2547 Old Atlanta Rd · Experiment, GA 30223

$165,000

3 bd · 1.0 ba · 1,563 sqft · SingleFamily · 111 Days on market

Built 1952 Fair condition 1.67 ac lot $106/sqft · 25% below area Est $220k · 25% under ↓ 13% since listing

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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 +23.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +6.1/10.0
• Rent growth +3.3/5.0
• Livability +2.8/5.0
• Condition / age +2.2/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity awaits you at 2547 Old Atlanta Rd! For under $200k, this property is situated on 1.67 acres and has two living spaces! The main home was built in 1952 is 1,563 SF, and has 3 bedrooms, 1 full bath. It features a warm fireplace, walk-in laundry room, built in drawers in hallway, and more. The secondary home was built in 1950 and is a 1 bedroom/1 bathroom with living room and kitchen combo. Both homes need some TLC and are currently occupied by tenants so appointments are required for all showings. Call for more information or to schedule your own private tour today!

Key facts

• Built in drawers
• Two living spaces
• 1.67 acres

Tags

• TWO LIVING SPACES
• 1.67 ACRES
• WARM FIREPLACE
• WALK-IN LAUNDRY ROOM
• BUILT IN DRAWERS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $150k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 4.3% in Experiment — 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 56/100 on livability (#500 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A-, housing A-; Watch: schools F, amenities F, commute F.
• Griffin-Spalding County (suburban): math 13% / reading 19% proficiency, ranked #151 of 174 in GA (top 87%) — 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 (+3.3%/yr); 427 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 342 units permitted in Spalding County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($59k/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.
• Spalding County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 34% 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 $150,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 1.11% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.86%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

• ARV (median comp): $219,646
• List price: $165,000
• Delta: -24.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Vineyard Rd	0.09mi	3/2.0	1,625 (+4%)	20mo	$160,000	$98	69
304 Kilgore Rd	0.45mi	3/2.0	1,487 (-5%)	6mo	$245,000	$165	62
320 Fawnbrook Cir	0.58mi	3/2.0	1,596 (+2%)	13mo	$228,100	$143	54
403 Fawnbrook Dr	0.66mi	4/2.0 (+1)	1,512 (-3%)	1mo	$220,000	$146	54
411 Fawnbrook Cir	0.61mi	3/2.5	1,436 (-8%)	5mo	$218,500	$152	48
1008 Chester Woods Ct	0.57mi	3/2.0	1,414 (-10%)	21mo	$275,000	$194	36
1467 Fleetwood Dr	0.71mi	3/2.0	1,719 (+10%)	16mo	$140,500	$82	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 · 3.34% rent growth · sell at horizon

5-year hold

• IRR: -3.9%
• Equity multiple: 0.85×
• Total profit: $-6,810
• Equity at exit: $24,602

10-year hold

• IRR: 6.2%
• Equity multiple: 1.47×
• Total profit: $21,588
• Equity at exit: $14,266

Cash invested: $46,200 (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 30223

• Rents YoY: 3.3%
• Active inventory: 427
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,826 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $303

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 78%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 Richardson St Griffin, GA	3.0	2.0	1400	$1,900	$1.36	24d	1	0.17mi
118 Dobbins Cir Griffin, GA	3.0	2.0	1400	$2,000	$1.43	5d	1	0.19mi
118 Dobbins Cir Griffin, GA	3.0	2.0	1400	$2,000	$1.43	24d	1	0.19mi
310 Sunset Dr Griffin, GA	3.0	1.5	1176	$1,581	$1.34	19d	1	0.47mi

Listing history 16 events

1. 2026-06-18
   days on market $165,000 Active 111 DOM
2. 2026-06-17
   days on market $165,000 Active 110 DOM
3. 2026-06-16
   days on market $165,000 Active 109 DOM
4. 2026-06-15
   days on market $165,000 Active 108 DOM
5. 2026-06-13
   days on market $165,000 Active 106 DOM
6. 2026-06-09
   days on market $165,000 Active 102 DOM
7. 2026-06-08
   days on market $165,000 Active 101 DOM
8. 2026-06-07
   days on market $165,000 Active 100 DOM
9. 2026-06-04
   days on market $165,000 Active 97 DOM
10. 2026-06-03
    days on market $165,000 Active 96 DOM
11. 2026-06-02
    days on market $165,000 Active 95 DOM
12. 2026-06-01
    days on market $165,000 Active 94 DOM
13. 2026-05-31
    days on market $165,000 Active 93 DOM
14. 2026-04-17
    price $165,000 599-char remark

    Show marketing remark (599 chars)

    Great investment opportunity awaits you at 2547 Old Atlanta Rd! For under $200k, this property is situated on 1.67 acres and has two living spaces! The main home was built in 1952 is 1,563 SF, and has 3 bedrooms, 1 full bath. It features a warm fireplace, walk-in laundry room, built in drawers in hallway, and more. The secondary home was built in 1950 and is a 1 bedroom/1 bathroom with living room and kitchen combo. Both homes need some TLC and are currently occupied by tenants so appointments are required for all showings. Call for more information or to schedule your own private tour today!

