2604 Campbellton Rd SW Unit C7 · Atlanta, GA 30311

$129,900

2 bd · 2.0 ba · 1,728 sqft · Townhouse public records · 130 Days on market

Built 1967 435 sqft lot $75/sqft · 27% below area Est $178k · 27% 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 +29.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Livability +4.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready condo with great potential. This 2BR unit is fully livable and offers an easy opportunity for cosmetic updates to add value. Convenient Campbellton Road location close to transit, shopping, and major redevelopment. Ideal for first-time buyers or investors looking for a solid rental option

Key facts

• Close to transit
• Move in ready
• Close to shopping

Tags

• MOVE IN READY
• CAMPBELLTON ROAD LOCATION
• CLOSE TO TRANSIT
• CLOSE TO SHOPPING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $130k.

Deal economics

• At list price, monthly cash flow is $443 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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 soft (-0.2%/yr); 245 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 42% 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 $898 of loan paydown is wiped out by about $4k 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 130 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — 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. 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.
6. 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.
7. 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: 1.37% ✓
• Cap rate: 10.38%
• Cash-on-cash: 14.61%
• DSCR: 1.65
• GRM: 6.1

CMA / ARV

• ARV (median comp): $177,972
• List price: $129,900
• Delta: -27.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2106 Childress Dr SW	0.73mi	3/2.5 (+1)	1,600 (-7%)	16mo	$215,000	$134	33

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 1.5%
• Equity multiple: 1.05×
• Total profit: $1,988
• Equity at exit: $19,369

10-year hold

• IRR: 7.7%
• Equity multiple: 1.50×
• Total profit: $18,119
• Equity at exit: $11,231

Cash invested: $36,372 (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 30311

• Home prices YoY: -33.3%
• Rents YoY: -0.2%
• Active inventory: 245
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,783 high
• Mortgage (P&I): −$681
• Tax from tax record: −$231 /mo · $2,770/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $443

Break-even live

Break-even rent $1,223

Max offer price $129,900

Occupancy floor 70%

Sensitivity live

Price	-10% $516	-5% $479	+0% $443	+5% $406	+10% $369
Rent	-10% $302	-5% $372	+0% $443	+5% $513	+10% $584
Rate	-1.0pp $508	-0.5pp $476	base $443	+0.5pp $409	+1.0pp $375

