3737 Mays Xing SW · Atlanta, GA 30331

$229,900

3 bd · 2.0 ba · 1,501 sqft · SingleFamily public records · 1 Days on market

Built 1995 5,227 sqft lot Est $207k · 11% over

---

Why this score? — see what drove the D- 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 +13.5/30.0
• Livability +4.2/5.0
• DSCR +4.1/10.0
• 1% rule +3.7/10.0
• Rent growth +3.2/5.0
• Schools +2.7/10.0
• ARV discount +2.6/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautiful 3-bedroom, 3-bathroom two-story home offers a wonderfully functional multi-level layout packed with comfort and versatility. The main level serves as a welcoming hub for daily life, featuring a practical kitchen outfitted with durable laminate countertops that make cleanup an absolute breeze. Designed with everyday living in mind, the interior layout features a smart flooring combination of low-maintenance vinyl/laminate flooring in the high-traffic social zones and cozy, plush carpet flooring to provide warmth and comfort in the private personal retreats. Offering a highly desirable layout with three full bathrooms, this home ensures exceptional convenience and privacy for family members and visiting guests alike. Complete with an attached 1-car garage for secure parking or extra utility storage, this home is thoughtfully optimized for a seamless, low-maintenance lifestyle.

Key facts

• 5,227 sq ft lot
• Parking
• Built 1995

Property features AI

Exterior

• Parking: Attached parking (1 total space)
• Utilities: Public water; Public sewer; Other utilities listed
• Home design: Two levels; Resale property
• Construction: Vinyl siding exterior; Composition/shingle roof; Slab foundation; Built area above grade: 1,501
• Exterior features: Asphalt road frontage on a city street

Interior

• Kitchen: No specific kitchen features listed; Dishwasher
• Bedrooms: Two bedrooms on the main level; One bedroom on the upper level; Master bedroom located on the main level
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: Three full bathrooms; Two full bathrooms on the main level; One full bathroom on the upper level; Master bathroom: none listed
• Heating & cooling: Forced air heating; Ceiling fans for cooling
• Interior features: High 9-ft ceilings on the main level; Gas-started fireplace in the living room; No shared/common walls; Family room
• Laundry & utility: No laundry features listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $9 ($103/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 $200k (13.1% below list).
• Recommended offer: $200k (13.1% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: Miles Elementary School (math 17% / reading 12%, grade F, #996 of 1,228 statewide, top 83%, 516 students, 100% FRL); Jean Childs Young Middle School (math 2% / reading 12%, grade F, #449 of 470 statewide, top 97%, 747 students, 100% FRL); Benjamin E. Mays High School (math 22% / reading 15%, grade F, #254 of 424 statewide, top 61%, 1,337 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 13% at this address vs 32% district-wide (-18 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); 483 active listings in the ZIP; 27 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 38% 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 $2k of loan paydown is wiped out by about $7k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 8y ago 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,672 (13.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.87% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.16%
• DSCR: 1.01
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $207,138
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3790 Benjamin Ct SW	0.06mi	2/2.0 (-1)	1,480 (-1%)	5mo	$204,000	$138	86
3804 Benjamin Ct SW	0.05mi	2/2.0 (-1)	1,549 (+3%)	20mo	$265,000	$171	71
3457 Spreading Oak Dr SW	0.66mi	3/2.0	1,564 (+4%)	7mo	$205,000	$131	56

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: -16.5%
• Equity multiple: 0.42×
• Total profit: $-37,429
• Equity at exit: $34,279

10-year hold

• IRR: -8.9%
• Equity multiple: 0.46×
• Total profit: $-34,833
• Equity at exit: $19,878

Cash invested: $64,372 (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 30331

• Home prices YoY: -34.2%
• Rents YoY: 2.6%
• Active inventory: 483
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,997 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$267 /mo · $3,209/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $9

Break-even live

Break-even rent $1,986

Max offer price $229,900

Occupancy floor 95%

Sensitivity live

Price	-10% $139	-5% $74	+0% $9	+5% $-56	+10% $-122
Rent	-10% $-149	-5% $-70	+0% $9	+5% $87	+10% $166
Rate	-1.0pp $124	-0.5pp $67	base $9	+0.5pp $-51	+1.0pp $-112

