3421 Adkins Rd NW · Atlanta, GA 30331

$174,900

3 bd · 1.0 ba · 1,780 sqft · SingleFamily public records · 102 Days on market

Built 1962 0.27 ac lot Est $295k · 41% under

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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 +26.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +7.1/10.0
• Livability +4.2/5.0
• 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

Come view this 4-bedroom, 2-bath ranch home in a quiet Westside Atlanta location! This move-in-ready property features a newer roof and updated mechanicals, offering peace of mind for first-time buyers seeking low immediate maintenance. The all-electric design supports efficient, modern living. The recent renovation delivers a clean, contemporary interior with functional living spaces ideal for everyday living or long-term rental performance. The home backs to a wooded area, providing added privacy and a tranquil setting with no rear neighbors. Conveniently located with easy access to Downtown Atlanta, I-285, I-20, Hartsfield-Jackson Atlanta International Airport, major employment centers, shopping, and dining. Well-suited for owner-occupants or investors looking for a turnkey rental opportunity in a growing Westside market.

Key facts

• Functional layout
• High-demand location
• 0.27 acre lot

Tags

• FUNCTIONAL LAYOUT
• HIGH-DEMAND LOCATION

Property features AI

Finance

• HOA & community: Near public transport; Near schools; Near shopping; Near trails/greenway; Sidewalks; Street lights

Exterior

• Parking: Driveway parking; Two total parking spaces; Open parking available
• Utilities: Public water; Public sewer; 110-volt electric service available; Electricity available; Sewer available; Water available; Other utilities available
• Home design: One level; Resale property; Attic and den included among rooms
• Construction: Brick on all sides; HardiPlank siding; Composition/shingle roof; Block and brick/mortar foundation
• Exterior features: Rain gutters; Side porch; Back yard with chain link fencing

Interior

• Kitchen: Breakfast bar; White cabinets; Stone counters; Open view to family room; Other kitchen features; Electric oven; Garbage disposal
• Bedrooms: Master on main; Oversized master; Other bedroom features; Four main-level bedrooms
• Flooring: Luxury vinyl flooring
• Bathrooms: Two full bathrooms; Both full bathrooms on the main level; Master bathroom with shower only
• Heating & cooling: Central air; Ceiling fans; Electric cooling components; Forced air heating; Electric heating components
• Interior features: Disappearing attic stairs; Walk-in closet(s); Other interior features; Double pane windows; No shared/common walls
• Laundry & utility: Main-level laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $159k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: Harper-Archer Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 641 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 (+2.6%/yr); 487 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 40% 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 $5k 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 102 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y ago; this cycle's ask has dropped $25k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,159 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.21% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.29%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $295,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3421 Adkins Rd NW	0.00mi	4/2.0 (+1)	1,780 (0%)	1mo	$174,900	$98	90
573 Alfred Rd NW	0.37mi	3/2.0	1,755 (-1%)	6mo	$159,990	$91	71
3570 Fairburn Pl NW	0.16mi	4/3.5 (+1)	1,699 (-5%)	6mo	$340,000	$200	65
3769 Amber Rd NW	0.57mi	2/2.0 (-1)	1,668 (-6%)	1mo	$190,000	$114	54
3621 Fairburn Pl NW	0.17mi	4/3.0 (+1)	1,674 (-6%)	20mo	$289,000	$173	52
3565 Collier Drive Rd NW	0.35mi	4/3.0 (+1)	1,598 (-10%)	15mo	$295,000	$185	41
3391 Collier Ct NW	0.47mi	4/3.0 (+1)	1,920 (+8%)	14mo	$319,000	$166	40
276 Fairburn Rd NW	0.68mi	3/2.0	1,870 (+5%)	20mo	$145,000	$78	39
1038 Fairburn Rd NW	0.42mi	4/3.0 (+1)	1,920 (+8%)	22mo	$350,000	$182	36
3351 Lake Valley Rd NW	0.65mi	3/1.0	1,950 (+10%)	21mo	$209,999	$108	36
279 Fairburn Rd NW	0.72mi	4/2.5 (+1)	1,675 (-6%)	22mo	$330,000	$197	28
2348 Jones Rd NW	0.70mi	4/3.0 (+1)	1,600 (-10%)	13mo	$229,000	$143	26

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: -1.8%
• Equity multiple: 0.93×
• Total profit: $-3,260
• Equity at exit: $26,078

10-year hold

• IRR: 7.5%
• Equity multiple: 1.56×
• Total profit: $27,456
• Equity at exit: $15,122

Cash invested: $48,972 (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: 487
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,110 high
• Mortgage (P&I): −$917
• Tax from tax record: −$216 /mo · $2,597/yr
• Insurance: −$73
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $405

Break-even live

Break-even rent $1,597

Max offer price $174,900

Occupancy floor 76%

Sensitivity live

Price	-10% $504	-5% $455	+0% $405	+5% $356	+10% $306
Rent	-10% $238	-5% $322	+0% $405	+5% $488	+10% $572
Rate	-1.0pp $493	-0.5pp $450	base $405	+0.5pp $360	+1.0pp $314

