1749 Broad River Rd · College Park, GA 30349

$230,000

3 bd · 3.0 ba · 1,344 sqft · Townhouse public records · 1 Days on market

Built 2007 1,799 sqft lot Est $211k · 9% over $93/mo HOA · 5% of rent

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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).

• Appreciation +10.0/10.0
• Cash flow +8.2/30.0
• ARV discount +3.4/15.0
• Livability +3.0/5.0
• 1% rule +2.9/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Schools +1.3/10.0

Listing remarks MLS

Bright, open and move-in ready! This 2-story TH features faux hardwood flooring throughout w/laminate in kitchen, laundry and baths. Great floorplan w/separate dining room and large great room that can be viewed from the kitchen. Large owner's suite w/walk-in closet and private bath w/huge soaking tub. Two additional bedrooms on opposite side offer space and comfort (or use one for home office or home school). Backyard has patio and locked storage shed. Low maintenance with low monthly HOA fee. Easy access to 285, I-75/85, airport, shopping and dining. FHA approved.

Key facts

• $93 HOA
• 2 parking spots
• Community pool

Property features AI

Finance

• Other: Single-unit in the community
• HOA & community: Homeowners association with a $93 monthly fee; Community amenities include playground and pool

Exterior

• Parking: Parking pad with space for 2 vehicles
• Utilities: Public water; Public sewer; 110-volt electric; Cable available; Electricity available; Natural gas available; Phone available; Sewer available
• Home design: Two levels; Brick front with vinyl siding; Composition roof; Slab foundation; Fee simple ownership
• Construction: Brick front and vinyl siding construction; Composition roof; Slab foundation
• Exterior features: Covered patio/porch; Playground in community; Community pool; Street lights; Asphalt road access; Satellite dish

Interior

• Kitchen: White cabinets; Solid surface countertops; Dishwasher; Gas range
• Bedrooms: Three upper-level bedrooms; Roommate floor plan; Split bedroom plan
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms; One half bathroom; Master bath with soaking tub and tub/shower combo
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans
• Interior features: Cathedral ceilings; High 9-ft ceilings on lower level; Disappearing attic stairs; Insulated windows; 2+ common walls
• Laundry & utility: Upper-level laundry room; Hall laundry access

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $230k.

Deal economics

• At list price, monthly cash flow is $-215 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (16.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (20.7% below list).
• Recommended offer: $182k (20.7% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 3.8% in College Park — 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 59/100 on livability (#408 in GA) — a working-class tenant base; expect higher turnover. Strengths: commute A+, cost of living A+, housing A-; Watch: crime F, amenities F, employment D-.
• Clayton County (suburban): math 11% / reading 20% proficiency, ranked #155 of 174 in GA (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Northcutt Elementary School (math 15% / reading 24%, grade F, #873 of 1,228 statewide, top 71%, 693 students, 90% FRL); North Clayton Middle School (math 12% / reading 27%, grade F, #356 of 470 statewide, top 78%, 767 students, 90% FRL); North Clayton High School (math 2% / reading 22%, grade F, #336 of 424 statewide, top 80%, 1,206 students, 90% FRL).
• Market conditions: Rents flat; 651 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 865 units permitted in Clayton County in 2024 (448 in 5+ unit buildings).
• This rent runs 33% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $23k appreciation (10.0% local appreciation)).
• Clayton County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y ago; this cycle's ask is 48% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $170k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% 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 $182,425 (20.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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?
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: 0.79% ✗
• Cap rate: 5.17%
• Cash-on-cash: -4.01%
• DSCR: 0.82
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $211,008
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1748 Broad River Rd	0.02mi	2/2.5 (-1)	1,352 (+1%)	12mo	$169,000	$125	80
1753 Broad River Rd	0.01mi	3/2.5	1,452 (+8%)	18mo	$217,000	$149	69
1758 Broad River Rd	0.03mi	2/2.5 (-1)	1,384 (+3%)	22mo	$162,000	$117	68
1732 Broad River Rd	0.04mi	4/2.5 (+1)	1,452 (+8%)	13mo	$200,000	$138	67
1853 Broad River Rd	0.06mi	3/2.5	1,520 (+13%)	8mo	$255,000	$168	66
1841 Broad River Rd	0.07mi	3/3.0	1,520 (+13%)	14mo	$235,000	$155	63
1831 Broad River Rd	0.07mi	3/2.5	1,520 (+13%)	13mo	$239,000	$157	62
1849 Broad River Rd	0.06mi	3/2.5	1,520 (+13%)	14mo	$245,000	$161	62
1845 Broad River Rd	0.06mi	3/2.5	1,520 (+13%)	15mo	$254,700	$168	60
1121 Knight Walk NW	0.57mi	2/2.5 (-1)	1,361 (+1%)	7mo	$449,900	$331	58
1792 Broad River Rd	0.06mi	3/2.5	1,528 (+14%)	17mo	$188,000	$123	58
1127 Knight Walk	0.57mi	2/2.5 (-1)	1,361 (+1%)	8mo	$459,000	$337	58

