2,415	$2.66	3d	36	0.54mi
2713 Creek View Ter NW Atlanta, GA	4.0	3.5	2129	$2,999	$1.41	8d	1	0.54mi
1740 Bolton Rd NW Atlanta, GA	3.0	3.0	2208	$2,900	$1.31	25d	1	0.56mi
2625 Peyton Rd NW Atlanta, GA	3.0	2.0	1100	$2,300	$2.09	18d	1	0.58mi
1409 Northwest Dr NW Atlanta, GA	4.0	2.5	2000	$2,998	$1.50	25d	1	0.59mi
1400 Northwest Dr NW Unit A Atlanta, GA	3.0	2.0	1228	$2,600	$2.12	25d	1	0.63mi
2000 James Jackson Pkwy NW Atlanta, GA	1.0–2.0	1.0–2.0	959	$2,240	$2.33	4d	10	0.72mi
2591 Ocean Walk Dr NW Atlanta, GA	2.0	3.5	1998	$2,650	$1.33	25d	1	0.73mi
1648 Mary George Ave NW Atlanta, GA	3.0	2.0	1056	$1,950	$1.85	11d	1	0.74mi
1212 James Jackson Pkwy NW Atlanta, GA	3.0	2.0	1211	$1,782	$1.47	15d	1	0.77mi
2585 Ocean Dr NW Atlanta, GA	2.0	3.5	1998	$2,550	$1.28	25d	1	0.81mi
2431 Saint Paul Ave NW Atlanta, GA	3.0	2.0	1134	$2,045	$1.80	2d	1	0.83mi
2493 Sycamore Rd NW #4 Atlanta, GA	3.0	3.5	1848	$3,400	$1.84	8d	1	0.90mi
2011 Oak Ln NW Atlanta, GA	3.0	3.5	1848	$3,200	$1.73	18d	1	0.96mi
2456 Spring St NW Apt A Atlanta, GA	4.0	2.5	1650	$1,450	$0.88	25d	1	0.97mi
1120 Wedgewood Dr NW Atlanta, GA	4.0	2.5	1904	$3,100	$1.63	8d	1	0.99mi
1127 2nd NW Atlanta, GA	4.0	2.5	2000	$3,240	$1.62	25d	1	1.09mi
1127 2nd NW Atlanta, GA	4.0	2.5	2000	$3,240	$1.62	15d	1	1.09mi
1006 Hightower Rd NW Atlanta, GA	3.0	2.0	1320	$2,065	$1.56	14d	1	1.20mi
2595 Elliott St NW Atlanta, GA	4.0	2.0	1101	$1,900	$1.73	11d	1	1.25mi
2367 Summit Ave NW Atlanta, GA	4.0	2.5	1887	$2,800	$1.48	2d	1	1.26mi
2011 Springfield Rd Atlanta, GA	3.0	2.5	1528	$3,000	$1.96	6d	1	1.30mi
1763 Stone Hedge Dr NW Atlanta, GA	3.0	2.5	2108	$3,173	$1.51	25d	1	1.39mi
991 Ada Ave NW Atlanta, GA	4.0	2.0	1458	$2,450	$1.68	25d	1	1.42mi
1769 Sanford Dr NW Atlanta, GA	3.0	2.5	2200	$3,200	$1.45	25d	1	1.42mi

HOA detail

• Monthly dues: $250 · $3,000/yr
• Likely covers: landscaping

Listing history 16 events

1. 2026-06-18
   days on market $265,000 Active 30 DOM
2. 2026-06-17
   days on market $265,000 Active 29 DOM
3. 2026-06-16
   days on market $265,000 Active 28 DOM
4. 2026-06-15
   days on market $265,000 Active 27 DOM
5. 2026-06-13
   days on market $265,000 Active 25 DOM
6. 2026-06-13
   pricedays on market $265,000 Active 24 DOM
7. 2026-06-09
   days on market $285,000 Active 21 DOM
8. 2026-06-08
   days on market $285,000 Active 20 DOM
9. 2026-06-07
   days on market $285,000 Active 19 DOM
10. 2026-06-04
    days on market $285,000 Active 16 DOM
11. 2026-06-03
    days on market $285,000 Active 15 DOM
12. 2026-06-02
    days on market $285,000 Active 14 DOM
13. 2026-06-01
    days on market $285,000 Active 13 DOM
14. 2026-05-31
    days on market $285,000 Active 12 DOM
15. 2026-05-13
    historical $285,000 1376-char remark

