836 Amber Pl NW · Atlanta, GA 30331

$181,500

3 bd · 1.0 ba · 825 sqft · SingleFamily public records · 17 Days on market

Built 1958 9,099 sqft lot Est $148k · 23% over

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Why this score? — see what drove the F 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 +14.0/30.0
• DSCR +4.3/10.0
• Livability +4.2/5.0
• 1% rule +4.1/10.0
• Rent growth +3.2/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 836 Amber Place NW, a well-positioned home offering comfort, space, and convenience in an established Atlanta neighborhood. Inside, you'll find a functional layout with generous living areas, ample natural light, and comfortable bedroom accommodations. The kitchen provides plenty of workspace and storage, making it ideal for everyday living and entertaining. Outside, the spacious yard offers room to relax, garden, or create your own outdoor retreat. Conveniently located near shopping, dining, parks, major highways, and downtown Atlanta, this property presents an excellent opportunity for homeowners seeking both accessibility and value. Come explore the possibilities and make this home your own.

Key facts

• Spacious yard
• Ample natural light
• Room to relax

Tags

• FUNCTIONAL LAYOUT
• GENEROUS LIVING AREAS
• AMPLE NATURAL LIGHT
• PLENTY OF WORKSPACE
• SPACIOUS YARD
• ROOM TO RELAX

Property features AI

Exterior

• Parking: Carport (1 space); Driveway parking; Open parking available
• Utilities: Central air; Central heating; Water: Other; Electric: Other; Sewer: Other; Utilities: Other
• Home design: One-level home; Brick-front construction; Composition roof; Resale condition
• Construction: Brick front exterior; Composition roof; Slab foundation; Built with crawl space
• Exterior features: Back yard fence; Asphalt road frontage on a city street

Interior

• Kitchen: White cabinets; Eat-in kitchen; Solid surface counters; Kitchen opens to family room; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No shared/common walls; Crawl space foundation
• Laundry & utility: Laundry area (other features)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $182k.

Deal economics

• At list price, monthly cash flow is $25 ($299/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 $166k (8.5% below list).
• Recommended offer: $166k (8.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Harper-Archer Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 641 students, 100% FRL); John Lewis Invictus Academy (math 2% / reading 2%, grade F, #470 of 470 statewide, top 100%, 825 students, 100% FRL); Frederick Douglass High School (math 24%, 1,112 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 4% at this address vs 32% district-wide (-28 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); 485 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).

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.
• 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 17 days — a 2% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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.
• Current owner paid $82k; list at $182k implies a 121% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,000 (8.5% below list)

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.91% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.59%
• DSCR: 1.03
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $147,675
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
851 Amber Pl NW	0.04mi	3/1.0	825 (0%)	1mo	$150,000	$182	97
3751 Amber Rd NW	0.12mi	3/1.0	825 (0%)	2mo	$150,000	$182	92
812 Amber Pl NW	0.04mi	3/1.0	825 (0%)	15mo	$200,000	$242	86
774 Alfred Rd NW	0.10mi	3/1.0	825 (0%)	15mo	$108,700	$132	83
852 Alfred Rd NW	0.08mi	4/2.0 (+1)	854 (+4%)	16mo	$153,000	$179	68
3828 Collier Dr	0.50mi	2/1.0 (-1)	800 (-3%)	2mo	$90,000	$113	65
805 Sandy Creek Dr NW	0.43mi	3/1.0	875 (+6%)	6mo	$85,000	$97	64
895 Mercury Dr NW	0.20mi	3/1.0	925 (+12%)	14mo	$210,000	$227	59
1076 Fairburn Rd NW	0.28mi	3/1.0	925 (+12%)	10mo	$124,900	$135	58
3683 Fairlane Dr NW	0.73mi	3/1.0	875 (+6%)	1mo	$120,000	$137	55
474 Fairlock Ln NW	0.64mi	3/1.0	875 (+6%)	13mo	$224,000	$256	49

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: -15.8%
• Equity multiple: 0.44×
• Total profit: $-28,397
• Equity at exit: $27,062

10-year hold

• IRR: -8.0%
• Equity multiple: 0.51×
• Total profit: $-25,013
• Equity at exit: $15,693