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.95% rent growth · sell at horizon

5-year hold

• IRR: 20.8%
• Equity multiple: 2.68×
• Total profit: $107,952
• Equity at exit: $207,202

10-year hold

• IRR: 18.5%
• Equity multiple: 6.00×
• Total profit: $321,932
• Equity at exit: $446,839

Cash invested: $64,400 (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 30349

• Home prices YoY: 4.6%
• Rents YoY: 0.9%
• Active inventory: 651
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,824 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$261 /mo · $3,134/yr
• Insurance: −$96
• HOA: −$93
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $-215

Break-even live

Break-even rent $2,096

Max offer price $192,021

Occupancy floor —

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1758 Broad River Rd Atlanta, GA	2.0	2.5	1384	$1,650	$1.19	3d	1	0.02mi
1748 Broad River Rd Atlanta, GA	2.0	2.5	1352	$1,800	$1.33	44d	1	0.02mi
1736 Broad River Rd Atlanta, GA	3.0	2.5	1558	$1,731	$1.11	24d	1	0.05mi
1770 Broad River Rd Atlanta, GA	3.0	2.5	1528	$1,831	$1.20	5d	1	0.05mi
1857 Broad River Rd Atlanta, GA	3.0	2.5	1530	$1,950	$1.27	44d	1	0.07mi
1875 E Pleasant Hill Rd Atlanta, GA	1.0–2.0	1.0–2.0	942	$1,595	$1.69	2d	21	0.13mi
1507 Pine Dr Atlanta, GA	1.0–3.0	1.0–2.0	1050	$1,576	$1.50	2d	9	0.37mi
5505 Park Pl S Atlanta, GA	2.0	2.0	1680	$1,800	$1.07	44d	1	0.39mi
5914 Grande River Rd Atlanta, GA	3.0	2.5	1780	$2,210	$1.24	44d	1	0.40mi
5489 Park Pl S Atlanta, GA	2.0	2.5	1184	$1,550	$1.31	24d	1	0.41mi
5477 Denny Dr Atlanta, GA	4.0	3.0	1500	$1,650	$1.10	44d	1	0.46mi
5391 W Fayetteville Rd Atlanta, GA	1.0–3.0	1.0–2.0	883	$1,734	$1.96	1d	15	0.47mi
5692 Norman Ct Atlanta, GA	3.0	2.5	1770	$1,806	$1.02	5d	1	0.51mi
1561 Norman Xing Atlanta, GA	3.0	2.5	1436	$1,699	$1.18	44d	1	0.52mi
5730 N Castlegate Dr Unit A Atlanta, GA	2.0	2.5	1125	$1,395	$1.24	44d	1	0.52mi
5626 Norman Ct Atlanta, GA	3.0	2.0	1344	$1,790	$1.33	44d	1	0.59mi
1533 Northcut Ct Atlanta, GA	3.0	2.5	1872	$1,938	$1.04	13d	1	0.59mi
1603 Blossom Dr Atlanta, GA	3.0	2.5	1550	$2,055	$1.33	2d	1	0.59mi
5443 Northcut Dr Atlanta, GA	3.0	2.0	1872	$1,751	$0.94	44d	1	0.60mi
395 Fox Trail Dr Atlanta, GA	3.0	2.0	1400	$1,980	$1.41	12d	1	0.62mi
5298 Hanover St Atlanta, GA	3.0	2.5	1610	$2,188	$1.36	5d	1	0.64mi
5271 W Fayetteville Rd Atlanta, GA	2.0	2.5	1500	$1,390	$0.93	44d	1	0.65mi
5866 Summerglen Ln Atlanta, GA	3.0	2.0	1400	$1,450	$1.04	44d	1	0.66mi
5275 Hanover St Atlanta, GA	3.0	2.5	1613	$2,013	$1.25	5d	1	0.69mi
5503 Riverdale Rd Atlanta, GA	2.0	1.0	868	$1,250	$1.44	44d	1	0.72mi
5267 Joan of Arc Pl Atlanta, GA	3.0	1.0	1066	$1,743	$1.64	44d	1	0.79mi
5219 Hanover St Atlanta, GA	3.0	2.5	1864	$1,850	$0.99	44d	1	0.79mi
5234 Norman Blvd Atlanta, GA	3.0	2.0	1404	$1,785	$1.27	44d	1	0.84mi
5185 Hanover St Unit 1 Atlanta, GA	3.0	2.5	1750	$1,950	$1.11	44d	1	0.85mi
5185 Hanover St Atlanta, GA	3.0	2.0	1750	$1,950	$1.11	44d	1	0.85mi
5515 Scofield Rd Atlanta, GA	3.0	2.0	1109	$1,788	$1.61	10d	1	0.86mi
5442 Scofield Rd Atlanta, GA	3.0	1.5	1368	$1,775	$1.30	44d	1	0.87mi
5327 Riverwalk Dr Atlanta, GA	1.0–3.0	1.0–1.5	972	$1,380	$1.42	5d	340	0.87mi
6076 Camden Forrest Dr Riverdale, GA	3.0	2.5	1566	$1,700	$1.09	5d	1	0.88mi
6104 Camden Forrest Ct Riverdale, GA	2.0	2.5	1812	$1,700	$0.94	44d	1	0.91mi
5689 Isleworth Way Atlanta, GA	3.0	2.0	1248	$1,800	$1.44	15d	1	0.92mi
6115 Camden Forrest Dr Riverdale, GA	2.0	2.5	1100	$1,600	$1.45	19d	1	0.94mi
2001 Godby Rd Atlanta, GA	1.0–3.0	1.5–2.5	1275	$1,425	$1.12	3d	5	0.94mi
6108 Camden Forrest Cv Riverdale, GA	2.0	2.0	1040	$1,360	$1.31	24d	1	0.95mi
2014 Radford Ct Riverdale, GA	3.0	1.5	1190	$1,665	$1.40	44d	1	0.97mi