    Show marketing remark (1376 chars)

    Welcome home to this beautifully maintained end-unit townhome tucked away in a quiet cul-de-sac! This spacious 2-bedroom, 2.5-bath home offers an ideal layout with each bedroom featuring its own private full bath, perfect for roommates, guests, or flexible living. The oversized primary suite features an updated spa-like bathroom with double vanity, soaking tub, separate glass shower, walk-in closet, and an additional closet for extra storage. Bamboo flooring throughout the main level adds warmth and style, while LED lighting throughout the home provides modern efficiency. Enjoy the inviting fireside living area and an eat-in kitchen complete with breakfast bar, ample cabinet space, and great flow for entertaining. Upstairs laundry offers everyday convenience, along with a large linen closet and additional storage space under the stairs. Major updates include a roof replaced in late 2025 and a dual-zone HVAC system serviced every 6 months through an active service agreement. Additional features include a one-car garage, storage under the stairs, and low-maintenance living in a desirable corner/end-unit location. The HOA maintains the exterior, landscaping, pest control, and termite coverage, making ownership even easier. Conveniently located near shopping, dining, and commuter routes, this move-in ready home combines comfort, functionality, and value!

16. 2026-05-13
    historical $285,000 1384-char remark

    Show marketing remark (1376 chars)

    Welcome home to this beautifully maintained end-unit townhome tucked away in a quiet cul-de-sac! This spacious 2-bedroom, 2.5-bath home offers an ideal layout with each bedroom featuring its own private full bath, perfect for roommates, guests, or flexible living. The oversized primary suite features an updated spa-like bathroom with double vanity, soaking tub, separate glass shower, walk-in closet, and an additional closet for extra storage. Bamboo flooring throughout the main level adds warmth and style, while LED lighting throughout the home provides modern efficiency. Enjoy the inviting fireside living area and an eat-in kitchen complete with breakfast bar, ample cabinet space, and great flow for entertaining. Upstairs laundry offers everyday convenience, along with a large linen closet and additional storage space under the stairs. Major updates include a roof replaced in late 2025 and a dual-zone HVAC system serviced every 6 months through an active service agreement. Additional features include a one-car garage, storage under the stairs, and low-maintenance living in a desirable corner/end-unit location. The HOA maintains the exterior, landscaping, pest control, and termite coverage, making ownership even easier. Conveniently located near shopping, dining, and commuter routes, this move-in ready home combines comfort, functionality, and value!

ⓘ 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: $1,540 · $128/mo
• Projected year-2 tax: $2,438 · $203/mo
• Expected delta: +$898/yr (+$75/mo · 58.4%)

ⓘ 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 6/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $29,171
• − Mortgage interest: −$14,844
• − Property taxes: −$1,540
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,334
• − Management: −$2,334
• − HOA: −$3,000
• − Depreciation: −$7,709
• Taxable loss: −$3,915
• Est. tax savings @ 24.0%: +$939
• After-tax cash flow: $1,443/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): 59,609
• Household income: $83,116
• Rent vs Own: 58.6% rent · 41.4% own
• Severe rent burden: 4182.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Black 49% White 35% Hispanic / Latino 7% Two or more races 6% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 1%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 88% English-only · Spanish 4% Other Indo-European 2% Other Asian/Pacific 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: ▼ -470.82%
• Current HPI: 224.1493
• Rent YoY: ▲ 3.26%
• 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

-7.0% since first listed

6 events — show timeline

• 2026-06-12 Price Changed $265,000 GAMLS
• 2026-06-12 Price Changed $265,000 FMLS
• 2026-05-19 Listed $285,000 GAMLS
• 2026-05-19 Listed $285,000 FMLS
• 2026-05-13 Coming Soon $285,000 GAMLS
• 2026-05-13 Coming Soon $285,000 FMLS

Property tax history

-3.0%/yr

Latest (2025): $1,540 · -13.6% YoY. Source: county tax records.