2898 Meadowview Dr · Gresham Park, GA 30316

$220,800

3 bd · 1.0 ba · 1,229 sqft · SingleFamily public records · 90 Days on market

Built 1955 0.42 ac lot $180/sqft · 22% below area Est $284k · 22% 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 +19.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +4.0/10.0
• Livability +3.3/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits at 2898 Meadowview Dr! This 3-bedroom, 1-bathroom home is the perfect fixer-upper for investors or buyers looking to create their dream space. With solid potential and a functional layout, this property offers a great foundation for renovation, customization, or a value-add investment. Sold as-is. Bring your vision and transform this property into something special.

Key facts

• 0.42 acre lot
• Built 1955
• Listed 90 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $221k.

Deal economics

• At list price, monthly cash flow is $249 ($3k/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 $198k (10.1% below list).
• Recommended offer: $198k (10.1% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 4.6% in Gresham Park — 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 66/100 on livability (#183 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, crime B+; Watch: schools D-, amenities F, commute F.
• Dekalb County (suburban): math 19% / reading 28% proficiency, ranked #125 of 174 in GA (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.3%/yr); 461 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• DeKalb County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($208k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $43k; list at $221k implies a 413% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 24% 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 $198,499 (10.1% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.90% ✗
• Cap rate: 7.65%
• Cash-on-cash: 4.84%
• DSCR: 1.22
• GRM: 9.3

CMA / ARV

• ARV (median comp): $283,579
• List price: $220,800
• Delta: -22.14%
• 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
2886 Horse Shoe Dr	0.30mi	3/2.0	1,273 (+4%)	0mo	$239,000	$188	76
2935 Gresham Rd SE	0.19mi	4/2.0 (+1)	1,190 (-3%)	6mo	$276,000	$232	71
1973 Boulderview Dr	0.46mi	2/1.0 (-1)	1,230 (+0%)	8mo	$135,000	$110	67
1983 Wee Kirk Rd SE	0.27mi	4/2.0 (+1)	1,267 (+3%)	8mo	$220,000	$174	67
2883 Horse Shoe Dr SE	0.34mi	3/1.0	1,071 (-13%)	2mo	$185,000	$173	61
2996 Corral Dr SE	0.27mi	3/2.5	1,386 (+13%)	4mo	$373,000	$269	56
2091 Parker Ranch Rd SE	0.30mi	4/2.0 (+1)	1,114 (-9%)	6mo	$265,000	$238	56
1936 Boulderview Dr SE	0.47mi	3/2.0	1,100 (-10%)	1mo	$298,900	$272	56
1815 Boulderview Dr SE	0.67mi	3/1.5	1,273 (+4%)	7mo	$174,900	$137	55
2174 Clanton Ter	0.72mi	3/2.0	1,277 (+4%)	7mo	$290,000	$227	50
2725 Rollingwood Ln SE	0.71mi	3/2.0	1,321 (+8%)	2mo	$175,000	$132	48
2658 Rollingwood Ln SE	0.66mi	3/2.0	1,391 (+13%)	7mo	$254,000	$183	37

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 · 2.33% rent growth · sell at horizon

5-year hold

• IRR: -9.5%
• Equity multiple: 0.66×
• Total profit: $-21,318
• Equity at exit: $32,922

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-3,882
• Equity at exit: $19,091

Cash invested: $61,824 (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 30316

• Rents YoY: 2.3%
• Active inventory: 461
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,985 high
• Mortgage (P&I): −$1,158
• Tax from tax record: −$69 /mo · $825/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $249