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1821 Sandringham Dr SW Atlanta, GA	3.0	2.0	1540	$2,100	$1.36	19d	1	0.25mi
1788 Dodson Dr SW Atlanta, GA	3.0	2.0	1212	$1,950	$1.61	14d	1	0.34mi
1994 Bent Creek Way SW Atlanta, GA	1.0–3.0	1.0–2.0	1041	$1,202	$1.16	8d	1	0.46mi
2400 Campbellton Rd SW Atlanta, GA	1.0–3.0	1.0–2.5	1350	$1,350	$1.00	8d	2	0.47mi
2400 Campbellton Rd SW Atlanta, GA	2.0	2.0	1125	$1,250	$1.11	24d	1	0.47mi
2400 Campbellton Rd SW Atlanta, GA	2.0–3.0	1.5–2.5	1237	$1,250	$1.01	17d	3	0.47mi
2467 Calvin Ave Atlanta, GA	3.0	2.0	1200	$1,950	$1.62	24d	1	0.52mi
1735 Willis Mill Rd SW Atlanta, GA	3.0	2.0	1461	$2,173	$1.49	17d	1	0.52mi
2900 Landrum Dr SW Atlanta, GA	2.0–3.0	2.0	1045	$1,337	$1.28	18d	6	0.52mi
2039 Bent Creek Way SW Atlanta, GA	1.0–2.0	1.0	898	$1,200	$1.34	8d	1	0.54mi
2328 Campbellton Rd SW Atlanta, GA	1.0–3.0	1.0–2.0	1014	$1,225	$1.21	24d	9	0.56mi
2909 Campbellton Rd SW Atlanta, GA	1.0–3.0	1.0–2.0	917	$1,099	$1.20	24d	1	0.60mi
1668 Laurelwood Dr SW Atlanta, GA	3.0	2.0	2019	$2,000	$0.99	21d	1	0.67mi
1736 Devon Dr SW Atlanta, GA	3.0	2.5	1354	$2,000	$1.48	24d	1	0.70mi
2675 Headland Dr Atlanta, GA	3.0	2.0	1408	$1,600	$1.14	18d	1	0.74mi
2284 Headland Dr Atlanta, GA	3.0	3.5	1117	$1,502	$1.34	13d	1	1.03mi
1867 Myrtle Dr SW #24 Atlanta, GA	3.0	2.5	1400	$1,400	$1.00	19d	1	1.06mi
1867 Myrtle Dr SW Atlanta, GA	3.0	2.5	1400	$1,400	$1.00	24d	1	1.09mi
1717 Centra Villa Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	1033	$1,400	$1.35	24d	1	1.12mi
1870 Myrtle Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	900	$1,212	$1.35	22d	26	1.14mi
3138 Imperial Cir SW Atlanta, GA	3.0	3.0	2210	$2,250	$1.02	24d	1	1.18mi
2287 Mulberry St Unit B Atlanta, GA	3.0	1.0	1700	$2,500	$1.47	24d	1	1.20mi
1988 Plaza Ln SW Atlanta, GA	1.0–3.0	1.0–2.0	990	$1,174	$1.19	2d	13	1.21mi
1988 Plaza Ln SW Atlanta, GA	1.0–3.0	1.0–2.0	990	$1,174	$1.19	11d	13	1.21mi
2079 Honeysuckle Ln SW Atlanta, GA	3.0	2.0	1500	$1,900	$1.27	24d	1	1.21mi
2610 Harmony Way Atlanta, GA	3.0	1.0	1100	$1,095	$1.00	24d	1	1.26mi
3146 Parc Ct SW Unit 3146 Atlanta, GA	2.0	2.5	1800	$2,400	$1.33	15d	1	1.29mi
3433 Cascade Parc Blvd SW Atlanta, GA	3.0	2.5	1682	$2,500	$1.49	24d	1	1.31mi
3333 Cascade Parc Blvd SW Atlanta, GA	3.0	2.5	1830	$2,800	$1.53	24d	1	1.33mi
3503 Parc Cir SW Atlanta, GA	3.0	2.5	1742	$1,850	$1.06	24d	1	1.36mi
2287 Boulevard Granada SW Atlanta, GA	3.0	2.0	1496	$2,050	$1.37	22d	1	1.38mi
1917 Connally Dr Atlanta, GA	3.0	2.0	1534	$1,850	$1.21	13d	1	1.45mi
2367 Cascade Rd Unit G27 Atlanta, GA	2.0	1.0	1815	$1,300	$0.72	24d	1	1.46mi
2523 Ben Hill Rd Atlanta, GA	3.0	1.5	1412	$3,000	$2.12	22d	1	1.46mi

Listing history 23 events

1. 2026-06-18
   days on market $129,900 Active 130 DOM
2. 2026-06-17
   days on market $129,900 Active 129 DOM
3. 2026-06-16
   days on market $129,900 Active 128 DOM
4. 2026-06-15
   days on market $129,900 Active 127 DOM
5. 2026-06-13
   days on market $129,900 Active 125 DOM
6. 2026-06-13
   days on market $129,900 Active 124 DOM
7. 2026-06-09
   days on market $129,900 Active 121 DOM
8. 2026-06-08
   days on market $129,900 Active 120 DOM
9. 2026-06-07
   days on market $129,900 Active 119 DOM
10. 2026-06-04
    days on market $129,900 Active 116 DOM
11. 2026-06-03
    days on market $129,900 Active 115 DOM
12. 2026-06-02
    days on market $129,900 Active 114 DOM
13. 2026-06-01
    days on market $129,900 Active 113 DOM
14. 2026-05-31
    days on market $129,900 Active 112 DOM
15. 2026-04-25
    price $129,900 303-char remark