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3537 Fairburn Pl NW Atlanta, GA	2.0	1.0	1484	$2,000	$1.35	25d	1	0.06mi
3554 Adkins Rd NW Atlanta, GA	4.0	2.0	1350	$2,031	$1.50	0d	1	0.18mi
1015 Hayden St Atlanta, GA	3.0	2.5	1339	$2,400	$1.79	0d	1	0.80mi
1040 Summerfield Way Atlanta, GA	3.0	2.5	1378	$2,000	$1.45	0d	1	0.81mi
1070 Bolton Rd NW Atlanta, GA	1.0–3.0	1.0–3.0	1094	$2,196	$2.01	3d	12	0.89mi
1071 Bolton Rd NW Atlanta, GA	3.0	2.0–2.5	1358	$2,388	$1.76	6d	2	0.94mi
206 Harwell Rd NW Atlanta, GA	4.0	2.0	2000	$1,983	$0.99	0d	1	1.11mi
87 Howell Dr SW Atlanta, GA	3.0	2.5	1840	$2,700	$1.47	25d	1	1.19mi
95 Howell Dr SW Atlanta, GA	3.0	2.5	1840	$1,840	$1.00	15d	1	1.19mi

Listing history 20 events

1. 2026-05-20
   soldstatus $174,900 Sold 836-char remark

   Show marketing remark (836 chars)

   Come view this 4-bedroom, 2-bath ranch home in a quiet Westside Atlanta location! This move-in-ready property features a newer roof and updated mechanicals, offering peace of mind for first-time buyers seeking low immediate maintenance. The all-electric design supports efficient, modern living. The recent renovation delivers a clean, contemporary interior with functional living spaces ideal for everyday living or long-term rental performance. The home backs to a wooded area, providing added privacy and a tranquil setting with no rear neighbors. Conveniently located with easy access to Downtown Atlanta, I-285, I-20, Hartsfield-Jackson Atlanta International Airport, major employment centers, shopping, and dining. Well-suited for owner-occupants or investors looking for a turnkey rental opportunity in a growing Westside market.

2. 2026-04-25
   status Under Contract 836-char remark

   Show marketing remark (836 chars)

   Come view this 4-bedroom, 2-bath ranch home in a quiet Westside Atlanta location! This move-in-ready property features a newer roof and updated mechanicals, offering peace of mind for first-time buyers seeking low immediate maintenance. The all-electric design supports efficient, modern living. The recent renovation delivers a clean, contemporary interior with functional living spaces ideal for everyday living or long-term rental performance. The home backs to a wooded area, providing added privacy and a tranquil setting with no rear neighbors. Conveniently located with easy access to Downtown Atlanta, I-285, I-20, Hartsfield-Jackson Atlanta International Airport, major employment centers, shopping, and dining. Well-suited for owner-occupants or investors looking for a turnkey rental opportunity in a growing Westside market.

3. 2026-04-24
   status Pending
4. 2026-04-13
   status Back On Market 836-char remark

   Show marketing remark (836 chars)

   Come view this 4-bedroom, 2-bath ranch home in a quiet Westside Atlanta location! This move-in-ready property features a newer roof and updated mechanicals, offering peace of mind for first-time buyers seeking low immediate maintenance. The all-electric design supports efficient, modern living. The recent renovation delivers a clean, contemporary interior with functional living spaces ideal for everyday living or long-term rental performance. The home backs to a wooded area, providing added privacy and a tranquil setting with no rear neighbors. Conveniently located with easy access to Downtown Atlanta, I-285, I-20, Hartsfield-Jackson Atlanta International Airport, major employment centers, shopping, and dining. Well-suited for owner-occupants or investors looking for a turnkey rental opportunity in a growing Westside market.

5. 2026-04-12
   historical 836-char remark

   Show marketing remark (836 chars)

   Come view this 4-bedroom, 2-bath ranch home in a quiet Westside Atlanta location! This move-in-ready property features a newer roof and updated mechanicals, offering peace of mind for first-time buyers seeking low immediate maintenance. The all-electric design supports efficient, modern living. The recent renovation delivers a clean, contemporary interior with functional living spaces ideal for everyday living or long-term rental performance. The home backs to a wooded area, providing added privacy and a tranquil setting with no rear neighbors. Conveniently located with easy access to Downtown Atlanta, I-285, I-20, Hartsfield-Jackson Atlanta International Airport, major employment centers, shopping, and dining. Well-suited for owner-occupants or investors looking for a turnkey rental opportunity in a growing Westside market.

6. 2026-03-17
   price $174,900 836-char remark

   Show marketing remark (836 chars)

   Come view this 4-bedroom, 2-bath ranch home in a quiet Westside Atlanta location! This move-in-ready property features a newer roof and updated mechanicals, offering peace of mind for first-time buyers seeking low immediate maintenance. The all-electric design supports efficient, modern living. The recent renovation delivers a clean, contemporary interior with functional living spaces ideal for everyday living or long-term rental performance. The home backs to a wooded area, providing added privacy and a tranquil setting with no rear neighbors. Conveniently located with easy access to Downtown Atlanta, I-285, I-20, Hartsfield-Jackson Atlanta International Airport, major employment centers, shopping, and dining. Well-suited for owner-occupants or investors looking for a turnkey rental opportunity in a growing Westside market.