Break-even live

Break-even rent $1,669

Max offer price $220,800

Occupancy floor 82%

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: $55,200
• Closing costs: $6,624
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2884 Reveille Cir SE Atlanta, GA	3.0	2.0	1437	$2,050	$1.43	43d	1	0.05mi
2911 Gresham Rd SE Atlanta, GA	3.0	1.0	960	$1,700	$1.77	43d	1	0.23mi
1989 Wee Kirk Rd SE Atlanta, GA	3.0	1.0	925	$1,800	$1.95	24d	1	0.28mi
2931 Cloverleaf Dr SE Atlanta, GA	4.0	2.0	1371	$1,985	$1.45	5d	1	0.30mi
2892 Horse Shoe Dr SE Atlanta, GA	4.0	2.0	1342	$1,654	$1.23	22d	1	0.33mi
2078 Parker Ranch Rd SE Atlanta, GA	3.0	1.0	1014	$1,650	$1.63	24d	1	0.34mi
2913 Horse Shoe Dr SE Atlanta, GA	3.0	1.0	1263	$1,595	$1.26	24d	1	0.37mi
2731 Larkspur Dr SE Atlanta, GA	4.0	3.0	1492	$2,000	$1.34	43d	1	0.41mi
3054 Will Rogers Pl SE Atlanta, GA	3.0	2.0	1050	$2,600	$2.48	43d	1	0.54mi
2679 Sherlock Dr Decatur, GA	3.0	1.5	1173	$1,650	$1.41	43d	1	0.57mi
1843 Wee Kirk Rd SE Atlanta, GA	3.0	1.5	1154	$1,811	$1.57	5d	1	0.64mi
2435 Aylesbury Loop Decatur, GA	1.0–3.0	1.0–2.0	937	$1,509	$1.61	3d	12	0.83mi
2126 Rexford Dr Decatur, GA	3.0	1.5	1092	$1,400	$1.28	43d	1	0.85mi
2470 Corner Shoals Dr Decatur, GA	3.0	2.0	1149	$2,000	$1.74	18d	1	0.94mi
2470 Corner Shoals Dr Decatur, GA	3.0	2.0	1149	$1,800	$1.57	17d	1	0.94mi
3366 Tarian Way Decatur, GA	3.0	2.5	1421	$2,100	$1.48	43d	1	0.97mi
2510 Corner Shoals Dr Decatur, GA	3.0	2.0	1065	$1,723	$1.62	20d	1	1.03mi
1757 Flintwood Dr SE Atlanta, GA	3.0	2.0	1150	$1,750	$1.52	43d	1	1.03mi
2480 Flat Shoals Rd Decatur, GA	1.0–3.0	1.0–2.0	1017	$2,149	$2.11	1d	23	1.05mi
2537 Corner Shoals Dr Decatur, GA	3.0	2.0	1416	$1,690	$1.19	20d	1	1.08mi
2692 Rockcliff Rd SE Atlanta, GA	3.0	2.0	1239	$2,000	$1.61	43d	1	1.08mi
2000 Bouldercrest Rd Atlanta, GA	1.0–2.0	1.0–2.0	925	$1,520	$1.64	43d	3	1.17mi
2000 Bouldercrest Rd Atlanta, GA	1.0–3.0	1.0–2.0	1050	$1,658	$1.58	1d	16	1.17mi
26 Bouldercrest Ln Atlanta, GA	1.0–2.0	1.0	816	$1,225	$1.50	1d	9	1.19mi
2401 Dawn Ct Decatur, GA	3.0	2.0	1350	$1,950	$1.44	15d	1	1.19mi
2959 Sugarcreek Ln SE Atlanta, GA	4.0	2.5	1478	$1,940	$1.31	5d	1	1.24mi
2335 Scotty Cir Decatur, GA	3.0	1.0	1010	$1,495	$1.48	43d	1	1.31mi
2434 Rockcliff Rd SE Atlanta, GA	3.0	2.0	1400	$2,499	$1.78	43d	1	1.42mi
2283 Scotty Cir Decatur, GA	3.0	2.0	1298	$2,150	$1.66	43d	1	1.44mi

Listing history 11 events

1. 2026-06-07
   status $220,800 Pending 90 DOM
2. 2026-06-04
   days on market $220,800 Active 90 DOM
3. 2026-06-03
   days on market $220,800 Active 89 DOM
4. 2026-06-02
   days on market $220,800 Active 88 DOM
5. 2026-06-01
   days on market $220,800 Active 87 DOM
6. 2026-05-31
   days on market $220,800 Active 86 DOM
7. 2026-04-11
   price $220,800 388-char remark

   Show marketing remark (388 chars)

   Opportunity awaits at 2898 Meadowview Dr! This 3-bedroom, 1-bathroom home is the perfect fixer-upper for investors or buyers looking to create their dream space. With solid potential and a functional layout, this property offers a great foundation for renovation, customization, or a value-add investment. Sold as-is. Bring your vision and transform this property into something special.

