683 Skipper Dr NW · Atlanta, GA 30318

$164,900

3 bd · 2.0 ba · 1,248 sqft · SingleFamily public records · 11 Days on market

Built 1961 0.34 ac lot Est $176k · 6% 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 +25.5/30.0
• ARV discount +10.3/15.0
• DSCR +8.5/10.0
• 1% rule +6.9/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investors wanted. This home has been cleaned out and ready for a straightforward and easy rehab/updates. This is a great family neighborhood. Make your offer today! Perfect for fix & flip investors looking to increase the value. It could be a nice addition to a buy-&-hold portfolio. Sold As-Is. NO BLIND OFFERS. Must use seller's closing attorney

Key facts

• 0.34 acre lot
• Parking
• Built 1961

Property features AI

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; 110-volt electric; Cable available; Electricity available; Natural gas available; Sewer available; Water available
• Home design: One level; Fixer condition
• Construction: Brick 4 sides construction; Composition roof; Combination foundation
• Exterior features: City street frontage; Asphalt road access

Interior

• Kitchen: Cabinets (other)
• Bedrooms: Three main-level bedrooms; Bedroom features: other
• Flooring: Hardwood flooring; Other flooring
• Bathrooms: Two full bathrooms; Master bathroom with tub/shower combo
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Other interior features; No common walls; Attic; Full unfinished basement with interior entry
• Laundry & utility: Laundry features: other

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $386 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 9.1% 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: Bazoline E. Usher/Collier Heights Elmentary School (math 8% / reading 12%, grade F, #1,092 of 1,228 statewide, top 91%, 398 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 6% at this address vs 32% district-wide (-25 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 (+3.3%/yr); 732 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $50k; list at $165k implies a 230% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $164,900

Questions for the listing agent

1. Built in 1961 — 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. 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: 1.19% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.03%
• DSCR: 1.45
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $175,968
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3293 Hobart Dr NW	0.34mi	3/2.0	1,268 (+2%)	8mo	$230,000	$181	75
474 Waterford Rd NW	0.54mi	4/1.5 (+1)	1,231 (-1%)	10mo	$189,900	$154	57
2900 Eleanor Ter NW	0.55mi	3/2.0	1,194 (-4%)	12mo	$130,000	$109	57
3272 Kingston Rd NW	0.46mi	3/1.5	1,404 (+12%)	2mo	$141,700	$101	54
3230 Jamaica Rd NW	0.36mi	3/2.0	1,404 (+12%)	11mo	$216,000	$154	53
3213 Jamaica Rd NW	0.37mi	3/1.5	1,104 (-12%)	10mo	$120,000	$109	53
800 Fairburn Rd NW	0.63mi	3/2.0	1,109 (-11%)	3mo	$244,000	$220	49
650 Lyric Way NW	0.73mi	4/1.5 (+1)	1,242 (-0%)	12mo	$147,000	$118	48
700 Symphony Ln NW	0.42mi	3/1.0	1,092 (-12%)	10mo	$175,000	$160	47
3049 Collier Dr NW	0.70mi	2/6.5 (-1)	1,204 (-4%)	2mo	$135,000	$112	40
876 Bolton Pl NW	0.75mi	3/1.0	1,095 (-12%)	1mo	$130,000	$119	40
516 Fairlane Cir NW	0.71mi	4/2.0 (+1)	1,065 (-15%)	12mo	$150,000	$141	28

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 · 3.26% rent growth · sell at horizon

5-year hold

• IRR: -0.9%
• Equity multiple: 0.97×
• Total profit: $-1,584
• Equity at exit: $24,587

10-year hold

• IRR: 9.1%
• Equity multiple: 1.71×
• Total profit: $32,588
• Equity at exit: $14,258

Cash invested: $46,172 (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 30318

• Rents YoY: 3.3%
• Active inventory: 732
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,969 high
• Mortgage (P&I): −$865
• Tax from tax record: −$237 /mo · $2,839/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $386

Break-even live

Break-even rent $1,481

Max offer price $164,900

Occupancy floor 75%

Sensitivity live

Price	-10% $479	-5% $432	+0% $386	+5% $339	+10% $292
Rent	-10% $230	-5% $308	+0% $386	+5% $464	+10% $541
Rate	-1.0pp $469	-0.5pp $428	base $386	+0.5pp $343	+1.0pp $300

