4748 Edwina Ln SW · Atlanta, GA 30331

$209,900

2 bd · 2.0 ba · 1,896 sqft · SingleFamily public records · 62 Days on market

Built 1985 0.33 ac lot $111/sqft · 27% below area Est $288k · 27% 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).

• ARV discount +15.0/15.0
• Cash flow +14.6/30.0
• DSCR +4.4/10.0
• Livability +4.2/5.0
• 1% rule +4.0/10.0
• 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

Charming traditional-style home located in the established Anastasia Acres community in Atlanta. This well-maintained single-family residence features a functional layout with a spacious living area, abundant natural light, and a kitchen offering ample cabinet space and everyday convenience. Generously sized bedrooms include a comfortable primary suite with private bath. Situated on a quiet residential street, the home also offers a private backyard ideal for outdoor relaxation or entertaining. Conveniently located near schools, shopping, dining, and major highways, this property provides both comfort and accessibility. Excellent opportunity for homeowners or investors in desirable Fulton County.

Key facts

• Spacious living area
• Private backyard
• Ample cabinet space

Tags

• TRADITIONAL STYLE HOME
• SPACIOUS LIVING AREA
• AMPLE CABINET SPACE
• PRIVATE BACKYARD
• QUIET RESIDENTIAL STREET
• DESIRABLE FULTON COUNTY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $48 ($581/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 $189k (10.0% below list).
• Recommended offer: $189k (10.0% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 36% 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 62 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% 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 $188,808 (10.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.90% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.99%
• DSCR: 1.04
• GRM: 9.3

CMA / ARV

• ARV (median comp): $287,619
• List price: $209,900
• Delta: -27.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1957 Sandcreek Dr SW	0.16mi	3/2.5 (+1)	1,971 (+4%)	3mo	$259,500	$132	77
1454 Helen Ln SW	0.17mi	3/1.5 (+1)	1,740 (-8%)	1mo	$195,000	$112	70
1988 Sandlake Dr SW	0.16mi	3/2.5 (+1)	1,919 (+1%)	16mo	$270,000	$141	70
2002 Sandbrook Ct SW	0.22mi	3/2.5 (+1)	1,700 (-10%)	1mo	$275,000	$162	64
5055 Promenade Dr SW	0.46mi	3/2.5 (+1)	1,948 (+3%)	13mo	$330,000	$169	56
1986 Sandstream Ct	0.25mi	3/2.5 (+1)	1,732 (-9%)	17mo	$260,000	$150	52
1460 Loch Lomond Trl SW	0.65mi	2/2.0	2,072 (+9%)	3mo	$200,000	$97	52
420 Piney Way SW	0.47mi	3/2.0 (+1)	2,040 (+8%)	19mo	$315,000	$154	45
1981 Sandstream Ct SW	0.21mi	3/2.5 (+1)	1,634 (-14%)	19mo	$275,000	$168	44
1435 Loch Lomond Trl SW	0.68mi	3/2.0 (+1)	1,708 (-10%)	10mo	$250,000	$146	38
1883 Niskey Lake Rd SW	0.74mi	3/1.0 (+1)	1,800 (-5%)	16mo	$155,000	$86	35

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: -15.1%
• Equity multiple: 0.46×
• Total profit: $-31,607
• Equity at exit: $31,297

10-year hold

• IRR: -7.2%
• Equity multiple: 0.55×
• Total profit: $-26,310
• Equity at exit: $18,148

Cash invested: $58,772 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,888 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$255 /mo · $3,060/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $48

Break-even live

Break-even rent $1,827

Max offer price $209,900

Occupancy floor 92%

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2356 County Line Rd SW Atlanta, GA	3.0	1.0	1360	$1,695	$1.25	24d	1	1.02mi
1960 W Kimberly Rd SW Atlanta, GA	3.0	2.5	1852	$2,105	$1.14	24d	1	1.10mi
4211 Campbellton Rd SW Atlanta, GA	3.0	2.0	1384	$2,050	$1.48	21d	1	1.14mi
4407 Kimball Rd SW Atlanta, GA	3.0	2.0	1976	$2,040	$1.03	24d	1	1.19mi
4522 Doral Dr SW Atlanta, GA	3.0	2.0	1980	$1,990	$1.01	1d	1	1.19mi
1288 Elva Dr SW Atlanta, GA	3.0	2.0	2112	$1,850	$0.88	43d	1	1.36mi