8. 2026-04-11
   price $220,800 388-char remark

   Show marketing remark (388 chars)

   Opportunity awaits at 2898 Meadowview Dr! This 3-bedroom, 1-bathroom home is the perfect fixer-upper for investors or buyers looking to create their dream space. With solid potential and a functional layout, this property offers a great foundation for renovation, customization, or a value-add investment. Sold as-is. Bring your vision and transform this property into something special.

9. 2026-03-03
   listed $230,000 New 388-char remark

   Show marketing remark (388 chars)

   Opportunity awaits at 2898 Meadowview Dr! This 3-bedroom, 1-bathroom home is the perfect fixer-upper for investors or buyers looking to create their dream space. With solid potential and a functional layout, this property offers a great foundation for renovation, customization, or a value-add investment. Sold as-is. Bring your vision and transform this property into something special.

10. 2026-03-03
    listed $230,000 Active 388-char remark

    Show marketing remark (388 chars)

    Opportunity awaits at 2898 Meadowview Dr! This 3-bedroom, 1-bathroom home is the perfect fixer-upper for investors or buyers looking to create their dream space. With solid potential and a functional layout, this property offers a great foundation for renovation, customization, or a value-add investment. Sold as-is. Bring your vision and transform this property into something special.

11. 1984-04-12
    soldstatus $43,000

ⓘ 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: $825 · $69/mo
• Projected year-2 tax: $2,031 · $169/mo
• Expected delta: +$1,206/yr (+$100/mo · 146.1%)

ⓘ 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 5/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,820
• − Mortgage interest: −$12,368
• − Property taxes: −$825
• − Insurance: −$1,104
• − Repairs & maintenance: −$1,906
• − Management: −$1,906
• − Depreciation: −$6,423
• Taxable loss: −$712
• Est. tax savings @ 24.0%: +$171
• After-tax cash flow: $3,164/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: Dekalb County
• NCES district ID: 1301740
• Math proficiency: 19% ▼ -12.00%
• Reading proficiency: 28% ▼ -7.00%
• Median HH income: $51,448
• Composite: 20.92/100
• National rank: #8482
• State rank: #125 of 174 in GA

Livability — Gresham Park

• Score: 66/100
• State rank: #183
• US rank: #11376

Category grades

Amenities F Commute F Cost of living A Crime B+ Employment B+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gresham Park, GA
• County: Dekalb County · 782,738 people
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 35,107
• Household income: $102,891
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 1897.0

Population outlook (DeKalb County) Hauer SSP2

• Today (2025): 839,977 people
• By 2030: 891,768 · +6.2%
• By 2040: 988,894 · +17.7%
• By 2050: 1,074,583 · +27.9%
• By 2075: 1,245,026 · +48.2%
• By 2100: 1,303,135 · +55.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Black 47% White 36% Hispanic / Latino 8% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 4% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · DeKalb

• 2024 margin: Solid D (+64.8) · D 81.9% · R 17.1% · Other 1.0%
• 2008→2024 swing: +6.1pp toward D · 2008: 58.6pp · 2024: 64.8pp
• All cycles: 2024: D+64.8 2020: D+67.4 2016: D+64.8 2012: D+56.8 2008: D+58.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -415.92%
• Current HPI: 318.454
• Rent YoY: ▲ 2.33%
• 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

+413.5% since first listed

5 events — show timeline

• 2026-04-11 Price Changed $220,800 FMLS
• 2026-04-11 Price Changed $220,800 GAMLS
• 2026-03-03 Listed $230,000 FMLS
• 2026-03-03 Listed $230,000 GAMLS
• 1984-04-12 Sold (Public Records) $43,000 Public Records

Property tax history

-1.8%/yr

Latest (2025): $825 · -2.4% YoY. Source: county tax records.