HOA detail

• Monthly dues: $93 · $1,116/yr

Listing history 9 events

1. 2026-06-18
   statusdays on market $230,000 Active 1 DOM
2. 2026-06-17
   days on market $230,000 Coming Soon 13 DOM
3. 2026-06-16
   days on market $230,000 Coming Soon 12 DOM
4. 2026-06-15
   days on market $230,000 Coming Soon 11 DOM
5. 2026-06-13
   days on market $230,000 Coming Soon 9 DOM
6. 2026-06-09
   days on market $230,000 Coming Soon 5 DOM
7. 2026-06-08
   days on market $230,000 Coming Soon 4 DOM
8. 2026-06-07
   remarks 452-char remark
9. 2026-06-07
   listed $230,000 Coming Soon 3 DOM

ⓘ 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: $3,134 · $261/mo
• Projected year-2 tax: $3,134 · $261/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 6/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,891
• − Mortgage interest: −$12,884
• − Property taxes: −$3,134
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,751
• − Management: −$1,751
• − HOA: −$1,116
• − Depreciation: −$6,691
• Taxable loss: −$6,586
• Est. tax savings @ 24.0%: +$1,581
• After-tax cash flow: $-999/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: Clayton County
• NCES district ID: 1301230
• Math proficiency: 11% ▼ -13.00%
• Reading proficiency: 20% ▼ -9.00%
• Median HH income: $42,266
• Composite: 13.41/100
• National rank: #9527
• State rank: #155 of 174 in GA

Livability — College Park

• Score: 59/100
• State rank: #408
• US rank: #20212

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Fulton County · 1,094,430 people
• City population: 127,674
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 79,872
• Household income: $67,023
• Rent vs Own: 41.2% rent · 58.8% own
• Severe rent burden: 4258.0

Population outlook (Clayton County) Hauer SSP2

• Today (2025): 310,777 people
• By 2030: 329,762 · +6.1%
• By 2040: 368,052 · +18.4%
• By 2050: 401,196 · +29.1%
• By 2075: 472,488 · +52.0%
• By 2100: 500,446 · +61.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (89%)
• Race & ethnicity: Black 89% Hispanic / Latino 5% Two or more races 4% White 3%
• Foreign-born: 9% · Canada
• Languages at home: 88% English-only · Spanish 6% French/Haitian/Cajun 1%

Political lean MEDSL · Clayton

• 2024 margin: Solid D (+69.2) · D 84.3% · R 15.1%
• 2008→2024 swing: +2.8pp toward D · 2008: 66.4pp · 2024: 69.2pp
• All cycles: 2024: D+69.2 2020: D+70.9 2016: D+71.9 2012: D+70.1 2008: D+66.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 18.01%
• Current HPI: 407.99
• Rent YoY: ▲ 0.95%
• 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

+240.7% since first listed

12 events — show timeline

• 2026-06-05 Coming Soon $230,000 FMLS
• 2021-11-10 Sold (Public Records) $170,000 Public Records
• 2021-10-22 Sold (MLS) $170,000 GAMLS
• 2021-10-22 Sold (MLS) $170,000 FMLS
• 2021-10-04 Pending — FMLS
• 2021-10-04 Pending — GAMLS
• 2021-09-24 Listed $155,000 GAMLS
• 2021-09-23 Listed $155,000 FMLS
• 2020-06-29 Listing Removed — GAMLS
• 2020-06-24 Listed $149,900 GAMLS
• 2010-10-16 Price Changed $62,800 GAMLS
• 2010-08-31 Price Changed $67,500 GAMLS

Property tax history

+5.1%/yr

Latest (2025): $3,134 · +2.7% YoY. Source: county tax records.