Cash invested: $50,820 (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: 485
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,660 high
• Mortgage (P&I): −$952
• Tax from tax record: −$259 /mo · $3,109/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $25

Break-even live

Break-even rent $1,629

Max offer price $181,500

Occupancy floor 94%

Sensitivity live

Price	-10% $128	-5% $76	+0% $25	+5% $-26	+10% $-78
Rent	-10% $-106	-5% $-41	+0% $25	+5% $90	+10% $156
Rate	-1.0pp $116	-0.5pp $71	base $25	+0.5pp $-22	+1.0pp $-70

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: $45,375
• Closing costs: $5,445
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3774 Clovis Ct NW Atlanta, GA	3.0	1.0	1000	$1,425	$1.43	1d	1	0.23mi
842 Bonneville Ter NW Atlanta, GA	2.0	2.0	1100	$1,855	$1.69	26d	1	0.43mi
942 Fairburn Rd NW Atlanta, GA	3.0	2.0	900	$1,623	$1.80	24d	1	0.54mi
875 Fairburn Rd NW Atlanta, GA	3.0	1.0	850	$1,375	$1.62	18d	1	0.68mi
470 Bolton Rd NW Unit D1 Atlanta, GA	2.0	1.5	1100	$1,395	$1.27	26d	1	0.70mi
3590 Collier Dr NW Atlanta, GA	4.0	4.0	1110	$1,100	$0.99	12d	1	0.74mi
3466 Fairlane Dr NW Atlanta, GA	3.0	1.0	950	$1,495	$1.57	26d	1	0.96mi
1070 Bolton Rd NW Atlanta, GA	1.0–3.0	1.0–3.0	1094	$2,196	$2.01	4d	12	0.99mi
3669 Martin Luther King Jr Dr SW Atlanta, GA	2.0	1.5	800	$1,300	$1.62	7d	2	1.05mi
1021 Harwell Rd NW Atlanta, GA	1.0–2.0	1.0–1.5	1002	$1,534	$1.53	9d	15	1.16mi
3456 Thompson Dr NW Atlanta, GA	3.0	1.0	975	$1,750	$1.79	26d	1	1.26mi

Listing history 11 events

1. 2026-06-21
   days on market $181,500 Active 17 DOM
2. 2026-06-18
   days on market $181,500 Active 14 DOM
3. 2026-06-17
   days on market $181,500 Active 13 DOM
4. 2026-06-16
   days on market $181,500 Active 12 DOM
5. 2026-06-15
   days on market $181,500 Active 11 DOM
6. 2026-06-13
   days on market $181,500 Active 9 DOM
7. 2026-06-13
   days on market $181,500 Active 8 DOM
8. 2026-06-09
   days on market $181,500 Active 5 DOM
9. 2026-06-08
   days on market $181,500 Active 4 DOM
10. 2026-06-07
    remarks 693-char remark
11. 2026-06-07
    listed $181,500 Active 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: $3,109 · $259/mo
• Projected year-2 tax: $3,109 · $259/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 · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,920
• − Mortgage interest: −$10,167
• − Property taxes: −$3,109
• − Insurance: −$908
• − Repairs & maintenance: −$1,594
• − Management: −$1,594
• − Depreciation: −$5,280
• Taxable loss: −$2,731
• Est. tax savings @ 24.0%: +$655
• After-tax cash flow: $954/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

+121.3% since first listed

11 events — show timeline

• 2026-06-04 Listed $181,500 FMLS
• 2026-06-04 Listed $181,500 GAMLS
• 2026-05-14 Listing Removed — GAMLS
• 2025-07-22 Price Changed $169,000 GAMLS
• 2025-06-17 Price Changed $182,000 GAMLS
• 2025-02-25 Listed $188,000 GAMLS
• 2023-11-27 Rental Removed $1,275 FMLS
• 2023-11-17 Price Changed $1,275 FMLS
• 2023-10-24 Listed for Rent $1,295 FMLS
• 2019-05-14 Sold (Public Records) $70,000 Public Records
• 2019-05-14 Sold (Public Records) $82,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $3,109 · -4.3% YoY. Source: county tax records.