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1021 Harwell Rd NW Atlanta, GA	1.0–2.0	1.0–1.5	1002	$1,534	$1.53	8d	15	0.59mi
2762 Oldknow Dr NW Atlanta, GA	2.0	1.0	880	$1,600	$1.82	25d	1	0.70mi
875 Fairburn Rd NW Atlanta, GA	3.0	1.0	850	$1,375	$1.62	17d	1	0.73mi
2740 Oldknow Dr NW Unit A Atlanta, GA	2.0	2.0	1100	$2,050	$1.86	25d	1	0.75mi
1040 Summerfield Way Atlanta, GA	3.0	2.5	1378	$2,150	$1.56	25d	1	0.75mi
3537 Fairburn Pl NW Atlanta, GA	2.0	1.0	1484	$2,000	$1.35	25d	1	0.78mi
1015 Hayden St Atlanta, GA	3.0	2.5	1339	$2,550	$1.90	6d	1	0.79mi
3466 Fairlane Dr NW Atlanta, GA	3.0	1.0	950	$1,495	$1.57	25d	1	0.79mi
3566 Bolfair Dr NW Atlanta, GA	3.0	2.0	1192	$1,595	$1.34	14d	1	0.84mi
942 Fairburn Rd NW Atlanta, GA	3.0	2.0	900	$1,623	$1.80	23d	1	0.85mi
1071 Bolton Rd NW Atlanta, GA	3.0	2.0–2.5	1358	$2,388	$1.76	6d	2	0.85mi
2732 Baker Ridge Dr NW Atlanta, GA	3.0	1.5	1322	$1,750	$1.32	25d	1	0.85mi
1070 Bolton Rd NW Atlanta, GA	1.0–3.0	1.0–3.0	1094	$2,196	$2.01	3d	12	0.89mi
842 Bonneville Ter NW Atlanta, GA	2.0	2.0	1100	$1,855	$1.69	25d	1	0.92mi
3610 Bolfair Dr NW Atlanta, GA	3.0	1.5	1178	$1,900	$1.61	25d	1	0.93mi
3590 Collier Dr NW Atlanta, GA	4.0	4.0	1110	$1,100	$0.99	11d	1	0.96mi
624 Robert St NW Atlanta, GA	3.0	2.0	1221	$3,000	$2.46	25d	1	1.00mi
646 Robert St NW Atlanta, GA	3.0	2.0	1374	$2,400	$1.75	19d	1	1.00mi
3456 Thompson Dr NW Atlanta, GA	3.0	1.0	975	$1,750	$1.79	25d	1	1.08mi
451 Fairlock Ln NW Atlanta, GA	3.0	1.0	1141	$1,450	$1.27	25d	1	1.11mi
3774 Clovis Ct NW Atlanta, GA	3.0	1.0	1000	$1,445	$1.45	23d	1	1.11mi
1006 Hightower Rd NW Atlanta, GA	3.0	2.0	1320	$2,065	$1.56	14d	1	1.11mi
2595 Elliott St NW Atlanta, GA	4.0	2.0	1101	$1,900	$1.73	11d	1	1.12mi
2875 Hedgewood Dr NW Atlanta, GA	3.0	2.0	1100	$1,700	$1.55	17d	1	1.20mi
2662 Hood Ave NW Atlanta, GA	3.0	2.0	1450	$2,000	$1.38	25d	1	1.22mi
470 Bolton Rd NW Unit D1 Atlanta, GA	2.0	1.5	1100	$1,395	$1.27	25d	1	1.23mi
3669 Martin Luther King Jr Dr SW Atlanta, GA	2.0	1.5	800	$1,300	$1.62	6d	2	1.24mi
848 Ridge Ave NW Unit A Atlanta, GA	3.0	2.5	1410	$1,875	$1.33	25d	1	1.26mi
3188 Delmar Ln NW Atlanta, GA	3.0	2.0	1124	$2,400	$2.14	25d	1	1.26mi
1212 James Jackson Pkwy NW Atlanta, GA	3.0	2.0	1211	$1,782	$1.47	15d	1	1.27mi
838 Ridge Ave NW Atlanta, GA	3.0	2.5	1452	$1,953	$1.35	25d	1	1.29mi
3354 Delmar Ln NW Atlanta, GA	3.0	2.0	1170	$1,700	$1.45	25d	1	1.29mi
717 Church St NW Atlanta, GA	4.0	2.0	1328	$2,000	$1.51	25d	1	1.30mi
556 Church St NW Atlanta, GA	2.0	2.0	1432	$2,200	$1.54	8d	1	1.34mi
1400 Northwest Dr NW Unit A Atlanta, GA	3.0	2.0	1228	$2,600	$2.12	25d	1	1.41mi
1315 Northwest Dr NW Atlanta, GA	3.0	1.0–2.0	908	$2,415	$2.66	3d	36	1.43mi
2590 Godfrey Dr NW Atlanta, GA	3.0	2.0	1308	$1,995	$1.53	17d	1	1.43mi
2705 Lincoln Ct NW Atlanta, GA	3.0	2.0	1134	$2,050	$1.81	19d	1	1.44mi
2364 Cross St NW Atlanta, GA	3.0	1.0	1168	$1,500	$1.28	17d	1	1.48mi

Listing history 8 events

1. 2026-06-21
   days on market $164,900 Active 11 DOM
2. 2026-06-18
   days on market $164,900 Active 8 DOM
3. 2026-06-17
   days on market $164,900 Active 7 DOM
4. 2026-06-16
   days on market $164,900 Active 6 DOM
5. 2026-06-15
   days on market $164,900 Active 5 DOM
6. 2026-06-13
   days on market $164,900 Active 3 DOM
7. 2026-06-13
   remarks 351-char remark
8. 2026-06-13
   listed $164,900 Active 2 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: $2,839 · $237/mo
• Projected year-2 tax: $2,839 · $237/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 ≥103°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: $23,633
• − Mortgage interest: −$9,237
• − Property taxes: −$2,839
• − Insurance: −$824
• − Repairs & maintenance: −$1,891
• − Management: −$1,891
• − Depreciation: −$4,797
• Taxable income: $2,154
• Est. tax owed @ 24.0%: −$517
• After-tax cash flow: $4,113/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): 59,609
• Household income: $83,116
• Rent vs Own: 58.6% rent · 41.4% own
• Severe rent burden: 4182.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Black 49% White 35% Hispanic / Latino 7% Two or more races 6% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 1%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 88% English-only · Spanish 4% Other Indo-European 2% Other Asian/Pacific 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: ▼ -470.82%
• Current HPI: 224.1493
• Rent YoY: ▲ 3.26%
• 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

+229.8% since first listed

3 events — show timeline

• 2026-06-03 Listed $164,900 GAMLS
• 2026-06-03 Listed $164,900 FMLS
• 2009-11-20 Sold (Public Records) $50,000 Public Records

Property tax history

+9.1%/yr

Latest (2025): $2,839 · -16.3% YoY. Source: county tax records.