2050 Forrest Park Rd SE · Atlanta, GA 30315

$250,000

3 bd · 1.0 ba · 925 sqft · SingleFamily public records · 56 Days on market

Built 1969

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Why this score? — see what drove the F 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 +9.2/30.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Schools +2.7/10.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Totally remodeled 2 years ago. * * NEW EVERYTHING * *

Key facts

• Built 1969
• Listed 55 days

Property features AI

Exterior

• Home design: Built in 1969; Single-family property
• Construction: Built in 1969
• Exterior features: Located in the Thomasville subdivision

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-188 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (13.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (26.0% below list).
• Recommended offer: $185k (26.0% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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 (+3.2%/yr); 378 active listings in the ZIP; 14 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 44% 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 $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 56 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.

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 $185,016 (26.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.74% ✗
• Cap rate: 5.39%
• Cash-on-cash: -3.23%
• DSCR: 0.86
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $128,575
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2040 Forrest Park Rd SE	0.01mi	3/1.0	984 (+6%)	9mo	$170,000	$173	81
2118 Kipling Cir SE	0.32mi	3/1.0	910 (-2%)	4mo	$92,000	$101	79
1895 Thomasville Dr SE	0.16mi	3/1.0	983 (+6%)	9mo	$98,000	$100	75
1154 Penn Ct	0.29mi	3/1.0	1,000 (+8%)	1mo	$188,300	$188	72
1258 Kipling St SE	0.46mi	3/1.0	936 (+1%)	7mo	$118,000	$126	71
2006 Phillips Dr SE	0.35mi	3/1.0	1,000 (+8%)	5mo	$100,000	$100	66
1991 Turner Rd SE	0.24mi	3/2.0	1,036 (+12%)	6mo	$198,000	$191	60
1079 Stonewall Dr SE	0.42mi	3/1.0	1,008 (+9%)	8mo	$140,000	$139	59
2294 Forrest Park Rd SE	0.45mi	3/2.0	1,008 (+9%)	9mo	$175,000	$174	52
938 Rebel Forest Dr SE	0.68mi	3/1.0	1,000 (+8%)	4mo	$185,000	$185	51
847 Midway St SE	0.59mi	3/1.0	1,014 (+10%)	8mo	$110,000	$108	50
2286 Carey Dr SE	0.73mi	3/1.0	1,048 (+13%)	1mo	$102,500	$98	43

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 · 3.23% rent growth · sell at horizon

5-year hold

• IRR: -21.5%
• Equity multiple: 0.26×
• Total profit: $-52,091
• Equity at exit: $37,276

10-year hold

• IRR: -14.6%
• Equity multiple: 0.16×
• Total profit: $-59,110
• Equity at exit: $21,615

Cash invested: $70,000 (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 30315

• Rents YoY: 3.2%
• Active inventory: 378
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,850 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$235 /mo · $2,816/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $-188

Break-even live

Break-even rent $2,088

Max offer price $216,745

Occupancy floor —

Sensitivity live

Price	-10% $-47	-5% $-117	+0% $-188	+5% $-259	+10% $-330
Rent	-10% $-334	-5% $-261	+0% $-188	+5% $-115	+10% $-42
Rate	-1.0pp $-62	-0.5pp $-125	base $-188	+0.5pp $-253	+1.0pp $-319

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1979 Turner Rd SE Atlanta, GA	3.0	1.0	808	$1,595	$1.97	11d	1	0.24mi
972 Welch St SE Atlanta, GA	3.0	2.0	1100	$900	$0.82	5d	1	0.71mi
871 Hargis St SE Atlanta, GA	2.0	2.0	1040	$1,800	$1.73	25d	1	0.76mi
1037 Rebel Forest Dr SE Atlanta, GA	3.0	2.0	1075	$1,750	$1.63	25d	1	0.76mi
752 McDonough Blvd SE Atlanta, GA	3.0	2.0	1120	$1,895	$1.69	25d	1	0.92mi
1940 Fisher Rd SE Atlanta, GA	2.0	1.0	760	$1,300	$1.71	25d	1	0.93mi
2087 Lakewood Trl SE Atlanta, GA	3.0	2.5	1056	$2,256	$2.14	25d	1	0.97mi
386 Lindsey Dr SE Atlanta, GA	3.0	1.0	1040	$1,808	$1.74	15d	1	1.03mi
340 Adelle St SE Atlanta, GA	3.0	1.0	1122	$1,500	$1.34	3d	1	1.10mi
1316 Moreland Ave SE Atlanta, GA	2.0	2.0	866	$2,026	$2.34	44d	1	1.23mi
76 Schell Rd SE Atlanta, GA	3.0	1.0	1080	$1,623	$1.50	25d	1	1.30mi
1296 Moreland Ave SE Atlanta, GA	1.0–2.0	1.0–2.0	1000	$2,135	$2.13	2d	24	1.32mi
172 Meador Way SE Atlanta, GA	3.0	2.0	1100	$1,950	$1.77	25d	1	1.35mi
1875 Conrad Ave SE Atlanta, GA	3.0	2.0	1088	$1,803	$1.66	22d	1	1.37mi

Listing history 15 events

1. 2026-06-18
   days on market $250,000 Active 56 DOM
2. 2026-06-17
   days on market $250,000 Active 55 DOM
3. 2026-06-16
   days on market $250,000 Active 54 DOM
4. 2026-06-15
   days on market $250,000 Active 53 DOM
5. 2026-06-13
   days on market $250,000 Active 51 DOM
6. 2026-06-13
   days on market $250,000 Active 50 DOM
7. 2026-06-09
   days on market $250,000 Active 47 DOM
8. 2026-06-08
   days on market $250,000 Active 46 DOM
9. 2026-06-07
   days on market $250,000 Active 45 DOM
10. 2026-06-04
    days on market $250,000 Active 42 DOM
11. 2026-06-03
    days on market $250,000 Active 41 DOM
12. 2026-06-02
    days on market $250,000 Active 40 DOM
13. 2026-06-01
    days on market $250,000 Active 39 DOM
14. 2026-05-31
    days on market $250,000 Active 38 DOM
15. 2026-04-23
    listed $250,000 Active 55-char remark

ⓘ 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: $2,816 · $235/mo
• Projected year-2 tax: $2,816 · $235/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,202
• − Mortgage interest: −$14,004
• − Property taxes: −$2,816
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − Depreciation: −$7,273
• Taxable loss: −$6,693
• Est. tax savings @ 24.0%: +$1,606
• After-tax cash flow: $-653/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): 34,264
• Household income: $50,822
• Rent vs Own: 56.7% rent · 43.3% own
• Severe rent burden: 2962.0

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 (72%)
• Race & ethnicity: Black 72% White 14% Hispanic / Latino 10% Two or more races 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 1% Italian 1% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 90% English-only · Spanish 9% 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: ▼ -281.87%
• Current HPI: 176.673
• Rent YoY: ▲ 3.23%
• 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

1 event — show timeline

• 2026-04-23 Listed $250,000 FSBO.com

Property tax history

+30.8%/yr

Latest (2025): $2,816 · -28.5% YoY. Source: county tax records.