256 Silver Springs Cir SW · Atlanta, GA 30310

$195,000

4 bd · 2.0 ba · 1,248 sqft · SingleFamily public records · 74 Days on market

Built 1950 0.28 ac lot $156/sqft · 14% below area Est $225k · 14% 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).

• Cash flow +20.8/30.0
• ARV discount +13.6/15.0
• DSCR +6.6/10.0
• 1% rule +6.0/10.0
• 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

Opportunity in Atlanta featuring a 4 bedroom, 2 bathroom home situated on a spacious lot. The property offers a flexible layout and plenty of potential for updates or customization. Conveniently located with easy access to local amenities, major roadways, and downtown Atlanta. Property is being sold as is. Cash or renovation financing only. Buyer to verify all information and complete their own due diligence.

Key facts

• 0.28 acre lot
• Parking
• Built 1950

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $183k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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 (+2.8%/yr); 452 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).
• At $2,142/mo this rent would consume 48% of the median local household income ($53k/yr) (locally 1676% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 74 days — a 6% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 13y 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

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 1.10% ✓
• Cap rate: 7.94%
• Cash-on-cash: 5.88%
• DSCR: 1.26
• GRM: 7.6

CMA / ARV

• ARV (median comp): $225,456
• List price: $195,000
• Delta: -13.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2280 Larchwood Rd SW	0.21mi	3/2.0 (-1)	1,288 (+3%)	1mo	$225,000	$175	79
2478 Verbena Cir NW	0.56mi	4/2.0	1,205 (-3%)	2mo	$249,000	$207	66
2162 Larchwood Rd SW	0.39mi	4/2.0	1,189 (-5%)	13mo	$267,999	$225	63
2274 Larchwood Rd SW	0.23mi	3/1.0 (-1)	1,152 (-8%)	7mo	$70,000	$61	62
102 Dahlia Ave NW	0.49mi	3/2.0 (-1)	1,200 (-4%)	6mo	$244,000	$203	60
305 Henry Aaron Ave SW	0.45mi	3/2.0 (-1)	1,144 (-8%)	6mo	$320,000	$280	55
2068 Verbena St NW	0.71mi	3/2.0 (-1)	1,258 (+1%)	8mo	$238,900	$190	54
2194 Telhurst St SW	0.30mi	3/2.0 (-1)	1,120 (-10%)	15mo	$265,000	$237	52
354 Henry Aaron Ave SW	0.51mi	3/2.0 (-1)	1,113 (-11%)	8mo	$199,000	$179	47
346 Henry Aaron Ave SW	0.49mi	3/1.0 (-1)	1,108 (-11%)	7mo	$149,000	$134	43
169 Wadley St NW	0.65mi	4/2.5	1,377 (+10%)	11mo	$335,000	$243	41
2081 Verbena St NW	0.71mi	3/2.0 (-1)	1,100 (-12%)	8mo	$215,000	$195	36

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 · 2.77% rent growth · sell at horizon

5-year hold

• IRR: -7.4%
• Equity multiple: 0.73×
• Total profit: $-14,971
• Equity at exit: $29,075

10-year hold

• IRR: 1.9%
• Equity multiple: 1.13×
• Total profit: $7,210
• Equity at exit: $16,860

Cash invested: $54,600 (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 30310

• Home prices YoY: -32.8%
• Rents YoY: 2.8%
• Active inventory: 452
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,142 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$320 /mo · $3,845/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $268