7. 2026-03-17
   price $174,900

   Show marketing remark (836 chars)

   Come view this 4-bedroom, 2-bath ranch home in a quiet Westside Atlanta location! This move-in-ready property features a newer roof and updated mechanicals, offering peace of mind for first-time buyers seeking low immediate maintenance. The all-electric design supports efficient, modern living. The recent renovation delivers a clean, contemporary interior with functional living spaces ideal for everyday living or long-term rental performance. The home backs to a wooded area, providing added privacy and a tranquil setting with no rear neighbors. Conveniently located with easy access to Downtown Atlanta, I-285, I-20, Hartsfield-Jackson Atlanta International Airport, major employment centers, shopping, and dining. Well-suited for owner-occupants or investors looking for a turnkey rental opportunity in a growing Westside market.

8. 2026-02-15
   price $189,900
9. 2026-01-12
   listed $199,900 New 836-char remark

   Show marketing remark (836 chars)

   Come view this 4-bedroom, 2-bath ranch home in a quiet Westside Atlanta location! This move-in-ready property features a newer roof and updated mechanicals, offering peace of mind for first-time buyers seeking low immediate maintenance. The all-electric design supports efficient, modern living. The recent renovation delivers a clean, contemporary interior with functional living spaces ideal for everyday living or long-term rental performance. The home backs to a wooded area, providing added privacy and a tranquil setting with no rear neighbors. Conveniently located with easy access to Downtown Atlanta, I-285, I-20, Hartsfield-Jackson Atlanta International Airport, major employment centers, shopping, and dining. Well-suited for owner-occupants or investors looking for a turnkey rental opportunity in a growing Westside market.

10. 2026-01-12
    listed $199,900 Active

    Show marketing remark (836 chars)

    Come view this 4-bedroom, 2-bath ranch home in a quiet Westside Atlanta location! This move-in-ready property features a newer roof and updated mechanicals, offering peace of mind for first-time buyers seeking low immediate maintenance. The all-electric design supports efficient, modern living. The recent renovation delivers a clean, contemporary interior with functional living spaces ideal for everyday living or long-term rental performance. The home backs to a wooded area, providing added privacy and a tranquil setting with no rear neighbors. Conveniently located with easy access to Downtown Atlanta, I-285, I-20, Hartsfield-Jackson Atlanta International Airport, major employment centers, shopping, and dining. Well-suited for owner-occupants or investors looking for a turnkey rental opportunity in a growing Westside market.

11. 2021-03-29
    soldstatus $110,000
12. 2021-03-29
    soldstatus $113,500
13. 2021-01-15
    historical
14. 2020-12-01
    listed $130,000 New
15. 2020-10-12
    historical
16. 2020-10-02
    price $132,900
17. 2020-09-28
    listed $133,000 New
18. 2020-09-26
    historical
19. 2020-08-25
    listed $135,000 New
20. 2005-10-26
    soldstatus $120,000

ⓘ 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: $2,597 · $216/mo
• Projected year-2 tax: $2,597 · $216/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 7/10 Severe FEMA zone X (unshaded) · 77% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: $25,323
• − Mortgage interest: −$9,797
• − Property taxes: −$2,597
• − Insurance: −$1,541
• − Repairs & maintenance: −$2,026
• − Management: −$2,026
• − Depreciation: −$5,088
• Taxable income: $2,248
• Est. tax owed @ 24.0%: −$540
• After-tax cash flow: $4,321/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

+45.8% since first listed

20 events — show timeline

• 2026-05-20 Sold (MLS) $174,900 GAMLS
• 2026-04-25 Pending — GAMLS
• 2026-04-24 Pending — FMLS
• 2026-04-13 Relisted — GAMLS
• 2026-04-12 Listing Removed — GAMLS
• 2026-03-17 Price Changed $174,900 GAMLS
• 2026-03-17 Price Changed $174,900 FMLS
• 2026-02-15 Price Changed $189,900 FMLS
• 2026-01-12 Listed $199,900 FMLS
• 2026-01-12 Listed $199,900 GAMLS
• 2021-03-29 Sold (Public Records) $113,500 Public Records
• 2021-03-29 Sold (Public Records) $110,000 Public Records
• 2021-01-15 Listing Removed — GAMLS
• 2020-12-01 Listed $130,000 GAMLS
• 2020-10-12 Listing Removed — GAMLS
• 2020-10-02 Price Changed $132,900 GAMLS
• 2020-09-28 Listed $133,000 GAMLS
• 2020-09-26 Listing Removed — GAMLS
• 2020-08-25 Listed $135,000 GAMLS
• 2005-10-26 Sold (Public Records) $120,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $2,597 · -7.0% YoY. Source: county tax records.