Listing history 23 events

1. 2026-06-18
   days on market $209,900 Active 62 DOM
2. 2026-06-17
   days on market $209,900 Active 61 DOM
3. 2026-06-16
   days on market $209,900 Active 60 DOM
4. 2026-06-15
   days on market $209,900 Active 59 DOM
5. 2026-06-13
   days on market $209,900 Active 57 DOM
6. 2026-06-13
   days on market $209,900 Active 56 DOM
7. 2026-06-09
   statusdays on market $209,900 Active 53 DOM
8. 2026-06-08
   days on market $209,900 Price Change 52 DOM
9. 2026-06-07
   pricestatusdays on market $209,900 Price Change 51 DOM
10. 2026-06-04
    days on market $219,900 Active 48 DOM
11. 2026-06-03
    days on market $219,900 Active 47 DOM
12. 2026-06-02
    days on market $219,900 Active 46 DOM
13. 2026-06-01
    days on market $219,900 Active 45 DOM
14. 2026-05-31
    days on market $219,900 Active 44 DOM
15. 2026-05-14
    price $219,900 705-char remark

    Show marketing remark (705 chars)

    Charming traditional-style home located in the established Anastasia Acres community in Atlanta. This well-maintained single-family residence features a functional layout with a spacious living area, abundant natural light, and a kitchen offering ample cabinet space and everyday convenience. Generously sized bedrooms include a comfortable primary suite with private bath. Situated on a quiet residential street, the home also offers a private backyard ideal for outdoor relaxation or entertaining. Conveniently located near schools, shopping, dining, and major highways, this property provides both comfort and accessibility. Excellent opportunity for homeowners or investors in desirable Fulton County.

16. 2026-04-17
    listed $224,900 New 705-char remark

    Show marketing remark (705 chars)

    Charming traditional-style home located in the established Anastasia Acres community in Atlanta. This well-maintained single-family residence features a functional layout with a spacious living area, abundant natural light, and a kitchen offering ample cabinet space and everyday convenience. Generously sized bedrooms include a comfortable primary suite with private bath. Situated on a quiet residential street, the home also offers a private backyard ideal for outdoor relaxation or entertaining. Conveniently located near schools, shopping, dining, and major highways, this property provides both comfort and accessibility. Excellent opportunity for homeowners or investors in desirable Fulton County.

17. 2022-02-16
    soldstatus $342,500
18. 2017-08-11
    soldstatus $717,000
19. 2014-01-14
    soldstatus $58,000
20. 2010-07-29
    price $49,900 Reduced
21. 2010-07-10
    price $54,900 Reduced
22. 2006-10-18
    soldstatus $109,900
23. 1985-04-01
    soldstatus $48,048

ⓘ 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: $3,060 · $255/mo
• Projected year-2 tax: $3,060 · $255/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 ≥103°F today · 18 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: $22,657
• − Mortgage interest: −$11,758
• − Property taxes: −$3,060
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,813
• − Management: −$1,813
• − Depreciation: −$6,106
• Taxable loss: −$2,941
• Est. tax savings @ 24.0%: +$706
• After-tax cash flow: $1,287/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

+357.7% since first listed

9 events — show timeline

• 2026-05-14 Price Changed $219,900 GAMLS
• 2026-04-17 Listed $224,900 GAMLS
• 2022-02-16 Sold (Public Records) $342,500 Public Records
• 2017-08-11 Sold (Public Records) $717,000 Public Records
• 2014-01-14 Sold (Public Records) $58,000 Public Records
• 2010-07-29 Price Changed $49,900 GAMLS
• 2010-07-10 Price Changed $54,900 GAMLS
• 2006-10-18 Sold (Public Records) $109,900 Public Records
• 1985-04-01 Sold (Public Records) $48,048 Public Records

Property tax history

+2.4%/yr

Latest (2025): $3,060 · -15.8% YoY. Source: county tax records.