Break-even live

Break-even rent $1,803

Max offer price $195,000

Occupancy floor 83%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
269 Florida Ave SW Atlanta, GA	3.0	1.0	925	$1,850	$2.00	24d	1	0.10mi
302 Kelso Dr SW Atlanta, GA	4.0	2.0	1300	$2,200	$1.69	10d	1	0.24mi
302 Kelso Dr SW Atlanta, GA	4.0	2.0	1300	$2,200	$1.69	14d	1	0.24mi
2423 M.L.K. Jr Dr SW Atlanta, GA	1.0–3.0	1.0–2.0	1120	$1,750	$1.56	2d	19	0.34mi
2162 Larchwood Rd SW Atlanta, GA	4.0	2.0	1200	$2,550	$2.12	24d	1	0.39mi
364 Brooks Ave SW Atlanta, GA	3.0	2.0	1134	$1,495	$1.32	8d	1	0.43mi
100 Peyton Pl SW Atlanta, GA	1.0–3.0	1.0–2.0	1040	$1,799	$1.73	2d	26	0.57mi
2057 Verbena St NW Atlanta, GA	5.0	3.0	1260	$1,800	$1.43	14d	1	0.75mi
273 Wadley St NW Atlanta, GA	3.0	2.0	1406	$1,990	$1.42	24d	1	0.81mi
2590 Godfrey Dr NW Atlanta, GA	3.0	2.0	1308	$1,995	$1.53	16d	1	0.83mi
2199 Tiger Flowers Dr NW Atlanta, GA	3.0	1.0	936	$1,325	$1.42	24d	1	0.90mi
1839 Penelope Rd NW Atlanta, GA	3.0	1.0	988	$1,400	$1.42	24d	1	1.07mi
2875 Hedgewood Dr NW Atlanta, GA	3.0	2.0	1100	$1,700	$1.55	17d	1	1.16mi
2111 Martin Luther King Junior Dr NW Atlanta, GA	3.0	1.0	1470	$1,800	$1.22	24d	1	1.23mi
0 W Lake Ave NW Atlanta, GA	3.0	2.5	1300	$1,900	$1.46	2d	1	1.24mi
308 Anderson Ave NW Unit A Atlanta, GA	4.0	3.0	1250	$2,200	$1.76	24d	1	1.27mi
488 Park Valley Dr NW Atlanta, GA	3.0	1.0	840	$2,500	$2.98	24d	1	1.33mi
2705 Lincoln Ct NW Atlanta, GA	3.0	2.0	1134	$2,050	$1.81	18d	1	1.33mi
1916 Joseph E. Boone Blvd NW Unit A Atlanta, GA	3.0	1.0	1100	$1,550	$1.41	21d	1	1.34mi
176 Racine St SW Atlanta, GA	3.0	2.0	1423	$2,800	$1.97	24d	1	1.38mi
1770 Springview Rd NW Atlanta, GA	3.0	2.0	1262	$2,000	$1.58	24d	1	1.40mi
2662 Hood Ave NW Atlanta, GA	3.0	2.0	1450	$2,000	$1.38	24d	1	1.40mi
195 W Lake Ave NW Unit 1 Atlanta, GA	3.0	2.0	1245	$2,654	$2.13	24d	1	1.45mi
1948 Detroit Ave NW Unit A Atlanta, GA	3.0	2.5	1205	$1,900	$1.58	24d	1	1.48mi
2732 Baker Ridge Dr NW Atlanta, GA	3.0	1.5	1322	$1,750	$1.32	24d	1	1.48mi
1619 Stokes Ave SW Atlanta, GA	3.0	2.0	1332	$2,400	$1.80	3d	1	1.49mi
2190 Highview Rd SW Atlanta, GA	3.0	2.5	1305	$2,500	$1.92	2d	1	1.50mi

Listing history 25 events

1. 2026-05-15
   price $195,000 412-char remark

   Show marketing remark (412 chars)

   Opportunity in Atlanta featuring a 4 bedroom, 2 bathroom home situated on a spacious lot. The property offers a flexible layout and plenty of potential for updates or customization. Conveniently located with easy access to local amenities, major roadways, and downtown Atlanta. Property is being sold as is. Cash or renovation financing only. Buyer to verify all information and complete their own due diligence.

2. 2026-05-15
   price $195,000 412-char remark

   Show marketing remark (412 chars)

   Opportunity in Atlanta featuring a 4 bedroom, 2 bathroom home situated on a spacious lot. The property offers a flexible layout and plenty of potential for updates or customization. Conveniently located with easy access to local amenities, major roadways, and downtown Atlanta. Property is being sold as is. Cash or renovation financing only. Buyer to verify all information and complete their own due diligence.

3. 2026-04-10
   price $199,000 412-char remark

   Show marketing remark (412 chars)

   Opportunity in Atlanta featuring a 4 bedroom, 2 bathroom home situated on a spacious lot. The property offers a flexible layout and plenty of potential for updates or customization. Conveniently located with easy access to local amenities, major roadways, and downtown Atlanta. Property is being sold as is. Cash or renovation financing only. Buyer to verify all information and complete their own due diligence.

4. 2026-04-10
   price $199,000 412-char remark

   Show marketing remark (412 chars)

   Opportunity in Atlanta featuring a 4 bedroom, 2 bathroom home situated on a spacious lot. The property offers a flexible layout and plenty of potential for updates or customization. Conveniently located with easy access to local amenities, major roadways, and downtown Atlanta. Property is being sold as is. Cash or renovation financing only. Buyer to verify all information and complete their own due diligence.