15. 2026-03-19
    price $175,000 599-char remark

    Show marketing remark (599 chars)

    Great investment opportunity awaits you at 2547 Old Atlanta Rd! For under $200k, this property is situated on 1.67 acres and has two living spaces! The main home was built in 1952 is 1,563 SF, and has 3 bedrooms, 1 full bath. It features a warm fireplace, walk-in laundry room, built in drawers in hallway, and more. The secondary home was built in 1950 and is a 1 bedroom/1 bathroom with living room and kitchen combo. Both homes need some TLC and are currently occupied by tenants so appointments are required for all showings. Call for more information or to schedule your own private tour today!

16. 2026-02-25
    listed $190,000 New 599-char remark

    Show marketing remark (599 chars)

    Great investment opportunity awaits you at 2547 Old Atlanta Rd! For under $200k, this property is situated on 1.67 acres and has two living spaces! The main home was built in 1952 is 1,563 SF, and has 3 bedrooms, 1 full bath. It features a warm fireplace, walk-in laundry room, built in drawers in hallway, and more. The secondary home was built in 1950 and is a 1 bedroom/1 bathroom with living room and kitchen combo. Both homes need some TLC and are currently occupied by tenants so appointments are required for all showings. Call for more information or to schedule your own private tour today!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 34% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,917
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$1,753
• − Management: −$1,753
• − Depreciation: −$4,800
• Taxable income: $1,068
• Est. tax owed @ 24.0%: −$256
• After-tax cash flow: $3,375/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This property requires moderate renovations to improve its condition and increase its value. Significant repairs are needed to the exterior, roof, and interior, with painting and new flooring being the highest-ROI updates.

Repairs flagged

• Major Exterior siding — Significant damage and wear
• Major Roof — Aged and possibly leaking
• Major Flooring — Worn and in need of replacement
• Major Paint — Chipped and faded, needs repainting
• Major Bathroom fixtures — Outdated and in need of replacement

Value-add opportunities

• Both Painting and repainting — Enhances curb appeal and interior aesthetics
• Both New flooring — Improves living space and adds value
• Both New exterior siding — Enhances curb appeal and adds value
• Both New roof — Fixes potential leak and adds value
• Both New bathroom fixtures — Enhances functionality and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Significant damage and wear	Major	$15,000–50,000
Roof · Aged and possibly leaking	Major	$15,000–50,000
Flooring · Worn and in need of replacement	Major	$15,000–50,000
Paint · Chipped and faded, needs repainting	Major	$15,000–50,000
Bathroom fixtures · Outdated and in need of replacement	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both Painting and repainting — Enhances curb appeal and interior aesthetics ↑
• Both New flooring — Improves living space and adds value ↑
• Both New exterior siding — Enhances curb appeal and adds value ↑
• Both New roof — Fixes potential leak and adds value ↑
• Both New bathroom fixtures — Enhances functionality and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Griffin-Spalding County
• NCES district ID: 1302520
• Math proficiency: 13% ▼ -13.00%
• Reading proficiency: 19% ▼ -12.00%
• Median HH income: $40,895
• Composite: 13.71/100
• National rank: #9496
• State rank: #151 of 174 in GA

Livability — Experiment

• Score: 56/100
• State rank: #500
• US rank: #22868

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Spalding County · 66,676 people
• City population: 38,262
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 38,262
• Household income: $59,054
• Rent vs Own: 39.5% rent · 60.5% own
• Severe rent burden: 1297.0

Population outlook (Spalding County) Hauer SSP2

• Today (2025): 63,015 people
• By 2030: 61,689 · -2.1%
• By 2040: 57,932 · -8.1%
• By 2050: 53,474 · -15.1%
• By 2075: 43,228 · -31.4%
• By 2100: 32,290 · -48.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 50% Black 38% Hispanic / Latino 7% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 1% Serbian 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 92% English-only · Spanish 6% Korean 1%

Political lean MEDSL · Spalding

• 2024 margin: R (+16.7) · D 41.4% · R 58.1%
• 2008→2024 swing: +2.1pp toward D · 2008: -18.8pp · 2024: -16.7pp
• All cycles: 2024: R+16.7 2020: R+20.8 2016: R+24.2 2012: R+20.0 2008: R+18.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -142.92%
• Current HPI: 225.7933
• Rent YoY: ▲ 3.34%
• 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

-13.2% since first listed

3 events — show timeline

• 2026-04-17 Price Changed $165,000 GAMLS
• 2026-03-19 Price Changed $175,000 GAMLS
• 2026-02-25 Listed $190,000 GAMLS