    Show marketing remark (303 chars)

    Move-in ready condo with great potential. This 2BR unit is fully livable and offers an easy opportunity for cosmetic updates to add value. Convenient Campbellton Road location close to transit, shopping, and major redevelopment. Ideal for first-time buyers or investors looking for a solid rental option

16. 2026-04-25
    price $129,900 303-char remark

    Show marketing remark (303 chars)

    Move-in ready condo with great potential. This 2BR unit is fully livable and offers an easy opportunity for cosmetic updates to add value. Convenient Campbellton Road location close to transit, shopping, and major redevelopment. Ideal for first-time buyers or investors looking for a solid rental option

17. 2026-03-23
    price $149,500 303-char remark

    Show marketing remark (303 chars)

    Move-in ready condo with great potential. This 2BR unit is fully livable and offers an easy opportunity for cosmetic updates to add value. Convenient Campbellton Road location close to transit, shopping, and major redevelopment. Ideal for first-time buyers or investors looking for a solid rental option

18. 2026-03-23
    price $149,500 303-char remark

    Show marketing remark (303 chars)

    Move-in ready condo with great potential. This 2BR unit is fully livable and offers an easy opportunity for cosmetic updates to add value. Convenient Campbellton Road location close to transit, shopping, and major redevelopment. Ideal for first-time buyers or investors looking for a solid rental option

19. 2026-02-06
    listed $165,000 New 303-char remark

    Show marketing remark (303 chars)

    Move-in ready condo with great potential. This 2BR unit is fully livable and offers an easy opportunity for cosmetic updates to add value. Convenient Campbellton Road location close to transit, shopping, and major redevelopment. Ideal for first-time buyers or investors looking for a solid rental option

20. 2026-02-06
    listed $165,000 Active 303-char remark

    Show marketing remark (303 chars)

    Move-in ready condo with great potential. This 2BR unit is fully livable and offers an easy opportunity for cosmetic updates to add value. Convenient Campbellton Road location close to transit, shopping, and major redevelopment. Ideal for first-time buyers or investors looking for a solid rental option

21. 2019-07-03
    soldstatus $1,968,750
22. 2008-01-29
    soldstatus $1,260,000
23. 2007-08-09
    soldstatus $1,082,123

ⓘ 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: $2,770 · $231/mo
• Projected year-2 tax: $2,770 · $231/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 ≥104°F today · 19 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: $21,401
• − Mortgage interest: −$7,276
• − Property taxes: −$2,770
• − Insurance: −$650
• − Repairs & maintenance: −$1,712
• − Management: −$1,712
• − Depreciation: −$3,779
• Taxable income: $3,501
• Est. tax owed @ 24.0%: −$840
• After-tax cash flow: $4,472/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): 34,953
• Household income: $50,649
• Rent vs Own: 57.1% rent · 42.9% own
• Severe rent burden: 2825.0

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 (89%)
• Race & ethnicity: Black 89% Hispanic / Latino 4% Two or more races 4% White 3%
• Common ancestry: Hispanic 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 3% French/Haitian/Cajun 1% Korean 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: ▼ -129.99%
• Current HPI: 259.954
• Rent YoY: ▼ -0.19%
• 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

-88.0% since first listed

9 events — show timeline

• 2026-04-25 Price Changed $129,900 GAMLS
• 2026-04-25 Price Changed $129,900 FMLS
• 2026-03-23 Price Changed $149,500 GAMLS
• 2026-03-23 Price Changed $149,500 FMLS
• 2026-02-06 Listed $165,000 FMLS
• 2026-02-06 Listed $165,000 GAMLS
• 2019-07-03 Sold (Public Records) $1,968,750 Public Records
• 2008-01-29 Sold (Public Records) $1,260,000 Public Records
• 2007-08-09 Sold (Public Records) $1,082,123 Public Records

Property tax history

+15.9%/yr

Latest (2025): $2,770 · +64.2% YoY. Source: county tax records.