5. 2026-03-13
   listed $203,000 New 412-char remark

   Show marketing remark (412 chars)

   Opportunity in Atlanta featuring a 4 bedroom, 2 bathroom home situated on a spacious lot. The property offers a flexible layout and plenty of potential for updates or customization. Conveniently located with easy access to local amenities, major roadways, and downtown Atlanta. Property is being sold as is. Cash or renovation financing only. Buyer to verify all information and complete their own due diligence.

6. 2026-03-13
   listed $203,000 Active 412-char remark

   Show marketing remark (412 chars)

   Opportunity in Atlanta featuring a 4 bedroom, 2 bathroom home situated on a spacious lot. The property offers a flexible layout and plenty of potential for updates or customization. Conveniently located with easy access to local amenities, major roadways, and downtown Atlanta. Property is being sold as is. Cash or renovation financing only. Buyer to verify all information and complete their own due diligence.

7. 2025-12-21
   historical $2,065
8. 2025-12-02
   listed $2,065
9. 2025-12-02
   historical $2,065
10. 2025-11-01
    listed $2,065
11. 2025-11-01
    historical $2,065
12. 2025-09-29
    listed $2,065
13. 2021-06-16
    soldstatus $19,113,165
14. 2013-12-17
    price $50,000
15. 2013-12-04
    price $50,000
16. 2013-12-04
    historical
17. 2013-12-03
    soldstatus $50,000
18. 2013-11-25
    soldstatus $50,000 Sold
19. 2013-11-25
    soldstatus $50,000 Sold
20. 2013-11-25
    price $55,000
21. 2013-11-08
    status Pending
22. 2013-11-07
    status Under Contract
23. 2013-11-04
    price $55,000
24. 2013-08-24
    listed $55,000 Active
25. 2013-08-22
    listed $55,000 New

ⓘ 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: $3,845 · $320/mo
• Projected year-2 tax: $3,845 · $320/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $25,699
• − Mortgage interest: −$10,923
• − Property taxes: −$3,845
• − Insurance: −$975
• − Repairs & maintenance: −$2,056
• − Management: −$2,056
• − Depreciation: −$5,673
• Taxable income: $171
• Est. tax owed @ 24.0%: −$41
• After-tax cash flow: $3,170/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): 27,186
• Household income: $53,037
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 1676.0

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 (76%)
• Race & ethnicity: Black 76% White 14% Two or more races 4% Hispanic / Latino 4% Asian 2%
• Common ancestry: Lithuanian 1% Slovak 1% Serbian 0%
• Foreign-born: 5% · Canada, South Korea, Vietnam
• Languages at home: 92% English-only · Spanish 4% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -204.00%
• Current HPI: 418.7297
• Rent YoY: ▲ 2.77%
• 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

+254.5% since first listed

25 events — show timeline

• 2026-05-15 Price Changed $195,000 FMLS
• 2026-05-15 Price Changed $195,000 GAMLS
• 2026-04-10 Price Changed $199,000 GAMLS
• 2026-04-10 Price Changed $199,000 FMLS
• 2026-03-13 Listed $203,000 FMLS
• 2026-03-13 Listed $203,000 GAMLS
• 2025-12-21 Rental Removed $2,065 RENTLY
• 2025-12-02 Listed for Rent $2,065 RENTLY
• 2025-12-02 Rental Removed $2,065 ZUMPER1
• 2025-11-01 Listed for Rent $2,065 ZUMPER1
• 2025-11-01 Rental Removed $2,065 RENTLY
• 2025-09-29 Listed for Rent $2,065 RENTLY
• 2021-06-16 Sold (Public Records) $19,113,165 Public Records
• 2013-12-17 Price Changed $50,000 GAMLS
• 2013-12-04 Price Changed $50,000 FMLS
• 2013-12-04 Listing Removed — FMLS
• 2013-12-03 Sold (Public Records) $50,000 Public Records
• 2013-11-25 Sold (MLS) $50,000 GAMLS
• 2013-11-25 Price Changed $55,000 FMLS
• 2013-11-25 Sold (MLS) $50,000 FMLS
• 2013-11-08 Pending — FMLS
• 2013-11-07 Pending — GAMLS
• 2013-11-04 Price Changed $55,000 GAMLS
• 2013-08-24 Listed $55,000 FMLS
• 2013-08-22 Listed $55,000 GAMLS

Property tax history

+6.4%/yr

Latest (2025): $3,845 · -15.0% YoY. Source: county tax records.