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3606 Ginnis Dr SW #8 Atlanta, GA	2.0	2.5	1224	$1,411	$1.15	8d	1	0.12mi
751 Fairburn Rd SW Atlanta, GA	1.0–3.0	1.0–2.0	1162	$2,170	$1.87	4d	32	0.14mi
3616 Utoy Dr SW Atlanta, GA	3.0	3.5	1496	$1,950	$1.30	44d	1	0.49mi
494 Plainville Dr SW Atlanta, GA	3.0	2.0	1567	$2,400	$1.53	24d	1	0.63mi
778 Nehemiah Ln SW Atlanta, GA	2.0	2.5	1576	$1,950	$1.24	24d	1	0.71mi
415 Fairburn Rd SW Atlanta, GA	1.0–3.0	1.0–2.0	890	$1,490	$1.67	2d	31	0.71mi
658 Providence Pl SW Atlanta, GA	3.0	3.5	1571	$2,100	$1.34	24d	1	0.80mi
648 Providence Pl SW #37 Atlanta, GA	3.0	3.5	1416	$2,195	$1.55	24d	1	0.81mi
513 Constellation Overlook SW Atlanta, GA	3.0	2.5	1446	$2,300	$1.59	24d	1	0.85mi
755 Crestwell Cir SW Atlanta, GA	2.0	2.5	1546	$1,800	$1.16	24d	1	0.97mi
722 Crestwell Cir #722 Atlanta, GA	2.0	3.0	1440	$2,279	$1.58	21d	1	1.00mi
708 Crestwell Cir SW Atlanta, GA	2.0	2.5	1236	$1,645	$1.33	24d	1	1.01mi
4341 Cascade Rd SW Atlanta, GA	1.0–3.0	1.0–2.0	959	$1,535	$1.60	44d	1	1.02mi
887 Ambient Way SW Atlanta, GA	2.0	2.5	1344	$2,250	$1.67	24d	1	1.05mi
897 Ambient Way SW Atlanta, GA	2.0	2.5	1500	$2,155	$1.44	24d	1	1.05mi
841 Ambient Way SW Atlanta, GA	2.0	2.5	1344	$1,895	$1.41	17d	1	1.08mi
4355 Cascade Rd SW Atlanta, GA	2.0	2.0	1152	$1,190	$1.03	2d	7	1.09mi
832 Ambient Way SW Atlanta, GA	2.0	2.5	1500	$2,250	$1.50	24d	1	1.10mi
871 Laurelmont Dr SW Atlanta, GA	3.0	2.0	1210	$2,000	$1.65	24d	1	1.12mi
3311 Rabun Dr SW Atlanta, GA	3.0	2.0	1523	$2,350	$1.54	24d	1	1.13mi
1371 Kimberly Way SW Atlanta, GA	1.0–3.0	1.0–2.0	1007	$1,352	$1.34	2d	21	1.15mi
900 Society Cir SW Atlanta, GA	4.0	3.5	1710	$2,500	$1.46	24d	1	1.18mi
975 Society Cir SW Atlanta, GA	4.0	3.5	1700	$2,350	$1.38	2d	1	1.19mi
200 Suttles Dr SW Atlanta, GA	3.0	2.5	1900	$2,123	$1.12	24d	1	1.32mi
3915 Basil Way SW Atlanta, GA	3.0	2.0	1287	$2,600	$2.02	24d	1	1.34mi
350 Fennel Way SW Atlanta, GA	4.0	2.0	1450	$1,500	$1.03	21d	1	1.44mi
1026 Lynhurst Dr SW Atlanta, GA	3.0	2.0	1728	$2,500	$1.45	13d	1	1.46mi

Listing history 2 events

1. 2026-06-17
   remarks 699-char remark

   Show marketing remark (902 chars)

   This beautiful 3-bedroom, 3-bathroom two-story home offers a wonderfully functional multi-level layout packed with comfort and versatility. The main level serves as a welcoming hub for daily life, featuring a practical kitchen outfitted with durable laminate countertops that make cleanup an absolute breeze. Designed with everyday living in mind, the interior layout features a smart flooring combination of low-maintenance vinyl/laminate flooring in the high-traffic social zones and cozy, plush carpet flooring to provide warmth and comfort in the private personal retreats. Offering a highly desirable layout with three full bathrooms, this home ensures exceptional convenience and privacy for family members and visiting guests alike. Complete with an attached 1-car garage for secure parking or extra utility storage, this home is thoughtfully optimized for a seamless, low-maintenance lifestyle.

2. 2026-06-17
   listed $229,900 Active 1 DOM

   Show marketing remark (902 chars)

   This beautiful 3-bedroom, 3-bathroom two-story home offers a wonderfully functional multi-level layout packed with comfort and versatility. The main level serves as a welcoming hub for daily life, featuring a practical kitchen outfitted with durable laminate countertops that make cleanup an absolute breeze. Designed with everyday living in mind, the interior layout features a smart flooring combination of low-maintenance vinyl/laminate flooring in the high-traffic social zones and cozy, plush carpet flooring to provide warmth and comfort in the private personal retreats. Offering a highly desirable layout with three full bathrooms, this home ensures exceptional convenience and privacy for family members and visiting guests alike. Complete with an attached 1-car garage for secure parking or extra utility storage, this home is thoughtfully optimized for a seamless, low-maintenance lifestyle.

ⓘ 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: $3,209 · $267/mo
• Projected year-2 tax: $3,209 · $267/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 6/10 Major 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: $23,961
• − Mortgage interest: −$12,878
• − Property taxes: −$3,209
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,917
• − Management: −$1,917
• − Depreciation: −$6,688
• Taxable loss: −$3,797
• Est. tax savings @ 24.0%: +$911
• After-tax cash flow: $1,014/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

+1453.4% since first listed

11 events — show timeline

• 2026-06-17 Listed $229,900 FMLS
• 2026-06-17 Listed $229,900 GAMLS
• 2019-10-16 Sold (Public Records) $530,000 Public Records
• 2018-08-16 Pending — GAMLS
• 2018-08-13 Listing Removed — GAMLS
• 2018-08-08 Listed $120,000 GAMLS
• 2018-04-05 Listing Removed — GAMLS
• 2018-02-06 Listed $120,000 GAMLS
• 2001-12-21 Sold (Public Records) $124,400 Public Records
• 1995-08-17 Sold (Public Records) $89,400 Public Records
• 1995-08-02 Sold (Public Records) $14,800 Public Records

Property tax history

+5.0%/yr

Latest (2025): $3,209 · -21.8% YoY. Source: county tax records.